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Home My WebLink AboutPlanning Comm Reports/1992/10/28 (7) mitigated negative declaration PROJECT NAME: Bonita Road Amendment to development COlllT1erc i a 1 Zone Change and General Plan provide for construction of retail/conmercial PROJECT LOCATION: Western portion of the northwest corner of Plaza Bonita Road and Bonita Road ASSESSOR'S PARCEL NO. 570-170-42 PROJECT APPLICANT: Robinson Pacific, Inc. (Scott Robinson) CASE NO: IS-92-035 DATE: May 28, Ig92 A. Proiect SettinQ The proposed project site consists of .B3 acres east the northeastern portion of the City of Chula Vista, a general plan amendment and rezone, which will adjacent 1.4 acre parcel, of Interstate 805 in The project involves also encompass the Adjacent uses include a vacant 1.4 acre parcel to the east, vacant natural open space (Sweetwater Regional Park) to the east and northeast transected by Plaza Bonita Road, open space and single family residential uses to the north, the I-80S freeway to the west, and a drainage channel, open space, and single family homes transected by Bonita Road to the south. The site is currently in a disturbed state, Prior grading and fill is evident on the site, however, some of the site is covered with native and non-native grassland. A natural drainage course occurs on the portion of the site adjacent to the Plaza Bonita Road, A drainage channel supporting riparian plant species occurs directly to the west of the site, adjacent to the I-80S freew~ on-ramp. B. Proiect Descriction The proposed project involves construction of approximately. g,OOO square feet of retail commercial space with associated parking and landscaping on the 0,83 acre site. Construction of the proposed project would entail building up a pad from 37 feet to the 48 foot elevation of Plaza Bonita Road to provide an access road (11 feet above the existing grade) and to provide for passage of the existing drainage course under the access road by way of a reinforced concrete box (RCB), Grading of the site would incorporate 2500 cubic yards of imported fill to provide the building pad area and access road. Project design is subject to approval by the Design Review Committee and is required to comply with the Scenic High~ays Policy of the Chula Vista General Plan, city of ctIula villa planning department environmental revle. ..ctlon ~ !f.t.. -.- ~~- ~- -- CTTYOf ('1.f11l A VlCTA -2- C. Comoatibilitv with Zonina and Plans A General Plan Amendment and re-zone are required in conjunction with the processing of this project. If enacted, the two sites that make up the northwest corner of the intersection of Plaza Bonita Road and Bonita Road would be designated for "Retail Conmercial". The proposed project is located on the westerly portion of the general plan amendment/rezone area. The project as proposed will be consistent with the land use designations as amended. D. Comoliance with the Threshold/Standards Policv 1. Fi re/EMS The Threshold/Standards Policy requires that fire and llledical units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the cases, The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fire station is 1.5 miles a~ay and would be associated with a 4 minute response time, The proposed project will comply with this Threshold Policy. 2. Police The Threshold/Standards Policy requires that police units must respond to 84% of Priority I calls within 7 minutes or less and maintain an average response time to all Priority 1 calls of 4.5 minutes or less, Police units must respond to 62,10% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less, The Police Department has indicated that it can provide an acceptable level of service. 3, Traffic The Threshold/Standards Policy requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of I-80S are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or 'F" during the average weekd..y peak hour, Intersections of arterials with freeway ramps are exempted from this pol icy. The proposed project is located at the intersection of an arterial and a freeway on-ramp, therefore, it is exempted from compliance with this Threshold Policy. The proposed project is forecasted to generate 706 average daily trips (ADT). This increase in ADT will not cause a significant change in the level of service (LOS) for Bonita Road or Plaza Bonita Road, which both currently operate at level of service LOS 'E". The project shall comply with Chula Vista Engineering Department requirements regarding dedication of right-of-way for future road widening along Bonita Road. -3- 4. Parks/Recreation The Threshold/Standards Policy for Parks and Recreation is 3 acres/l,OOO population. The proposed project is not required to comply with this Threshold Policy which applies only to residential development. 5, Drainage The Threshold/Standards Pol icy requires that storm water flows and volumes not exceed City Engineer Standards. Individual projects will provide necessary improvements consistent with the Drainage Master Pl an (s) and City Engi neeri ng Standards, The proposed project will comply with this Threshold Policy, with compliance to the standards set forth in the Engineering Department Floodplain Ordinance. 6. Sewer The Threshold/Standards Policy requires that sewage flows and volumes shall not exceed City Engineering Standards, Individual projects will provide necessary improvements consistent with Sewer Master Pl an (s) and City Eng i neeri ng Standards. The proposed project wi 11 comply with this Threshold Policy, This site is served by two 18" Vitrified Clay Pipes (VCP). These facilities. are adequate to serve the proposed project, 7. Water The Threshold/Standards Policy requires that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction, The proposed project will comply with this Threshold Policy, the applicant will be required to enter into an agreement for water facil ity improvements with the Sweetwater Authority, E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project coul d have one or more signi ficant 'envi ronmental effects, Subsequent revisions in the project design have implemented specific lIIitigation measures to reduce these effects to a level of less than significant, The project, as revised, now avoids or mitigates the potentially significant environmental effects previously identified, and the preparat i on of an Envi ronmenta 1 Impact Report wi 11 not be requi red. A Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines, Specific mitigation lIIIasures have also been set forth in the Mitigation Monitoring Program which is attached as Addendum "A". -4- The following impacts have been determined to be potentially significant and are required to be mitigated to a level of less than significant. A discussion of each of these potentially significant impacts from the proposed project follows, Potentiallv Sianificant Imoacts 1. Water Imoacts Water usage for a retail-commercial development of this size would not pose a significant impact on water supply. The Sweetwater Authority provides water service to this site and lIay require water line improvements as a condition of approval for this project. 