HomeMy WebLinkAboutRCC AGENDA PK 2003/06/13Negative Declaration
PROJECT NAME: Eastlake Village Center East
PROJECT LOCATION: Northeast comer of the Eastlake Parkway/Otay Lakes Road
intersection
ASSESSOR'S PARCEL NO.: 595-232-27
PROJECT APPLICANT: The Eastlake Company, LLC
CASE NO.: Case No. IS-03-028
DATE: May 22, 2003
A. Project Setting
The proposed Eastlake Village Center East project (hereinafter referred to as "the proposed
project") involves approximately 93 acres (ac) located at the northeast corner of Eastlake
Parkway and Otay Lakes Road in the City of Chula Vista (Figures 1 and 2). The site is bordered
by Eastlake Parkway to the west, Otay Lakes Road to the south, Fenton Street to the north and
an existing church and day care center to the east. The Eastlake Greens residential community
is located south of the site, south of Otay Lakes Road. The Eastlake Business Centers I and II
are located north and east of the site, respectively. The Eastlake Vons Shopping Center is
located southwest of the site, and the Eastlake Village Marketplace, a commercial shopping
center that is under construction, is located to the west of the site across Eastlake Parkway.
The site is currently designated as follows:
City of Chula Vista General Plan
Commercial -
Professional Administrative Commercial
Eastlake II General Development Plan (GDP)
Eastlake Village Center North Supplemental
Sectional Planning Area Plan (SPA)
Professional Administrative
Professional Administrative; parcel VC-2
The site has been previously graded in accordance with the approved master grading plan for the
Eastlake 1 SPA. The site drains from the northeast to the southwest. Non-native grassland and
ornamental landscaping occurs on the site.
B. Prior Approvals and Environmental Documentation
The project site has been addressed in several prior environnten[al documents as discussed
below:
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Eastlake Master EIR (EIR 81-03)
A Master EIR (EIR 81-03) was completed for the 3,073-acre Eastlake community in February
1982. This Master EIR considered the impacts of site annexation from the County of San Diego
to the City of Chula Vista, as well as the potential impacts associated with the implementation of
a General Plan Amendment, prezoning and General Development Plan for the future Eastlake
Development.
Eastlake I SPA Plan Supplemental EIR (SEIR 84-O1)
In 1984, a SPA Plan was developed for approximately 1,268 acres of the 3,073-acre Eastlake
community. This SPA plan, referred to as Eastlake I, was prepared as a refinement and
implementation framework for the Planned Community zoning previously applied to the site in
1982. A Supplemental EIR (SEIR 84-O1) was certified in February 1985 that addressed the
Eastlake I SPA Plan and two accompanying Tentative Subdivision Maps, one of which included
the subject site.
Eastlake I SPA Plan Amendment/Kaiser Permanente Chula Vista Medical Center Supplemental
EIR (SE1R 92-01)
In 1992, a Supplemental EIR (SEIR 92-O1) was certified for the Eastlake I SPA Plan
Amendment/Kaiser Permanente Chula Vista Medical Center. The SEIR addressed the land use
change of 12 acres identified as "VC-2" that is located at the northeast comer of Eastlake
Parkway and Otay Lakes Road. SEIR 92-01 addressed the reduction of the 12-acre VC-2 area to
10 acres, including six acres of office/commercial uses and four acres of community purpose
facility (CPF) use. The remaining two acres of land located at the southeast intersection of
Eastlake Pazkway and Fenton Street were eliminated from the adopted VC-2 area, moved to the
Business Center portion of the site and redesignated to employment use (E-10). The Eastlake I
GDP and SPA Amendments were approved by Resolution No. 16702 on June 30, 1992.
Eastlake Vi11aQe Center North MND (IS-O1-042
On July 23, 2002, the City Council adopted the Eastlake Village Center North project and
associated Mitigated Negative Declaration (MND) by Resolution No 2002-64. The proposed
project encompassed three separate land use districts within the Eastlake I SPA identified as
"VC-1", "BC-3" and "VC-2". The 9.3-acre project site is within the lazger VC-2 district. The
MND addressed the following actions for the VC-2 district:
• Eastlake II GDP Amendment to change two acres of Research & Limited
Manufacturing to Professional & Administrative; and
^ Eastlake I SPA Plan Amendment to change two acres of Employment designation to
Village Center-2 (VC-2); change two acres from Business Center-Manufacturing Park
District (BC-1) and Open Space (OS-7) to Village Center-2 (VC-2) and change the
permitted uses and property development standards for VC-2 (PC District Regulations);
repeal the Precise Plan and adopt new Design Guidelines.
