HomeMy WebLinkAboutPlanning Comm Reports 2004/09/22 (2)
PLANNING COMMISSION AGENDA STATEMENT
Item:
Meeting Date: 9/22/04
ITEM TITLE:
Public Hearing: Consideration of the Final Second Tier Environmental
Impact Report (EIR 04-06) for the Otay Ranch Vil1age Seven Sectional
Planning Area (SPA) Plan and Tentative Maps (TMs)
BACKGROUND:
In accordance with the requirements of the California Environmental Quality Act (CEQA), a
Second Tier EIR, CEQA Findings of Fact. and Mitigation Monitoring and Reporting Program
have been prepared for the Otay Ranch Village Seven SPA Plan and TMs. This staff report
discusses the content of the Final EIR, focusing primarily on those areas in which the majority of
comments were received. The Final EIR contains responses to comments received during the
public review period.
RECOMMENDATION:
That the Planning Commission adopt:
. Resolution ErR 04-06 recommending the City Council certify that the final Second-Tier
Environmental Impact Report (ErR 04-06) for the Otay Ranch Vil1age Seven Sectional
Planning Area Plan and Tentative Maps has been prepared in accordance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines and the
Environmental Review Procedures of the City ofChula Vista; making certain findings of
fact; adopting a Statement of Overriding Considerations; and adopting a Mitigation
Monitoring and Reporting Program.
BOARDS/COMMISSIONS RECOMMENDATION:
Thc Resource Conservation Commission (RCC) reviewed the Draft EIR on July 19, 2004. The
majority of the RCC comments generally focused on concerns related to the light pollution,
cultural resources, recycled water and offsite grading. After reviewing and discussing the
document, the RCC found the document to be adequate and in compliance with the California
Environmental Quality Act (CEQA) and voted 4-0-0-3 to recommend the certification of the
Final ErR by the City Council. Specific responses to the RCC comments are provided in the
Fina1 ElR.
On Ju1y 28, 2004, the Planning Commission he1d a public hearing to close the public review
period for the draft EIR. Attached for your infonnation are the July 28, 2004 P1anning
Commission minutes (Attachment I). No representatives from the general public made
comments on the adequacy or accuracy of the Draft EIR. However the Planning Commission did
Page 2, Item:_
Meeting Date: 9/22/04
comment on the Draft EIR. Their comments and responses are included in the Final EIR
(Attachment 2).
DISCUSSION:
McMillin Otay Ranch LLC and Otay Project LP have submitted an application requesting
approvals for a Sectional Planning Area (SPA) Plan and tentative maps (TM) for their respective
ownerships within the Otay Ranch Village Seven. The Village Seven SPA and TMs EIR
evaluates the environmental effects of the proposed Otay Ranch Village Seven SPA Plan and
TMs. The Village Seven SPA Plan and TMs propose development of 1,204 residential units, as
well as designate land for community purpose facilities, an elementary school, a high school,
parks, and open space areas. The Village Seven SPA Plan is consistent with the Otay Ranch
General Development Plan (GDP) and associated Program EIR (EIR 90-01).
CEQA Compliance
Because of the size, complexity of issues and extended buildout time frame of the Otay Ranch
Project, both the planning and environmental documentation associated with Otay Ranch were
tiered from the general to the specific. The first tier of planning and approvals included approval
of the Final Otay Ranch GDP/SRP Program ErR (90-01). The Final Program EIR for Otay
Ranch was prepared and certified jointly by the City of Chula Vista and County of San Diego.
The Program EIR for the Otay Ranch GDP was certified with the intent that the individual SPA
planning projects within Otay Ranch would be reviewed as "second-tier" projects pursuant to
Section 15153 of the California Environmental Quality Act (CEQA) Guidelines. Under such
tiering principles, the proposed Village Seven SPA and TMs are analyzed at a second-tier level
ofreview (project level).
The Village Seven EIR incorporates by reference and serves as a second-tier EIR to the Final
Otay Ranch GDP/SRP Program ErR (90-01) as well as its associated Findings of Fact and
Mitigation Monitoring and Reporting Program.
Comments on the Draft EIR
Letters of comment were received on the Draft EIR from the following agencies and individuals:
I. United States Department of the Interior - Fish and Wildlife Service
2. State of California, Governor's Office of Planning and Research
3. State of California, Department ofFish and Game
4. State of California, Department of Toxic Substance Control
5. State of California, Governor's Office of Planning and Research
6. State of California, Department of Transportation, District II
7. San Diego County Archaeological Society
8. City of San Diego, Engineering
Page 3, Item:_
Meeting Date: 9/22/04
9. City of San Diego, Land Development Review
10. Chula Vista Elementary Scho01 District
II. Native American Heritage Commission
12. The Corky McMillin Companies
13. Bryan Felber, Commissioner
14. City ofChula Vista P1anning Commission
15. Resource Conservation Commission
The letters and responses are inc1uded in the Final EIR 04-06 (Attachment 2).
Additional Revisions to Draft EIR
Minor typographical corrections and clarifications have been made to infonnation contained in
the Draft EIR and the Final EIR reflects the corrected infonnation. None of the corrections
resulted in modifications to conclusions regarding significance of impacts. The Errata in the
Final EIR summarizes the corrections and related revisions.
Findinl!s of the Final EIR 04-06
The Final EIR identified a number of direct and indirect significant environmental effects (or
"impacts") that would result from the proposed SPA Plan and conceptual TMs. Some of these
significant effects can be fully avoided through the adoption of feasible mitigation measures.
Other impacts cannot be avoided by the adoption of feasible mitigation measures or feasible
environmentally superior alternatives. In order to approve the proposed project, a Statement of
Overriding Considerations must be adopted. The Statement of Overriding Considerations is
included as a part of the proposed "Findings of Fact..' Implementation of the proposed project
will result in significant unmitigated impacts, which are listed below and further described in the
attached Findings of Fact and Statement of Overriding Considerations (Attachment 3).
Snmmarv of Environmental Impacts
The following discussion contains a summary of the impact conclusions for the Final EIR.
Project level and cumulative impacts are identified and divided into three categories: significant
and unmitigated, significant and mitigated to less than significant, and 1ess than significant.
Significant and Unmitigated Impacts
The significant, unmitigable impacts identified in the Village Seven Final EIR are either
cumulative or regional in nature. Cumulative impacts are significant when the project is
combined with other projects in the subregion, whereas an impact that is regional in nature is
beyond the sole control of the City of Chu1a Vista.
Page 4, Item:_
Meeting Date: 9/22/04
The Otay Ranch Program EIR 90-01 identified several significant and unmitigated impacts
associated with the development of the Otay Ranch. All identified significant and unmitigated
impacts associated with the Village Seven project and described below, are consistent with the
previously identified significant unmitigated impacts in the Otay Ranch Program EIR 90-01.
The Village Seven project does not result in any new unmitigated impacts, which have not
already been identified in the Otay Ranch Program EIR 90-0 I.
Land Use (Cumulative): Implementation of the proposed Village Seven SPA Plan/TMs would
contribute to the conversion of undeve]oped land throughout the Otay Ranch area to urban uses.
The overalJ loss of open space associated with the conversion of the proposed Village Seven
SPA and TMs, in conjunction with buildout of the cumulative projects, would result in a
significant, cumulative and unmitigable impact.
Landfonn Alteration and Aesthetics (Cumulative): Development of the proposed VilJage Seven
SPA Plan/TMs wou]d contribute to an overalJ change in visual character of the region from rural
to an urban setting. The overall Joss of the rural setting associated with the development of
VilJage Seven SP AlTMs would result in a significant, cumu]ative and unmitigable impact.
Biologica] Resources (Cumulative): Deve]opment of the proposed VilJage Seven SPA Plan/TMs
would result in significant unmitigable impacts to raptor foraging areas. These impacts would be
directly related to implementation of the proposed SP AlTMs.
Agricu]tural Resources (Cumulative): Development of the proposed VilJage Seven SPA
Plan/TMs would contribute to the loss of important agricultural lands throughout the Otay Ranch
area. The combined conversion of open space to developed land represents a significant,
cumulative and unmitigable impact.
Air Oualitv (Proiect and Cumu]ative): Air polJutants will be generated during construction and
long-tenn operation of the project. PolJutants in the San Diego Air Basin exceed federal and
state standards, and the basin is therefore classified as non-attainment. The project's
contribution to regional air quality wou]d represent an incremental increase in polJution, and is
therefore considered a significant cumulative impact. The regional impact of the proposed
project cannot be mitigated at the project level to a level less than significant.