2, Vi sua 1 Imoacts Bonita Road from 1-805 to the proposed SR-125 is a Chula Vista General Plan designated Scenic Highway. New construction within the Bonita Road corridor should reflect the existing rural atmosphere, maintain views and emphasize the use of landscaping which incorporates plant materials and forms as established in the surrounding area. 3. Land Use Imoacts The current zoning and general plan designation for this site call for visitor-serving-commercial development. The location and size of the two parcel s involved in the proposed rezone and general plan amendment woul d const ra in development potent i a 1 for uses conformi ng to the exi st i ng land use des i gnat ions. The proposed project woul d conform to the proposed retail-commercial designation. 3. Hvdrolooy/Drainaoe Imoacts The project site falls within the FEHA 100-year flood plain for the Sweetwater Ri ver. It is adjacent to two natural drainage courses which support live discharge during the rainy season, The FEMA floodway boundary map indicates flooding in this area during a IOO-year frequency storm. The Chula Vista Engineering Oepartment has indicated that present site drainage is surface flow to the reinforced concrete box (RCB) culvert under Plaza Bonita Road which ult imate ly di scharges to the S~eetwater Ri ver. As a result, the project site will be required to comply with Engineering Department requirements for construction within the floodplain, as discussed in Section F, -5- Less than Sianificant Imoacts 1. Bioloav Imoacts Pacific Southwest Biological Services conducted a wetlands delineation survey on April 2B, 1992. The survey found that no significant vegetation nor wetland habitats occur on the site. The drainage channel (a tributary to the Sweetwater River) which supports four species of Willow occurs 15-20 feet to the west of the site and is separated by a chain link fence. Vegetation on the site consists primarily of non-native grassland species frequently associated with disturbed upland fields, 2. Traffic Imoacts The intersection serving this project currently operates at Level of Service "E". It is exempt from the Level of Service "C" threshold standard because of its proximity to the Interstate-BOS on and off-ramps, This project is projected to generate 706 average daily trips (ADT). The number of trips would not significantly impact the level of service on the roadways impacted by this project. F. Mitiaation necessarv to avoid sianificant effects Specific project mitigation measures and project redesign have been required to reduce potentially significant environmental impacts identified in the initial study for this project to a level of less than significant. Mi t i gat i on measures have been incorporated into the project des i gn and have been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program (Addendum "A"). 1. Water Mitiaation Due to recent drought conditions, as a condition of project approval, the appl icant must agree to no net increase in water consumption or participate in whatever water conservation or fee off-set program the City of Chula Vista has in effect at the time of building permit issuance. The appl icant shall construct or pay appropr~ate fees for the construct i on of improvements to water 1 i ne as requi red by the Sweetwater Authority. 2. Visual Mitiaation This project is subject to Design Review and Landscape Architect review. Compliance with all requirements of the Design Review COl1l11ittee and the Ci ty Landscape Archi tect wi 11 bri ng this project into conformity with the Scenic Highways section of the General Plan, as it pertains to the Bonita Road Scenic Corridor. With compliance to these requirements, potentially significant visual impacts will be reduced to a level below significance. -6- 3. Land Use Mitiaation The proposed land use will require changes in General Plan and zoning des ignat ions. Wi th conformance to the regul at ions of the new land use designations and to conditions of project approval, impacts of the proposed project on land use would be reduced to a level of less than significant. 4. Hvdroloav/Drainaae Mitiaation The project shall comply with the City's adopted Floodplain Ordinance administered through the Chula Vista Engineering Department regulating building pad elevation within a IOO-year floodplain. With compliance to the standards set forth in that ordinance, po~entially significant hydrology/drainage impacts will be reduced to below a level of significance, 5, GeoloavlSoils Mitiaation The project shall adhere to regulations set forth in the City's Grading Ordinance and any mitigation measures in the soils report required prior to issuance of building permits. Compl iance with all mitigation measures will be ensured through the Mitigation Monitoring Program as set forth in Addendum A. G. Findinas of Insianificant Imoact Based on the following findings, it is determined that the project descri bed above wi 11 not have a s i gnifi cant envi ronmenta 1 impact and no environmental impact report needs to be prepared. 1. The project has the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal conrnun, ity reduce the number or restrict the range of a rare or endangered pl ant or animal, or el iminate important examples of the .ajor periods of California history or prehistory. As noted inSect i on E · Ident i fi cat ion of Envi ronmenta 1 Effects. the proposed project will be subject to mitigation lleasures, With compliance to the mitigation -.asures, as ensured through the Mi t i gat i on Moni tori ng Program admi ni stered concurrent with the project, the potent ia lly s igni ficant envi ronmenta 1 impacts will be reduced to a level of less than significant, -7- 2. The project has the potential to achieve short-tel'1l envirollllental goals to the disadvantage of 10ng-tel'1l environmental goals. With compl iance to the conditions of approval for the General Plan Amendment (GPA) and Rezone, the project would be consistent with the uses designated therein. The project would not achieve short-term goals to the disadvantage of long-term goals since long-term goals would be served through this change in land use designation. 3. The project has possible effects which are individually U.ited but cumulatively considerable. As used in the subsection, 'cumulatively considerable' lleans that the incrlllll!ntal effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. . The proposed construction of approximately 9,000 square feet of retail-commercial space would not result in significant adverse environmental effects which are cumulative in nature, provided all conditions of approval in the GPA and Rezone as well as mitigation measures regarding scenic highways set forth in this initial study are implemented, 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The env i ronmenta 1 effects of the project wi 11 not cause substant i a 1 adverse effects on human beings, either directly or indirectly with compliance to the City Floodplain Ordinance, Any potential hazards to human health resulting from exposure to potential flood hazards would be reduced to level of less than significant. H. Consult at i on 1. Individuals and Oraanizations City of Chula Vista: Roger Daoust, Engineering John Lippitt, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering Bob Sennett, Planning Ken Larsen, Director of Building and Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Martin Schmidt, Parks and Recreation Department Georgia Rubin, Planning , Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: Scott Robinson, President, Robinson Pacific, Inc, -8- 2. Documents Title 19, Chula Vista Municipal Code Chula Vista General Plan Chula Vista Flood Plain Ordinance. 