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No site plan was proposed for the BC-3 or VC-2 districts at the time the MND was prepared.
The MND states:
"Future development of these parcels would be governed by the proposed Planned
Community District Regulations and Design Guidelines. Specifically, the PC District
Regulations set forth the development and land use standards for al] property within the
Eastlake II General Development Plan area by establishing: setbacks; building heights;
parking requirements; landscape requirements; use restrictions; animal regulations;
density of development; lot size, width and depth; fencing requirements; and signing
regulations. Sections III and IV of the PC District Regulations specify the types of uses
that are permitted, conditionally permitted and not permitted within VC-2 and BC-3
districts, respectively.
Future site plans for the VC-2 and BC-3 parcels will be evaluated against the adopted PC
District Regulations and Design Guidelines specific to these parcels. In addition, an
environmental evaluation of issues related to the proposed land uses, such as but not
limited to land use compatibility with adjacent uses, noise, and aesthetics would need to
be conducted at the time a future site plan is proposed. In addition, the need for any new,
or expansion of, a public service specifically related to a proposed use (such as
emergency services and disposal of medical/toxic waste related to hospital or other
medical facility, disposal of biotechnica] waste related to biotechnica] research facilities,
etc.) would need to be evaluated for environmental considerations.
On the other hand, physical features of these parcels, including geology, biology, cultural
and paleontological resources and drainage, have been addressed in current technical
studies or prior environmental documentation, and therefore would not need further
analysis. With respect to traffic, aworst-case traffic analysis has been prepared that
assumed the highest trip-generating land uses allowed on these parcels. As long as the
total trip generation for the three parcels (VC-1, VC-2 and BC-3) does not exceed that
projected in the 2002 LLG traffic study for the Eastlake Village Center North project
(i.e., 36,356 average daily trips), no further traffic analysis would be required. Similarly,
a worst-case sewage generation and water demand analysis was conducted. Provided that
the ultimate development that is proposed for the VC-2 and BC-3 parcels is in
conformance with the PC District Regulations and Design Guidelines, no additional
water or sewer analyses would be required."
In summary, while a site plan for the VC-2 parcel was not proposed at the time, aworst-case
development scenario was assumed for traffic and public service consideration. The scope of
analysis in Section E of this MND is based upon the assumptions and technical studies prepared
for the Eastlake Village Center North MND (IS-O1-042) and updates to these studies prepared
for this project.
C. Project Description
The proposed project involves the commercial development of 9.3 acres of the aforementioned
VC-2 parcel within the Eastlake Village Center North Supplemental SPA Plan area. The
proposed project involves amendments to existing ]and use plans and approval of a site plan, as
discussed in detail below:
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Discretionary Actions
The proposed project requires approval of the following actions:
• Amendment to the City of Chula Vista General Plan to change the land use designation
of the site from Commercial-Professional Administrative Commercial to Commercial-
Retail;
• Amendment to the Eastlake II General Development Plan to change the land use
designation of the site from Professional Administrative to Commercial Retail;
• Amendment to the Eastlake Village Center North Supplemental Sectional Planning Area
Plan (Eastlake I SPA) to revise the site utilization plan to reflect a shift of 9.3 acres from
VC-2 to "VC-4". The proposed amendment would not change the Development Phasing
or Design Guidelines;
• Amendment to the Eastlake II Planned Community (PC) District Regulations to add a
"VC-4 Land Use District" that would permit the proposed project. The existing church
and day care center is not subject to the proposed amendments and will remain within the
VC-2 district.
The PC District Regulations currently allow primarily offices and limited general
commercial uses on the subject site. The proposed change in the PC District Regulations
would broaden the spectrum of retail uses allowed on the 9.3-acre site. Specifically, with
the proposed amendment to the PC District Regulations, the additional retail commercial
uses would be permitted on the site including but not limited to: apparel stores, art music
and photographic studios and supply stores, appliance stores, arcades and electronic
games, cleaners and department stores, retail stores and shops, sign painting shops,
swimming pool supplies and television stereo and radio stores including sales and repair.
Site Plan
The proposed project is subject to a site plan and azchitectural review process through the Design
Review Committee and parcel map approval by the City Engineer. The site plan proposes a
98,497 square foot (SF) Kohl's department store, 7,000 SF of retail in a stand-alone building and
a 5,500 SF sit-down restaurant building. The analysis contained herein addresses a maximum
development potential of a 7,500 SF retail building and a 6,000 SF restaurant. The department
store would be located in the northeast comer of the site (Figure 3). The two other buildings
would be located on the southwest comer of the site. Adequate parking for the three buildings
would be provided onsite in accordance with City standards (minimum of 5 spaces/1,000 SF).
