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Home My WebLink AboutPlanning Comm Reports/1993/01/27 (8) city Planning Commission Agenda Item for Meeting of January 27, 1993 Page #1 3. PUBLIC HEARING: Conditional Use Permit PCC-93-15: Reauest to establish a aolf drivina ranae, battina and pi tchina caaes, and accessorv uses on Fifth Avenue north of "c" street - National Avenue Associates A. BACKGROUND 1. The applicant has submitted an application for a conditional use permit proposing the construction of a golf driving range, baseball batting cages and pitching cages, which will include accessory uses such as golf and pitching instruction, food and beverage sales and golf equipment sales. The project site is located on Fifth Avenue north of "c" street at the southeast quadrant of National city Boulevard (Broadway) and SR-54 (Attachment "A") . 2. An Initial study, IS-91-050(B), of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on June 23, 1992. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommends that the Mitigated Negative Declaration be adopted (Attachment "C"). 3. On January 11, 1993, the Design Review Committee voted 5- to-o to approve the project site design and architecture (DRC-93-17). 4. The following approvals are required for this project by the following bodies: A. Local Coastal Plan Amendment No. 11 - Planning Commission, city Council, Redevelopment Agency and Coastal commission. B. Conditional Use Permit PCC-93-18 commission and City Council. Planning C. Coastal Development Permit city council with notice of action to the Coastal Commission. B. RECOMMENDATION 1. Find that this project will have no environmental impacts and adopt the Negative issued on I5-91-050(B). significant Declaration 2. Adopt a motion recommending that the City Council approve PCC-93-15, subject to the conditions contained in the 3 _I city Planning commission Agenda Item for Meeting of January 27, 1993 Page #2 attached Draft City council Resolution based on the findings contained therein, and subject to the adoption of the required amendment to the Local Coastal Program (LCP Amendment No. 11) to allow subject use in the IL Zone as a conditional use. C. DISCUSSION 1- zoning and Land Use: Zone site IL North F-l South IL East IL/ML (N.C. ) West CH/CZ (N.C. ) 2. Existing site Characteristics: Land Use Vacant Floodway/Freeway Vacant Vacant/Industrial Motorcycle Repair The site is located on Fifth Avenue north of "C" Street at the southeast quadrant of National city Boulevard (Broadway) and SR-54, the South Bay Freeway. The property is triangular in shape, with about one third of the western portion of the site in the Sweetwater River's overflow channel. This channel flows in a north-to-south direction across the property. At present, the site contains mounded fill dirt which was placed there as part of a previously proposed project. Access to the site will be from the northerly extension of Fifth Avenue which is now under construction. 3. proposed Use: As already mentioned, the applicant is proposing to construct a golf driving range, baseball batting and pitching cages. The proposal also includes accessory uses such as golf and pitching instruction, food and beverage sales and golf equipment sales. Additional information is as follows: . The driving range, putting greens and sand traps are located on the northerly and easterly portions of the property and involve about four fifths of the developable portion of the site. The pro shop and batting and pitching cages are located on the southwestern portion of the site. . Parking for 86 vehicles is provided adjacent to the pro shop on the southwestern portion of the site. :\SBA YGOLF\9315PC.RPT ) - ~") city Planning commission Agenda Item for Meeting of January 27, 1993 Page #3 . Night lighting is proposed as the facility will operate in the evening. The Design Review Committee has required the light fixtures to be returned for detail design review and approval. Staff has included a condition of approval which requires the submission and approval of a lighting plan which will address the environmental impacts of the lighting. . A 60 foot high non-fabric ball screen will be placed along approximately 1280 feet of the northern property line flush to the east. In addition, a similar 25 foot high ball screen will be placed along the southern portion of the driving range area. Non-perching devices are conditioned to be attached to the tops of the screens and supports. . The hours of operation will not exceed 7:00 a.m. to 10:00 p.m. Monday through sunday. D. ANALYSIS The eighty-six parking spaces shown on the site plan are considered by staff to be sufficient. Although the City does not have a standard for this type of use, under County standards the ratio is one space for every three persons based on the total occupancy permitted by the Uniform Building Code. using a similar standard of one space per three persons plus one per employee, a minimum of 37 spaces would be required (76 tees + 8 batting cages + 2 pitching cages = 86/3 = 28.6 + 8 on shift = 36.66 (37). This results in a ratio of 0.98 spaces per tee/cage. The applicant has also submitted information showing parking ratios at comparable golf driving ranges and batting cage developments to support the proposed parking (Attachment "B") . The ratios range from a high of 1.41 spaces per tee/cage to a low of 0.79 spaces per tee/cage with an average of 1.13. The proposed project falls within this range. The visual, noise and lighting impacts of the project were addressed as part of the environmental evaluation, and are further discussed here as follows: . The areas which may be most affected by the project are the residential uses to the south of the project, across "C" Street. The main impact will be the view several of these homes have looking north across the Sweetwater River and toward downtown San Diego. The applicant is proposing a non-fabric golf ball screen at a maximum of :\SBA YGOLF\9315PC.RPT -? -:,. :) ) city Planning Commission Agenda Item for Meeting of January 27, 1993 Page #4 60 feet in height which will be transparent and supported by poles at 20 feet on-center. This screen is intended to keep golf balls from landing on SR-54. Because of the transparent nature of the material, staff does not consider this to be a significant issue. . Noise is not considered a problem because the closest residential area is about 700 feet to the south of the batting cages. In addition, there are intervening structures which should act as noise buffers. Even though a crack of the bat (the loudest noise that could occur) will be heard, it will be muffled by the separation, intervening buildings and the background noise generated by SR-54 and National City Boulevard. Consequently, no significant noise impacts are expect from project. . In the environmental analysis, lighting/glare was identified as one of the issues most likely to cause negative impacts. As a result, as part of this conditional approval, a lighting plan must be submitted for review and approval, and lighting is required to be either shielded or redirected in such a manner as not to allow glare from the project site to spillover the property line or otherwise negatively impact any nearby land use. In response to Staff's request for comments, the National City Planning Department stated that they have no objections to the proposed use. The proposed project at this location will not have significant environmental or land use impacts that cannot be mitigated. parking is adequate to meet the demand, and no excessive noise, dust or other environmental factors will adversely affect surrounding land uses other than glare which has been conditioned to be shielded or directed away from any neighboring uses and rights-of-way. In addition, if the lighting causes any negative impacts after installation, the planning Director has the option to require subsequent lighting studies to address and solve any problems. :\SBA YGOLF\9315PC.RYI' >? I ~) L OF i 11 SAN DIEGO I I. : . II J II, II I : w ::) z w > <I ~~~ . J'I,.OOD '-#AANa..- ::- .....:::: . ~__.r-J ~ :1 I ,L _____=_ :r-i r--j .,,, I I! , I; : !! , II J' --- r __T--'\..__r--1..__, I I ~_~______J"-..J ...J <I Z o ~ <I Z , I l--1 I , L.__. .' 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J ./1 . . . = , ~ i -: I , z 0 ;: .. > w .... - w w c 0; ~ ; i ; z 0 ;: .. > w .... z w 0 .. ;: z .. 0 > a: w ... .... w w 0 0; z o ;: .. > w .... w a: .. w a: I , --- --- z o ;: .. > w .... w w c 0; , U=___ --_..--...__..__...._--,_.~-_.._-----------.. /~ ^ _~ -/1- GOLF DRIVING RANGE PARKING SURVEY LOCATION NO. OF TEES NO. OF PARKING SPACES SPACES/ TEE Mission Bay 38 30 .79 San Diego EI Taro GC 85 94 1.05 EI Toro, CA Big Tee 75 106 1.41 Buena Vista Rancho San 81 90 1.11 Joaquin Irvine, CA Ontario Golf 100 123 1.23 Center Ontario, CA Fremont Park GC 35 42 1.2 Fremont, CA Average 69 81 1.13 South Bay GC* 81 93 1.14 *These driving ranges have additional attractions such as Batting Cages, Minature Golf, etc. Attachment UB" . ~ I) THE CIn _.<" CHUL4. VISTA PARTY DISCLOS".m STATEMENT Statement of disclosure of certain ownership interests, payments, or campaign contributions, on all matters which will require discretionary action on the part of the City Council, Planning Commission, and all other official bodies. The following information must be disclosed: 1. List the names of all persons having subcontractor, material supplier. NATIONAL AVENUE ASSOCIATES, a METROPOLITAN SHOPPING SQUARE, ROBERT PENNER, M.D. a financial interest in the contract, i.e., contractor, General Partnership LTD r:;OT.P rRN'I'RRS 01" AMERICA. INC.. n r~';r~rni~ ~nrpnr~rinn 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. William P. Kruer, General Partner See Attached for Metropolitan George T. Kruer, General Partner Shopping Square, Ltd. and Mathew R. Loonin, General Partner Golf Centers of Amprir.A Tnr Jerald A. Alford, General Partner 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. None 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, employees, consultants or independent contractors who you have assigned to represent you before the City in this matter. None 6. Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Council member in the current or preceding election period? Yes _ No...lL If yes, state which Councilmember(s ): ~ is defined as: "Any indi.'idual, firm, co-pannersllip, joint venture, association, social club, fraternal organization, corporation, es/tIf[', trust, reccb'cr, s)'ndicflIe, ,IIis and any other COUlJty. city and counfT)~ city, municipality, district or oTher polilical subdil';siou, vr any other group or cambi/tntion acting as a unit." ("aTE: Attach additional pages as necessary) Si~(lL~ D:lte: -1' / ( I / q z- , / - 1.\.: I".IDISCLOSE.TXTJ JERALD A. ALFORD Print or type name of contractor/applicant jRc\'i!