3. Initial Studv This environmental determination is based on the attached Initial Study, any cOlll11ents recei ved on the Ini t i al Study and any cOlll11ents received during the public review period for the Negative Declaration, Further information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010, ~)1~ UL{~ 1 ~tM. ENVIRONMENTAL REVIEW COORDINATOR EN 6 (Rev. 12/90) WPC 0267p BOARD OF E~UCATION JOSEPH 0 CU~."I.';GS, ~,:J LA;:;RY CUt.~.:1_G..,AM $HAQON G!~ES PATRICK A JlJ:!J GREG R SM~DOVAL SUPERINTENDENT .K)i..n, F IJUGRI~. Pr"D CHULA V ~JL.. ELEMENTARY SCHl JL DISTRICT 84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 91910 ' 619425.9600 EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH RECEIVED March 19, 1992 1::' . II LI-',:,jJ.lIiJG Mr. Doug Reid Environmental Review section City of Chula vista 276 Fourth Avenue Chula Vista, CA 91910 RE: IS-92-35 / Applicant: Location: Project: FA-571 / DP-9l6 Robinson Pacific, Inc. 1-805 & Bonita Road Bonita Retail/10,084 Sq. Ft. Free-Standing Building Dear Mr. Reid: advise you that the project, located at 1-805 & is within the Chula vista Elementary School serves children from Kindergarten through This is to Bonita Road, District which Grade 6. District enrollment has been increasing at the rate of 4-5 percent over the past several years, and this is projected to continue. Permanent capacity has been exceeded at many schools and temporary relocatable classrooms are being utilized to accommodate increased enrollments. The District also buses students outside their attendance areas, both to accommodate growth and assist in achieving ethnic balance. The relationship between non-residential development and student enrollment has been clearly documented in studies done throughout the State. Since additional employment is linked to new homes, students associated with non-residential growth represent a subset of those from residential development. A portion of the f~ilities needs associated with new employment activity is, therefore, funded through residential fees. However, given that residential fees produce only about twenty-five percent of the required facility funding, there is a significant shortfall. State law currently provides for a developer fee of $ .26 for non-residential area to be charged (Chula vista Elementary School District - $ .12/square foot; Sweetwater Union High School District - $ .14/square foot) to assist in financing facilities needed to serve growth. March 19, 1992 Mr. Doug Reid Page 2 RE: IS-92-35jlO,084 Sq. Ft. Free-standing Building Bonita Retail Given the current funding shortfall, the District encourages developer participation in an alternative financing mechanism to help assure that facilities will be available to serve children generated by new construction. We are currently utilizing Community Facilities Districts (CFD's) as one method to help fund this deficit. Participation in a CFD is in lieu of developer fees. The subject project is located in the Valley vista School attendance area. This school is presently over capacity, and a developer fee as described above is required to help mitigate school impacts. To fully mitigate impacts this project will have on elementary facilities, the project proponent is encouraged and has the option to request annexation to CFD No. 5 in lieu of fees. Should this option be chosen, the District must be notified as soon as possible so annexation proceedings can commence. If you have any questions, please contact this office. Sincerely, ~CC- ~~ Kate Shurson Director of Planning & Facilities KS:dp cc: Scott Robinson Sweetwater Union High School District ADMINISTRATION CENTER 1130 Fifth Avenue Chula Vista, California 9'9' '.2896 (6'9) 69'.5500 Division of Planning and Facilities MaTch 25, 1992 R~C~JV~D MT. Douglas Reid City of Chula Vista Planning Department 276 Fourth Avenue Chula Vista, CA 91910 PLM,jld'" . v", J(l Dear Mr. Reid: Re: IS 92-035 The above project will have an impact on the Sweetwater Union High School District. Payment of school fees will be required pursuant to Government Code No. 65995 (Developer Fees) prior to issuance of building permit. Cordially, ~.yfl~ ~~~; Silva Assistant Director of Planning TS/ml ,>WEETWATER AUTHORI t.E.TW~), ~.~-"....~ - '. '- I <~.;.'" I :y, . ~ ~"'HO~"'" March 30, 1992 505 GARRETT AVENUE POST OFFICE BOX 2328 CHULA VISTA. CALIFORNIA 91912,2328 (6191420,1413 FA R'eet:: t\'l' ED PLAJ\) N /1 JC. GOVERNING BOARD SUE J"'RAETl, CHAIRMAN BUD POCKLINGTON, VICE CI'1AIRMAN WAYNE W SMITH EDWIN J STEELE GEORGE H WATERS MA.RGARET'" WELSH CARr F. WRIGHT WANDA AVERY TREASURER OIAN J REEVES SECRETARY-ADMINISTRATIVE AIDE City of Chula Vista Planning Department 276 Fourth Avenue Chula Vista, CA 91910 Subject: WATER AVAILABILITY 10,084 SF RETAIL BUILDING AP.N. 570-170-42, CASE NO. IS-92-035 Gentlemen: This letter is in response to the subject Initial Study for the referenced project within the Sweetwater Authority service area. There is a 36-inch W.S. water main in Bonita Road adjacent to the proposed development. Our records indicate there are no services to the proposed development. Also, there is a 20' easement (No. 3-SW-48) which is located in the northern half of the parcel. Enclosed is a copy of 1/4 SEC. 98 map which shows these facilities. At this time, we cannot comment on the adequacy of the existing system to provide domestic service and/or fire protection. As plans develop for structures, the Owner must submit a letter to the Authority from the appropriate fire agency stating fire flow requirements. Based on this requirement, this project may result in a need for new water systems or substantial alteration to the existing water system. If the Owner provides the required fire flow information and enters into an agreement for water facility improvements with the Authority, water service can be obtained at a pressure range from a maximum of 95 p.s.i. to a minimum of 70 p.s.i. If you have any questions, please contact Mr. Tom Justo at 420-1413. . Very truly yours, SWEETWATER AUTHORITY ~~ Richard A Reynolds Chief Engineer RAR:TJ:ln .:\iorelei\wp~ 1 \JS9203~ enclosure: photocopy of 1/4 SEC. 98 map A Public Agency, Serring Sational City, Chuill Vista and Surrounding Areas I.i ','-- -.::..,;;:.... ,-.J E 1:1 '~~\3 ROBlt~SOt~ P~CI~ C. F'..C12 - - , -, Pacific Southwest BioloBical Sel' . " ?(,.,~~Of:":<;eBox9S5JN;;.tk'~ia~Clfy,Ca1:f0:'r.i~ 9:95].09~,S. (619) "77.5333. F;\X (~19; ~77.~245 4 1\1<\)' 1992 ~<r, Scoa Robi:1S011 Rc.bins-:'11 Pacific, Inc. 5-175 Riig, Ro"d E1 Cajon CA 92019 PSBS #Ki8 - D~:>,r Mr. Ru'.Ji:1Son: - --_.. - . t A w~tJ"nds del ir.cation s,:ncy \\ ;,s conductcd on yo~r pwpcr:y :11;'", ::;e C(rr~[ of Plaza Ec'r.:ta Ro;;.d arid I30nita Re:,d by biologist Cra'g H. Reiser of P~cit'c 50l't::\\ ;st Bjcbj;ic~1 Scniccs 0:1 Apr:128, 1992, YOt:r sit~ was fo,:nc to be dc\ojd of wttla:1d e-~Ci1-,';>:1t<. A tribu:;..ry c!;2::1~f.e ch(:,l':ncl of th~ S',\e~t'.