There would be four ingress/egress points for the site. The primary access to the site would be
from the driveway on Eastlake Parkway. In addition to the main entrance, there would be two
driveways on Fen[on Street and one driveway on Otay Lakes Road. The easternmost driveway
on Fenton Street would be dedicated to track delivery. The driveway on Otay Lakes Road would
be shared with the adjacent church and day care center.
D. Compliance with Zoning and Plans
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The proposed project site is within a Planned Community District. The Eastlake II PC District
Regulations would be amended as part of this project to change permitted land uses on the site.
Amendments to the General Plan, Eastlake II General Development Plan and Eastlake I Village
Center North Supplemental SPA Plan are required for the proposed project to comply with
regulating plans.
E. Identification of Environmental Effects
Basis of Analysis
As noted above, the project site has been the subject of several previous environmental
documents. The most recent of the earlier documents is the MND for the Eastlake Village
Center North project (IS-O1-042) which was prepared less than one year ago (June 2002). The
previous environmental documents provide a comprehensive evaluation of the site conditions
and potential impacts of developing the site. These documents provide the basis of analysis and
scope for the evaluation of environmental effects in this ND.
Site conditions have not changed since the preparation of the MND for the Eastlake Village
Center North. As such, the impacts of the proposed project on the physical features of the site,
including geology, biology, cultural and paleontological resources would be the same as
addressed in the Eastlake Village Center North MND and are hereby incorporated by reference.
A regional detention facility is located at the southwest corner of the Eastlake Village Center
North site, and it was designed to accommodate peak design flow events assuming full
development of the upstream watershed. Runoff from the project site would drain to the regional
detention facility (comprising approximately 1.5 percent of the total inflow to the detention
basin) via an existing storm drain system. A "Detention Basin Analysis for Eastlake Village
Center North" was prepared in March 2002. This study assumed full development of the subject
site. Regardless of the land use, the impacts of development of the site on drainage would be the
same as addressed in the Eastlake Village Center North MND and are hereby incorporated by
reference.
The proposed project would not have an impact on agricultural or mineral resources. These
resources do not occur on the site. The proposed project is a commercial development.
Therefore, the proposed project would not increase population, or create the need for additional
housing or recreational facilities. No known hazardous materials occur on the site, and the
proposed commercial development of the site would not create a significant public hazard.
Mitigation measures identified in the Eastlake Village Center North MND Mitigation
Monitoring and Reporting Program (MMRP) are valid and are required to be implemented by
The Eastlake Company, LLC which is also the applicant for this project. The mitigation
measures that were identified in the Eastlake Village Center North MMRP that are specific to
the project site are included as Attachment A. Note that these measures are not new measures,
but are incorporated by reference from MND IS-O1-042.
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Analysis of Potential Environmental Effects
Because the proposed project involves a land use change, and a site plan for the site has not been
previously evaluated, the issues of land use compatibility, aesthetics, public services,
transportation and circulation, noise and air quality are addressed below.
Land Use Compatibility
The proposed project would be compatible with the established Eastlake community. The
proposed change to the land use designation from Professional Administrative to Retail
Commercial would allow the continuation of the Eastlake Village Marketplace directly west of
the site (across Eastlake Parkway). This would achieve the intent of the activity core concept
anticipated by the Eastlake I SPA.
The project site is ideal in terms of accessibility due to the fact that it is adjacent to major
transportation comdors within the Eastlake area (Otay Lakes Road and Eastlake Parkway) and
is within one mile of future SR-125. In addition, future transit facilities are being considered on
Eastlake Parkway near the project site.
The resulting loss of 9.3 acres of professional administrative office use is considered
insignificant in that the adjacent 247-acre Business Center allows for office
commercial/corporate office uses, in addition to manufacturing and industrial.
The proposed site plan has been developed to provide a buffer between the existing church and
day care facility and the proposed commercial center. The department store would be the closest
building to these offsite existing facilities. There would be a distance of approximately 75 feet
between the eastern department store facade and the property line. There would be distance of
approximately 150 feet from the loading docks to the property line. The project site would be at
a lower elevation (approximately 5 feet) than the existing church day care center pad elevation.
Existing wrought iron fencing is located at the top of slope adjacent to the day care facility. The
day care facility has installed landscaping along the fence line, and the proposed project includes
landscaping on the slope within the property boundary. The elevation difference and
landscaping would provide a visual buffer between the land uses.