Significant and Mitigated to Less than Significant
Significant impacts were identified in the folJowing environmental issue areas. Mitigation
measures required in the EIR would reduce the impacts to less than significant.
. Land Use and Zoning (project and cumulative)
. Landfonn Alteration and Aesthetics (project)
. Air Quality (project - construction)
. Biological Resources (project)
Page 5, Item:_
Meeting Date: 9/22/04
. Geology/Soils (project)
. Paleontological Resources (project and cumulative)
. Agricultural Resources (project)
. Water Resources and Water Quality (project and cumulative)
. Transportation, Circulation and Access (project and cumulative)
. Cultural Resources (project and cumulative)
. Noise (project and cumulative)
. Water Supply and Facilities (project and cumulative)
. Sewer Service (project and cumulative)
. Law Enforcement (project and cumulative)
. Fire Protection (project and cumulative)
. Schools (project and cumulative)
. Library Services (project and cumulative)
. Parks and Recreation (project and cumulative)
. Hazards/Risk of Upset (project and cumulative)
. Public Health and Safety (project and cumulative)
Less than Significant Impacts
Less than significant impacts were identified in the following environmental issue areas:
. Housing and Population (project and cumulative)
. Gas/Electric Service (project and cumulative)
. Solid Waste (project and cumulative)
CONCLUSIONS:
At the time the Program EIR (90-01) was certified and adopted in October 1993, the City
Council and the County Board of Supervisors jointly determined that substantial social,
environmental and economic benefits of the Otay Ranch project outweighed the significant and
unmitigable impacts associated with the project and a Statement of Overriding Considerations
for the Otay Ranch project was approved. The proposed Village Seven SPAlTMs are consistent
with the adopted Otay Ranch GDP, which was comprehensively and carefully considered at that
time.
All feasible mitigation measures with respect to project impacts for the Village Seven SPAlTMs
have been included in the Final EIR (see Mitigation Monitoring and Reporting Program in
Attachment 4). As described above, the Village Seven project will result in unmitigable impacts
that would remain significant after the application of these measures; therefore in order to
approve the project, the City must adopt a Statement of Overriding Considerations pursuant to
CEQA Guidelines Sections 15043 and 15093 (see Attachment 3, Findings of Fact and Statement
of Overriding Considerations, Section XI).
Page 6, Item:_
Meeting Date: 9/22/04
The City has examined a reasonable range of alternatives to the proposed project, other than the
proposed project described in the Final EIR. CEQA requires the examination of project
alternatives that could reduce or avoid significant impacts even if the alternatives would not
accomplish the project objectives. The EIR evaluated four alternatives: the No Project/No
Development Alternative, the Bridge Crossing of La Media Road, an Alternative Mix of Land
Use, and the Reduced Density Alternative. The EIR identified the No Project/No Development
and the Reduced Density Alternatives as the environmental1y superior alternatives, even though
neither of these alternatives would meet the project objectives.(see Attachment 3, Findings of
Fact and Statement of Overriding Considerations, Section X).
Staff believes that the Final EIR meets the requirements of the California Environmental Quality
Act (CEQA) and, therefore recommends that the Planning Commission and City Council find
that the Final EIR has been completed in compliance with CEQA and adopt the Draft Findings of
Fact, and MMRP attached to this staffreport.
Attachments
I. Planning Commission Minutes - July 28,2004
2. Final EIR 04-06
a. Comments and Responses
3. Findings of Fact and Statement of Overriding Considerations
4. Mitigation Monitoring and Reporting Program
RESOLUTION NO. EIR 04-06
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA
CERTIFYING THE FINAL SECOND TIER ENVIRONMENTAL IMPACT REPORT
(EIR 04-06) FOR THE VILLAGE SEVEN SECTIONAL PLANNING AREA (SPA) PLAN
AND TENTATIVE MAPS (TMS); MAKING CERTAIN FINDINGS OF FACT;
ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS; AND
ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND
RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL EIR 04-06
WHEREAS. McMillin Otay Ranch, LLC, and Otay Project, LP, submitted an
application requesting approvals for a Sectional Planning Area (SPA) Plan and Tentative Maps
(TMs) for Village Seven ("Project"); and
WHEREAS, a Dnlft EIR 04-06 was issued for public review on June 14,2004 and was
processed through the State Clearinghouse; and
WHEREAS, the Chula Vista Planning Commission held a duly noticed public hearing
for Draft EIR 04-06 on July 28,2004 to close the public review period; and
WHEREAS, the Chula Vista Planning Commission held a duly noticed public hearing
for the Draft EIR 04-06 on September 22, 2004; and
WHEREAS, a Final Environmental Impact Report (FEIR 04-06) was prepared on the
Village Seven SPA and TMs; and
WHEREAS, FEIR 04-06 incorporates, by reference, the prior EIRs that address the
subject property including the Chula Vista General Plan EIR and the Final Otay Ranch
GDP/SRP Program EIR (90-01), the Village Seven SPA Plan; the Village Seven Public Facilities
Finance Plan as well as their associated Findings of Fact and Mitigation Monitoring and
Reporting Program; and
WHEREAS, to the extent that the Findings of Fact and the Statement of Overriding
Considerations for the Project, dated September 22.2004 (Exhibit "A" of this Resolution, a copy
of which is on file in the office of the City Clerk), conclude that proposed mitigation measures
outlined in Final EIR 04-06 are feasible and have not been modified, superseded or withdrawn.
the City of Chula Vista hereby binds itself and the Applicant and its successors in interest, to
implement those measures. These findings are not merely infomlation or advisory, but constitute
a binding set of obligations that will come into effect when the City adopts the resolution
approving the project. The adopted mitigation measures contained within the Mitigation
Monitoring and Reporting Program, Exhibit "B" of this Resolution, a copy of which is on file in
the office of the City Clerk, are expressed as conditions of approval. Other requirements are
referenced in the Mitigation Monitoring and Reporting Progranl adopted concurrently with these
Findings of Fact and will be effectuated through the process of implementing the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING
COMMISSION of the City of Chula Vista does hereby find. detennine, resolve and order as
follows:
I. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearings on Draft EIR 04-06 held on July 28.2004 and the minutes and resolutions
resulting therefrom, are hereby incorporated into the record of this proceeding. These
documents, along with any documents submitted to the decision-makers, including
documents specified in Public Resources Code Section 21167.6, subdivision(s), shall
comprise the entire record of proceedings for any claims under the California
Environmental Quality Act ("CEQA") (Public Resources Code 921000 et seq.).
II. FEIR 04-06 CONTENTS
That the FELR 04-06 consists of the following:
I. Second-Tier ElR for the Village Seven SPA Plan and TMs (including technical
appendices); and
2. Comments and Responses
3. Errata
(All hereafter collectively referred to as "FEIR 04-06")
III. ACCOMPANYING DOCUMENTS TO FEIR 04-06
I. Mitigation Monitoring and Reporting Program; and
2. Findings of Fact and Statement of Overriding Considerations
IV. CERTIFICATION OF COMPIANCE WITH CALIFORNIA
ENVIRONMENTAL QUALITY ACT
That the Planning Commission does hereby find that FEIR 04-06, the Findings of Fact
and the Statement of Overriding Considerations (Exhibit "A" to this Resolution. a copy
which is on file with the office of the City Clerk), and the Mitigation Monitoring and
Reporting Program (Exhibit "B" to this Resolution, a copy which is on file with the office
of the City Clerk) are prepared in accordance with the requirement of CEQA (Pub.
Resources Code, 921000 et seq.). the CEQA Guidelines (California Code Regs. Title 14
915000 et seq.). and the Environmental Review Procedures of the City ofChula Vista.
V. INDEPENDENT JUDGMENT OF PLANNING COMMISSION
That the Planning Commission finds that the FEIR 04-06 reflects the independent
judgment ofthe City ofChula Vista Planning Commission.
VI. CEQA FINDINGS OF FACT, MITIGATION MONITORING AND REPORTING
PROGRAM AND STATEMENT OF OVERRIDING CONSIDERATIONS
A. Adoption of Findings of Fact
The Planning Commission does hereby approve, accepts as its own, incorporate
as if set forth in full herein, and make each and everyone of the findings
contained in the Findings of Fact, Exhibit "A.' of this Resolution, a copy of which
is on file in the office of the City Clerk.
B. Statement of Overriding Considerations
Even after the adoption of all feasible mitigation measures and any feasible
a1ternatives, certain significant or potentially significant environmental effects
caused by the project, or cumulatively, will remain. Therefore, the Planning
Commission of the City of Chula Vista hereby issues, pursuant to CEQA
Guidelines Section 15093, a Statement of Overriding Considerations in the fonn
set forth in Exhibit "A," a copy of which is on file in the office of the City Clerk,
identifying the specific economic, social and other considerations that render the
unavoidable significant adverse environmental effects acceptable.