>ed: } Ll,o..'Jol :7 /I! - ATTAC1I!1ENT TO DISCLOSURE STATD-lENT FOR NATIONAL AVENUE ASSOCIATES APPLICATION I I . l . I I I INDIVIDUALS OWNING PARTNERSHIP INTEREST IN ~lETROPOLITAN SHOPPING SQUARE, LTD. ** l ,. i - General Partner Charles G. Kerch Limited Partners Tom Hurlbert Gilbert Jacobs Jerry Stadt~ller Patricia Stadtmiller Joe Hayward Charles Borderdine Paul Borderdine Trust Trust Services of America in Trust for Jerry Stadtmiller Catherine Kerch Smith Margaret Brydegaard Ai Stadtmiller Trust **Information furnished by Charles G. Kerch STOCK OWNERSHIP OF GOLF CENTERS OF AMERICA~ INC. Larry K. White Selleck Properties, Donald A. Weber 45% Inc. 45% 10% j n mitigated negative declaration PROJECT NAME: Fifth Avenue Golf Range/Sports Center PROJECT LOCATION: Southeast corner Broadway/SR-54, north of .C. Street, in the northern portion of the City qf Chula Vista, California ASSESSOR'S PARCEL NO. 562-364-02 PROJECT APPLICANT: National Avenue Associates CASE NO: IS-9l-50 (B) DATE: June 23, 1992 A. Proiect Settinq The project site is vacant, and has received surcharge soils as allowed by current Coastal Development Permits. The Historic Sweetwater River Channel cuts across the western portion of the site. The new human-made channel of the Sweetwater River is adjacent to the site's northern boundary. B. Proiect Description The project proposes to develop a golf driving range, putting and chipping practice areas, batting cage, and proposes to provide golf and pitching instruction. A 100-foot buffer is included per Local Coastal Program requirements adjacent to the west side of the site to be developed, and east of the onsite.wetlands associated with the historic Sweetwater River channel. C. Compatibility with Zoninq and Plans The site is designated by the General Plan as Research and Limited Industrial, with a portion located within the Local Coastal Program area. The proposed use wH 1 requi re a Local Coastal Program Amendment, and a Ci ty Cand; t i anal Use Perm; t a Tin: i 'Hh:lstri a 1 aR8 '.:at?eABYSe tHifS, are yses al1e~:ea ".:ithifl this elesi~Aati8", aRB aijtstftstive aR8 iJeat sales aR8 ser\iees all. alle"n"ea \dth a (sluliti8Ral ~3e Pellt1it. Additionally, the Loca I Coastal Program Speci fi c Pl an states in the Coastal Development Permit Procedures section that where a public accessway, or oPen space or conservat i on restri ct i on on land is requi red by the Local Coastal Program (as is required by the local Coastal program buffer design standards) each applicant for a Coastal Development Permit .shall record one of the following legal documents as specified in the conditions of approval: 1. Irrevocable Offer of Dedication The appl icant shall submit a prel iminary title report and record an irrevocable offer to dedicate the access, open space, or conservation easement or to convey such interest in property in fee the accessway, city of chula vista planning department environmental review section Attachment "C' ~{~ -.- ..~~~ ,{' CTTY Of .3- / . CHUlA VISTA 0'11 ABC ~~M~ D -' E ~ F 169 r="-""'~~;g '~~~I'\:.!.,J~~;>" c)" '{;5~(~\~;.~Fi.,,:;,'~~R..:" .~, ...... ',~ ~ '1:~~~-fi'liru~-~'~ "~~~-;:?~ i;/I~~"5"t.~\ 1~. 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" .U..,~ . :!:~~ -: \\1.----r-%---\1~~ --, ;,,$,}.. ~:.'.D ~'i:'~I;';.-:-'~::": ~t"~~;:~;'f':F~~:~i 1\' I"',~ .....0<' ~\,,,, ~1i ~\., ~~L.L -- ~.' . ~"'~.'~ 7 ~~. 6 ~'~"':\: \\\. 'j :.: _ .' -~ ~ ~ ~~'."~ }}J~~ .~~~'~ :\;'~~--~1f ~ 6 (:~,'~~. \~ - I . 1- }"' tc.:tjl(lf.. ~ ~ ~~ ,...~ ~ .l.. ~\~ t~ ' '.: . 1 .... . I 11\ ""~ . ~, " ~ ....1 u .. ~ "\; \ A, B, C DEI F - VICINITY MAP :J . / {: -~.-.,,-"._- .4..... ;::;~;~,.:;-~'~~~-~ '. - ., .,' . ~"'-~. -~.' '....(-./ ' ::--..: '.. ,ft -- . . "r:~)iFiF~- . .J{ . . . " :' . . .'/ '.f)' ,'.... ~. _... .._-... .-. -_"_ ._ .u__..__ _. ,-' ..-.- Elu] r. 'I'. mr. H 1 !Ijiiil , lo!!I'11 !!\Iii ri!I'J;1 if!!I; ,.d,,! j .'Ii r I II'f '/'''!' ! i" 'I! j'!ii.j; r !"p, ',- . IJ;.J' ,!;1'! ! j)' I iiillii: ji!I,li .1'1. ~.IR e~ 11!IJI"II hI' ,lilli' !III' rill ,'!1 i'h .al,"lIo !. 1;1 f1~f f litll'l I!! I 11'1 H H!l Hi! J 11 ,,,Or I " ! ,'! I 'I'!' I!' j ,[ I .1p j'! II' . 1I!1 I!i I'" . !I IN Ii ~0~ ~:.,,: tri[f,firjf(fllf. ilfl !IIII'!ii! f "i I'II,I! ,'/..J.I. 1!1!!,' ltl'f.ll' ,"'IIIIII! ,/itl '. II I' f 1;'1, I , I f fli I fl, !J1M'j ,I "11""1 I ,/ '!I' f!!'j: II II;!,"II }jlli/ ,; I'fl'/Illt/ 1'1' < .~ Er1i~~ .--. ~ NA nONA'" CJTY BOt.. .' . \ I s~ . .lW~rE.q . ~.- . j" . " . r . !': " , o " o . m ~ /: (f ii; J i'.I"n;~ .- /1 il!'tJ'r't 1J1IJ'~ I II' li"lll'd J" I, ,,/1 I ' I I. I Ii f 1 I!,' : I :" 1 ,... ....1 1:1 1 il/lllll II'J' r II I 3/1 -2- as described in the permit conditions, free of prior liens or encumbrances, except for tax liens. This offer can be accepted within 21 years by a non-profit organization or governmental agency subject to approval by the executive director of the Coastal Commi ss i on. Unt il th is offer is accepted or unt il the landowner allows, the publ ic has no right to use the accessway, provided that the landowner shall not interfere with establ i shed exi st i ng publ i c use. 2. Outright Grant of Fee Interest or Easement If the project is important in and of itself for public access, open space, or conservation needs, and the si ze and scope the proposed development is such that an out-right conveyance interest is appropriate, or there is an accepting agency approved by the Executive Director of the Coastal Commission available to accept the easement of fee interest, it can be required prior to issuance of the permit. Until such a grant is accepted or until the landowner allows, the public has no right to use the accessway, provided that the 1 andowner shall not interfere with establ i shed exi st i ng public use. The applicant has proposed to grant an easement to the City over the IOO-foot buffer area. The purpose of the easement would be for the protection of the wetland resources as required by the Local Coastal Program. The easement would also make land available for the City's Greenbelt, as shown on the General Plan. The Greenbelt area coincides with the buffer requirements of the Local Coastal Program. The app 1 i cant is also reservi ng the right to use a port i on of the buffer area for support i ng structures, i ncl udi ng approaches, for a bri dge connect i ng Broadway with the project site. A bridge is not proposed as part of this project. Additionally, the applicant reserves the right to use the wetland and/or buffer area for biological mitigation projects. This use, protection of resources, is also considered consistent with the wetland and buffer protection. D. Compliance with the Threshold/Standards Policv 1. Fire/EMS The Threshold/Standards Policy requires that fire and medical 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 mile away and would be associated with a 3 minute response time. The proposed project will comply with this Threshold Policy. q, I,) -3- 2. Police The Threshold/Standards Policy requires that police units must respond to 84% of Priority 1 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% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Pri ori ty 2 calls of 7 mi nutes or 1 ess. The proposed project will comply with this Threshold Policy. 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) .0" may occur during the peak two hours of the day at signal ized 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 weekday peak hour. Intersect ions of arteri a 1 s wi th freeway ramps are exempted from thi s policy. The proposed project will comply with this Threshold Policy. The applicant will be required to pay standard signal fees to the City. 4. Parks/Recreation The Threshold/Standards Pol icy for Parks and Recreat i on is 3 acres/l,OOO popul at i on for projects east of I-80S. The Threshold Standard policy is not applicable to this project site. 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 Plan(s) and City Engineering Standards. The proposed project was preliminarily reviewed by the City's Engineering Department, and no drainage problems were noted. However, the final grading and dra i nage plans wi 11 be revi ewed by the Engi neeri ng Department for conformance with City standards. 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 Plan(s) and City Engineering Standards. The project construction plans, including infrastructure, will be reviewed by the City Engineering Department for conformance with these appropriate pl ans and standards. ;; /9- -4- 7. Water The Threshold/Standards Pol icy requires that adequate storage, treatment, and transmi ss i on faci 1 it i es 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 has already begun coordi nat i on for water infrastructure plans wi th Sweetwater Authority, who supplies water in this area. E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed project could have one or more significant environmental effects. Specific mitigation measures are required to reduce these effects to a level of less than significant. The project now avoids or mitigates the potentially significant envi ronmenta 1 effects previ ous ly i dent ifi ed, and the preparation of an Environmental Impact Report will not be required. This Mitigated Negative Decl arat i on has been prepared in accordance with Section 15070 of the State CEQA Guidelines. Specific mitigation measures have also been set forth in the Mitigation Monitoring Program which is attached as Addendum "Alia The fo 11 owi ng impacts have been determi ned to be potentially s igni fi cant 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 projects follows. I. Earth - Soil erosion and liquefaction could occur at the site during construction and after development. 2. Air The significant emissions. project woul d air qual ity incrementally contribute to regionally impacts from. project traffic vehicle 3. Water Water consumption demand on water resource. at the site woul d incrementally contri bute to the resources, a regionally significantly impacted 4. Plant and Animal Life Significant sedimentation could occur to the adjacent wetland during and following development activities. 5. Liqht and Glare Li ght i ng of outdoor recreat i ona 1 areas such as thi s project, coul d intrude into nearby residential areas. -1) ~ ')-1' ~. -5- 6. Aesthetics Potential view blockage from residences on the hill to the south of the site could occur because of the 30-foot high golf ball protective fence. F. Mitiqation necessarv to avoid siqnificant effects Specific project mitigation measures are required to reduce potentiaily significant environmental impacts identified in the initial study for this project to a level of less than significant. These mitigation measures have been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program (Addendum "A"). 1. Earth - liquefaction and soil erosion impacts can be mitigated to a level of less than significant by updating the current soils/geotechnical report (Woodward-Clyde Consultants) and by implementation of the measures contained in this updated report. 