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HomeMy WebLinkAboutPlanning Comm Reports/1992/02/26 (9) City Planning Commission Agenda Item for Heeting of January 22, 1992 Page 1 3. PUBLIC HEARING: EIR-91-03, Salt Creek Ranch A. BACKGROUND This Supplemental Environmental Impact Report (SEIR) has been prepared for the City of Chula Vista to evaluate the proposed Salt Creek Ranch Sectional Planning Area (SPA) Plan. This document is a supplement to the Salt Creek Ranch Annexation/General Development Plan Pre-Zone EIR (EIR 89-3, certified in September 1990). The California Environmental Quality Act (CEQA) of 1970 requires the preparation of an EIR or other CEQA environmental document for any discretionary action under consideration by the City of Chula Vista. The purpose of an EIR is to inform the public and the decision makers about the nature of a project being considered and the extent and kinds of impacts the project would have on the environment if the project were to be implemented. This SEIR addresses potential environmental consequences of the Salt Creek Ranch SPA Plan, currently under consideration by the City of Chula Vista. The SEIR covers effects on the environment which are peculiar to the current Salt Creek Ranch SPA Plan and associated offsite facilities, as well as impacts that require an updated analysis and/or were not previously addressed in detail. The City of Chul a Vi sta is the Lead Agency for the project and will be responsible for action on the project. Other responsible agencies include the City of San Diego, the County of San Diego, the Cal ifornia Department of Health Services, Local Area Formation Commission (LAFCO), California Department of Fish and Game, United States Fish Wildlife Service, Otay Water District, San Diego Gas and Electric, Sweetwater High School District and Chula Vista Unified School District. This Draft SEIR was circulated to the State Clearinghouse in a timely fashion for the Planning Commission hearing. However, the State did not distribute or begin their 4S-day review until several days after receiving the document. And because state law requires that local review extend longer than the State review period a continuance will be necessary as our local regulations provide that the public review period ends at the close of the public hearing. However, we can 1 i mit the purpose of the cont i nued pub 1 i c heari ng to receiving only comments from the State Clearinghouse. The Commission could then proceed with a staff presentation and full publ ic hearing as scheduled. B. RECOMMENDATION Open the public hearing, take any testimony relevant to the Draft SEIR and continue the heari ng until February 12, 1992 for the purpose of receiving comments from the State Clearinghouse. City Planning Commission Agenda Items for Meeting of January 22, 1992 Page 2 C. PROJECT DESCRIPTION The principal components of the Salt Creek Ranch plan (see location maps) includes 2,817 residential units (773.1 acres), neighborhood parks (31.0 acres), two elementary school sites (24 acres), a fire station site (1.3 acre), two community purpose facility sites (7 acres), natural open space and major roads. A habitat enhancement plan, contained in Appendix A, has been prepared for the project to mitigate impacts to biological resources as required by the EIR for the CDP and the conditions of the California Department of Fish and Game Streambed Alteration Agreement. The Salt Creek Ranch project is divided into three planning sub-areas. Each sub-area would contain one or more individual neighborhoods. Sub-area 1 Thi s area cons i sts of the 380-acre area west of Salt Creek, north and south of East H Street. East H Street and Lane Avenue would provide the primary access to the low medium and medium density residential areas within Sub-area 1 (see sub-area map, attached). Residential projects include both attached and detached housing. Densities vary from 4 in the single-family neighborhoods to 15.5 dwelling units per acre in the multi-family area. Lot sizes in the single-famiy neighborhoods range from an average of 5,800 to 8,000 square feet. Transitional buffers would be provided between residential housing units within Sub-area 1 and the EastLake Technology Park to the south. A 10-acre school and 7-acre park site in the western port i on of the sub-area woul d be connected to the rest of the community by a trail system. This trail system is incorporated into an open space greenbelt which sets Sub-area 1 back from the southerly employment area from 20 to 150 feet. There are three neighborhoods within Sub-area 1. Neighborhood 4a will be developed with apartments in the 15.5 dwell ing units per acre range. Neighborhood 5 and 6 will be developed as a townhome neighborhoods at 8.6 dwelling units per gross acre. Sub-area 2 This area consists of the 241-acre area east of the Salt Creek and west of the Otay Lakes drainage basin. East H Street and Hunte Parkway would provide primary access to the low and low-medium density residential areas located within Sub-area 2. Sub-area 2 is planned as a transitional area between higher density uses west of Salt Creek and larger lot areas in the eastern portion of the project. Sub-area 2 contains two low density neighborhoods of single family homes (Neighborhoods 7b and 8) and a low-medium density neighborhood along the northern edge (Neighborhood 7a). Sub-area 2 (Neighborhoods 7b and 8) contains lot sizes which average 10,170 to 12,670 square feet. Neighborhood 8 is proposed as a private-gated community. Sub-area 2 also contains the Salt Creek greenbelt, a 23-acre community park, 10-acre school site, and trails. City Planning Commission Agenda Items for Meeting of January 22, 1992 Sub-area 3 Sub-area 3 consists of 584-acre area in the eastern portion of Salt