C. Mitigation Measures Feasible and Adopted
As more fully identified and set forth in FEIR 04-06 and in the Findings of Fact
for this project, which is Exhibit "A" to this Resolution, a copy of which is on file
in the office of the City Clerk, the Planning Commission hereby finds pursuant to
Public Resources Code Section 21081 and CEQA Guidelines Section 15091 that
the mitigation measures described in the above referenced documents are feasible
and will become binding upon the entity (such as the project proponent or the
City) assigned thereby to implement the same.
D. Infeasibility of Alternatives
As more fully identified and set forth in FEIR 04-06 and in the Findings of Fact,
Section XII, for this project, which is Exhibit "A" to this Resolution, a copy of
which is on file in the office of the City Clerk, the Planning Commission hereby
finds pursuant to Public Resources Code Section 21081 and CEQA Guidelines
Section 15091 that a1ternatives to the project, which were identified in FEIR 04-
06, were not found to reduce impacts to a less than significant level or meet the
project objectives.
E. Adoption of Mitigation Monitoring and Reporting Program
As required by the Public Resources Code Section 21 081.6, the Planning
Commission hereby adopts the Mitigation Monitoring and Reporting Program set
forth in Exhibit "B" of this Resolution, a copy of which is on file in the otlice of
the City Clerk. The Planning Commission further finds that the Program is
designed to ensure that, during project implementation, the pennittee/project
applicant and any other responsible parties implement the project components and
comply with the mitigation measures identified in the Findings of Fact and the
Mitigation Monitoring and Reporting Program.
VII. NOTICE OF DETERMINATION
That the Environmenta1 Review Coordinator of the City of Chula Vista is directed after
City Council approval of this Project to ensure that a Notice of Detennination is filed
with the County Clerk of the County of San Diego. These documents, along with any
documents submitted to the decision-makers, including documents specified in Public
Resources Code Section 21167.6, subdivision(s), shall comprise the entire record of
proceedings for any claims under the California Environmental Quality Act ("CEQA")
(Public Resources Code 921000 et seq.).
BE IT FURTHER RESOL VED THAT the Planning Commission of the City of Chula
Vista finds that the FEIR 04-06, the Findings of Fact and Statement of Overriding Considerations
(Exhibit "A" to this Resolution, a copy which is on file with the office of the City Clerk), and
Mitigation Monitoring and Reporting Program (Exhibit "B.' to this Resolution, a copy which is on
file with the office of the City Clerk) have been prepared in accordance with the requirements of
CEQA (Public Resources Code Section 21000 et seq.), CEQA Guidelines (California Code Regs.
Title 14 Section 15000 et seq.), and the Environmental Review Procedures of the City of Chula
Vista, and therefore should be certified and further recommends to the City Council that FEIR 04-
06. the Findings of Fact and Statement of Overriding Considerations (Exhibit "A" to this
Res01ution, a copy which is on file with the office of the City Clerk), and the Mitigation
Monitoring and Reporting Program (Exhibit "B" to this Resolution, a copy which is on file with
the office of the City Clerk) have been prepared in accordance with the requirement of CEQA
(Pub. Resources Code, ~21000 et seq.), CEQA Guidelines (California Code Regs. Title 14
~15000 et seq.). and the Environmental Review Procedures of the City of Chu1a Vista, and
therefore should be certified.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the
City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY
OF CHlILA VISTA, CALIFORNIA, this September 22,2004. by the following vote. to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
Vicki Madrid, Vice Chair
Diana Vargas
Secretary to Planning Commission
Exhibit A Findings of Fact and Statement of Overriding Considerations
Exhibit B Mitigation Monitoring and Reporting Program
Exllt/J{f A
ENVIRONMENTAL IMP ACT REPORT
FOR THE
VILLAGE 7 SECTIONAL PLANNING AREA PLAN
AND TENTATIVE MAPS
CEQA FINDINGS OF FACT
AND
STATEMENT OF OVERRIDING CONSIDERATIONS
October 12,2004
TABLE OF CONTENTS
Section Page
I. INTROD UCTTO N .........................................................................................................1
IT. ACRONYMS ... ......... ....... ...... ............ ... ......... ..... ........... ................... ...... ............. ..........2
I IT. PROJECT D ESCRIPTI ON.... ........................................................................................4
IV. BACKGROUND ........... .................... ... .... ..... ..... ... .... ...... ............... ...... ............... ..........6
V. RECORD OF PROCEEDINGS... ........ ........... ...... ............ ........ ........... ..... .... .... .............7
VI. FINDINGS REQUIRED UNDER CEQA....... .............................................................9
VII. LEGAL EFFECTS OF FINDINGS .............................................................................1 I
VlIl. MITIGATION MONITORING PROGRAM ..............................................................12
IX. SIGNIFICANT EFFECTS AND MITIGATION MEASURES..................................13
A. LAND USE .... ............... .... ......... ...... ... ..... ..... ................. .................... ............ ..... ... 17
B. AGRICULTURAL RESOURCES ........................................................................19
C. TRAFFIC, CIRCULATION AND ACCESS ........................................................22
D. NOISE ....... ........ ...... ............. ............ ............ ..... ........... ........ ...... ................ ......27
E. AIR QUAUl Y .............. ........................................................................ .............29
F. LANDFORM AL TEM TIONI AESTHETICS......................................................32
G. HYDROLOGY/DRAINAGE/W ATER QUALITY ..............................................36
H. GEOLOGY AND SOILS ......................................................................................39
I. CULTURAL RESOURCES.. ........ ... .............. .......... ......... ...... ...... ......... .... ...... .....40
1. PALEONTOLOGICAL RESOURCES. .................. ....... .............. .......... ...............42
K. BIOLOGICAL RESOURCES. .... .................. ............ ..................... .......................44
L. UTILITIES AND PUBLIC SERVICES ................................................................48
M. PUBLIC HEALTH AND SAFETy......................................................................57
N. PARKS. RECREATION. TRAILS, AND OPEN SPACE....................................58
X. CUMULA nVE SIGNIFICANT EFFECTS AND MITIGATION MEASURES ......60
A. LAND USE, PLANNING, AND ZONING ..........................................................60
B. AGRICULTURAL RESOURCES ........................................................................61
C. TRAFFIC. CIRCULATION, AND ACCESS .......................................................62
D. AIR QUALITY.. ... ....... ......... ...... .............. ....... ........ .... ............ ....................... .....64
E. LANDFORM AL TERA nON/AESTHETICS ............ .... ............. .... ............ ........66
F. HYDROLOGY/WATER QUALITY ..................................................................67
G. PALEONTOLOGICAL RESOURCES...... ................... ............... .......... ....... ........69
H. BIOLOGICAL RESOURCES. ....................... .......... ....... .................. ......... ...........7 I
XI. FEASIBILITY OF POTENTIAL PROJECT AL TERN A TIVES ...............................72
A. NO PROJECTINO DEVELOPMENT AL TERNATIVE......................................75
B. BRIDGE CROSSING OF LA MEDIA ROAD ALTERNATIVE ........................77
C. ALTERNATIVE MIX OF LAND USES..............................................................79
D. REDUCED DENSITY ALTERNATIVE ..............................................................80
11
E. ENVIRONMENTALLY SUPERIOR AI. TERNA TIVE ......................................81
XII. STATEMENT OF OVERRIDING CONSIDERA nONS ..........................................82
11l
BEFORE THE CHULA VISTA CITY COUNCIL
RE: Village 7 Sectional Planning Area Plan and Tentative Maps Environmental Impact
Report (EIR); SCH #2003111050; EIR #04-06.
FINDINGS OF FACT
1.
INTRODUCTION AND BACKGROUND
The Final Environmental Impact Report (Final EIR) prepared for the Village 7 Sectional
Planning Area Plan {fnd Tentative Maps project addresses the potential environmental effects
associated with implementation of the project. In addition, the Final ErR evaluates four
alternatives to the proposed project: the No Project/No Development alternative, Bridge Crossing
of La Media Road alternative. Alternative Mix of Land Uses, and Reduce Density alternative.
The Final EIR represents a second tier EIR, in accordance with CEQA Section 21094. and tiers
off the Program EIR prepared for the Otay Ranch General Development Plan (EIR 90-01lSCH
1189(10154).
These findings have been prepared to comply with requirements of the California Environmental
Quality Act (CEQA) (Pub. Resources Code. 9 21000 et seq.) and the CEQA Gnidelines (Cal.