2. Air - Incremental air quality impacts can be mitigated to a level of 1 ess than sign i fi cant by adherence to future rel evant transportation management programs required by the City of Chula Vista or APCD. 3. Water Incremental impacts to water supply can be mitigated to a level of less than significant by adherence to any water offset program Chula Vista has in place at time of building permit issuance, and water conservat ion requ i rements imposed by the water di stri ct. The appl icant must obtain a service availabil ity letter from Sweetwater Authority prior to issuance of the grading permits. 4. Plant and Animal Life Sedimentation impacts can be mitigated to a level of less than significant by inclusion of a drainage swale/detention basin within the buffer area; or by construction of a silt fence located between construction and the drainage ditch and/or the Sweetwater River. 5. Liqht and Glare " Lighting on the south side of the site facing the residences, must be reviewed by the City's design review process to ensure that nuisance lighting is not permitted. lighting maybe required to be shielded and redirected downward (at least to a 45 degree angle) to eliminate direct lighting toward any residences. 6. Aesthetics The golf ball protective fence on the north side of the site must be transparent such as chain link fencing or other "see-through" material. ?, } I -6- G. FindinQs of InsiQnificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental 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 cOl1l11unity, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. With mitigation measures implemented, potential biological resources would be protected, and any impacts avoided. Additionally, the project would not affect any examples of the. major periods of California history or prehistory. 2. The project has the potential to achieve short-tenn environmental goals to the disadvantage of long-tenn environmental goals. No long-term envi ronmenta 1 goals, such as agri cultura 1 product i on, natural resource habi tat preservat i on or mi nera 1 extraction woul d be disadvantaged by the project. Additionally, with standard City-required building measures, and mitigation measures, the project would be consistent with the City's Threshold Policy. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental 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. Cumul at i ve impacts associ ated with the project are contri but i on to degradat i on of air quality, consumpt i on of energy and water resources, and contribution to future traffic congestion and signal warrants in the project vicinity. With implementation of standard building requirements and mitigation measures, the project contribution to these impacts would be reduced to a level of less than significant. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. With implementation of standard building requirements, no indirect adverse effects would occur to human beings. :( .~ ~+ -) -7- H. Consultation 1. Individuals and OY'Qanizations 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 Shauna Stokes, Parks and Recreation Department Lyle Haynes, Community Development Department Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: Jerald A. Alford National Avenue Associates 2445 Fifth Avenue, Ste. 400 San Diego, CA 92101-1692 2. Documents City of Chula Vista General Plan - 2010 City of Chula Vista Local Coastal Program City of Chula Vista Municipal Code, Title 19, Zoning Office of Planning and Research Hazardous Materials List "Geotechnical Investigation, National Avenue Associates Site", Woodward Clyde Consultants, Dec. 6, 1985 Noise Impact Study, "Town Centre Industrial Complex", Giroux and Associates, August 19, 1991 3. Initial Study This environmental determination is based on the attached' Initial Study, any comments received on the Ini t i a 1 Study and any comments recei ved duri ng the publ i c review peri od for the Negat ive 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. 7 :,<3 .1 -8- 4. PreDarer The preparer of the Initial Study and Mitigated Negative Declaration is Diana Richardson, Community Development Department, City of Chula Vista, with input from City staff and subconsultants. EN 6 (Rev. 12/90) WPC 4968H j] il ADDENDUM "A" Mitigation Monitoring Program IS-91-50 (B) This Mitigation Monitoring Program is prepared for the National Avenue Associates' Fifth Avenue Golf Range/Sports Center project. The legislation requires public agencies to ensure that adequate mitigation measures are implemented and monitored on Mitigated Negative Declarations, such as IS-91-50(B). AB 3180 requires monitoring of potentially significant and/or significant envi ronmental impacts. The mit igat i on monitoring program for thi s project ensures adequate implementation of mitigation for the following potentially significant impacts: soil erosion, liquefaction, air quality, water, plant and animal life, light and glare, and aesthetics. Due to the nature of the environmental issues identified, the Mitigation Compl iance Coordinator (MCC), shall be the Environmental Review Coordinator (ERC) for the City of Chul a Vi sta. It shall be the respons i bil ity of the applicant to ensure that the conditions of the Mitigation Monitoring Program are met to the sat i sfact i on of the ERC. Comp 1 i ance with the mi t i gat i on measures specified in Mitigated Negative Declaration No. IS-91-50(B) shall be provided to the ERC prior to the issuance of any permits by the City of Chula Vista. The ERC will thus provide the ultimate verification that the mitigation measures have been accomplished. WPC 4969H J. L':,' MITIGATION MONITORING AND REPORTING CHECKLIST PROJECT NAME: Fifth Avenue Golf Range/Sports Center IS NO.: 91-50(8) ------------------------------------------------------------------------------- Issue Area Earth Mitiqation Measure Update current soil s/geotechnical report (WCC), and implement updated requirements of report which will be consistent with City Grading Ordinance. Proiect Phase (Proiect Desiqn; Construction; Post Construction) Design and Construction Responsible Party or Aqency Engineering Department Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- Issue Area Air Mitiqation Measure Adherence to future relevant TDM programs required by City. Proiect Phase (Proiect Desiqn; Construction; Post Construction) Post Construction Responsible Party or Aqency Planning Department Verification of Completion Person: Date: Comments: ----------------------------------------------------,--------------------------- -1- :;:, ) L .-' Issue Area Water Mitiqation Measure Adherence to any water offset program City has in place at time of building permit issuance, and to any conservation requirements of water district. Also, service availability letter from water district submitted to City prior to issuance of grading permits. Proiect Phase (Proiect Desiqn: Construction: Post Construction) Issuance of building permits; issuance of grading permits Responsible Partv or Aqencv Planning/Building and Housing Department; Engineering Department Verification of Completion Person: Date Comments: ------------------------------------------------------------------------------- Issue Area Plant/Animal Life Mitiqation Measure Inclusion of a drainage swale/detention basin or silt fence in IOO-foot buffer area. Proiect Phase (Proiect Desiqn: Construction: Post Construction) Design and Construction Responsible Party or Aqencv Engineering Department . Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- -2- ~ ;1 Issue Area Light and Glare Mitiqation Measure Review of lighting design by Design Review; performance standard - lighting to be shielded and directed downward (at least 45 degree angle). Project Phase (Project Desiqn: Construction: Post Construction) Design and Construction Responsible Partv or Aqencv Planning/Building and Housing Department Verification of Completion Person: Date: Comments: ------------------------------------------------------------------------------- Issue Area Aesthetics Mitiqation Measure Golf ball protective fence must be transparent, such as chain link. Project Phase (Project Desiqn: Construction: Post Construction) Design and Construction Responsible Party or Aqencv Planning/Building and Housing Department Verification of Completion Person: Date: Comments: WPC 4971H -3- .-).). r; STATE OF CALIFORNIA PETE WilSON, Governor -.----.-- ---~---_._-----_._.- GOVERNOR'S OFFICE OF PLANNING AND RESEARCH 1400 TENTH STREET SACRAMENTO, CA 95814 '. Aug 21, 1992 DIANA RICHARDSON CITY OF CHULA VISTA REDEVLOFMENT AGENCY 276 FOURTH AVENUE CHULA VISTA, CA 91910 Subject: FIFTH AVENUE GOLF RANGE/SPORTS CENTER SCH # 92071059 Dear DIANA RICHARDSON: The State Clearinghouse submitted the above named environmental document to selected state agencies for review. The review period is closed and none of the state agencies have comments. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please call Tom Loftus at (916) 445-0613 if you have any questions regarding the environmental review process. When contacting the Clearinghouse in this matter, please use the eight-digit State Clearinghouse number so that we may respond promptly. Sincerely, ~ Christine Kinne Acting Deputy Director, Permit Assistance - J'. (} :) . O/l-U;;'......L FOR OFFICE USE INITIAL STUDY ** Case Plo. .2;5-9/-S"o(. Fee Receipt N . Date Rec'd Accepted by Proj ect No. /"79 _ 'J...?< /'J &;J-;/ ~ City of Chula Vista Application Form ** This. is a supplement to IS.-91-50._; A. BACKGROUND ~r ~p 85 1. PROJ ECT TITLE Fi fth Avenue Golf Range/Sports Center 2. PROJECT LOCATION (Street address or description) SEC Broadway & SR-54 (Between Broadway and 5th Ave., SR-54 & CSt.) Assessors Book, Page & Parcel No. 56236402, 56.::{-J..:;>y_();;), 3. BRIEF PROJECT DESCRIPTION Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction, 4. delicatessan with on premises beer & wine sales. Name of Applicant National Avenue Associates Address 2445 Fifth Ave., Suite 400 State CA 5. Name of Pre parer/Agent Jerald A. Alford Address Same as applicant City State Relation to Applicant Partner Phone (619) 231-3637 Zip 92101-1692 City San Diego Phone Zip 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: General Plan Revision --- Rezoning/Prezoning --- Precise Plan --- Specific Plan --- Condo Use Permit --- Vari ance KDesign Review Committee Public Project --- Tentative 'Subd. Map' --- Annexation ~ Grading Permit --- Design Review Board --- Tentative Parcel Map ~ Redevelopment Agency = Site Plan & Arch. Review 'X Special Use Permit l Other CA<lsl>'L (jJL.