\'a~.,:'r Rh'cr Jics just wcst of the ~ii.C bc;'=,r"1(~ t;1e e~.i~ti;)g fer.ce. Fe." sp:c:~;; of wil'oll grow on the em!nnkn1c:1tS of this c"-311ne) (Sdix g,)"d(:i~.~ii, S. "... .'5";"1, S, IOi:>igara, and S. lasiulepis); ~1,.t n;)ne is cll\s~r th:,11 15-2) ;',,;;t from y0~r bOl,r.,i~ry. The ;Jr0jcct bjo:ogist h:,s observed tbat this cll,:~n(>~ 1:~, it; 1:" ~'''' I J.,'c,n ,. deaf ;,." of '.1.':I,:'.G :rcco and shr,:bs :'or f100d co::tro: 1~~C;'\Sllres, \ c'g,'.. ",', ,):1lhe p~opert>' consists almost entjrdy ofnor:-;'olil'c \\~>~, r::.' ". ':i:' [.o'c-d cf \,hid-, (111)' o~c, Ilewo;/1('ca grand~l]o,a, i~ i1~ti\'c) z.s~')C;2;ed \\'i:t: 0;0'"'' _'.: " . O'th.".") -"'-'''';'-;' ....'): .,,.,.. ,.. ~, II': 'd', ,,~'1",,~'- Z""'; .;. '." .-.",,-,.-,'-.,71 '. " .I. I.;~" n..I...1. ..\\; S.e\,;c~es ~v..o C1,~ OC...aS.OJ1:l > .Olln 11) \\~\,.",.jC'::: .}",r~ .)\,.~ v',."" L.' ';'I,h",.';a poil:')!...: hYi/; ncit!l~r is an o~1lgate we;!,mcl spcd~s. In S.II,1I1J;:ry, wClland ...eg,.tc:tiol1 is not present 011 this plOpi:rty, r " ;;T." ther, ]c'c2'e:; wheT" W::l'.", I\ould terd to pond for any sjg:1if!(':\~t Jeng:l, of til",~, If )(0'.1 III.: ~1Y "ddil!O~,,11 qUc;,;ons p:eale feel free to ca1! us a: (619) 477-5333. 7&~?~4' . K~ilh W. !\!ukcl Vice P;~sidcnt jJs , APPLICATION CANNOT BE :EPTED UNLESS SITE PLAN IS FOLDED TO FIT INTO IVj 8-1/2 X 11 FOLDER A. BACKGROUND INITIAL STUDY City of Chula Vist~ Application Form FOR OFFICE USE Case No.~~ -c;o:;) -,,~l{ Depos it "it 10::'0.00 Receipt No. /~~~A:~ Date Rec'd ."'\\.;,\~ Accepted by -.;...;' ),,?r, d Project No. f'A ~ 573 1. PROJECT TITLE BONITA RETAIL 2. PROJECT LOCATION (Street address or descrlpt ion) I-B05 AND BONITA ROAD Assessors Book, Page & Parcel No. 570-170-42 3. BRIEF PROJECT DESCRIPTION 10. OB4 Square- Foot Fret' Standinq Building. 4. Name of Appl icant ROBINSON PAC I FIC. I NC. Address 5425 RiqQs Rd. 5. City E1 Calon Name of Preparer/Agent Address Same City Relation to Applicant State Ca Scott Robinson Phone Zip 445-3820 92019 , State Phone Zip Pres idt'nt 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a, Permits or approvals required: ___ General Plan Amendment ~ Design Review Application ___ Public Project ___ Rezone/Prezone ___ Tentative Subd, Map Annexation ___ Precise Plan ___ Grading Permit ::: Redevelopment Agency ___ Specific Plan ___ Tentative Parcel fiap O,P.A. ___ Cond, Use Permit Site Plan & Arch.Review ::: Rede~lopment Agency ___ Variance ::: Project Area Committee D.D.A. ___ Coastal Development Use Permit ___ Other Permit b. Enclosures or documents (as required by the Environmental Review Coordinator). L. Grading Plan x Arch. Elevations ___ Parcel Hap X Landscape Plans ___ Precise Plan ___ Tentative Subd, Map ___ Specific Plan ___ Improvement Plans ___ Other Agency Permit -lL Soils Report or Approvals Required -2l Hazardous Waste Assessment ___ Hydrological Study ___ Biological Study ___ Archaeological Survey Noise Assessment ::: Traffic Impact Report ___ Other "PC 9459P -6- 3.d Primary orientation and pedestrian access to the building will orient toward Bonita Road to the South. Vehicular access will be provided by existing easements from both Bonita Road and Plaza Bonita Avenue. The structure has been designed to be viewed as a "stand alone" with architectural articulation on all sides of the building. B. PROPOSED PROJECT & i 1. Land Area: sq, footage 36. 155 or acreage .83 If land area to be dedicated, state acreage and purpose. 2. Complete this section if project is residential. .a. Type development: Single family Two family Multi family To~nhouse Condominium b. Total number of structures c. Maximum height of structures d. Number of Units: 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms Total units e. Gross density (DU/total acres) f. Net density (DU/total acres minus any dedication) g.. Estimated project population h. Estimated sale or rental price range i. Square footage of structure , j. Percent of lot coverage by buildings or structures k. Number of on-site parking spaces to be provided 1. Percent of site in road and paved surface 3. Complete this section if .project is commercial or industrial or miMQ .IIll, a. Type(s) of land use RETAIL (Assessor Use Under C-V Zoning) b. Floor area 10 084 sa. f1H.eight of structure(s) c. Type of construction used in the structure Type V 1 Hour d, Describe major access points to the structures orientation to adjoining properties and streets SEE ATTACHED and the . e. Number of on-site parking spaces provided f. Estimated number of employees per shift , Number of shifts Total g. Estimated number of customers (per day) and basis of estimate ___ h. Estimated number of deliveries per day 3-4 Deliveries per week WPCg4S9P -7- ., i. Estimateo range of service area and basis of estimate j. Type/extent of operations not in enclosed buildings None k. Hours of operation 10 a.m. - 9 p.m. 1, Type of exterior lighting 4. If project is other than residential, corrmerc1al or industr1al complete this section. a. Type of project b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g, Square feet of road and paved surfaces , h. Additional project characteristics C. PROJECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, (hydrocarbons, sulfur, dust, etc,) identify them, N/A 2. Is any type of grading or excavation of the property anticipated Yes (If yes, complete the following:) a. b. " c. d. . Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? Tmpnrt ?"i00 C_ Yd. How many cubic yards of fill will be placed? Import 2500 C.Yd. How much area (sq. ft. or acres) will be graded? Total Site What will be the - Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill 1 Ft. o 4 3.5 . WPC 9459P -8- 3. Will there b, my noise generated from the ". "posed project site or- from points of access which may impact the surrounding or adjacent land uses? No 4. Describe all energy consuming devices which are part of the proposed project and the type of energy used (ail' conditioning, electrical appliance, heating equipment, etc.) SEE ATTACHED SHEET 5. Indicate the amount of natural open space that is part of the project (sq. ft. or acres) 6. If the project tlill result in any employment opportunities describe the nature and type of these jobs. Clerical employment in the store 7. Will highly substances site? No 8. How many estimated automobile trips, per day, w111 be generated by the project? f1 ammabl e be used or potent i it 11y or stored explosive within materials or the project , 9, Describe (if any) off-site Improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not 1 imited to the following: new streets; street widening; extension of yas, electric, and sewer lines; cut and fill slopes; a.nd pedestrian and bicycle facilities. Widening Bonita Road; L,'ft turn pock.'t Plaza Bonita Rd. , MovQ overhead utility line into Plaza Bonita Right of Way D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. GeoloQv Has a geology study been conducted on the property? No (If yes, please attach) Has a Sol1 s Report on the project site lIeen made? . Yes (If yes, please attach) 2. Hvdro1oav Are any of the following