Code Regs., Title 14. 9 15000 et Sell.).
ADT
AM
BMP
Caltrans
CEQA
City
CNEL
CO
CSS
CVPD
uB
uBA
EIR
FAA
FPP
GDP
GMOC
gpu
LOS
MMRP
mph
MS
MSCP
MSS
NOl
NOx
NPDES
OCP
OWD
PFDIF
PFFP
Ph.D.
PM
PMIO
RMP
II.
ACRONYMS
Average Daily Traffic
mornIng
Best Management Practices
California Department of Transportation
California Environmental Quality Act
City of Chula Vista
Community Noise Equivalent Level
Carbon Monoxiue
Coastal Sage Scrub
Chula Vista Police Department
decibels
A weighted sound level
Environmental Imp ad Report
Federal Aviation Auministration
Fire Protection Plan
General Development Plan
Growth Management Oversight Committee
gallons per uay
Levels of Service
Mitigation Monitoring and Reporting Program
miles per hour
Masters of Science Degree
Multiple Species Conservation Program
Mant;P1e Succulent Scrub
Notice ofIntent
NitFJgen Oxiues
Nation,,' Pollutant Disebarge Elimination System
organochlorine pesticide
Otay Water District
Public Facilities Development Impact Fees
Public Facilities Finance Plan
Doctorate Degree
evenmg
Particulate matter
Resource Management Plan
2
ROG
RWQCB
SANDAG
SCAQMD
SPA
SR
SRP
SUSMP
SWPPP
SWRCB
SWSAS
TM
VORTAC
Reactive Organic Gascs
Regional Water Quality Control Board
San Diego Association of Govcrnments
South Coast Air Quality Managemcnt District
Sectional Planning Area
Statc Route
Subregional Plan
Standard Urban Stonn Watcr Mitigation Plan
Stonn Water Pol1ution Prevention Plan
State Water Resources Control Board
Stonn Water Sampling and Analysis Strategy
Tentative Map
VHF OMNI-Directional Rangc/Tactical Air Navigation
3
III.
PROJECT DESCRIPTION
The Village 7 SPA Plan project presents a plan of development for the McMillin Otay Ranch,
LLC and Otay Project LP ownerships within Village 7 of the Otay Ranch GDP area. The Village
7 SPA Plan allows for a total of 756 single-family dwelling units and 448 multi-family dwelling
units. A minimum of 10 percent of the total dwelling units within the Village 7 SPA Plan will
provide housing for low and moderate-income households. Other land uses designated by the
Village 7 SPA Plan include an elementary school. a high school, publie park, community
purpose facilities, open space, and roadways. The Village 7 SPA Plan is consistent with and
implements the Otay Raneh GDP.
The Village 7 SPA Plan project includes the concurrent processing of Tentative Maps (TMs) for
both the McMillin Otay Ranch. LLC and Otay Project LP ownerships. The McMillin Otay
Ranch. LLC TM results in the development of a total of 310 single-family residential units and
448 multi-family residential units and the grading for a 7.G-acre park site. a 11.1-acre elementary
school site. a 23.4-acre high school site and a 1.1-acre community purpose facility site. The Otay
Project LP TM includes the development of 375 single-family residential units and a 1.7 acre
community purpose facility site. The TMs also estahlish infrastructure requirements.
The Village 7 SPA Plan also includes off-site infrastructure improvements, which are needed to
serve the proposed development within the McMillin Otay Ranch. LLC and Otay Project LP
ownerships. A connector road hetween La Media Road and Magdalena Avenue will run through
a portion of land owned by Otay Land Company, as well as require grading into a portion of the
FAA property located south and west of the project site and not a part of the Village 7 SPA Plan
project. Grading into a small portion of the northeast corner of the FAA site associated with
Ma~dalena Avenue would also occur. Additionally. the Otay Project LP 'I'M will include a 44-
oere borrow site located immediately west of the project and south of Wolf Canyon.
D;scTs:tio_narv Actions
The discretionary actions to be taken by the City Council of the City of Chula Vista (City)
include the following:
. Village 7 SPA Plall. In approving the proposed project. the City would process the Village 7
SPA Plan in compliance with the General Plan and GDP goals and policies.
4
. Mcllfillill Otay Rallch, LLC Telltative Map. In approving the proposed project, the City
would allow for development of the McMillin Otay Ranch, LLC ownership within Village 7
in accordance with SPA Plan land uses and perfonnance standards.
. Otay Project LP Telltative Map. In approving the proposed project, the City would allow for
development of the Otay Project LP ownership within Village 7 in accordance with SPA Plan
land uses and perfonnance standards.
The City Council will also detennine whether the Final ErR is complete and in compliance with
CEQA as part of the certification process.
The City of Chula Vista is the lead agency and has discretionary power of approval for all the
actions pertaining to the Village 7 SPA and TMs sought by McMillin Otay Ranch, LLC and
Otay Ranch LP, the applicants for the project. The Final EIR is intended to satisfy CEQA
requirements for environmental review of those actions.
Proiect Goals and Objectives
As specified in the Final EIR, the objectives ofthis project include:
. Implement and demonstrate consistency with the goals. ohjectives. and policies ofthe Chula
Vista General Plan and the Otay Ranch General Development Plan;
. Implement Chula Vista's Growth Management Program to ensure that public facilities are
provided in a timely manner;
. Foster development patterns which promote orderly growth and minimize urban sprawl;
. Maintain and enhance a sense of community identity within the City of Chula Vista and
c:.:rrounding neighborhoods;
Provide for the establishment of a pedestrian-oriented village;
. Promote complementary uses between villages to balance activities, services and facilities;
. Promote effective management of natural resources hy concentrating development into less
sensitive areas while preserving large contiguous open space areas with sensitive resources;
. Contribute to the unique Otay Ranch image and identity that ditTcrentiate Otay Ranch from
other communities;
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. Wisely manage limited physical resources;
. Implement development consistent with the provIsions of the Otay Ranch Resource
Management Plan (RMP);
. Establish a land use and facility plan that assures village viahility in consideration of
existing and anticipated economic conditions; and
. Provide for the future development of a high school to accommodate the anticipated high
schoo] student projections.
IV.
BACKGROUND
The Village 7 SPA Plan project area is located in the Otay Valley parcel portion of the Otay
Ranch. a 23,700-acrc, master-planned community. The first tier of planning and approvals for
Otay Ranch, which included a Program Environmental Impact Report (Otay Ranch GDP/SRP
Program EIR 90-01/SCH #89010154), was approved in October 1993. At that time. it was
anticipated that due to the large project area, complexity of issues, and extended buildout time
frame, second tier documents will be required to address subsequent development projects. The
Village 7 SPA Plan provides a second tier planning document that details how the McMillin
Otay Ranch, LLC and Otay Project LP ownerships within Village 7 will he developed. In
accordance with Section 21093 ofCEQA, this EIR tiers from the Otay Ranch GDP Program EIR
and provides specific cnviromnental review for the McMillin Otay Ranch. LLC and Otay Project
LP portions ofVillage 7.
Historically, the land comprising Otay Ranch, including the Village 7 SPA Plan project are" P3,
bccn used for agricultural purposes such as ranching, grazing. dry farming. and tru'k fanning
'JCtivities. Crop production consisted primarily of hay and grains duc to limited \""~er
avail""ility. The majority of the site is still used for agricultural activities.
The applicants for the Village 7 SPA Plan project (McMillin Otay Ranch. LLC' and Otay Project
LP) own the majority of the land comprising Village 7; however. the applicants do not own all
land within Village 7. The other ownerships are Otay Land Company. FAA, and the Stephen &
Mary Birch Foundation. Because the applicants do not control the land outside the Village 7 SPA
Plan project area. they are unable to specifically plan these areas as part of the SPA, and land
uses have not been assigned to these properties. Future development of those areas outside the
6
control of the applicants will require amendment(s) to the Village 7 SPA Plan and subsequent
environmental review under CEQA.
v.