~/r- b. Enclosures or documents (as required by the Environmental Review Coordi nator). These are on file with IS-91-50 >( Location Map Arch. Elevations Eng. Geology Report ~ Grading Plan --- Landscape Plans --- Hydrological Study -X Site Plan --- Photos of Site & X Biological StudY-LEn-...:tZ. Parcel Map --- Setting --- Archaeological Survey --- Precise Plan Tentative Subd. Map. --- Noise Assessment --- Specific Plan --- Improvement Plans --- Traffic Impact Report --- Other Agency Permit or ')( Soils Report Other --- Approvals Required j"2,Z : -,\ i - - 2 - B. PROPOSED PROJECT 1. Land Area: sq. footage If land area to be dEdicated, state or acreage 12.9" Acres (9.I.Net) acreage and purpose. None 2. Complete this section if project is residential. a. Type development: Single family Multi family Townhouse b. Number of structures and heights Two family Condominium c. Number of Uni ts: 3 bedrooms 1 bedroom 4 bedrooms 2 bedrooms Tota'l uni ts d. ~ross density (DU/total acres) e. Net density (DU/total acres minus any dedication) f. Estimated project population g. Estimated sale or rental price range h. Square footage of f1 oor area (s) i. Percent of lot coverage by buildings or structures j. Number of on-site parking spaces to be pro vi ded k. Percent of site in road and paved surface - 3. Complete this section if project is commercial or industrial. a. Type( s) of 1 and Use Industrial _ General b.. Floor area :!: n.OOO S.F. Height of structure(s) 2{)'-25' c. Type of construction used in.the structure Standard, Type V, 1 hour. To be used for golf equipment sales, delicatessan, etc. d. Describe major access points to the structures and the ori entati on to adjoini ng properti es and streets 5 th Avenue north from "e" Street (to be constructed) e. Number of on-site parking spaces provided AODrOX. 113 f. Estimated number of employees per shift n , Number of shifts ? Total J? g. Estimated number of customers (per day) and basis of estimate A rox. 600 max. (see attached "Golf Center Traffic Impact" schedUle) 331 -) ". - 3 - h. Estimated range of service area and basis of estimate 10 r1iles i. Type/extent of operati ons not in enclosed buil di ngs Go If practi ce, h.tting pitrhing j. Hours of operation Normal business hours are 7A/1 to 10 PM k. Type of exterior lighting Wall mounted mercury vapor 4. If project is other than residential, Commercial or industrial complete this section. a. Type of project b. Type of fad 1 iti es provi ded c. Square feet of ~nclosed'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 C. PROJECT CHARACTERISTICS 1. If the project could result in the direct emission of any air POllutants, (hydrocarbons, sulfur, dust, etc.) identify them. Vehicle emissions; any stationary sources will be required to comply with all Federal and Local Regulations. 2. -- Is any type of grading'or excavation of the property anticipated Yes (If yes, complete the following:) a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? Removal of existing surcharge _ "pprox. 115,000 C. Y. b. How many cubic yards of fill will be placed? N/A c. How much area (sq. ft. or acres) will be graded? d. What will be the Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill 4- -9.1 Acres N/A N/A N/A N/A ~. ,:.5) ") . . -, -\ , .' - 4 - 3. Describe all energy consuming devices which are part of the proposed prOject and the type of energy used (air conditioning, electrical appliance, heating equipment, etc.) Air conditioning, machinery, office equipment, lighting 4. Indicate the amount of natural open space that is part of the project .,. (sq. ft. or acres) _ 4 acres 5. If the project will result in any employment Opportunities describe the nature and type of these jobs. Sales,of equipment, instruction in 11 skills, rounds maintenance 6. Will highly flammable or potentially explosive materials or substances be used or stored within the project site? No comply with all Federal and Local Regulations. How many estimated automobile tripsj per day"wi]] be generated by the proje~t? Approx. 600 max. (see .g.) 7. 8. 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 limited to the fOllowing: net! streets; street widening; extension of'gas, electric, and sewer lines; cut and fill slopes; and pedestrian and bicycle facilities. Construction of 5th Avenue north of "r." Sr"~~r (.~~ 'ppHrorinn pr-7QO) D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. Geology Has a geology study been conducted on the property? No (If yes, please attach) -- Has a Soils Report on the project site been made? IIf yes, please attach) Yes 2. Hydro logy . , Are any of the fOllin'ling features present on or adjacent to the site? Yes (If Yes, please explain in detail.) a. Is there any surface evidence of a shallo~ ground water table? Yes. In Sweetwater River Channel b. Are there any watercourses or drainage improvements on or adjacent to the site? Yes. Historic Sweetwater River Channel j, ., :.~ /) ')' - 5 - c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? See 2.e. below d. Could drainage from the site cause erosion or siltation to adjacent areas? No. Slopes will be landscaDed and silt fences will be ~nstalled during construction. e. Describe all drainage facilities to be provided and their location. On site drainage to existin storm drain sYstem flowing to r~OOQ control channel after passing through 3. Noise on-site de-grease and de-silting traps. a. Will there be any noise generated from the proposed project site or from points of access which may impact the surrounding or adjacent land uses? No 4. Biology a. Is the project site in a natural or partially natural state? Yes. The area within 100' of Sweetwater River Channel on west boundary b. Indicate type, size and quantity of trees on the site and f/hich (if any) will be removed by the project. None 5. Past Use of the Land a. Are there any known historical resources located on or near the project site? None known b. Have there been any hazardous materials disposed of or stored on or near the project site? None known 6. CUrrent Land Use a. Describe all structures and land Uses currently existing on the project site. Vacant land ./'.3'/ -, --'\ ,! - 6 - b. Describe all structures and land uses currently existing on adjacent property. North SR-54 Freeway and Sweetwater Flood Control Channel South Vacant land and industrial uses East Truss manufacturing & lumber staging vard West Broadway and 35th Street (National Cit ) industrial _ark 7. Social a. Are there any residents on site? (If so, how many?) b. Are there any current employment opportunities on site? (If so, how many and what type?) No Please provide any other information which could expedite the evaluation of t e propose proJect. No It is intended that this development will include small business incubator space, warehousing, showroom retail of large goods, and other uses consistent with this type of business park enjoying exposure to Freeway SR-54 ~-; / :" j - 7 - E. CERTIFICATION l)' LD.. A. ALF00 ~ ' /t~~ r" _ . ~/owner In escro '" ~ I, Consu1tant Dr 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 and its setting have been included in Parts B, C and D of this app1ication for an Initial Study of Possible environmental impact and any enclosures for attachments thereto. DATE: *If acting for a corporation, include capacity and company name. -,) (- .:) ~ ) GOLF CENTER TRAFFIC IMPACT In an attempt to determine the traffic impact of developing a Golf Practice Facility, Golf Centers of America has sought public and private studies and research on existing facilities in California and Nevada. The company is also currently conducting a traffic study in Ontario, California at 4th Avenue, Inland Empire Road, Archibald and Vineyard. The following data summarizes the results. 1. EI Toro Driving Range Cherry and Geronimo EI Toro, CA 85 Tees 18 Hole Executive Golf Course Full Facilities ADT Parking Lot Entry: Golf Course 213 Driving Range 387 Total 600 2. Fremont Park Golf Center Stevenson Blvd. Fremont, CA 35 Tees Full Facilities ADT 261 3. Ontario Golf Center Inland Empire Blvd. Ontario, CA 100 Tees 26 Batting Cages Arcade ADT Projected 530 4. Saddleback College Golf Center Mission Viejo, CA 80 Tees Full Facilities ADT Pi-ojected 440 '- ~ .". 1\ ~) ,,'I I e==l~c.",m= p-OI'_....... 5, ::, L_ CITY DATA Case No...T.s--9/-<SD(g) F. PLANNING DEPARTMENT 1. Current Zoninq on site: North South East West \L'. L",df~ J:'v..dusfnJ \ L j r- - 1: F lo,x!.,,," 1 ILj i<-3,Apt- Rf<,.,j,.v.+'r.I,R-I;S'~ql~-rCi"",kf IL .)..\'1r!.1..;S'J<loJ (h)(L-\i""c>...\ ('~-h.j ) i0itl 0.. Spu-<aJ Use.. 2. Does the project conform to the current zoning? -p,."""t- General Plan land use designation on site: North South East West Is the project \< LA ."r(S 0- Is the project area designated for conservation or open space or adjacent to an area so designated? Yes Is the project located adjacent to any scenic routes? tJo (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 Pro iect School Permanent CaDacitv Temporary CaDacitv Current Enro 11 ment Elementary ~/A Jr. High Sr. High 4. Remarks: fJMwJ>>'~,.J Director of Planning or Representative -I1J cJ.,11/Q12- Date /. /)3 ). - WPC 9459P -13- YS - S 3 Y G. ENGINEERING DEPARTMENT Case No. ::r-S - 9/- 5 D 1. Dra i naae I. Is the project site within a flood plain? ~J:S If so, state which FEMA Floodway Frequency Boundary /00 - )-'EA~ Fuo[) flouND~~Y b. What is the location and description of existing on-site drainage facilities? Sw~-rwA7t.1f R,vl./f. CIIANNc.L c. Are they adequate to serve the project? }'~$ If not, explain briefly. d. What is the location and description of existing off-site draina~e facilities? Swu.1I..JA1l1' ~'V(1l' CIIA/VN<L. ~~ ~1I'1f.(.$ AN ~)('I$77#~,. 4::;. ~c.P FLOWIA/(j. I.I1J 77{E /VO__C.t'Li' D,Rccf,oN I..NvD<1I!. 77I~ Sov7?l BAr FJ('''wAY. e. Are they adequate to serve the project? T'r"$ If not, explain briefly. Z. TransDortation a. rovide prima!y access to the project? NOR 771 VCNv<. b. What is the estimated number of one-way auto trips to be generated by the project (per day)? (500 -n!,P.s c. What is the ADT and estimated project completion? Before level of service before and after A After ~ :113 0 A A.D.T. L.O.S. ~ (? 8'0 . If the A.D.T. or L.O.S. is unknown or not applicable, explain briefly. . A/ fA , d. Are the primary access roads adequate to serve the project? If not, explain briefly. Y'l"$ /j ;.;1) ~) / .../ WPC 9459P -14- Case No. :rs- 91-SD e. Are there any intersections at or near the point that will result in an unacceptable Level of Service (LOS)? If so, identify: Location AI/A Cumulative L.O.S. f. Is there any dedication required? ~~$ If so, please specify. $17'....;- IS ON/]"" co;v:;~vc.n.I ;;~,:o;r APPLfJ'>..j "300' F"R.o,..., .c. S77?~ 7"': F)(~II/s,o^, 01'" ____ L ,((.0)",,1:. . 12.0. w. "",om 1$ 7:J.'. g. Is there any street widening required? ~F"S If so, please specify. /I/~t..) smu.-r" Mut"- IS~ If"",,- AS" AN . ~Jl..7<J4~/aAJ of r'~ AtJ<M~. h. Are there any other street improvements required? ~~~ If so, please specify the general nature of the necessary improvements. J;t ;"P~OIXH<-JV7J w,11 fJ!- ,(( oUllfd L<O.(-;: "I 77lAI/"t./I<.<I wAr IS CLJNS71or14.t!.. T"/~r_l/r/'N('"_ Bo/ NoT L'M'''H/ 7lJ: A.c:. PAVCM<~ c..vl<..~ (;v7T:rA S'//J<:t.JAII: S7)>.,.,-r /,6K7'"'! F,.c<. HYD,<!AA!7i c.~ . " "oa' Ie. 3. Soils a. Are there any anticipated adverse geotechnical conditions on the project site? l..WK.,.,DIoJ,J If yes, specify these conditions. IV/A , b. c. Is a soils report necess.ary? >-2:5, Acc.o.(.o'#G ""7"<> 7Jle App'-"A7Io,J, A $O,Ls If.q,oRr LvA.. ~ c.o'"p;,n/ "'N land Form l.foloA.&/a. A C.o"y '-'A.s ,/VtfT Sul!h/7T<d. a. What is the average natural slope of the site? / /. b. What is the maximum natural slope of the site? 9/. 