Creek Ranch and contains much of the hillside and valley terrain on the property. Primary access to the low density residential areas is to be provided by East H Street. Access to properties north and east of Sub-area 3 will be provided through Neighborhood 11. Single-family detached units on large lots are proposed. The lot sizes range from 15,000 square feet to more than one acre in size. An equestrian trail would run along the eastern-most drainage. Page 3 D. ISSUES FOUND NOT TO REQUIRE FURTHER ANALYSES Those issues areas considered not to require further analyses beyond that discussed in the General Development Plan EIR-89-3 listed below: Conversion of Agricultural Land (addressed in EIR-89-3) Geology/Soils (addressed in EIR-89-3) Air Quality (addressed in EIR-89-3) Fiscal Analysis (addressed in EIR-89-3) Public Services/Utilities (addressed in EIR-89-3) Police Protection Fire Protection Schools Parks, Recreation and Open Space Gas, Electricity, Energy Public Transit Library Facilities Solid Waste Disposal E. ENVIRONMENTAL ISSUES DISCUSSED IN THE SEIR Each of the issues areas/sections 1 isted below were identified by the City of Chula Vista as potentially significant impacts requiring an updated analysis and/or new analysis beyond that discussed in EIR-89-3. The SEIR reviews in sufficient detail these potential issues associated with implementation of the project, constituting the scope of this SEIR: Land Use Landform/Aesthetics Hydrology Water Quality Biological Resources Cultural Resources Transportation and Circulation Noise Public Services and Utilities (Water and Wastewater) Offsite Areas of Impact City Planning Commission Agenda Items for Meeting of January 22, 1992 Page 4 F. IMPACT ANALYSIS As is noted below in this summary, the direct project related impacts can be mitigated to a level below significant, however, there would be cumulatively significant impacts in the following areas: Aesthetic/landform Alteration Water Supply Coastal Sage Habitat loss Summarv 1. land Use Potential compatibility impacts would exist with adjacent properties and developments. The SPA Plan proposes speci fi c techni ques to ensure compat i bil ity with adjacent land uses. This EIR identifies sensitive surrounding area and specifies mitigation to provide adequate buffer and design at those boundaries/areas to ensure compatibility. Inconsistencies with the General Plan involve the residential densities and the provision of affordable housing. Measures include the provision of affordable housing as determined by the 1991/92 Housing Element revisions to be adopted by City Council. 2. landform/Aesthetics Urbanization will permanently alter existing topography, views to the site and aesthet ic character of the area. Measures requi re detailed Open Space and landscape Plan; sensitive grading, design standards; natural open space preservation; greenbelt and scenic highway view treatments; and extensive buffer treatments to be created at the SPA Plan and subsequent stages (see Section 13 below). 3. HvdroloQV The increase project wi 11 downstream. in impervious surface as a result of the proposed change drainage courses and increase flow rates Additional hydrologic analysis is required prior to final map approval to specify facilities (size, dimension, etc.) necessary to handle'onsite and downstream flows after development no significant impacts are forecast. 4. Water Oualitv The proposed project woul d create potential water qual ity impacts due to short-term impacts from construction activity as well as the long-term effects of urban development. City Planning Commission Agenda Items for Meeting of January 22, 1992 Page 5 The project shall be subject to review and approval by the State Department of Health Services (DHS). The project shall implement mitigation measures as set by DHS prior to issuance of any grading permi t. Other measures i ncl ude the preparation and approval of a diversion ditch plan (or acceptable plan), an onsite mitigation monitoring program, an erosion control plan, and a storm drain plan. 5. 8ioloQicaL Resources Project development will significantly and directly impact riparian wetl ands, coastal sage scrub, native grassl and habita ts, and thr. California gnatcatcher and cactus wren, both sensitive species. The additional SPA impact to riparian habitat is 0.2 acre. To mitigate additional SPA impacts to 0.2 acre of riparian habitat, ERCE recommends creation/enhancement of riparian habitat. Construction practices and long-term urban activities present secondary threats to adjacent and/or sensitive non-development areas. Impact mitigation includes construction activity limitations to protect resource preservation areas; revegetation with native species in fire break and cut slope areas; clearing and trimming restri ct ions; fenci ng and 1 andscape buffering around natural open space areas; and long-term protection of natural open space areas by dedication of a natural open space easement (see Section 13 below). 6. Public Services and Utilities Water: The project will demand 1,531,531 gpd of potable water and 188,139 gpd of reclaimed water for a total average water demand of 1,719,670 gpd. Impacts related to water can be adequately offset by requirements cited in Section 3.9. Regional cumulative water supply impacts can be slightly reduced by water conservation mitigation herein. 