RECORD OF PROCEEDINGS
For purposes of CEQA and the findings set forth below, the administrative record of the City
Council decision on the environmental analysis of this project shall consist of the following:
. The Notice of Preparation and all other public notices issued by the City in conjunction
with the project;
. The Draft and Final ErR for the project (ElR #04-06). including appendices and technical
reports;
. All comments submitted by agencies or members of the public during the pubhc
comment period on the Draft ErR;
. All reports. studies, memoranda. maps. staff reports, or other planning documents relating
to the proposed project prepared by the City, consultants to the City, or responsible or
trustee agencies with respect to the City's compliance with the requirements of CEQA
and with respect to the City's actions on the proposed project;
. All documents, comments, and correspondence submitted by members of the public and
public agencies in connection with this project. in addition to comments on lh~ LI.~ for
the project;
. All documents submitted to the City by other public agencies or members of the pubhc in
connection with the ErR, up through the close of the public hearing;
. Minutes and verbatim transcripts of all workshops, the scoping meeting, other public
meetings, and public hearings held by the City, or videotapes where transcripts are not
available or adequate;
7
. Any documentary or other evidence suhmitted at workshops, pubJic meetings, and public
hearings for this project;
. All findings and resolutions adopted by City decision makers in connection with this
project, and all documents cited or referred to therein; and
. Matters of common knowledge to the City, which the members of the City Council
considered regarding this project, including federal, state, and local laws and regulations,
and including but not Jimited to the following:
Chula Vista General Plan;
Relevant portions of the Zoning Code of the City;
Otay Ranch General Development Plan (GDP);
Otay Ranch Resource Management Plan (RMP);
City of Chula Vista Multiple Species Conservation Act Subarea Plan;
Otay Ranch GDP/SRP Final EIR (90-01);
Any other materials required to be in the record of proceedings by PuhJic
Resources Code section 21167.6, subdivision (e).
The custodian of the documents comprising the record of proceedings is Susan Bigclow, Clerk to
the City Council, whose office is located at 276 Fourth Avenue, Chula Vista, CaJifornia 91910.
The City Council has reJied on all of the documents Jisted above in r,'"chin? its decision on the
Village 7 SPA Plan project, even if every document was not fonnally presented to the City
Councilor City Staff as part of the City files generated in connection with the Villago 7 SPA
Plan project. Without exception, any documents set forth above but not found in the project files
fall into two categories. Many of them reflect prior planning or legislative decisions with which
the City Council was aware in approving the Village 7 SPA Plan (see City of Santa Cruz v. Local
Agency Formation Commission (1978) 76 Cal.App.3d 381, 391-392 [142 Cal.Rptr. 873];
Dominey v. Department of Personnel Administration (1988)205 Cal.App.3d 729, 738, fn. 6 [252
Cal. Rptr. 620]. Other documents influenced the expert advice provided to City Staff or
consultants, who then provided advice to the City Council. For that reason. such documents
f()fIll part of the underlying factual basis for the City CounciI"s decisions rclating to the adoption
8
of the Village 7 SPA Plan (see Pub. Resources Code, scction 21167.6, subd. (e)(10); Browing~
Ferris Industries \'. City Council of City of San Jose (1986) 181 Cal. App.3d 852, 866 [226
Cal.Rptr. 575]; Stanislaus Audubon Society. Inc. v. County of Stanislaus (1995) 33 Cal.AppAth
144,153,155 [39 Cal.Rptr.2d 54]).
VI.
FINDINGS REQUIRED UNDER CEQA
Public Resources Code section 21002 provides that "public agencies should not approve projects
as proposed if there are feasible alternatives or feasihle mitigation measures available which
would substantially lesscn the significant environmental effects of such projects." (Emphasis
added.) The same statute states that the procedures required by CEQA "are intended to assist
public agencies in systematically identifying both the significant effects of proposed projects and
the feasible alternatives or feasible mitigation measures which will avoid or substantiallv lessen
such significant effects" (emphasis added). Section 21002 goes on to state that "in the event
[that] specific economic, social, or other conditions make infeasible such project alternativcs or
such mitigation measures, individual projects may he approved in spite of one or more
significant effects."
Thc mandate and principles announeed in Pub lie Resources Code section 21002 are
implemented, in part, through the requirement that agencies must adopt findings before
approving projects for which EIRs are required (see Pub. Resources Code, 921081. subd. (a);
CEQA Guidelines, 915091, subd. (a)). For each significant environmental effect identified in an
EIR for a proposed project, the approving agency must issue a written finding reaching one or
more of three pennissible conclusions. The first such finding is that "l c ]~:dlge.; or alterations
have been required in, or incorporated into, the project which avoid 0, oubstantially lessen the
significant environmental effcct as identified in the final EIR" (CBQA GuiJelines. 9 15091.
subd. (a)(I)). The second pennissible finding is that "[s]uch changes or alterations ,ue within the
responsibility and jurisdiction of another public agency and not the agency making the finding.
Such changes have been adopted by such other agency or can and should be adopted by such
other agency" (CEQA Guidelines, 9 15091. subd. (a)(2)). The third potential finding is that
"[s]pecific economic, legal, social, technological. or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
project alternatives identified in the final E1R'. (CEQA Guidelines, 9 15091. subd. (a)(3)).
Public Resources Code section 21061.1 defines "feasible" to mean "capable of being
9
accomplishcd in a successful manner within a rcasonable period of time, taking into account
economic. environmental, social and technological factors.'. CEQA Guidelines section 15364
adds another factor: "legal'. considerations (see also Citizens of Goleta Valley v. Board of
Supervisors (1990) 52 Ca1.3d 553,565 [276 Cal.Rptr. 410)).
The concept of "feasibility" also encompasses the question of whether a particular alternative or
mitigation measure promotes the underlying goals and objectives of a project (see City of Del
Mar v. City of San Diego (1982) 133 Cal.App.3d 410.417 ['83 Cal.Rptr. 898]). "'[F]easibility'
under CEQA encompasses 'desirability' to the extent that desirability is based on a reasonable
balancing of the relevant economic, environmental, social. and technological factors'. (Ibid.; see
also Scquoyah Hills Homeowners Assn. v. City of Oakland (1993) 23 Cal.AppAth 704, 715 [29
Cal.Rptr.2d 182]).
The CEQA Guidelines do not define the difference between "avoiding.' a significant
environmental effect and merely "substantially lessening.. such an effect. The City must
therefore glean the meaning of these tenns from the other contexts in which the tenns are used.
Public Resources Code section 21081, on which CEQA Guidelines section 15091 is based, uses
the term "mitigate.' rather than "substantially lessen." The CEQA Guidelines therefore equate
"mitigating" with "substantially lessening." Such an understanding of the statutory term is
consistent with the policies underlying CEQA. which include the policy that "public agencies
should not approve projects as proposed if there are feasible alternatives or feasible mitigation
measures available which would substantially lessen the significant environmental effects of
such projects" (Pub. Resources Code, ~ 21002).
For purposes of these findings. the term "avoid'. refers to the effectiveness of one or more
mitigation measures to reduce an otherwise significant effect to a less than significant level. Tn
contrast, the term "substantially lessen.' refers to the effectiveness of such measure or measures
to substantially reduce the severity of a significant effect, but not to reduce that effect to a less
than significant level. These interpretations appear to be mandated bv the holdmg in Laurel Hills
Homeowners Association v. City Council (1978) 83 Cal.App.3d 515, 519-527 [147 Cal.Rptr.
842], in which the Court of Appeal held that an agency had satisfied Its obligation to
substantially lessen or avoid significant effects by adopting numerous mitigation measures, not
all of which rendered the significant impacts in question less than significant.
Although CEQA Guidelines section 15091 requires only that approving agencies specIfy that a
particular significant effect is "avoid[cd] or substantially lessen[ed]," these findings, for
purposes of clarity, in each case will specify whether the effect in question has been reduced to a
1ess than significant level or has simply been substantially lessened but remains significant.
10
Moreover, although section 15091, read literal1y. does not require findings to address
cnvironmental effects that an EIR identifies as merely "potentially significant," these findings
will nevertheless fully account for all such effects identified in the Final EIR (FEIR).
In short, CEQA requires that the lead agency adopt mitigation measures or alternatives, where
feasible, to substantially lessen or avoid significant environmental impacts that would otherwise
occur. Project modification or alternatives are not required, however, where such changes are
infeasible or where the responsibility for modifying the project lies with some other agency
(CEQA Guidelines, ~ 15091, subd. (a), (b)).
With respect to a project for which significant impacts are not avoided or substantial1y lessened
either through the adoption of feasible mitigation measures or a feasible environmentally
superior alternative, a public agency, after adopting proper findings, may nevertheless approve
the project if the agency first adopts a statement of overriding considerations setting forth the
specific reasons why the agency found that the projecfs "benefits" rendered "acceptable" its
"unavoidable adverse environmental effects.' (CEQA Guidelines, ~9 15093, 15043, subd. (b);
see also Pub. Resources Code. 9 21081. subd. (b)). The California Supreme Court has stated
that, "[t]he wisdom of approving. . . any development project. a delicate task which requires a
balancing of interests. is necessarily left to the sound discretion of the local officials and their
constituents who are responsible for such decisions. The law as we interpret and apply it simply
requires that those decisions be informed, and therefore balanced.. (Goleta, supra, 52 Ca1.3d 553.