5. Noise 4. :L..v,"T,A I STv4r- 7Jlts I',c"J<-,r , Are there any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysis be required of the applicant? /I/O 6. Maste Generation How much solid and liquid (sewage) waste will be generated by the proposed project per day? Solid t S"7S Ik /OAy , . Liauid 1$0.900 GA//o.w-/ OAr' . What is the location and size of existing sewer lines on or downstream from the site? t:;'// vel' ~'.I\IL 1"4>,.,,",11(;. IN 771<.. SOI/'71kItIr' DIR.(c7/0Al /JV ./1/. r~JC'7H Az,(.uL!-(.. GbIVN<t~-r;AJ t':. 77, A S'y# P'P'C.. (sI'It,,,.,(;. Vltl/<'7' ovrrljliJ PlA"",IV(i. 0'''- 771<- sov771 EA$7t~/)' D,Rc,-r,ON. Are they adequate to serve the proposed project? y~s j> "2 / 'I v j WPC 9459P -15- Case No. IS- ')/-Su 7. Remarks Please identify and discuss any remaining potential adverse impacts, mitiga ion measures, or other issues. .. (p /{,;;111- Date . -'> - 'I' ;? WPC 9459P -16- DATE: June 3, 1992 .. rfl<; ~ : .. -ro: SUBJECT: CKKJ D o D The project consJsts of: Location: ROUT! NG FORM / 'Yl2. C' <2", V. . "120 j)1..^/<~9<, /II /11/ /lI Q Ken larson, Building & Housing John lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2) Richard Rudolf, Assistant City Attorney (EIR only) Carol Gove, Fire Department 'Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett, City Landscape Architect Bob Leiter, Planni.ng Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H.S. District, Tom Silva (IS & EIR) Maureen Roeber, Library (Final EIR) Othe r Maryann Miller Environmental Section Application for Initial Study (IS- 91-50(BYFA- 536 Checkprint Draft EIR (20 days)(EIR- /FB- Review of a Draft EIR (EIR- /FB- Review of Environmental Review Record FC- IDP- 855 /DP /DP /ERR- ) ) ) ) '. A Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction. SEC of Broadway & SR-54 Please review the document and forward to me any comments you have by 6/12/92 Comments: ;(.t) (~...... 0-- 0.' /1-7 7/Z.:f'i. s J?(..~nD ~'~'j -Jc ~tl{."j v C/b--/V"/ <;-- -. , _c L . -;h/s 7/H~ r/~'j /71) ....6 121 - ('dc6 " 0"&1'<:7/':" --;;g 4.9- c~ j(cE('i /17.....,;/ F"v +/,.../,'.ovc{" ~ /9-C.c..~5 ..fJ /?7j;;cA V /~ CHULA VISTA FIRE DEPARTMENT BUREAU OF FIRE PREVENTION Address ~/;!' /kt fC / ~/ - 5'4- , PLAN CORRECTION SHEET /S-7/;:Jc l ,cA-<':'".k . .'. 'Jk. Pl an Fi le No.DI'-Y.iJChecker /"t1. Date l.' c. /"1-/9 :J- Type Constr. Occupancy No. Stories Bldg. Area The following list does not necessarily include all errors and omissions. PROVIDE AND SHOW ON PLAN: ~- ) / :' . ) ,/,'0-I/VT .<..f:V/dEt) h/L /4:5 /;u Cc"/ (,61-:;'0 t'A!)~':-Md_ crt..//b/-1~/ /D~ s ? / c.L-6.1;"uJF. '(L--~ l/ _ ? HI u, ,;"Vf () IIV ).,I/.I/Z;b d S;<)/k: E S ON /M-~/l) ~ DE. )-!/I/L)::;,,u "/;;/ ~ l-l,oV[ )J0 j/l~<-~':"")" , . 4- 2C.~rV-f-""Sj,'i"L S r / , . .;J()/L //")::t 't.- L / , c,' ;7;u /lL/I.,{__r-> {-U/t(- 6'2 .R.cr/~)() If / "-'~ H/i /.72 :;> -- --: /-/V/, 1-; ,-I ) h/ ?-e> ",~?c~,../~t /...J t:./ . /~j~r .' /dzrzo- ,:/ j!.z ('. //Ll/J (~ //ll"/J / v .1 / F--- L- ' 1.-1 /' /Yd. r . /~); 7 .1'--<' -- FPB-29 ., / ..:::) .1 )' Case No. ._--u- -7'<07- .500 H. FIRE DEPARTMENT WPC 9459P 1., What is the distance to the nearest fire station? And what is the f,ire Department's estimated reaction time? / H ,'" f 3r-f,N R"51'".-~::.r V 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? \/~.5 / 2. 3. Remarks ., f IV /~~ FDre Marshal i. /4/7;;- Date i H u -17- :; l/ 'I ROUT! NG FORM DATE: June 3, 1992 - TO: Ken Larson, Building & Housing John Lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2) Richard Rudolf, Assistant City Attorney (EIR only) Carol Gove, Fire Department Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett. City Landscape Architect Bob Leiter, Planning Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H.S. District. Tom Silva (IS & EIR) Maureen Roeber. Library (Final EIR) Othe r FROM: Marvann Miller Environmental Section SUBJECT: [ill Application for Initial Study (IS- 9l-50(BYFA- 536 /DfL 855 ) D Checkprint Draft EIR (20 days)(EIR- /FB- /DP ) 0 Review of a Draft EIR (EIR- /FB- /DP ) D Review of Environmental Review Record FC- /ERR- ) '. The project cons~sts of: A Golf driving range. golf instruction, puttin9 and chippin9 practice, batting cage, pitching practice & instruction. ~ .~ ..... Location: SEC of Broadway & SR-54 . """'-.. ;:;'U "'\ _, r'C .. "'~~~~<~:.:~::.'-' Aff:- ",,,:,'- ~~. ,. Please review the document and forward to me any comments you have by 6/12/92 Comments: 'P~~3 ~ ~c.... \2;~ ~I) ~3 t-D GoMl't~ ftb.J~=- ~~ -1. Case No, ...7S. ?~ .5?('g~ H-I, PARKS AND RECREATION DEPARTMENT 1. How many acres of parkland are necessary to serve the proposed project? 2, How lIIany acres of developed parkland are within the Park District 0 this project as shown in the Parks and Recreation of the Gene 1 Plan? (If applicable) 3, What are the urrent park acreage requirements in the District? (If plicable) 4. Is project subject 0 Parks & Recreation Threshold r Quirementsl _____ If not. please expla'n, Servi ce 8. rks near the project lting from this project? 5, Are existing neighborh d and community adequate to serve the popu tion increase re Neighborhood Community Parks 6. If not, are parkland dedications 0 of the project adequate Neighborhood Community Parks 7, Does this project exce the Parks established by City Coun I policies? ther mitigation proposed as part opulation increase? Recreation Thresholds ements, will applicant be required 0: 9, \~(.{. ~ ~ Provide I and? Pay a fee? ~ (, S~~. Pa ks nd Recreation Director or Representative G.5 q?-. Date WPC 9459P , / ::; . Y 4' -18- ROUT! NG FORM DATE: June 3, 1992 --- TO: Ken Larson, Buildin9 & Housing John Lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2) Richard Rudolf, Assistant City Attorney (EIR only) Carol Gove, Fire Department Marty Schmidt, Parks & Recreation Keith Hawkins, Police Department Current Planning Frank Herrera, Advance Planning Bob Sennett, City Landscape Architect Bob Leiter, Planning Director Chula Vista Elementary School District, Kate Shurson Sweetwater Union H,S, District, Tom Silva (IS & EIR) Maureen Roeber, Library (Final EIR) Other . FROM: Maryann Miller Environmental Section SUBJECT: [ill Application for Initial Study (IS- 91-50(B}'FA- 536 D Checkprint Draft EIR (20 days)(EIR- /FB- o Review of a Draft EIR (EIR- /FB- D Review of Environmental Review Record FC- /DfL 855 ) /DP ) /DP ) /ERR- ) The project consists of: A Golf driving range, golf instruction, putting and chipping practice, batting cage, pitching practice & instruction. Location: SEC of Broadway & SR-54 Please review the document and forward to me any comments you have by 6/12/92 Comments: Prior to issuance of building permits, payment of school fees and a certificate of compliance will be required. No other school mitigation win be required. ;~ Tnomas Silva Assistant Director of Planning .J. (I) BOARD OF EDUCA TIOH JOSEPH 0_ CUMMINGS. PI1.D LARRY CUNNINGHAM SHARON GILES PATR!CK A_ JUDD GREG A. SANDOVAL SUPERINTENDENT .K)HN F_ VUGRIN, Ph.D. CHULA VIS.lA ELEIVIENTARY SCH00L DISTIUCT 84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 91910 . 619425.9600 EACH CHILD IS AN INDIVIDUAL OF GREAT WORTII r:cCE:/VE:D June 9, 1992 Ms, Maryann Miller Environmental Review Dept. City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 ULANNIIVG RE: IS-91-50(B) Location: Applicant: Project: / FA-536 / OP-855 SEC of Broadway & SR-54 National Avenue Associates Fifth Avenue Golf Range/Sports Center Dear Ms. Miller: This is to advise you that the project, located at SEC of Broadway & SR-54 , is within the Chula Vista Elementary School District which serves children from Kindergarten through 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. State law currently provides for a developer fee of $.27 for non-residential area to be charged (Chula Vista Elementary School District $.12/square foot; Sweetwater Union High School District $.15/square foot) to assist in financing facilities needed to serve growth. If you have any questions, please contact this office. Sincerely, ~. sL.---J Kat:e Shurson Director of Planning & Facilities KS:dp cc: Jerald A. Alford ;3 4R \, ':0 \, \, \, \, \, \/ \/ I I I I J I J I 1 ~ .i~"'- oS .:~ L .o~ LO f':> ... . i 01 .~ t-~ 0- 0 -~ O~ :J ~ _0 I:: '-... ~': f i .. 0 ~i I r~ -00 - .' -=.c:. r~" - .: ri ii... ;;: 0- ii f=~-':I r ~.ai ~.! ~ i ."j . . ';;.. 0 ",- I; ~~ . ~ 4i :'1 ;... o .jj 0._ _- I"" .!i~ L_ -~ -. . - - ~ 0 ... O..g...: I; =:2:: I~ .! o. - . e- i 1;. ... .. L .. 1__0.. Ii _ . 0 , .. .,- . - . - r ., 'I. - !'f-.... ........1: ~i ~ I~"; L_ I:: .. 0: _~ .0... I;H .:.: t _L .1 i L jj - - .! ~..,. iI~ . -.... .... - - - E-k ~.! - o~ I.k...: :! i j . ... -i... I ._~ . -., .. ou.!... :: . 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" .. .. .; ... o. ::: ~ : 2 .. .. ~ ;: ~ /, \}- 1 III. Determination (To be completed by the Lead Agency,) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared,......[ ] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation lDeasures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED,........................."....................... ['I-] I find the propose::! project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.......,[ ] b .;23,1'112- Datel . 'L~&~~ Signature For {'ift 1- C/w.-t6- (). s-/-L IV. SUMMARY OF ISSUES List all significant or potentially significant impacts identified in the Initial Study checklist form. ~.~ '47 iY f).lJrF! I p-/1 ilk ...l 11wtJ..p:h~ YES X. MAYBE '/. X ~ y~ V, APPLICANT ACCEPTANCE OF MITIGATION MEASURES (;;Ld a ~ /mJ2,~Y NAME TITLE I /1/1L I I'JATE //1 1.J .':> '.'1"'1'" ""...,..,,., .", H, DE MINIMIS FEE DETERMINATION (Chapter 1706, Statutes of 1990 - AB 3158) _ It is hereby found that this project involVes no potential for any adverse effect, either individually or cumulatively on wildlife resources and that a .Certificate of Fee Exemption" shall be prepared for this project. ~ It is hereby found that this project could potentially impact wildlife, individually or cumulatively and therefore fees in accordance with Section 711.4 (d) of the Fish and Game Code shall be paid to the County Clerk. t~ ;!u~~Jr-- it-- Environmental Review Coordinator I flMU ,}~ !lr'lL D~e }_ {f WPC 94S9P -29- DISCUSSION FOR ENVIRONMENTAL CHECKLIST FORM FIFTH AVENUE GOLF RANGE/SPORTS CENTER The explanation for the Environmental Checklist Form is provided in this section. If mitigation measures are required, these are shown throughout this section in bold print, 1. EARTH The project would cover over the site soils, and, due to the site's flat topography, would retain the existing topography. The soils study prepared for the project (Woodward-Clyde Consultants, 1986) is attached, which discusses site soils and geologic conditions. This report refers to a different type of development for the site than what is currently proposed, however, the soil sand geotechni ca 1 i nformat i on remains val i d for any development. In summary, during construction, soils would be exposed, and vulnerable to wind and water erosion, which could result in increased siltation to the historic Sweetwater River Channel adjacent to the site. Also, soils onsite are subject to liquification during groundshaking as a result of an earthquake. Soil erosion and liquification are considered significant impacts. These impacts can be mitigated to a level less than significant by providing an update to the geotechnical report, particularly in the recommendations section, and by implementing such recommendations. These recommendations must conform with the City's Gradi ng Ordi nance, and will be revi ewed and approved by the City Engineering Department for adequacy. The City's Grading Ordinance addresses soil erosion and stability issues. 