Activities at the loading docks can be a land use compatibility issue. The loading docks are
located on the northeast comer of the building. According to the potential department store user,
loading and unloading at the department store would occur twice per week; multiple trucks from
various venders would not occur. All deliveries would be from a central distribution center. The
loading activity would take a maximum of 30 minutes. The trucks arrive with a trailer with
merchandise, off-load the trailer and pick up an empty trailer. This type of centralized delivery
service minimizes truck activity as well as loading and unloading activity.
Sensitive uses aze not directly within the line-of--sight of the loading dock azea. Directly east of
the property line in the line-of--sight of the docks is the day care facility parking lot. The day
care building is located south of the parking lot. The outdoor use area at the day care facility is
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approximately 180 feet southeast of the loading dock area and would not be within the line-of-
sight of the loading dock area. The existing church is located south of the day care building.
Due to the orientation of the building and location of the loading dock area, the building itself
would block views of the loading dock from the outdoor use areas at the day care facility and the
church. As such, the distance between the proposed and existing offsite uses, orientation of the
buildings, elevation difference, fence and landscaping would provide a visual, air quality and
noise buffer between the two uses.
Lighting is also a land use compatibility issue. The residential land use to the south and the
church may be sensitive to night lighting, but the day care facility would be less sensitive due to
their daytime operating hours. The proposed project represents an infill project located in a
commercial/industrial area. Night lighting on the site would not create a new source of lighting
in the area. Night lighting would be required for security and architectural purposes. Night
lighting would be required to comply with the Eastlake II Planned Community District
Regulations. According to the regulations, al] lighting sources would be shielded in such a
manner that the light is directed away from streets or adjoining properties. The intensity of the
light at the boundary of the site would be required to comply with City standards. Thus, the
proposed night lighting would not result in a signrificant land use compatibility impact.
Aesthetics
The proposed project is subject to the Eastlake II Planned Community (PC) District Regulations
and Design Guidelines as amended August 6, 2002. Specifically, the PC District Regulations set
forth the development and land use standards for all property within the Eastlake iI General
Development Plan area by establishing: setbacks; building heights; parking requirements;
landscape requirements; use restrictions; animal regulations; density of development; lot size,
width and depth; fencing requirements; and signing regulations. Preliminary building elevations
show an architectural style and building fenestration that would be compatible with the adjacent
Eastlake Village Center North commercial center. Extensive use of recessed and lighted
alcoves, landscaping, parapets and windows are proposed for the department store facades that
would reduce the building mass. Similar features are replicated in the adjacent retail and
restaurant building for continuity. The proposed project would comply with the existing PC
District Regulations and Design Guidelines and would be subject to design review and approval
by the Design Review Committee. No impacts to aesthetics are anticipated.
Puhlie Services and Utilities
The proposed change in land use would not result in a significant impact on public services or
utilities. The site is planned for development. Development impact fees are required during the
building permit process to address the impact on public services. The proposed land use change
would not generate additional population; therefore, population-based public resources, such as
parks and recreation, would not be affected by the proposed land use change.
Potable and recycled water demands were estimated for the Eastlake Village Center North
MND in the "Eastlake Village Center North Water Analysis" (PBS&J, February 2002). As
noted in Section B, a worst-case water demand was assumed in the February 2002 study. An
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update of this analysis, "Amended Eastlake Village Center North Supplemental SPA Plan Water
Analysis" (PBS&J April 2002), concluded that since the adopted (Professional-Administrative)
and proposed (Retail Commercial) land uses both fall into the general commercial category in
the Otay Water District (OWD) Water Resources Master Plan, no impacts to the projected
potable or recycled water demands would result from the proposed land use amendments. The
potable and recycled water demand would be the same under either land use scenario.
Therefore, no impacts to the projected potable and recycled water demand would result from the
proposed land use amendments.
Wastewater generation was estimated for the Eastlake Village Center North MND in the
"Eastlake Village Center North Sewer Analysis" (PBS&J, March 2002). As noted in Section B,
a worst-case wastewater generation was assumed for the site in the March 2002 study. An
update of this analysis, "Amended Eastlake Village Center North Supplemental SPA Plan
Sewer Analysis", PBS&J, April 2003), concluded that the average daily wastewater generation
rates in the Chula Vista Subdivision Manual are the same for the adopted (Professional
Administrative) and proposed (Retail Commercial) land uses. Thus, the estimated wastewater
generation would be the same under either land use scenario. Therefore, no impacts to the
projected wastewater generation would result from the proposed land use amendments.