576).
VII.
LEGAL EFFECTS OF FINDING~
To the extent that these findings conelude that proposed mitigation measures outlined in the EIR
are feasible and have not been modified, superseded or withdrawn, the City (or "decision
makers") hereby binds itself and any other responsible parties, including the applicant and its
successors in interest (hereinafter referred to as "Applicant"'), to implement those measures.
These findings, in other words, are not merely informational or hortatory, but constitute a
binding set of obligations that will come into effect when the City adopts the resolution(s)
approving the project.
11
The adopted mitigation measures are express conditions of approval. Other requirements are
referenced in the mitigation monitoring reporting program adopt cd concurrently with these
findings and will be effectuated through the process of implementing the project.
The mitigation measures are referenced in the mitigation monitoring and reporting program
adoptcd concurrently with these findings, and will be effectuated both through the process of
implementing the Otay Ranch GDP and through the process of constructing and implementing
the Village 7 SPA Plall.
VIII.
MITIGA nON MONITORING PROGRAM
As required by Public Resources Code section 21081.6, subd. (a)(1), the City, in adopting thcse
findings, also concurrently adopts a mitigation monitoring and reporting program (MMRP) as
prepared by the environmental consultant under the direction of the City. The program is
desIgned to ensure that during project implementation, the applicant and any other responsible
parties comply with the feasible mitigation measures identified below. The program is described
in the document entitled Village 7 SPA Plall Mitigation Monitoring Reporting Program. The
City will use the MMRP to track compliance with project mitigation measures. The MMRP will
be available for public review during the compliance period.
The monitoring program is dynamic in that it will undcrgo changcs as additional mltJgation
measures are identified and additional conditions of approval are placed on the project
throughout the project approval process. The monitoring program will serve as a dual purpose of
vcrifying completion of the mitigation measures for 'he rrop0.ced project and generating
infonnation on the effectiveness of the mitigation 1l1caSl1I es to guide future decisions. The
program includes monitoring team qualifications, srecific moy;iloring activities, a reporting
system, and criteria for evaluating the success of the mitigation measurc's.
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IX.
SIGNIFICANT EFFECTS AND MITIGATION MEASURES
The Final EIR identified a number of direct and indirect significant environmental effects (or
"impacts") that the project will cause. Some of these significant effects can be fully avoided
through the adoption of feasible mitigation measures. Others cannot be fully mitigated or
avoided by the adoption of feasible mitigation measures or feasible environmentally superior
altematives. However, these effects are outweighed by overriding considerations set forth in
Section XII below. This Section (IX) presents in greater detail the City Council's findings with
respect to the environmental effects of the project.
The project will result in significant environmental changes with regard to the following issues:
land use; agricultural resources; traffic. circulation and access; noise; air quality; landfonn
alteration/aesthetics; hydrology/drainage/water quality; geology and soils; cnltural resources;
paleontological resources; biological resources; and utilities and public services (sewer. water.
policc. fire and emergency medical services, parks and recreation. schools and libraries) and
public health and safety. These significant environmental changes or impacts are discussed in
Final EIR 04-06 in Table ES-I on pages ES-4 through ES-14 and in Chapter 4, Environmental
Impact Analysis. pages 4.1-1 through 4.15-9. No significant effects were identified for
population and housing, solid waste disposal and gas and electricity services. The proposed
project will result in unmitigable changes to land use, agricultural rcsources, air quality,
landfonn alterations/aesthetics, and biological resources.
Land Use
Implementation of the proposed Village 7 SPA Plan and TMs will result in direct impacts
associated with land use compatibility with: a) visual Impact, ')f the VORTAC facility from
residential use; b) noise impacts from traffic al0ng D."ch and La Media Roads; park lighting
"spillover" into residential neighborhoGds. and c) on-going agricultural operations adjacent to the
proposed urban uses. In addition, the proposed project will re,,,l! in a significant change in
character of the site from undeveloped to urban uses. The overall change in the character and
use of the site from rural agricultural to urban will have a significant cumulative land use impact
as identified in the GDP Program EIR (90-01).
13
Agricultural Resources
Implementation of the proposed project will result in a significant direct short-term land use
compatibility impact at the interface between on-going agricultural operations and urban
development. The proposed project will also result in the direct loss of Prime Farmland or
Grazing Land to urban uses. The loss of agricultural land and land suitable for the production of
crops associated with the Village 7 SPA Plan project will also contribute to the cumulatively
significant impact identified in the GDP Program EIR (90-0 I) due to the incremental and
irreversible loss or impairment oflimited agricultural resources.
Traffic, Circulation. and Access
Approval of the Village 7 SPA Plan project will result in significant direct impacts to traffic at
the intersection of Rock Mountain Road/La Media Road and to the roadway segment of Rock
Mountain Road from La Media Road to SR 125. The project will contribute to cumulative traffic
impacts at the intersections of Telegraph Canyon Road/I-805 southbound ramps and at Rock
Mountain Road/La Media. Additionally, the project will contribute incrementally to cumulative
roadway segment impacts along Telegraph Canyon Road from 1-805 to Oleander Avenue, along
Rock Mountain Road from Main Street to SR 125, and along Rock Mountain Road from SR 125
to Eastlake Parkway.
Noise
Traffic-generated noise along Birch Road, La Media Road and SR 125 will cause a significant
direct noise impact on proposed residential uses within the Village 7 SPA Plan area.
Air Oualitv
The proposed project will result in temporary and lOng-term cumulative air quality impacts.
Construction and grading activities will result m kmporary emissions from equipment exhaust
emissions. Operation of the project will res,tlt in long-term cumulative emissions from project-
related vehicular trips. Once the Village 7 SPA Plan project area is built out, the project will
contribute to long-term cumulative operational emissions, primarily from vehicle emissions that
will exceed SCAQMD thresholds. The GDP Program EIR (90-01) identified significant short-
term and cumulative impacts on regional air quality from build out of the Otay Ranch.
14
Landfonn Alteration/Aesthetics
The Village 7 SPA Plan will result In an overall change to the existing Otay Ranch area
topography and landscape from predominantly rural to a more urban/developed character.
Grading will pennanently alter the naturallandfonn of the site. The GDP Program EIR (90-01)
identified significant direct and cumulative impacts to landfonn alteration and aesthetics due to
change of land use from undeveloped to urban, and due to the alteration of existing landfonns.
In addition, the proposed project will result in significant direct impacts associated with the
increase in light and glare from the increase in developed area.
Hydrolo~v/Drainage/Water Oualitv
Project implementation will introduce landscaping, impem1eable surfaces, and urban activities to
undeveloped land. as well as new pollutant sources, such as automobiles and household products,
which will result in significant long-tenn, direct and cumulative, impacts. lmpenneable surfaces
will decrease the amount of infiltration occurring at the project site and will lead to increased
runoff rates and the potential for pollutants to be introduced to water sources.
Geologv and Soils
Potentially significant construction-related direct impacts to geology and soils at the site will
result from the presence of compressible and expansive soils and the potential for settlement and
landslides to occur.
Cultural Resources
The proposed project will impact the four archaeological sites known to exist within the
proposed project site. Thesc sites have been tested and detennined to be not significant under
CEQA; therefore, the project will not result in direct or cumulatively significant impacts to
archaeological resources that have been idEntified as significant. However, the proposed project
could result in significant impacts to unknown important subsurface archaeological materials that
may be encountered during grading and excavation activities for the proJect.
Paleontolo~ical Resources
Grading activities associated with the development of the project will potentially impact
paleontological resources. Destruction of paleontological resources from the Otay fonnation
would he a significant direct impact.
15
Biological Resources
Implementation of the proposed Village 7 SPA Plan and TMs will result in a direct and
cumulative impacts to non-native grassland which is raptor foraging habitat. The Otay Ranch
GDP Program ElR (90-01) identified loss of raptor foraging hahitat as a significant impact.
AddItionally, development of the McMillin Otay Ranch, LLC TM and the Otay Project LP TM
will result in significant direct impacts to revegetated maritime succulent scrub, coastal sage
scrub, disturbed coastal sage scrub, and jurisdictional waters.
Utilities and Public Services
Sewer. The proposed wastewater generation will result In significant direct impacts to the
existing sewer system.
Water. The projected water demand could result in si),,'11ificant direct impacts on water service,
if water facilities to serve the project are not constructed prior to demand.
Law Enforcement. The proposed project will result in significant direct impacts to law
enforcement due to the increase in demand for patrol officers to service the proposed land uses.