2. AIR Project-related traffic would incrementally add to the already significant regional air qual ity deterioration. For these incremental vehicular source impacts, the project would be subject to any regional and/or City-required transportation demand management (TOM) requirements, which include such programs as ridesharing and use of mass transit facilities. Such programs are not yet required by the City of Chula Vista or the APCD, and are pending approval of the regional 'plan. 3. WATER The project would not modify the Sweetwater River drainage, but it is currently within the 100 year flood zone of this river as defined by the Federal Emergency Management Act (FEMA) map. Until the Sweetwater River channelization project is completed, the site remains within the establ ished 100 year flood zone, as defined by FEMA. This status will change once the channel improvements are completed downstream, Project development would create few impervious surfaces, minimally affecting the amount of surface runoff. Surface water on the site would runoff to drai nage improvements occurri ng south of the si te, whi ch is considered adequate to serve the project. Changes in the amount of surface water in any water body would not be affected, as the site is relatively small. WPC 4970H (6/30/92) / -, () ::5 --" Discussion for Environmental Checklist Form Page 2 The site overlays groundwater which is approximately 0 to 4 fe.et below the natural surface. With channel ization of the Sweetwater River, the groundwater depth could eventually drop. The groundwater is' not extracted for any uses at the site. The project would not affect the groundwater, and the WCC report did not anticipate that construction/development of the project would intersect groundwater. However, the report stated that if groundwater were encountered, then recommendations regarding groundwater in the WCC report (and updated report) must be incorporated into the grading and construction procedures. These recommendations must also be consistent with the City Grading Ordinance. Regarding water supply, the project would place an incremental demand on the limited regional supply. Any demand on an already significantly burdened system is considered to also be significant. Each water district has its own water conservation program in place, and development is subject to the requirements of the program. This project would be subject to Sweetwater Authority's conservation requirements, and to any water offset program that the City of Chula Vista has in place at the time of development. Such conservation program must include a mix of drought-tolerant landscaping which must be approved by the City's Landscape Architect. 4,5. PLANT AND ANIMAL LIFE The site has been studied for biological resources, including: 1. Pacific Southwest Biological Services, Inc., Report of a BioloQical Survev on a Sweetwater River Parcel at National City Boulevard. City of Chula Vista, September 3, I985; and 2. Wier Biological, BioloQical Reconnaissance of a 15-acre site in Chula Vista North of the Intersection of Broadway and "C" Street (the Dixieline ProDertv), 1985 3. Wier Biological, ReDort on the Status of Habitats at the Dixieline ProDertv ProDosed fill at Broadwav and "C" Streets in Chula Vista, I985 4. SJM Biological Consultants, preparation of Biological Resources section for the Town Centre II Amendment EIR, June 15, I988. Relevant excerpts from the Town Centre II Amendment EIR, which incorporates all of the above-referenced material, are included below. These excerpts are from the Impact Subsection in the Biology section. Additionally, a recent letter report from PSBS (June 7, I99I) is included as Attachment A. WPC 4970H (6/30/92) 7 {L :) Discussion for Environmental Checklist Form Page 3 [Project] site wetlands would not be developed; and would be protected from development on the uplands by a IOO-foot buffer as presently required by the existing Coastal Development Permits (CV CDP-004 and 008); impacts to the wetland vegetation are thus not expected. Development of the non-buffer uplands would directly eliminate foraging habitat for several visiting raptors, thereby reducing their use of the area. A vari ety of small er res i dent and mi gratory bi rds, as well as rabbits, squirrels and other common small mammals would also be eliminated or forced into neighboring habitats. Such incremental losses of habitat would contribute to the cumulative population reductions caused by progressive development in the region. In general, however, these impacts are considered insignificant because of the degraded quality of the existing habitats on site and the low sensitivity of the species involved. Also, a number of these displaced species would undoubtedly continue to use the adjoining upland buffer zone and associate wetlands, both of which presently exhibit somewhat higher quality wildlife habitat than the non-buffer uplands. Wildlife in the wetlands and buffer zone would be indirectly impacted to some degree by such expected factors as the presence and activity of increased numbers of people and vehicles, possibly the presence of buil di ngs or other vert i ca 1 structures, and the overall reduction of open, vi sua lly unobstructed terrain on the site. The nature of the effect of the 1 atter two factors on wil dl ife is often di ffi cult to defi ne or quant i fy. However, at 1 east a temporary reduct i on in fauna I diversity in more constricted habitats closely circumscribed by development, especially among raptors and some water birds, is usually found. Nonetheless, this indirect impact in considered insignificant, once again due to the low sensitivity of species and generally low numbers of individuals involved, In addition, if human intrusion into the wetland and undeveloped upland buffer areas is eliminated or minimized through appropriate measures, most affected species will likely habituate in time to the adjacent development. Also, sedimentation could potentially occur to the drainage ditch and/or the Sweetwater River from construction associated with the project. The added silt load would primarily affect the habitat of benthic invertebrates, which could in turn affect area waterbirds, In summary, for this project the applicant proposes a lOa-foot buffer between the marsh boundary, and the limit of 'grading. No impacts would occur with this buffering, However, as stated in the ErR, impacts, deemed less than significant, could occur from human intrusion into the wetland and buffer zone, Also, significant sedimentation could occur to the wetland during and following development activities. Mitigation measures recommended in the ErR are restated below, with clarification as appropriate for this project. With implementation of these measures, impacts would be avoided and/or reduced to a level below significant. WPC 4970H (6/30/92) ~ ') j ,,) Discussion for Environmental Checklist Form Page 4 1. 'In Site 3 [project site], minimize intrusion of humans into the wetland and buffer zones by constructing a 5-foot chain link fence or other effective constraint between the wetland and upland development.' The landscape plan proposed for the site shows effective vegetation buffer between the west end of the development, through the IOO-foot buffer to the wetland area. 2. 'Continue to control sediment deposition in the wetland during and following development activities.' 3. 'To eliminate potential sedimentation impacts, include a silt fence between construction and the drainage ditch and/or the Sweetwater River.' Instead of a silt fence, but accomplishing the same mitigation, a more effective measure would be construction of a drainage swale which would empty into a detention basin within the buffer area. The swale and basin would capture runoff silt in over time, while allowing the slope vegetation to grow. Once slope vegetation is established, sedimentation impacts would be effectively reduced. Either the silt fence or swale and basin would reduce the potential impact to a level below significant. 6. NOISE Noise impacts from a previously proposed project for this site were determined to be less than significant. The previous project anticipated 2,433 average daily vehicle trips (ADT) and resulted in a one decibel (dB) increase in noise along C Street at the point of maximum traffic concentration. This project, with an expected traffic generation of 1,200 ADT would generate less vehicle noise, consequently, no significant noi se, impacts are expected from thi s source. The proposed use of the site is also not expected to produce significant noise. 7. LIGHT AND GLARE The project would produce new 1 ight, as there would be buildings and recreat i ona 1 uses located in a presently vacant area. The presence of new light is not considered significant, as it is located amidst an urban area. However, lighting of outdoor recreational areas such as this project, could intrude into nearby residential areas. Such 1 ighting, if not controlled, could result in a significant lighting impact. Lighting on the south side of the site, facing the residences, must be reviewed by the City's Design Review process, to ensure that nuisance lighting is not permitted. Lighting may be required to be shielded and directed downward (at least to a 45 degree angle), to eliminate direct lighting toward any residences. 8. LAND USE The site is designated by the General Plan as Research and Limited Industrial, with a portion located within the Local Coastal Program area. The proposed use would require a Local Coastal Program Amendment, WPC 4970H (6/30/92) " ~ 3" Discussion for Environmental Checklist Form Page 5 and a City Cond it i ona 1 Use Permit. The proposed land use is cons i dered to be compatible with the surrounding uses, Besides consideration of land use type compatibility, other compatibility issues pertain to noise, traffic, aesthetics and light and glare. Please refer to No, 5, 6, 7, 13 and 18 of this Discussion. 9. NATURAL RESOURCES Sand resources are shown by the City's Conservation Element of the General Plan in the project vicinity, yet the fill soils and mixture of silts and clays with the sands, diminish any value they may have, The project does not lie within any "regionally significant construction aggregate area" as defined by the State Department of Conservation. No other natural resources would be used in excessive amounts by development of the proposed project. 10. RISK DF UPSET According to the Office of Planning and Research list of hazardous waste sites, this area does not have a history of hazardous wastes. The proposed development is not expected to requi re the use of hazardous materials. 