Transportation mzd Circulation
As noted previously, because no site plan was proposed at the time, aworst-case development
scenario was assumed for the VC-2 parcel in the Eastlake Village Center North MND (1S-O1-
042). The traffic analysis for the MND entitled "Traffic Impacts Analysis, Eastlake Village
Center North" (Linscott, Law & Greenspan, May 8, 2002) assumed that the entire 68-acre
project (VC-I, VC-2 and BC-3) would generate 36,356 average daily trips (ADT). It was
assumed that a total of 8,830 ADT would be generated by the VC-2 parcel, which includes the
project site. The MND stated that as long as the updated total trip generation for the three
parcels does not exceed that projected in the May 2002 traffic study for the Eastlake Village
Center North project (i.e., 36,356 average daily trips), no further traffic analysis would be
required.
The May 2002 traffic impact analysis was updated with a new traffic study specific to the
proposed project. This study, entitled "Traffic Impact Analysis, Eastlake Village Center East"
(Linscott, Law & Greenspan, April 24, 2003) addressed the maximum development potential for
the site, specifically a 98,497 SF department store, a 7,500 SF retail facility and a 6,000 SF sit-
down restaurant on the VC-2 parcel. The study compared the proposed project traffic generation
to the assumptions in the May 2002 study.
Table 1 is a comparison of the land uses and trip generation assumed in the May 2002 report for
the project site and the proposed land uses. As shown in Table 1, the approved site land uses are
calculated to generate 8,830 ADT with 473 trips in the AM peak hour and 850 trips in [he PM
peak hour. The proposed project would generate 8,004 ADT with 242 trips in the AM peak hour
and 729 trips in the PM peak hour. Thus, the proposed project would result in an estimated 826
ADT less than the approved land uses, as well as fewer AM and PM peak hour trips.
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The proposed project would not generate more vehicular trips than previously assumed for the
site, and the total trip generation for the three parcels (VC-l, VC-2 and BC-3) would not be
exceeded (i.e., 36,356 average daily trips). Thus, no additional offsite analysis is required. The
offsite traffic analysis contained in the Eastlake Village Center North MND (IS-O1-042) and
associated MMRP is hereby incorporated by reference.
Intersection (PM peak hour) and street segment operations (ADT) within the study area were
analyzed for the following scenarios:
• Existing plus Project (near term)
• Year 2005 without SR-125
• Year 2005 with SR-125
• Buildout (complete buildout of planned developments and the street network in the Eastern
Territories)
Only PM peak hour analysis was conducted since the PM traffic generation is the worst case
with the highest traffic volumes as compared to the AM peak hour. The project generated PM
peak hour trips were assigned to the four project driveways for the four scenarios listed above.
The results are shown in Table 2. All driveway intersections are unsignalized. In summary, the
level of service at all four project driveway intersections would operate at LOS B or better for
the Existing + Project scenario, LOS C or better for the Year 2005 Without or With SR 125
scenarios, and LOS D or better in the Buildout scenario. Thus, the proposed project would not
result in additional traffic impacts or traffic impacts that would be more severe than what was
addressed in the MND for the Eastlake Village Center North project. No additional traffic
analysis or mitigation measures are required.
Air Quality
The proposed project would generate pollutants during the construction and operation phases of
the project. The air quality analysis in the Eastlake Village Center North MND addressed the
temporazy construction-related emissions pertaining to the grading of the site. The impact
analysis and mitigation measures addressed in MND IS-02-042 and associated MMRP are
incorporated by reference. The applicant would be required to implement air quality control
measures outlined in the Eastlake I Supplemental Air Quality Improvement Plan pertaining to
the design, construction and operational phases of the project as required in the MMRP for MND
IS-02-042.
As discussed previously, the proposed project would result in less vehiculaz trips than what was
previously analyzed for the site. Thus, the proposed project would no[ result in new or more
severe air quality impacts related to mobile source emissions. Higher concentrations of exhaust
fumes could occur in the loading dock area during deliveries. As stated previously, truck
deliveries would occur up to four times per week, and the deliveries could take up to 30 minutes.
Tmcks may idle during the unloading and loading of trailers onto the cabs. The closest offsite
use to the docks would be the day care facility parking lot, which would be over 150 feet to the
east. The closest outdoor use area would be the day care facility play area, which would be over
180 feet to the south of the loading dock area and would not be within the line-of--sight of the
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dock area. Due to the frequency of deliveries, length of delivery time, distance to outdoor use
areas, and the fact that there would be no direct line-of--sight to the loading dock area, no
significant air quality impact is anticipated from loading/unloading activities.
Noise
Projected noise levels on the subject site were calculated in the "Noise Assessment for the
Eastlake Village Center North project" (Dudek & Associates, Inc. April 29, 2002). However
the noise assessment acknowledged that a site plan was not analyzed at that time. Therefore, the
assessment only addressed noise generated by project-related traffic and buildout traffic volumes
on adjacent streets.