Fire and Emer~ency Medical Services. The proposed project would result in a significant
direct impact on fire and emergency medical services due to the increase in demand for services
to the proposed land uses.
Schools. The proposed project will result in a significant direct impact on schools due to the fact
that the proposed project would generate elementary, middle, and high school-aged children.
Library. The proposed project will resu1t in a significant direct impact on library service due to
an increase in demand.
Public Health and Safetv
Soils samples taken at the project site identified because arsenic, organochlorine pesticides
(OCP) and low levels of DOE, DOT and toxaphene. The proposed project could result in
potentially significant direct impacts related to contaminated soils.
16
Parks, Recreation. Trails. and ()pen Space
The Village 7 SPA Plan will result in direct impacts to parks. The proposed project will result in
the necd for 11.5 acres of developed parkland. As proposed, a 7.6-acre neighborhood park site
will be provided; therefore, an additional 3.8 acres of parkland is needed.
A. LAND USE
Standards of Significance:
The proposed project would have a significant impact on land use if it wou1d:
. Physically divide an established community;
. Conflict with any applicable land use plan, policy, or applicable agency regulation
adopted for the purpose of avoiding or mitigating an environmental effect; or
. Conflict with any applicab1e habitat conservation plan or natura1 community conservation
p1an.
Impact:
Thc proposcd project will result in significant direct land use compatibility impacts associated
with: a) visual impacts of the VORTAC facility from residential use; b) noise impacts from
traf1ic along Birch and La Media Roads; park lighting "spillover" into residential neighborhoods.
and c) on-going agricultural operations adjacent to the proposed urban uses.
Finding:
Pursuant to section 15091 (a)(1) ofth~ CRQA Guidelines, changes or alterations are required in,
or incorporated into. the project that will substantial1y lessen or avoid the significant
environmental effect as identified in the FIR '0 a level of insignificance.
Explanation:
The land use compatibility impacts would result from the location of different land uses adjacent
to one another. These 1and use compatibi1ity impacts are in the fonn of visual quality, noise and
agricultural operations. Implementation of mitigation measures discussed under Agricultural
Resources. Noise, and Landfonn Alteration! Aesthetics would reduce the 1and use compatibility
impacts.
17
Mitigation Measures:
Mitigation for the land use compatibihty impacts are identified under Agricultural Resources
(mitigation measure 4.2-1), Noise (mitigation measures 4.4-1 and 4.4-2) and Landfonn
Alteration/Aesthetics (mitigation measures 4.6-1 and 4.6-2). As discussed below under each of
these environmental issues, the mitigation measures are feasible and are required as a condition
of approval and are made binding on the applicant through these findings (EIR, Subchapter 4.2,
page 7; Subchapter 4.4, page 12; Subchapter 4.6, pages 32-33).
Significance After Mitigation:
Implementation of the mitigation measures identified above would reduce the significant land
usc compatibility impacts to below signiticance.
Impact:
Implementation of the Village 7 SPA Plan, in conjunction with bui]dout of the remaming
portions of Village 7, Otay Ranch, and other nearby projects, will contribute to the conversion of
over 30,000 acres of undeveloped land to urban uses. The overall Joss of agricultural land and
change m the character and use of the site irom rural agricultural to urban would have a
significant cumulative land use impact (ElR, Subchapter 5.0, page 5.4). as identified in the GDP
Program ElR (90-01).
f<'inding:
There is no feasible mitigation available for this impact. Pursuant to section 15091(a)(3) of the
State CEQA Guidelines, specific economic, legal, social, technological, or other considerations
make infeasible the mitigation mpasures or project alternatives identified in the Final EIR.
Explanation:
The Village 7 SPA Plan would result in the conversion of undeveloped land to urban uses. This
impact is identical to that assessed in the Otay Ranch GDP Program EIR (90-01). In adopting the
Findings of Fact to approve the Otay Ranch GDP, the City Council found that there are no
feasible measures that would mitigate the impact to below significance and a Statement of
Overriding Considerations was adopted. The Village 7 SPA Plan would not result in any new
significant adverse impacts to land use, or an intensiiication of such impacts, that were not
analyzed in Program EIR 90-01. This unavoidable effect is acceptable when balanced against the
18
specific overriding economic, legal, social, technological and other considerations describe in the
Statement of Overriding Considerations, Section XII, below.
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the conversion of land to urban uses to
below a level of significance. Therefore, the Village 7 SPA Plall, as a project that implements the
GDP, would contribute to this cumulatively significant unmitigable impact.
Significance After Mitigation:
Cumulative impacts to the loss of undeveloped land will remain significant and unmitigable.
This impact is identical to thc significant and unmitigable impact to land use that was identified
and assessed in the Program EIR 90-01. and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP.
B. AGRICULTURAL RESOURCES
Standards of Significance:
The proposed project would have a significant impact on agricuJtural resources if it:
. Convcrts Prime Famlland, Uniquc Fannland, or Fannland of Statewide Importance, as
shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program
(FMMP) of the California Resources Agency, to nonagricultural use.
. Conflicts with existing zoning for agricuJturaluse or a Williamson Act contract.
. Involves other ch"ngps in the existing environment that, due to their location or nature,
coul-i rcsuJt in conversion ~. fannland to nonagricultural use.
Impact:
Short-tenn land use incompatibility due to noise, odors, insects. rodents, and chemicals at the
interface between on-going agricuJtural operations and urban development will result in
potentially signi ficant direct impacts.
19
Finding:
Pursuant to section 15091 (a)(l) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the ErR to a level of insignificance.
Explanation:
Historically. the Village 7 SPA Plan area has been used for dry fanning and sheep and cattle
grazing. Crop production was limited to hay and grains due to limited water availability. Dry
fanning and cattle grazing activities continue as active uses on-site. There is no land currently
subject to the Williamson Act on the Village 7 SPA Plan property. Development of the Village 7
SPA Plan would temporarily introduce urban uses, residents, and school children adjacent to
agricultural uscs until Village 7 is built out.
Mitigation Measures:
The following mitigation measure has been identified to reduce potentially significant. short-
tenn direct impacts between on-going agricultural uses and urban uses. The mitigation measure
is feasible and is required as a condition of approval and is made binding on the applicant
through these findings (EIR, Subchapter 4.2, page 7).
4.2-1 The agricultural plan included in the Village 7 SPA Plan shall be implemented for the
area as devclopment proceeds on the project. The following measures shall be
implemented by the developer to the satisfaction of the Director of Planning and
Building:
I) A 200-foot buffer between developed property and on-gomg agriculture
operallon;"
2) ""be'ell' n to shield adjacent urban development (within 400 feet) from
agricult1!re ,.C'tiyities where pesticides are to be applied;
3) Noutieal;0;. "f adj"cent property owners of potential pesticide application through
newspaper advertisements; and
4) Fencing, where necessary, to ensure the safety of Village 7 SPA Plan residents.
Significance After Mitigation:
Wilh implementation of mitigation measure 4.2-1, direct impacts associated with on-gomg
agncultural uses will be less than signi licant.
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Impact:
The conversion of 288.5 acres of agricultural land to urban uses wi]] contribute to a significant
cumulative impact due to the incremental and irreversible loss or impainnent of limited
agricultural resources. The Program EIR (90-0 I) found the conversion of prime fannland and
elimination of crop production to be a significant and unmitigable impact.
Finding:
There is no feasible mitigation available for this impact. Pursuant to section 15091 (a)(3) of the
CEQA Guidelines, specific economic, legal, social, technological, or other considerations make
this alternative infeasible.
Explanation:
The Village 7 SPA Plan would result in the conversion of agricultural land to urban uses. The
cumulative commitment of agricultural land to urban uses will be irreversible. In adopting the
Findings of Fact to approve the Otay Ranch GDP. the City Council found that there arc no
feasible measures that would mitigate the impact below a level of significant, and a Statement of
Overriding Considerations was adopted. This impact is identical to that assessed in the Otay
Ranch GDP Program ElR (90-01). The Village 7 SPA Plall would not result in any new
significant adverse impacts to agricultural resources, or an intcnsification of such impacts. that
were not analyzed in Program ElR 90-0l. This unavoidable effect is acceptable when balanced
against the specific overriding economic, legal, social. technological and other considerations
describe in the Statement of Overriding Considerations, Section XfI, below.
Mitigation Measures:
The City Council f"uwl in <'dopting the findings to approve the Otay Ranch GDP that there are
no feasible ""'Jc",-,,s that would mitigate the impact of the conversion of agricultural land to
urf,an uses to bel0w 1 !p"~l of significance. Therefore, the Village 7 SPA Plan, as a project that
implements the GDP. WUUILI e')ntribute to this cumulatively significant unmitigable impact.