11. POPULATION/HOUSING The proposed center does not affect planned or present population of the area. Employment opportunities at the site may create a demand for housing in the project vicinity, but, the small size of the project does not constitute a significant demand. 13. TRANSPORTATION/CIRCULATION Approximately 1,200 average daily trips (ADT) are expected to be generated by this project (see Engineering Department Routing Form). Thi s traffi c woul d incrementally contri bute to future anti ci pated congestion impacts at Fourth Avenue/C Street, and to signal warrants at Fifth Avenue/C Street. Payment of standard signal fees to the City would mitigate the project's contribution to this cumulative impact, Additionally, street improvements to Fifth Avenue would be required by the Ci ty' sEngi neeri ng Department pri or to the issuance of gradi ng or building permits. 14. PUBLIC SERVICES a. Fire Protect i on. See pI an correct i on sheet. The app 1 i cant will coordinate with the Fire Department, and will implement required measures as part of the standard buil di ng process and in order to achieve a building permit. Also, the Fire Department, stated that trees pI anted along parki ng and entrances to center cannot impede access to fire equipment. WPC 4970H (6/30/92) / '{ j .) Discussion for Environmental Checklist Form Page 6 b. No impacts to Police Service. c. Schools. See attached letters from Shurson (6-14-91) and Silva (6-17-91). The applicant anticipates the employment of approximately 12 people, and includes approximately 6,000 'square feet of building area in the Clubhouse and teaching area. The number of students i ndi rectly generated by the project woul d be mi nor, but any student generated in a Di stri ct where capacity is already exceeded is considered significant. State law requires payment of school fees, wh i ch is cons idered acceptabl e mi t igat i on for the school impact. Thus, no other mitigation is required beyond this standard requirement. d. No impacts to Parks and Recreation; project is considered to contribute to the provision of these opportunities. e. No other substantial effects on publ ic facil ities or Qovernmental services. 15. ENERGY SDG&E would provide energy to the site. Energy use would, however, place an incremental demand on the diminishing supply of fossil fuel resources, and indirectly contributes to degradation of air quality. Energy conserving building design must be utilized, as required by law, and other energy conserving features, such as efficient 1 ighting, should be integrated into the project design as feasible. 16. THRESHOLDS Water (1): Developer must submit to the City a 1 etter from Sweetwater Authori ty. Otherwi se, conformance with the Threshold/Standards Policy. service availability the project is in 17. HUMAN HEALTH See No. 10 above. 18. AESTHETICS The proposed project would be visually consistent with the adjacent Historic Sweetwater River Channel, and is anticipated to be aesthetically positive. A 30-foot high golf ball fence will be built along the site's northern boundary, Such a fence coul d block exi st i ng vi ews toward the north from a number of res idences located south of C Street, In order to avoid potential view blockage, the screen must be transparent, such as chain link fencing or other such 'see-through" material. WPC 4970H (6/30/92) ,) L D :) / Discussion for Environmental Checklist Form Page 7 19. RECREAT!ON The site is located adjacent to, and within, the City's Greenbelt system as shown on the City's General Plan, The Greenbelt occurs to the north of the site along the Sweetwater River, and crosses the west side of the site, along the Historic Sweetwater River Channel. The proposed deve 1 opment preserves the 100-foot buffer requi red by the City's 1 oca 1 Coastal Program between the development area and the wetlands associated with the Historic Sweetwater River Channel, The City's General Plan requires the Greenbelt area, which overlays a portion of the buffer, Preservation of the Greenbelt will be accomplished by preservation of the buffer area. The appl icant will grant an easement to the City over the buffer area (see Project Description, Negative Declaration). 20. CULTURAL RESOURCES The Town Centre II EIR record search found a previously recorded archaeological site, W-2241, somewhere on the north side of "CO Street in the project area. Thi s site was recorded as a depos it of too I s with a thin shell midden exposed on the surface. The field survey of the vacant site (for Town Centre 11 EIR) did not reveal the presence of any prehistoric sites due to the presence of the fill dirt. It is possible that the site is located below the fill dirt. The proposed development would not excavate to the bottom of the fill dirt, only some surcharge soils may be recovered. Thus, no disturbance to the site, if it were at the project location, would occur. 21. MANDATORY FINDINGS OF SIGNIFICANCE With mitigation measures implemented for potential impacts, the project would not create impacts to resources, and it would not eliminate major periods of history or prehistory. b. Long term goals are associated with use of the site for significant natura 1 resource protect i on or product ion of a resource, such as agriculture, or mineral resources. No long term goals for the site would be disadvantaged by the project. a. biological biological Ca 1 iforni a c. Cumul at i ve impacts associ ated wi th the project are contri but i on to degradation of air Quality, consumption of energy and water resources and contribute to future traffic congestion and signal warrants in the project vicinity. With implementation of standard building requirements and mitigation measures, the project contribution to these impacts would be reduced to a level of less than significant. d, With implementation of standard building requirements, no direct or indirect adverse effects would occur to human beings, WPC 4970H (6/30/92) ':{ & I / /0; f.llV/RO/fli,E}//I1I-I?Ef//[v .JORD/JlJi'/2JR, nO.8o,x /013:;; t5#t//,f' f/'v.I/J, CI;'.- 9-""'/.2. IlfMR/J/j;G C/76E :rr/S-,//1SO{f3) . ?~-9::< !L . ~J IYI17/CAlff.? /l}/Eft' vE. /1&;0,:;/ fi' 7.&;:s ;4/;; /18 P/?OP.6 R I Y O(,k'/I E.I?.s 0# SE#-v/'1,,(E 61, liff'E C'a-YcY,6-f'"v.c=D /TBOv T /"#.E ./-/(;# l/liG v-:Wc rc;VCc tlN II/As P/i'CJ.Jft6T. . . IT WovL-D BE /Telf//I.sT OV/? J3.5& T 1 #lfiR$6'T /CJ //'/TPE mE .l-1(M'I,5 0# /#I:S P;f'orTuT (3.!-d";f'/;vr; /;Y //7'"L H/~ . . R/"IL) c?ESC:C//TING Of/I? I/IE/J/ OV/-iR T#.E I-',ij./-L.;;,Y #T /Y/ G flI. /,PE RE6jVc$i PII?T Sol'7f rc?/j'1-1 Or (j7?cJ(/./IIO CHM/S hGII7/.Nu.8& ;?E~V/R,3D, ,Jo/TS #0 G.l-fT/?E BE P'?C!<./.561.5.D Oi/E/i' T//E. /i'/n d7 T;ii/.E ///7UE.'y- W.c ,6'CJli-T ol/R /;0......I.GS /7/ //;!/:s' .L 0 C# 7/:7# WI7lI THE i//Ej(/ 0/ c?J?E.R T/7"/-i J/1i'.l-t-13 Y /TS o...;.rE 07 OVR h,?;j.I ;f'Eh'"Co#5 rtl/i' ,6'OI?;:)/NG II?-RE, DO /v'"o/ .sPoil- Tlff.s i/leJl/. 8A'omER D-OkU'E.Ii'tY" 1"".5 7hE P$/VCE 10.BZ e.0/Y.s/??o67ED 10 P,/FO/pC/ /7(1iT/iVo'; $,/:;rffY &0.1-/ /S.>f'.JL...S'. 0"",.(5 00/ /'.E:AlC-E 0'I/cJUD 15.c Cfo;Vo,//i'{I(:JED Or 1'7/T/.E/?I/rL //f'n/^-70P0' No; c?/361/?Uc-7 Ou/? f/f,c/1l,/ /At' O.&.ER ~d/?.D.s' $0 u;Z Ch'".Y . .' - ;'/ SEE. //f.l10Ve II /7' /VO/ /1/17 w/ SfiLT DC/I? 17t!.I1r-S I?/VD Cc>>S/RU6/.cZ7 wi7}/ l/tis t/lrJ</O?:ER Th''c i/I1U.c'y iiv I"7/NI;J. 00 J7./-E/?.sE IJO )./6/ .oPS/;-'YJY This ,6f/aRI, /7<5 ytJO,DPS I.RO)l C'V/'? R/#60/VtS /'V/1" ,8V1l--iJlifc; f/FI?E. /:!:-'e ~~dJ 603/ -S.EITY/TH ei( c /Yf/h17 f//677{, e/f. 9/9"/ [) /~~ ~~ ()~'dfJ 1Vku;;!~ ..f~7 ..reo. VAle CE chvl.. Vr.std.. CA'l/7/D ---------- , _..-~-- cc&/~~~~ 6 ~S< / r4z--u z/ d.cY' cPvJi. ;V AzZk &0.( y I~/ d ~ i';#JJ~ S77 St,.q v*l..... c'l- C L,... L-,.... V. f;/f - '1 ;c/ ,1<1 (P-- 3.,L,J. ADDENDUM MITIGATED NEGATIVE DECLARATION 91-S0(B) FIFTH A VENUE GOLF RANGE/SPORTS CENTER January 19, 1993 Clarifications to the Project Description for the Negative Declaration IS-91-50(B) are summarized below. The Environmental Review Coordinator of the City of Chula Vista has allowed preparation of this Addendum if one of the following conditions is present: I. 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 environmental data available since completion of the Final EIR or Negative Declaration regarding the potential environmental impact 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. Condition No. 1 is appropriate for this Addendum. The changes occur in the Project Description, and do not create any new significant environmental impacts not previously addressed in the Negative Declaration. The changes to the Project Description are described below. The changes do not alter the conclusions of the Mitigated Negative Declaration; the impacts and mitigation measures remain as described in the Mitigated Negative Declaration. All of the reported impacts can be mitigated to a level below significant. 1. Changes in Site Plan The Project site plan has been prepared in greater detail than that shown in the Mitigated Negative Declaration. The most recent site plan follows this page as Exhibit A. The new site plan shows a maximum 60 foot high transparent, protective fence along the site's northern boundary, whereas the Mitigated Negative Declaration described this fence at 30 feet high. The Mitigated Negative Declaration stated that this fence created a pot,ential aesthetic impact, which was mitigated by requiring it to be of a transparent material. Its increase to a maximum of 60 feet is necessary to protect vehicles on SR-54 to the north from errant golf balls. It is proposed to be of a transparent, sturdy material, wliich would be consistent with the required mitigation measure. The sturdy material (such as cable, wire, chain link, or the like _ not fabric such as netting) would avoid any bird entanglement impacts. Additionally, it is proposed to have an anti-perch material (such as Nix-a-lite) along the top to avoid predator perching impacts. The new site plan also shows a 25 foot high sturdy, transparent fence along most of the project's southern boundary for protection from golf balls. Again, its proposed sturdy, transparent material is consistent with the requirement of the Mitigated Negative Declaration, and does not create any new impacts, This fence would also have the anti-perch material installed along its top. 3&3 ~ Clarifications to P ,ct Description The Mitigated Negative Declaration included the discretionary actions under section C, Compatibility with Zoning and Plans. These discretionary approvals are listed here also to provide clarity regarding required project approvals: . LCP Amendment . Conditional Use Permit (CUP) . Coastal Development Permit Also, it should be noted that with a CUP, the project is consistent with the City's General Plan and Redevelopment Plan. No other changes have occurred to the Project Description. Consultation , Individuals and Organizations: . R. Mitchel Beauchamp, Pacific Southwest Biological Services . Gordon Howard, City of Chula Vista Planning Department . Martin Miller, City of Chula Vista Planning Department . Lyle Haynes, City of Chula Vista Community Development Department . Diana Richardson, City of Chula Vista Community Development Department . Richard Rudolf, City of Chula Vista Attorney's Office WPC F:\HOME\COMMDEV\IS91-50.TEX 3L II =1== .