features present on or adjacent to the site? (If yes, please explain in detail.) a, Is there table? any surface evidence of a shallow ground water No b. Are there any watercourses or drainage improvements on or adjacent to the site? Box culvt~rt _din~ctlv adiacent (See Aerial Photo) "liPC 9459P -9- 4. The building is being designed to utilize current energy saving technology such as: water saver plumbing fixtures, high efficiency electric heat pumps (HV AC), resource conscious wood products (O.S.B.board, truss joist...), low energy electrical fixtures, and drought tolerant planting. ". c. Does runvlf from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? No d. Could drainage from the site cause erosion or siltation to adjacent areas? No e, Describe all drainage facilities to be provided and their location. (")n ~;i-A Dri,,~t"p. ~,...p.::I nrnin~ to outfall to exista rip rap channel westerly off and adjacent to site. tiQill 3, I. Are there any noise sorces in the project vicinity which may impact the project site? No 4. Bio1oav a. Is the project site in a natural or partially natural state? N() b, If yes, has a biological survey been conducted on the property? Yes No x (Please attach a copy). , c. Describe all trees and vegetation on the site. Indicate location, height, diameter, and species of trees, and which (if any) will be removed by the project. None Flat with only Natural Soils 5. Past Use of the land a. Are there any known historical or archeological resources located on or near the project site? No b. Are there any known paleontological resources? No . c. Have there been any hazardous materials disposed of or stored on or near the project site? Nn d. What was the land previously used for? Rnnitn VnllP-v Farms Riding Stable - WPC g459P -10- 6. Current Land ~>e I. Describe all structures and land uses currently existing on the project site. NONE-VACANT LAND b. Describe all structures and land uses currently existing on adjacent property. North Plaza Bonita Rd, County Parkland South Bonita Road, Vacant land East Vacant land West 1-805 Freewav 7. Social a.Are there any residents on site? (If so, how many?) No b. Are there any current employment opportunities on site? (If so, how many and what type?) Nn 8. Please provide any other information which may assist in the. evaluation of the proposed project. . WPC 9459P -11- '. E. . CERTIFICATlQ~ J.. ~~IiL ~,~~,J Owner/owner in escrow* or ~ I, , Consultant or Agent. or HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project an-d its setting has been included in this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. DATE: ~t Cl2 *If acting for a corporation, include capacity and company name. . IiPC 9459P -12- Case No. \5-Cj~t35 CITY DATA F. PLANNING DEPARTMENT 1. Current Zonina on site: . North South East West J f--' - ' ) ~. f _. !" - ~ ~ ; i ~. ~! Jr.'. r .'"' I ~ - -::-"" _ .::....... r' . \ A - J '... ;"....,! ~ . . _..-' 'c ~. _. .. -: Ooes the project conform to the current zoning? 2. General Plan land use designation on site: . North South East West \. ":)t) .- ,. I c: _ L-:o rn rr,'" r.:: \- \ -"'I - .-' , - ,J 'P-...:;.-, "':,__ 1 - ;?C):'>,-, Is the project compatible with the General Plan Land Use Diagram? Is the project area designated for conservation or open space or adjacent to an area so designated? Is the project located adjacent to any scenic routes? ~.- ~ - (If yes, describe the design techniques being used,to'protect or enhance the scenic quality of the route,) 3. Schools If the proposed project is residential, please complete the following: Students Generated From Proiect . School Permanent Caoacitv Temporary Caoacitv Current Enrollment El ementary Jr. High Sr. High 4. Remarks: \ , / ~ ]~~~,\~ Director 0 P1anning or Representative b. '2. '7'7... - Date WPC 9459P -13- - 13 - Case No. IS.Y;)' C35 H. FI RE DEPARTNENT What is the distance to the nearest fire Department's estimated reaction time? 4,...;.;, I21J/Jo,.,;SF (/ 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? y~ 5 1. station and what is the Fire / /" ' ..,;) ~~L'i-.s 3. Remarks 5'.-[ /J7T~..A~t,) Co/L/!-{c T/,',N ::5/! ~ [,- ~ '.t<../~~ Ftire a rsha 1 6.-/ Ii" / 7d-- Date . CHULA VISTA FIRE DEPARTMENT BUREAU OF FIRE PREVENTION PLAN CORRECTION SHEET Address.T~:r "A-,^",,,, /]J Plan Fil/~~.q2:03J'Checker~ Date d;/I~'/:id- Type Constr,.J7 / h.<.. Occupancy 1.5 -~ No. Stories Bldg. Area It), v?4 . The following list does not necessarily include all errOrS and omissions. PROVIDE AND SHOW ON PLAN: ~ / kr'/UD I::;~f ;CUw - I. 7~o ~,..,.. #2 hA~ ;J,H/~/V7S /!.'i-f'--/dE-() ~<./t/Ly 30(7 jr. ,p .5 /J/.r[/.//Z; .-h, ;;'i N: Aca.s5 ~ /lU:J~ 0,1 h!r./y,. -;I/: l/...i,.//tf .6&1 /-IuST,6~ Y/l/~)((,"'<'-EJ d~c. /(1. .;2.<.'7 h. E..,.u.PTi~/V -j? ~'/;./U--f h/l.l G.A. . , '?. ~~;(..'?iJ;S~'i,l(.5 /2f P<--/;"I 0 ,;2/J Ie /fc - / C/ / fA..' E~1' .~ ucK. Q; 0 / -h ):;v.-.v & J, ~ ;Ii "9- 1::;/1.. t / J.- ( Ale 'v ~,..5 o/Z M;";- .Ii" ~ #1, '//C. l ZD Cv~5 (12ft) ) . -#7 L>CA.-#.:/V 0/ AI /.'1c0t.,q.-v-/s /?7vd r(). Cv/v/l.fL~~N w/L(' IS.. r~fL) ~ ~,;o c/yr., ,{A,J4"4v A Ho/Lt ch ,t;...; t"" LJ /-?LA-^" ~ 6&r;7' ; s Sv {, __ / #c/J . FPB-29 )5- 5/9 G. ENGINEERING DEPARTMENT Case No. .:rs.9:2-~S- 1. Drainaae a. Is the project site within a flood phin? YES. If so, state which FEHA Floodway Frequency Boundary 100 YP-Atz. , b. What is the location and description of existing on-site drainage facilities? S(.l~cE ~/..C/N"7T) ~g CUl,.vt:/Zr u~ PL...A ~ 'BoN f'T"A ~ c. Are they adequate to serve the project? 1-10. If not, explain briefly. StTJ;;: Ft.-OCDC. 'DvIUAl~ 100 "=",2 J::Ft:.E;i'fV~"'c.Y c;;~ 'R'EJZ. 1=EMA MAPS . d. What is the location and description of existing off-site drainage facilities? Rcg C.UI-VF2:r /J1.JOEfZ. f'Z..AZA S?..rITA c;o~'D mflGH "Dt'bCH14 O'2"J'c::. 71> c;...~r=-r-WA7EIL rei t"&:.e.. e. Are they adequate to serve the projeci? ,I..lo. If not, explain briefly. J::E,."A t:=1..C>Ol:>WAY 'RTYJNOAI2Y M,I,f' IN.Rc.A~~ ~"""~ 'AI 'TU,c::; A"~'" 1:>v/l:.J/.l~ A 100 YfA.i12. p~ ~~f4,1 2. TransDortation a. What roads provide primary access to the project? j!?oAlln,. 1&..~ AJ..t 1:> 1"t.A ZA t:V:,J...! IrA t!t>,A. 'D . b. What is the estimated number of one-way auto trips to be generated by the project (per day)? 7r>b AT7r c. What is the ADT and estimated level project completion? - Before A.D. T. ~UIT'A !I!'l>. - '~Sl,{;) f'U.'ZA Ekou Ion. 2%>. - 1Jt;!I4lDWIJ l.O.S. ~I""" t2b.- ~ 'fO." f'U...7A ~rr.a. IZD :'"'VNI'HOWI{ of servi ce before and after After &p./::li:k . u..r~pw)j Loc:. E. Ukla,......tbW.... If the A.D.T. or l.O.S. is unknown or not applicable, explain briefly. NO ...-r7A~/C. ~#ol7"!;. 1='0'< AAZA A,.".Lltr.a,. ~AI:> , d. Are the primary access roads adequate to serve the project? If not, explain briefly. 1Jo. 9o.JrTa. 1I2Z:>A1> ,Go AiDe.....!>>" DVB2 rAF'Ac.1rT. WPC g459P -14- Ys- 5'1' e. Case No. IS-&J::2-3S> Are there any intersections at or near the point that will result in an unacceptable Level of Service (LOS)?Y~. If so, identify: Location L.Ds. ,,~'!t. :O~:;:~;:1Z&4I.'P' Cumulative L.O.S. . _ "E. __~__Go___ o~ TP f'I2,o:rE?T' I ""F'L-4:M~T;IIcT1QJ . Is there any dedication required? YE:~, If so, please specify. AS !)F'EC.I":/~D /101. ~ ~ ./9<1::1 MEMo ~ WII..I..IJ>.M VI..I..tz./C.H(M4."''''