A "Supplemental Environmental Noise Assessment for the Eastlake Village Center East GPA &
GDP/SPA Amendment" project was prepared by Dudek & Associates (May 2003) to address the
proposed site plan (Figure 3). The study addressed noise levels generated by offsite traffic
volumes and onsite uses.
The noise exposure criterion for commercial uses is 70 dB CNEL. This criterion applies at
outdoor use areas such as lunch areas or outdoor garden centers. The site would be primarily
affected by offsite traffic-related noise from Otay Lakes Road, Eastlake Park-~vay and Fenton
Street and onsite noise generated by loading and delivery activities, outdoor mechanical
equipment and parking lot activities.
Offsite Traffic Noise
As discussed previously, the proposed project would not increase the traffic volumes on adjacent
streets above what was previously calculated in the Eastlake Village Center North MND and
associated traffic analysis (LLG 2003). The traffic noise impacts associated with development of
the Eastlake Village Center North project (which includes the subject site) was previously
considered to be less than significant (Dudek& Associates 2002). This determination was based
on the fact that the noise level increase from project-related traffic would be 3 dB or less, the
threshold for audible change, with the exception of Eastlake Parkway between Otay Lakes Road
and Fenton Street and along Fenton Street. At the time the 2002 noise analysis was prepared, no
sensitive land uses were located along these segments of road.
The updated noise analysis calculated the noise level along these segments of road as well as
Otay Lakes Road using buildout traffic volumes from the Eastlake Village Center North MND
traffic analysis. The future buildout traffic volumes along Otay Lakes Road, Eastlake Parkway
and Fenton Street were calculated to be 42,000 ADT, 25,000 ADT and 14,OOOADT, respectively
(LLG 2002). As shown in Figure 4, the noise level adjacent to Eastlake Parkway would 70 db
CNEL which meets the City's criterion for commercial uses. The noise level along Fenton Street
between 65 and 70 dB CNEL which also meets the City's criterion for commercial uses. The
noise levels adjacent to Otay Lakes Road would be up to 75 db CNEL. The noise levels between
70 and 75 dB CNEL would occur within the landscaped area and pazking lot adjacent to the road.
Noise levels at the outdoor use areas would be 70 dB or less. This noise level would comply
with the City's noise standards and would not be significant.
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Onsite Noise Generation
Onsite noise would be associated with the loading dock and delivery activities, outdoor
mechanical equipment and parking lot activities.
Loading Dock/Delivery Truck Activities. A loading dock area would be located at the
northeast side of the proposed Kohl's store (Figure 3). Because Kohl's operates from a
distribution center, the number of track deliveries is minimized. A maximum of four deliveries
are anticipated per week, the maximum occurring during peak sales periods. The loading
activities would occur during the store's proposed hours of operation (i.e., 9 AM -9PM).
The time period for the track delivery would be approximately 30 minutes or less. This is due to
Kohl's specific procedure for deliveries. Their procedures is to drive up to the loading dock and
"seal" to the loading dock delivery door. The tracks disconnect the cab from the trailer, and
attach the cab to an empty trailer, then the truck would leave the store. The receiving crew
would unload the trailer and transfer merchandise into the store. The primary noise that would
be generated by the process would be from the truck amving, backing up into the dock,
detaching the cab, attaching the cab to the empty trailer and driving away. Noise measurements
taken at a similar retail store with similar activities resulted an hourly average noise level of up
to 55 dB at 50 feet from the source.
The loading dock would be located at the northeast comer of the building. The closest noise
sensitive area would be the day care center located approximately l50 feet east of the loading
dock. The on-hour average noise level associated with the loading dock activities would be
approximately 51 dB at the eastern property boundary. This noise level would not result in a
significant noise impact.
Outdoor Mechanical Equipment. Heating Ventilation and Air Conditioning Equipment
(HVAC) as well as trash compactors would be located at the proposed department store. Eight
HVAC units would be located on the roof of the department store. The units would be set back
from the edge of the roof a minimum of 20 feet, and a parapet would screen the units. Each of
the units has a manufacturer's sound power rating of 92 dB. At the property boundary of both
the day care center and the church, the one-hour average noise levels would be 45 dB or less
assuming all equipment operates continuously for aone-hour period. This noise level would
comply with the City's noise standards and would not be significant.
HVAC equipment would also be located on the other retail building and the restaurant. The
closest sensitive use to the retail building and restaurant would be 340 feet and 250 feet,
respectively. The HVAC units proposed for these buildings typically generate noise levels of
approximately 45 to 55 dB at a distance of 50 feet. The one-hour average noise level associated
with the retail building and the restaurant on Lot 3 would be 43 dB or less assuming the
equipment operates continuously for aone-hour period. This noise level would comply with the
City's noise standards and would not be significant.