==:,.,"- .- -~ -..-..,.,.- - = ~j~~~~~~j NY1d ..us 'r.IftI!m'KJ$I:I3'.ue:J:I"'OO 1I3l.ND :f10~ Ava HJ.I10S ~'-I ,~ IIIIIJ'J -, jii! 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';i . ,! :1\ ~, -; ~'I . \~' r \'l :i'~ ~lr--=~ ....~ ; , ,. ,;, \ L \ ' "''''~A'' '~ III!_ rl ., ; , . ~r ,-,..-, . ~"+--J ; , . ~ / / / I , / ! / . ,I ; -..~i ; , " !; ~ t: , '..- I , I . I , . , " ~ ;' If l' , .......t. i --- \' \" ~ \: -. - J .---. ~ . - OA7~ ),JI, -- . , . \ -... .- ''''''~/.JpN , "~..... ..-. . ;~------~;.:'" J. - ,--,.;-- - ~---- x &: ~! / RESOLUTION NO. PCC-93-iS RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL GRANT A CONDITIONAL USE PERMIT TO ALLOW A DRIVING RANGE, BATTING CAGES, PITCHING CAGES, ACCESSORY SALES OF SPORTING EQUIPMENT, INSTRUCTION AND FOOD SALES IN THE IL ZONING DISTRICT AT THE SOUTHEAST QUADERANT OF NATIONAL CITY BOULEVARD (BROADWAY) AND SR-54 WHEREAS, a duly verified application for a conditional use permit was filed with the City of Chula Vista Planning Department on November 13, 1992 by National Avenue Associates; and, WHEREAS, said application requests approval of a conditional use permit (PCC-93-15) to allow construction of a golf driving range, baseball batting and pitching cages, accessory uses such as golf and pitching instruction, food and beverage sales and golf equipment sales ("Project") to be located on Fifth Avenue north of "c" Street at the southeast quaderant of National City Boulevard (Broadway) and SR-54 ("Project Site") (Attachment "A" in the Staff Report); and, WHEREAS, the Planning Director set the time and place for a hearing on said conditional use permit application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 1,000 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely Wednesday, January 27, 1993 at 7:30 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Environmental Review Coordinator concluded that there would be no significant environmental effects and recommends that the Negative Declaration issued on IS-91-050(B) (Attachment "B" in the Staff Report) be adopted. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby finds that the project will have no significant environmental impacts and adopts the Negative Declaration issued on IS-91-50(B) , BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION HEREBY recommends that the City Council approve the attached Draft City Council Resolution which adopts the Negative Declaration issued on IS-91-050(B) , and grant the conditional use permit to Applicant, based on the Findings and subject to the Conditions contained therein. cCJ ~)) , / Resolution PCC-93-15 - National Avenue Associates January 27, 1993 Page 2 That a copy of this resolution be transmitted to the applicant and the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this day 27th day of January, 1993 by the following vote, to-wit: AYES: NOES: ABSENT: ABSTENTIONS: Susan Fuller, Chair Nancy Ripley, Secretary :\SBA YGOLF\9315PC. RES 1)0 ;;\ / RESOLUTION NO. RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL GRANTING A CONDITIONAL USE PERMIT TO ALLOW A DRIVING RANGE, BATTING CAGES, PITCHING CAGES, ACCESSORY SALES OF SPORTING EQUIPMENT, INSTRUCTION AND FOOD SALES IN THE IL ZONING DISTRICT AT THE SOUTHEAST QUADRANT OF NATIONAL CITY BOULEVARD (BROADWAY) AND SR-54 WHEREAS, a duly verified application for a conditional use permit was filed with the City of Chula vista Planning Department on November 13, 1992 by National Avenue Associates ("Applicant"); and, WHEREAS, said application requests approval of a conditional use permit (PCC-93-15) to allow construction of a golf driving range, baseball batting and pitching cages, accessory uses such as golf and pitching instruction, food and beverage sales and golf equipment sales ("Project") to be located on Fifth Avenue north of "c" Street at the southeast quadrant of National City Boulevard (Broadway) and SR-54 ("Project Site") (Attachment "A"); and, WHEREAS, the City Clerk set the time and place for a hearing on said conditional use permit application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 1,000 feet of the exterior boundaries of the property at least ten days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely Tuesday, February 9, 1993 at 6:00 p.m., in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed; and, WHEREAS, on Wednesday, January 27, 1993, the Planning Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-91-050(B) and recommended that the City Council grant conditional use permit PCC-93-15, subject to the conditions contained herein below. NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL finds, determines, and resolves as follows: 1. That the project will have no significant environmental impacts and adopt the Negative Declaration issued on IS- 91-0S0(B). The City Council hereby finds that the project will have no significant environmental impacts in that mitigation measures are proposed as part of the Negative Declaration :\SRA YGOLF\9315CC.RES 8n\ Resolution No. Page 2 for IS-91-050(B) which mitigate andy impacts to a level less than significant, and hereby adopts the findings of the Negative Declaration issued on IS-91-050(B) , 2, That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed use is desirable at the location in that recreational services are provided which afford the opportunity for area residents to make constructive use of their free time. 3. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The approval of the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity in that adequate parking will be provided, the site is located away from and does not front on any Circulation Element street and the project is conditioned to comply with and can meet all requirements of the Chula Vista Building Department and Fire Department. 4. That the proposed use will comply with the regulations and conditions specified in this Code for such use. PCC-93-15 will comply with the conditions specified in the Code in that the applicable conditions will not cause a burden to the applicant because additional right-of-way and other public improvements are not required. 5. That the granting of this conditional use permit will not adversely affect the General Plan or the Local Coastal Program of the City or the adopted plan of any government agency. The approval of PCC-93-I5 will not adversely affect the General Plan or the Local Coastal Program of the city of Chula vista in that such uses are unclassified and therefore allowed in any zoning district upon approval of a conditional use permit. :\SBAYGOLF\9315CC.RES I]?- ~ Resolution No. Page 3 BE IT FURTHER RESOLVED THAT THE CITY COUNCIL grants the conditional use permit, subject to the following conditions: 1. Improve the Project site with the Project, as defined in the site plan approved by the Design Review Committee (including all modifications required by the Design Review Committee). 2. Implement and comply with all mitigation measures of the Mitigated Negative Declaration issued for IS-91-050(B). 3. Submit letters showing proof of payment of statutory school fees from the Chula vista Elementary School District and the Sweetwater Union High School District to the Director of Building and Housing prior to the issuance of any building permit, 4. Prior to issuance of building permits, grant an open space easement over that portion of the Project site 100 feet west of the 5 foot chain link fence shown on Attachment "A" in a form satisfactory to the City Attorney. This easement reserves to Applicant and Applicant's successors in interest the right to request authority to construct a bridge across said area providing access to the remainder of the Project site and to potentially utilize the area for biological mitigation projects, subject to any and all then applicable permitting and environmental requirements. 5. Install and maintain silt fences, or construct drainage swale(s) and/or detention basin(s) in location(s) determined by and to the satisfaction of the City Engineer. 6. Prior to obtaining a grading permit, obtain and submit an updated soils/geotechnical report, consistent with the requirements of the City Grading Ordinance, and implement the results thereof and to the satisfaction of the City Engineer, 7, Submit a water availability letter from the Sweetwater Authority, 8, Install and maintain in good repair a functional non- fabric golf ball retention screen to a maximum of 60 feet high along the northern Project boundary as indicated on the site Plan, and a non-fabric golf ball retention screen to a maximum of 25 feet high along the southern Project boundary as indicated on the Site Plan, In :\SBA YGOLF\9315CC.RES -), .1'lj :A ,Resolution No, Page 4 addition, anti-perching devices shall be placed at the top of the screens and supports, 9. Comply with and implement all applicable Federal, state, and local laws, regulations and policies. 10, Comply with and implement all requirements of the City Landscape Architect. 11. Submit a lighting plan to the Director of Planning for review and approval. Said lighting study shall direct all lighting away from traffic and nearby land uses, or otherwise shield all lighting so as to not allow glare from the Project Site to spillover the property line, Lighting shall illuminate the site but not beyond that considered appropriate and suitable for the use, The Planning Director may require third party lighting studies to be made in order to evaluate the initial lighting plan for the site, or subsequent negative impacts associated therewith. These studies would be made at the sole direction and discretion of the City and at the applicant's expense, 12. This permit shall be subject to any and all new, modified or deleted conditions imposed after approval of this permit to advance a legitimate governmental interest related to health, safety or welfare which the City shall impose after advance written notice to the Permittee and after the City has given to the Permittee the right to be heard with regard thereto, However, the ci ty , in exercising this reserved right/condition, may not impose a substantial expense or deprive Permittee of a substantial revenue source which the Permittee can not, in the normal operation of the use permitted, be expected to economically recover. 13, This conditional use permit shall become void and ineffective if not utilized within one year form the effective date thereof, in accordance with Section 19.14,260 of the Municipal Code. Failure to comply with any condition of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. :\SBA YGOLF\9315CC.RES j\. 1~ ,: BE IT FURTHER transmitted to the County Recorder. Presented by Resolution No, Page 5 RESOLVED that a copy of this Resolution be Applicant and recorded in the Office of the Approved as to form by Robert A. Leiter Director of Planning Bruce M. Boogaard City Attorney :\SBAYGOLP\9315CC.RES ( \ 1\ ~ 1] I J