.r> ~~IiJo,I~~ Te ~JIoCET'H L.e&. VIA CLIR= S....N-I'""'" (Ftt..E #"'Z(;-30B . Is there Iny street widening required? -r!E.~. . If so,please specify. SE;E O---~'=E _ ~, f. g. h. Are there any other street improvements required? Y12~. If so, please specify the general nature of the necessary improvements. ~E: ~Ft:>~SE T't> ~, 3. Soils a. Are there any anticipated adverse geotechnical conditions on the project site? tJo, b. If yes, specify these conditions. ^,/A. c. Is a soils report necess,ary? NO, 4. land Form a. QrIZ,top I:P What is the average uhl'al slope of the site? ;2it. ~pt..--- What is the maximum II1tlll'a1 slope of the site? ;loY. n> .301. b. 5. Noise. Are there any traffic-related noise levels impacting the site that are significant enough to justify that a noise anl1ysi~ be required of the app 1 i cant? YES. 6. Waste Generation WPC 9459P How much solid and liquid (sewage) waste will be generated by the proposed project per day? Sol id .2~ L.B .IDA)!' Liouid 3:;t;.. IC~ 1-~/"/r>AY '. r What is the location and size of existing sewer lines on or downstream from the site? ISH VGP At..o",~ EiIr~"" ~ L.ZTY' L.nJE IAlJD 1~"Vi:.p 1101 RAYA SoNInt. ~t>. Are they adequate to serve the proposed project? YEt? -15- YS-5'/9 Case No. :J:!; -q:J. - 35 7. Remarks Please identify and discuss any remaining potential aaverse impacts, mitigation lIIasures, or other issues, ~'-M' ~ City Engineer or Representibive ~/1' Icp.. Date I I . UDr tlACOD -,~- ~ I J~ 'ii" 1=- .- t -!. _ ~ l;j>:1 . -Ii ':... . .f.-;I = E-t'~ -.. J I" J.= . ~, .- ,- "'J!..,! i:::-.: := i- t .. uhf I! " l' .'S. . .j Ji I to; .. ,,; I';:: E! ... I~ i If ! xl I , .1 ..I II " . ... . .- -! 1I:!j =ljl; 1- i I _ '.i.a I". . ;:;E -,- fl. ....,::.. .. >4 I I 's Ii -.. =. 1i !:i -.. . . ... I .. -- _I =~ -.. I! - i' ; ,i .: :; iii ..: :.-1 xl ~ I I I I i f;f = ~~ E J Ii:' i ,:; i .. II , 1; ti . ,-- :: .i- . -.oo E i-j , i,'W . ,; .xl I I ~ ><J I I U I' ,. _ I.:'.. ii l ; ,h {1 " I ~,,, .' . ... -..t -I: ~ I i~; .J!t : i.! ,'--'" !.!.i ..1 i! i Ii! JH i1 a... II =c I. .. 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J' !~~"jj' .I!j ~~ t I"'''' i Jii!;:t.1 fU~ .. S~t:. j.J ~ ij1" , I!-.! · ~~ f ---:"u.! .!~ ! 'o;:::!i?:;Ji1i j ~.i'iijiljli~. " 0;.11" I.:~= -- ;, --, I ~-t I ".~ :Ji-~II JI- Ii ~ i( ! --- J.,o;:-r-i i - i .1 I · .-=- ..I-&~' U'5"; !i l.ill~!E:; ~i .. --... j -~~:r" .~tt.'; -= ....1-...-- - .. . ;~1 ,- j . !J~ii="'=: -,= j t .I~"I h i1"'!~- t ':. .f!I!r~~i liJ~ J 1..1t;. J..,1 If~Jii~; Iii: 1.!~iE ..!=,:: I~~i . 'II rj Ii, . t _ =-- e. _ w = . t='t:-= '" :: =!! I: _.!,~:._ ~t~ jrlPt11-H j::l:: .w..... .1. .: . .; .. ! :J; ..~ 1 I .. U - .!I.~ .... J.~ I:i -..- n - :: -. .... I t~ - -- ..... = --- .. "~r .... -.. r- .. I -~ = }i~ .11= -;! B =~ .- I.. J! I. J -.. .i1 - .. !f~ .. I ..J.... ,: =~ 1::i ..-e..i: -. ~'Z " l;i Ii ..".. J;I Ii.. -. I~=." I~L Ii u . li,= -,'''' , i III, 1 ,i! . " -I.- -d lIS . 1:... n.!: I' · p,f I~~ ~.. - .. ,} - ,Ji 'I .... =d . ,'5 ,..' ;; --==fj J ~UJ . Ii 'i.I;. SJ'! - . ! Ii J=J !.H !I'=... !i= -- .i.l-: ..... d -.. ... IIi j..~ =ip _~I I R -. j i:;h J:li .. ..., fr S~ 0;: in li-~i ,- J: -0;: .. .- .11-:: Ii ! .. .- .; .. .. z:_ ,.: .. .. R ! ... - - a ~ , - - III, Dete~ination (To be completed by the Lead Agency,) On the basis of this tnitial .valuation: I find that the proposed project COULD NOT have a significant tffect on the environment, and a NEGATIVE DECLARATION will be prep.red."",,[ ] I find that although the proposed project could have a significant .ffect on the tnvironment, there will not ,be a significant tffect in this cue bec.use the mitig.tion ..uures described on an attached sheet h.ve been added to the project. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED...................................................[ "-'.) I find the proposed project MAY h.ve . significant effect on the environment, .nd an ENVIRONMENTAL IMPACT REPORT is required..",...[ ] DJILU 2, I 9q L ~ fUA{ f1.M.M- (' . \J,u >>..v. Signature For ~ ~ IV. SUMMARY OF ISSUES List all signific.nt or potentially significant impacts identified in the Initi.l Study checklist form. YES MAYBE . The following discussion is associated with the Initial Study Checklist Form, 1. fitlh The project site is currently vacant with an average natural slope of 28% and a minimum natural slope of 55%. The plot plan indicated the app 1 icant' s proposal is to cut 740 cubi c yards of di rt and to export the same. The slope after cutting will be a ~ slope, The leveling of this site will be partially mitigated by the proposal to set the home back into the existing slope, creating the potential for erosion. However, with the inclusion of the proposed retaining wall in the rear of the property the erosion problem would be mitigated. The landscape architect is requiring a 2:1 slope in the rear of the property and grading plans showing the same are .required prior to the issuance of a grading permit, 2, Air Substantial deterioration of air quality from grading and construction woul d not occur, The project emi ss ions woul d mostly cons i st of dust from grading activities. Dust would have to be mitigated by implementing standard dust control methods such as watering the soil during grading operations, 3. Water The existing off-site drainage facil ities are adequate to serve the project. 4/5. Plant-Animal Life The site is covered with grassland vegetation and a California pepper tree exists on the site, No significant biological resources exist on the site. 6, Noise Grading operations will involve noise and standard limits on activities would be imposed (grading allowed weekdays 7:00 a.m. to 7:00 p.m.) 7. Licht and Glare The proposed project would not create additional light and glare. 8. Land Use As the land is vacant currently and will be developed if this project is approved there wi 11 be a substant ia 1 change from the present land use. However as the City's general plan designates development of this land for duplexes it is consistent with the plan and does not constitute a significant land use impact. -}- 9, Natural Resources There will be an incremental increase in the use of fossil fuels from equipment used in grading operations. 10, Risk of Uoset Grading activities would not include the use of explosives, other than the fuel use for construction equipment which must abide by all applicable health and safety requirements for safe handling. The State Office of Planning and Research list of hazardous waste sites for Chula Vista does not show this site to have hazardous wastes. The fact that this parcel has not previously been developed would also indicate that hazardous materials had not been used on the site. 11/12. Pooulation/HousinQ The construction of the duplex in an area planned for this type of housing will not alter the density of the population of the area. 13, Transoortation/Circulation The level of service in this area is currently "A" - the highest possible level of service, After this project is constructed the level of service will still be "AM. The City's requirement that each duplex unit have a two car garage should mitigate any potential on-street parking problems that could result from the additional units. 