7. Waste Water The project will generate approximately 788,800 gpd of waste water. Mitigation measures include the approval of a Master Plan of Sewerage for the project and the payment of waste water development fees. Ultimate capacity of the Telegraph Canyon and Salt Creek Interceptor will be determined prior to approval of final grading plan s . City Planning Commission Agenda Items for Meeting of January 22, 1992 8. Transcortation and Circulation Page 6 The project would generate 31,290 daily vehicle trips with 2,777 trips expected during the morning peak hour and 2,986 trips expected. during the afternoon peak hour. Since the project site is currently vacant, generation of these trips would be additional to those trips already on the street network. Major improvements to the surrounding roadway networks have been identified to mitigate the traffic impact of this project. r~provement~ ner~ssary as a result of implementation of the SPA Plan are outlined in Section 3.7 Mitigation. 9. tiQill Traffi c-generated and urban noi se wi 11 resul t from project implementation. Onsite future noise levels due to cumulative traffic will require onsite noise attenuation along various roadways. For the project to comply with the City of Chula Vista standards, mitigation and exterior noise impacts must be incorporated into the project design. An additional interior acoustical analysis will be required for all multi-family residences located within the 60 dBA ldn contour. 10. Prehistoric Resources The potential impacts to prehistoric resources as a result of implementation of the SPA Plan are identical to those that would have occurred with implementation of the GDP. Sixteen if the 18 important sites will be directly impacted by the project. Portions of six of those sites, and one additional site, are also at risk of indirect impacts due to phased development of the project. Al so, the site possesses a high potential for the existence of paleontological resources. Recommended mitigation includes avoidance and/or data recovery of important cultural resources. This involves a complete data recovery program for cultural resource sites, and paleontological monitoring during grading and, if necessary, a salvage program for resources discovered (see Section 13 below). Offsite Area of Imcact 11. Bioloov Hunte Parkway. A total of 13.8 acres of various habitats would be impacted. Additional impacts from the construction would total 19.7 acres. Any proposed impacts to disturbed wetlands would be considered significant. City Planning Commission Agenda Items for Meeting of January 22, 1992 Page 7 Measures include enhancement of riparian habitat as 1:1 ratio to any impacted wetlands. Prior to construction a final 1603 Streambed Alteration Agreement must be obtained from the California Department of Fish and Game. East H Street. Approximately 5.0 aces of high quality coastal sage scrub would be lost. Additional impacts from the construction corridor would total 6.0 acres of coastal sage scrub. Potential impacts to coast barrel cactus and California gnatcatcher are considered significant. Measures include a strategy of avoidance, habitat enhancement, and preservation. Reservoir/Waterl ine. Impacts to coastal sage scrub and Cleveland's golden star are considered significant. Measures include a combination of avoidance and habitat enhancement. 12. Landform/Aesthetics Short-term visual impacts will occur during the construction of Hunte Parkway, East H Street, and the waterl ine/reservoi r. Short term visual impacts are not significant due to their limited duration and temporary nature. No mitigation is required. The pad elevation of the reservoir is higher than the elevation of the project site and would be visible from most of the surrounding area. Measures to mi t igate the vi sua 1 impact of the reservoi r incl ude landscaping the site and painting the tank an unobtrusive color. 13. Cultural Resources Hunte Parkwav. Construct ion of both the proposed interceptor 1 ine and Hunte Parkway will affect portions of CA-SDi-12,037; CA-SDi-12,038; and CA-SDi-12,039 and Isolate 1-314. Mitigation of impacts to important cultural resources can be achieved through either avoidance or by conducting a data recovery program. East H Street. Construction of both the 10-inch pipeline and proposed East H Street segment will affect portions of site CA-SDi-4,530/W-643, which has been tested and determined to be important pursuant to CEQA criteria. City Planning Commission Agenda Items for Meeting of January 22, 1992 Page 8 Mitigation of impacts to important cultural resources can be achieved through either avoidance or by conducting a data recovery program. Water Reservoir/Waterline. Both direct and indirect impacts of equipment staging and access may affect cultural resources CA-SDi-ll,403 Locus F; CA-SDi-ll,403 Locus G; CA-SDi-ll,415; CA-SDi -12,030, CA-SDi -12,301; CA-SDi -12, 032; CA-SDi -12,031 ; CA-SDi-12,034; CA-SDi-12,035; CA-SDi-12,036; CA-SDi-12,260; and CA-SDi 12,261. Mitigation of impacts to important cultural resources can be achieved through either avoidance or by conducting a data recovery program. G. FINAL SPA PLAN DESIGN ALTERNATIVE The Final SPA Plan design (Sec. 5.3) would maintain the same total land use acreage (1,197.2) as the proposed project. However, the amount of acreage allotted for residential, open space, and institutional development would be redistributed. The total number of dwelling units (2,662) would be less than the proposed project by 155 dwelling units. The residential density for both designs is the same at 3.6 dwelling units per acre. Open space acreage is 11.4 acres less with the Final SPA Plan. Public facilities acreage is slightly less than the proposed project by 1.2 acres. As described in the SEIR, this final design alternative would have the same or less significant impacts as the described project in Section 2.0 of the SEIR. The analysis in the EIR and the summary are adequate for this alternative. WPC 0080p a: ''-~ w ~!;E ~a: <- b~ ~O ~> a: wa: w WW en ~en w en~ a: . ,.~ '-2&1 i I~-- . ~ ! j ~ ~,. ! i . I 11'- er;:, II(~ III I I III. Iii ~j i . dlhp o II 1:2~ I.'!~ I!! Ii ... Z 81 !~ ~~ III 3 g ~[Et]0mOOK] 3 IIi . III I [I . i - g of