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A compactor would be located near the loading dock area. The property line of the day caze
center would be approximately 110 feet or more from the compactor. Based on measurements
taken of compactors similar to the type proposed (15 HP), the maximum noise level at 110 feet
from the compactor would be approximately 56 dB. The compactor would typically be operated
for no more than two cycles per hour, or approximately two to three minutes per hour. The one-
hour average sound level would be approximately 43 dB at a distance of 110 feet. This noise
level would comply with the City's noise standards and would not be significant.
Parking Lot Noise. Typical noise sources in parking lots include opening and shutting of car
doors, starting engines and vehicle pass-bys. Based on published data, the sound exposure level
for each vehicle within the parking lot would be 68 dB at a distance of 50 feet. Assuming a
maximum of 729 vehicles in the parking ]ot during the peak hour (LLG 2003) and that the
vehicles are evenly distributed throughout the parking lot, the one-hour average noise level
would be approximately 47 dB along the eastern property boundary and 42 dB at the multi-
family residential development to the south. This noise level would comply with the City's noise
standards and would not be significant.
Cumulative Noise
The future one-hour average noise level contribution from the project to ambient noise levels at
the eastern property boundary and the multi-family residential use south of Otay Lakes Road
would be approximately 54 dB or less and 46 dB or less, respectively. These noise levels
include the onsite noise sources including the loading dock/delivery truck noise, outdoor HVAC
mechanical equipment, trash compactor and parking lot noise. These noise levels do not account
for noise attenuation associated with intervening topography, buildings or walls. These noise
levels would comply with the City's noise standards and would not be significant.
F. Mitigation Necessary to Avoid Significant Impacts
The proposed project would not result in new significant environmental impacts or increase the
severity of the impacts identified in previous environmental documents prepared for the site.
The mitigation measures included in the MMRP for the Eastlake Village Center North MND
(IS-02-042) are still valid, and the applicant is required to fulfill the mitigation requirements
outlined in the MMRP. The MMRP for MND IS-02-042 is included in Attachment A for
reference.
G. Consultation
City of Chula Vista
Lombardo DeTrinidad, Civil Engineer
David Kaplan, Transportation Engineer
Jim Newton, Civi] Engineer
Luis Hernandez, Principal Planner
Jeff Steichen, Associate Planner
Mami Borg, Environmental Projects Manager
Page 12 of 14
Applicant's Agent
Cinti and Associates, Gary Cinti, Principal
Village Center East Applicant/Developer
The Eastlake Company
Gatlin Development Company
Kohls Department Stores
Documents
• Eastlake Master EIR (EIR 81-03), Februazy 1982.
• Eastlake I SPA Plan Supplemental EIR (EIR 84-01) January 1985.
• Eastlake I SPA Plan Amendment/Kaiser Permanente Chula Vista Medical Center
Supplemental EIR (EIR 92-O1), June 12, 1992.
• Eastlake Village Center North Mitigated Negative Declaration (MND IS-01-042), June
11, 2002
• Detention Basin Analysis for Eastlake Village Center North, Hunsaker & Associates,
March 4, 2002.
• Traffic Impact Analysis for Eastlake Village Center North, Linscott, Law & Greenspan,
May 2002
• Eastlake Village Center Project Environmental Noise Assessment, Dudek & Associates,
Inc., April 29, 2002.
• Eastlake Village Center North Water Analysis ,PBS&J, February 2002.
• Eastlake Village Center North Sewer Analysis, PBS&J, March 2002.
• Traffic Impact Analysis for Eastlake Village Center East, Linscott, Law & Greenspan,
Apri12003.
• Amended Eastlake Village Center North Supplemental SPA Plan Sewer Analysis,
PBS&J, April 2003.
• Amended Eastlake Village Center North Supplemental SPA Plan Water Analysis,
PBS&J, April 2003
• Detention Facility Letter, Hunsaker & Associates, April 2003.
• Eastlake Village Center East GPA & GDP/SPA Amendment Project Supplemental
Environmental Noise Assessment, Dudek & Associates, Inc. May 2003.
I. Environmental Determination
The City of Chula Vista determined that the proposed project will not have significant
environmental effects other than what has been previously identified in prior environmental
documentation. The preparation of an Environmental Impact Report will not be required. This
Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA
Guidelines.
Page 13 of 14
I find that there will not be a significant effect on the environment because the proposed project
would not result in new impacts or impacts that are more severe than previously analyzed in the
Eastlake Village Center North MND (IS-02-042) and other related environmental documents.