14, Public Services No public services would be significantly affected by the construction of two duplexes, 15, EnerQv An incremental demand on fossil fuels would occur with grading activities. 16, Thresholds The proposed project will comply with all thresholds. 17, Human Health The construction of two duplexes will not endanger human health. 18. Aesthetics The construction of the proposed project is planned so that it will not result in view blockages. 19, Recreation The construct i on of two dupl exes will not affect recreat i ona 1 opportunities. -2- 20, Cultural Resources Even though the site is within a developed area, the actual site is vacant. There is no i ndi cat i on that cultural resources exi st on the site, 21, Handatorv Findinas of Sianificance a, No impacts to biological or cultural resources would occur due to the proposed construction. b, No long-term goals for the site would be disadvantaged by the project, c. The project does not have the potent i al to produce cumul at i vely considerable effects. d. With implementation of standard health and safety grading requirements. No direct or indirect adverse effects on humans would occur. WPC 0325p , -3- ADDENDUM A MITIGATION MONITORING PROGRAM Bonita Retail IS-92-035 In compliance with AS 3180, this Mitigation Monitoring Program has been prepared to address the monitoring of implementation of those mitigation measures set forth in the Mitigated Negative Declaration pertaining to 15-92-035, the Bonita Retail project, AB 3180 requires monitoring of potentially significant and/or significant environmental impacts. The Mitigation Monitoring Program for the Bonita Retail project ensures adequate implementation of mitigation for the ,following potentially significant impacts: Visual Impacts land Use Impacts Hydrology/Drainage Impacts Water Use Impacts The Mitigation Compl iance Coordinator (MCC) shall be the City of Chula Vista Environmental Review Coordinator (ERe). The applicant shall be responsible for ensuring to the satisfaction of the ERC that all conditions of the Mitigation Monitoring Program have been met. Visual MitiQation The proposed project is associated with potentially impacts. Mitigation of potentially significant visual ensured through implementation of the following measures: significant visual impacts shall be 1. The project shall comply with all requirements of the Design Review Committee pertaining to issues including setbacks, landscaping, building type, lot coverage and any other issues addressed in the Des ign Revi ew Process. 2. Such measures shall be consistent with the City of Chula Vista General Plan Scenic Highways Policy. . land Use ImDacts The proposed project is associated with potentially significant land use impacts, Mitigation of potentially significant land use impacts shall be ensured through implementation of the following measures; 1. Thi s project enta il s rezoni ng and amendi ng the General Plan to mi t igate potentially significant impacts to land use. The project shall comply with all policies set forth in the Zoning Code, Section 19,36 pertaining to the Central Commercial Zone, in the General Plan land Use Element pertaining to the Retail Commercial designation: 2. The appl icant shall implement the General Plan Scenic Highways Pol icy according to the requirements of the Design Review Committee. Hvdroloav/Drainaae ImDacts The proposed project is hydrology/drainage impacts. hydrology/drainage impacts will associated with potentially significant Mitigation of the potentially significant be ensured through the following measures: 1. The applicant shall comply with all site preparation methods and building pad location requirements in a manner consistent with the City of Chula Vista Floodplain Ordinance. Water Use The proposed project is associated with potentially signi ficant water use impacts, Mitigation of potentially significant water impacts shall be ensured through implementation of the following measures: 1. The appl icant must participate in whatever water conservation or fee offset program the City of Chula Vi sta has in effect at the time of building permit issuance. 2. The applicant shall comply with any requirements to pay fees or make improvements to water supply facilities as required by the Sweetwater Authority, WPC 0309p -2- -- ADDENDUM B ADDENDUM TO NEGATIVE DECLARATION (IS 92-35) PROJECT NAME: Bonita Retail PROJECT LOCATION: Northwest corner of Plaza Bonita Road and Bonita Road ASSESSOR'S PARCEL NO. 570-170-42 PROJECT APPLICANT: Scott Robinson I. INTRODUCTION The environmental review procedures of the city of Chula vista allow the Environmental Review Coordinator to prepare an addendum to a Negative Declaration or Environmental Impact Report, if one of the following conditions is present: 1. The minor changes in the project design which have occurred since completion of the Final EIR or Negative Declaration have not created any new significant environmental impacts not previously addressed in the Final EIR or Negative Declaration; 2. Additional or refined environmental data available since completion of the Final EIR does not indicate any new significant environmental impacts not previously addressed in the Final EIR or Negative Declaration; and 3. Additional or refined information available since completion of the Final EIR or Negative Declaration regarding the potential environmental impacts of the project, or regarding the measures or alternatives available to mitigate potential environmental effects of the project, does not show that the project will have one or more significant impacts which were not previously addressed in the Final EIR or Negative Declaration. -2- This Addendum has been prepared in order to provide additional information and analysis concerning two project impacts: schools and traffic/circulation. As a result of this analysis, the basic conclusions of the Negative Declaration have not changed. The following analysis is to provide clarification, only. Therefore, in accordance with section 15164 of the CEQA Guidelines, the city has prepared the following Addendum to the Negative Declaration for the proposed Bonita Retail project (IS 92-35). II. DISCUSSION School Impacts School facilities and services for the proposed project are provided by the Chula vista Elementary School District and the Sweetwater Union High School District. The project is located in the Valley vista School attendance area for elementary schools and the Bonita vista Jr. and Sr. High school attendance areas for secondary education. The Elementary School District indicated that the Valley vista School attendance area is presently over capacity. section 65995 of the California Government Code authorizes school districts to collect fees from developers of both residential and non-residential projects to offset school facility impacts. School facility fees are $1.58 per square foot for residential development and $0.26 per square foot for commercial and industrial development. Both school districts collect their proportional allocation of these fees. For each square foot of commercial and industrial development, the Chula vista Elementary School District receives $0.12 and the High School District receives $0.14 to assist in financing school facilities. certain developments requiring legislative action (general plan amendments, rezones) within the school district's jurisdiction west of 1-805 can be required to annex to Community Facilities District #5, in lieu of the school fees outlined above. CFD #5 is a form of benefit assessment district established under the Mello-Roos Community Facilities Act to finance the construction of school facilities. -3- Comment letters were received from the Chula vista Elementary School District (March 19, 1992) and the Sweetwater union High School District (March 25, 1992). The High School District indicated that the proposed project would be required to pay state-mandated school fees to mitigate school impacts. The Elementary School District letter encouraged developer participation in CFD #5, in lieu of paying state-mandated fees. The proposed Bonita Retail project consists of 9,000 square feet of commercial development, thereby generating a total school facility fee to both districts of $2,340.00 (9,000 s.f. x $0.26 s. f. ) to offset student generation which may be generated by the proposed, non-residential project. The city of Chula vista Threshold/Standards Policy provides for an annual review of the impact of all projects, whether commercial or residential. This policy requires the City to "...annually provide the two school districts with a 12 to 15 month development forecast and request an evaluation of their ability to accommodate the forecast and continuing growth." In reply, the school districts provide the following information: 1. Amount of current capacity now used or committed; 2. Abili ty to absorb forecasted growth in affected facili ties; 3. Evaluation of funding and site availability for projected facilities; and 4. Other related information. The school districts utilize SANDAG's "school District Development Impact Fees: Relationship Between New Non- Residential Development and Student Enrollment" to estimate student generation for non-residential projects, such as the one proposed. The purpose of this report was to provide a basis for both school districts to collect developer fees for school faciliites on commercial and industrial development, as required by Assemby Bill 181 (1988). Although both school districts commented on the Initial Study, neither indicated that a specific number of students would be generated by the proposed project. Based on the availability of school facility fees mentioned above, and the present tax revenue value of residential projects reasonably assumed to annex to CFD #5, school impacts from the proposed, small-scale commercial project are deemed to be less than significant. -4- Traffic/Circulation According to the City's Traffic Engineer, the proposed project will not create an adverse traffic impact on the surrounding circulation system since the traffic generated by the project is 760 average daily trips (ADT). This ADT value produces approximately 21 vehicle trips during the AM peak hour and approximately 71 vehicle trips during the PM peak hour period. The principal street serving the project is Bonita Road in the east/west direction and Plaza Bonita Road in the north/south direction. The project is located on Bonita Road between Plaza Bonita Road and 1-805 where full acess interchange is provided. The existing ADT volume on Bonita Road is 43,600 and on Plaza Bonita Road the ADT is approximately 13,000 vehicles. Of the 706 daily trips generated by the proposed project, approximately 50 % are considered passerby trips. Thus the project is expected to produce approximately 350 new trips on the surrounding circulation network. This will amount to l/loth of 1 percent of the traffic presently on Bonita Road during the peak period of the day. The Growth Management Oversight commission reports to the City Council on the City's street system operations for conformance to the City's Growth Management Program. The standards require that the circulation system provide level of service C or better as measured by observed travel speed on all signalized arterial segments, except that during peak hours a level of service (LOS) D can occur for no more than any two hours of the day. Travel time surveys performed in 1992 reveal that Bonita Road in the vicinity of the proposed project conforms to the City's LOS threshold standard and is performing satisfactorily during peak periods of the day. Based on the foregoing traffic analysis, it is concluded that the proposed project will not create a significant, adverse traffic impact. In addition, street improvements, including the installation of a 4-foot raised median along the project frontage on Bonita Road, installation of a street light on Bonita Road, and dedication to provide 68 feet half right-of- way improvements on Bonita Road will ensure that traffic/circulation impacts are less than significant. M. DE MINIMIS FEE DETERMINATION (Chapter 1706, Statutes of 18g0 - AS 3158) ~ It is hereby found that this project involves no potential for any adverse tffect, tither tndividually or cumulatively on wildlife resources and that a .Certificate of fte Exemption' shall be prepared for this project, _ It ts hereby found that this project could potentially tmpact wildlife, individually or cUlllulatively and therefore fees in accordance with Section 711.4 (d) of the fish and CIIIIe Code shall be paid to the County Clerk. , ~u ItA. C ' L U.A.A_ft~ EnVlronmen 1 Revie~ Coordinator Date "l. JL , , -. THE CI7Y l HULA. VISTA PARTY DISCWSU. ~rATEMENT Statement of disclosure of certain o~ership interests, payments, or campaign contn'butions, ori all matters which will require discretionary action on the part of the Oty Council, Planrung Commission, and all other officiaJ bodies. The following information must be disclosed: 1. list the names of all persons having a financial interest in the contract, i.e" contractor, subcontractor, material supplier, f<~ 1(\<;,,,", VoriC" 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership, .<.r.<rr f(...j.", ~ (,V"'. Jr+l H Rcbtl\5.,^ 3. If any person identified pursuant to (1) above is non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No L If yes, please indicate person(s): 5. Please identify each and every person, including any agents, empl~yees, consultants or independent contractors who you have assigned to represent you before the City in this matter. c "" "I r""c . 'Co. " ~f>J ,-J, . R,.t( H R1)1T'6~, ~,^." M,L1'(~ 6. Have you and/or your officers or agents, in the aggregate, contn'buted more than $1,000 to a CounciJmember in the current or preceding election period? Yes _ No X If yes, state which CounciJmember(s): . Person is defined as: "Any individual, rum, co-partnership, joint venture, association, social club. fraternal organization, corpora/ion. estate, trust, receiver, syndicate, this and any other county, cily and country, city, municipality, district or other political subdivision, or an)' other group or combination acting as a unit.f/ (NOTE: Attach additional pages as necessary) ~ @J... 6J.,(Nv . Signature of contractor/applicant 12~r,.j f'J.'Il\<;"j'\ Print or type name of contractor/applicant [Revised, 11130190) Date: ? - )J -c,~ (A-J H.""DJSCLOSE.TXT]