The mitigation measures described in the MND and associated MMRP (see Attachment A) are
still valid and are incorporated by reference. This Mitigated Negative. Declaration has been
prepared in accordance with Section 15070 of the Guidelines for the California Environmental
Quality Aci (CEQA) as amended December 2001. This report reflects the independent judgment
of the City of Chula Vista. Further information regarding the environmental review of this
project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista,
CA 91910.
Date:
Marilyn R. F. Ponseggi
Environmental Review Coordinator
Page 14 of 14
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FIGURE 1
Regional Location
PROJECT SITE
LOCATION
Saft Creek
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Land Swap Area
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BASE MAP SOURCE: HUNSAKER & ASSOCIATES, APRIL 2002 AND SMITH CONSULTING ARCHITECTS, MAY 2003 Scale
FIGURE 4
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Table 2
PM PEAK HOUR INTERSECTION OPERATIONS
INTERSECTION EXISTING +
PROJECT YEAR 2005
WITH05T SR YEAR 2005
WITH SR 125
BUILDOUT
DELAY LOS DELAY LOS DELAY LOS DELAY LOS
Fenton St./Project Dvry. 1 8.9 A 10.5 B 10.5 B 11.3 B
Fenton St /Kuhn Dr./Proj. Dwy. 2 11.8 B 22.5 C 20.1 C 28.6 D
Eastlake Pkwy/Project Dwy. 3 11.2 B 13.7 B 15.0 B 19.0 C
Otay Lakes Rd./Project Dwy. 4 11.3 B 12.9 B 15.5 C 182 C
Notes:
1 Delay -Average delay per vehicle in seconds
2 LOS -Level of Service.
UNSIGNALIZED INTERSECTIONS
AVERAGE CONTROL DELAY LEVEL OF
PER VEHICLE SERVICE
0.0 < 10.0 A
10.1 l0 15.0 B
15.1 to 25.0 C
25.1 l0 35.0 D
35.1 to 50.0 E
> 50.0 F
ATTACHMENT "A"
Mitigation Monitoring Reporting Program
IS-O1-042
This Mitigation Monitoring Reporting Program (MMRP) is prepared for the City of Chula Vista
in conjunction with the proposed Eastlake Village Center North (IS-O1-042) project. The
proposed project has been evaluated in a Mitigated Negative Declaration (MND) prepared in
accordance with the California Environmental Quality Act (CEQA) and City/State CEQA
Guidelines. The legislation requires public agencies to ensure that adequate mitigation measures
are implemented and monitored on Mitigated Negative Declarations, such as IS-O1-042. The
MMRP for this project ensures adequate implementation of mitigation for the following potential
impacts:
Water Quality
As discussed in the Eastlake Village Center North MND, grading, construction and operation of
the proposed project would increase the potential for erosion and impacts on water quality from
runoff that contains silt, oils, fuel residues, etc.
2. Air Quality
As discussed in the Eastlake Village Center MND, the proposed grading of the site would
generate construction equipment emissions and airborne particulates. In addition, particulates
associated with grading equipment (particulates from haul trucks, dirt on the truck tires, and dirt
on unimproved portions of haul routes) would become airborne during hauling operations. The
incremental increase in mobile emissions from site improvement would contribute to existing air
quality violations on a short-terns basis.
Geology
As discussed in the Eastlake Village Center North MND, grading of site would impact
unsuitable geologic conditions.
4. Transportation
As discussed in the Eastlake Village Center North MND, the project would generate sufficient
volume of traffic to reduce levels of service on segments of Eastlake Parkway and Otay Lakes
Road, as well as several intersections on Otay Lakes Road and Eastlake Parkway to
unacceptable levels.
5. Paleontological Resources
As discussed in the Eastlake Village Center North MND, the grading of the site may impact the
Otay Formation, which has high paleontological resource potential.
6. Noise
Site plans for the VC-2 and BC-3 parcels are not being proposed at this time. If the noise level at
outdoor use areas in the parcels exceeds the City's noise standazds, the noise impact would be
considered significant.
Bire to the nature of the environmental issues identified, the Mitigation Compliance Coordinator
shall be the Environmental Review Coordinator for the City of Chula Vista. It shall be the
responsibility of the applicant to ensure that the conditions of the Mitigation Monitoring
Reporting Program are met to the satisfaction of the Environmental Review Coordinator.
Evidence in written form confirming compliance with the mitigation measures specified in the
Eastlake Village Center North MND (IS-O1-042) shall be provided by the applicant to the
Environmental Review Coordinator. 'I`he Environmental Review Coordinator will thus provide
the ultimate verification that the mitigation measures have been accomplished.
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