Significance After Mitigation:
Cumulative impacts to the loss of agricultural lands wi]] remain significant and unmitigable. This
impact is identical to the significant and unmitigable impact to agricultural resources that was
identified and assessed in the Program EIR 90-01. and overridden in the City's Statement of
Overriding Considerations prepared for the adopted Otay Ranch GDP.
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C. TRAFFIC, CIRCULATION, AND ACCESS
Standards of Significance:
The criteria utilized to detennine if a traffic impact at an intcrsection, street segment, or freeway
is considered significant is based on City of Chula Vista standards. Both project specific and
cumulative project impacts can be sih'11ificant impacts. Additionally, the criteria differs
depending on whether the timing of impacts are near-term or long-tenn. These criteria are
outlined below.
NEAR TERM (STUDY HORIZON YEAR 0 TO 4)
Intcrsections
A direct projcct impact to an intersection would occur if both of the following criteria are met:
I. Level or service is LOS E or LOS F; and
2. Project trips comprise five percent or more of cntcring volume.
A cumulative impact to an intersection would occur If only Criteria #1 is met.
Street Segments
If Average Daily Trips (ADT) methodology indicates LOS C or better for a street segment, an
impact is not significant; if ADT methodology indicatcs LOS D, E or F for a strect segment, the
Growth Management Oversight Committee (GMOC) method should be utilized, which uses the
following criteria:
A diree, 1'1(~ec impact would occur to a street segment irall of the following criteria are met:
1. Level of serv ;cC is LOS D for more than two hours if LOS ElF for one hour based on
GMOC criteria;
2. Project trips comprise five percent or more of segment volume; and
3. Projeet adds greater than SOO ADT to segment.
A cumulative impact to a street segment would oeeur only if Criteria #1 is met.
22
LONG TERM (STUDY HORIZON YEAR 5 AND LATER)
Intersections
A direct project impact to an intersection would occur ifboth of the following criteria are met:
I. Level of service is LOS E or LOS F; and
2. Project trips comprise five percent or more of entering volume.
A cumulative impact to an intersection would occur only if Criteria #1 is met.
Street Segments
Using the ADT methodology. an impact is considered significant if thc following criteria are
met:
A dircct project impact to a street segment would occur if all threc of the following criteria are
mct:
I. Level of service is LOS D, LOS E. or LOS F;
2. Project trips comprise five percent or more oftotal segment volume; and
3. Project adds greater than 800 ADT to segment.
A cumulative impact to a street segment would occur only If Criteria #1 is met.
However, if the intersections along a LOS D or LOS E operating segment all operate at LOS D
or better, the segment impact is considered not significant since intcrsection analysis is more
indicative uf dGWdJ roadway system operations than street sqpnent analysis. Ifthe segment LOS
is LO~ F, ,he impact is significant regardless of the intersection LOS. The impact is direct if the
PC,jFct i<; responsible for over five percent and cumulative if less than five percent.
If it is detennined that a direct project impact would occur at Study Horizon Year 10 or later, and
is offsite and not adjacent to the project, the impact is considered cumulative.
In the event a dircct identified project specific impact occurs at Study Horizon Year 5 or earlier
and the impact is offsite and not adjacent to this project, but the property immediately adjacent to
the identified project specific impact is also proposed to be developed in approximately the same
time frame, an additional analysis may be required to detennine whether or not the identIfied
23
project specific impact would still occur if the development of the adjacent property does not
take place. If the additional analysis concludes that the identified project specific impact is no
longer a direct impact, then the impact shall be considered cumulative.
Impact:
The project will result in a significant direct impact, under Scenarios 9 and 10, to the Rock
Mountain Road/La Media Road intersection and to Rock Mountain Road from La Media Road to
SR 125 roadway segment.
Finding:
Pursuant to section 15091(a)(I) of the CEQA Guidelines. changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant direct
effects as identified in the EIR to a level of insignificance.
Explanation:
Implementation of the Villuge 7 SPA Plull would introduce new sources of traffic to the project
site. Project-related traffic from development under Scenarios () and 10 will directly impact the
Rock Mountain Road/La Media Road intersection. resulting in a LOS E in the AM peak hour and
LOS F in the PM peak hour. Additionally, the segment of Rock Mountain Road from La Media
Road to SR 125 would operate at a LOS F.
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
maJe binding on the applicant through these findings (EIR, Subchapter 4.3, page 4.3-31).
4.3-1: Prior to 2030, assuming the scenarios of 9 or 10, the applicant shall pay a fair share
tGw~rd the construction of the six-lane Prime Arterial segment of Rock Mountain Road
between La Media and SR 125 with the appropriate intersection geometry, or shall
construct the road segment.
Significance After Mitigation:
With implementation of mitigation measure 4.3-1, significant direct traffic impacts will be less
than significant.
24
Impact:
Cumulative impacts associated with the proposed project wi]] occur under Scenarios I, 3,4. 5, 6,
8,9, and 10 at the fo]]owing intersections and/or roadway segments:
. Scenario 1 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR 125.
. Scenario 3 - Rock Mountain Road from SR 125 to Eastlake Parkway.
. Scenario 4 - Rock Mountain Road from SR 125 to Eastlake Parkway.
. Scenario 5 - Rock Mountain Road from SR 125 to Eastlake Parkway.
. Scenario 6 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR 125.
. Scenario 8 - Rock Mountain Road from Main Street to La Media Road. from La Media
Road to SR 125, from SR 125 to Eastlake Parkway. and from SR 125 and Eastlake
Parkway.
. Scenario 9 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from Main Street to La Media Road, and from SR 125 to Eastlake
Parkway.
. Scenario 10 - Rock Mountain Road from SR 125 to Eastlake Parkway.
Finding:
Pursuant to section 15091 (a)(1) of the CEQA Guidelines, changes or alterations are rcqll1red in,
or jPco'1'orated into, the project that wi]] substantia]]y lessen or avoid the significant ~ulIlulative
effect as identified in the EIR to a level of insignificance.
Explanation:
Traffic from development under scenarios 1.3,4.5,6,8,9, and 10 will contribute to cumulative
traffic impacts. The intersections of Telegraph Canyon Road/I-805 southbound ramps and Rock
Mountain Road/La Media would operate at unacceptable levels of service (LOS E or F).
25
Additionally, the project would contribute incrementally to cumulative roadway segment impacts
along Telegraph Canyon Road from 1-805 to O]eander Avenue, and along Rock Mountain Road
from Main Street to SR 125 and from SR 125 to Eastlake Parkway at the Rock Mountain
Road/La Media Road intersection and along Rock Mountain Road from La Media Road to
Eastlake Parkway.
Mitigation Measures:
The fonowing mitigation measures are feasible and are required as conditions of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.3, page 4.3-32).
4.3-2: No units within Village 7 shan be constructed which wou]d result in the total number of
units within the Eastern Territories (starting on January 1, 2(03). exceeding 8,990 units,
prior to the construction ofSR 125 between SR 54 and the International border.
4.3-3: Assuming the scenario of 3, the developer of the project shan contribute its fair share
towards the widening of Rock Mountain Road to meet the City"s standards for a six-lane
Major Street.
4.3-4: Assuming the scenarios of 4, and 5, the developer of the project shan contrihute its fair
share towards the widening of Rock Mountain Road to meet the City's standards for a
seven-lane Major Street.
4.3-5: Assuming the scenario of 8, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a four-lane
Major Street from Main Street to La Media Road, a six-lane Major Street from La Media
Road to SR 125, and a six-lane Prime Arteria] from SR 125 to Eastlake Parkway.
,->.3-0. Assuming the scenario of 9. the developer of the project shall contribute its [air ",are
towards the widening of Rock Mountain Road to meet the City's standards for a :,ix-lane
Prime Arterial with the appropriate intersection geometry at the intersection of Rock
Mountain Road/La Media Road, a six-lane Major Street from Main Street to La Media
Road, and an eight-lane Prime Arteria] from SR 125 to Eastlake Parkway.
4.3-7: Assuming the scenario of 10, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City.s standards for an eight-
lane Prime Arterial from SR 125 to Eastlake Parkway.
26
Significance After Mitigation:
With implementation of mitigation measures 4.3-2 through 4.3-7, cumulative traffic impacts will be
reduced to below significance.
D. NOISE
Standards of Significance:
The proposed project would have a significant noise impact if the project would:
. Result in exterior noise levels that exceed 65 CNEL in residential areas and outdoor
recreational areas;
. Result in interior noise levels that exceed 45 dB CNEL for single-family and multi-
family residential homes;
. Result in noise levels that violate the City's Noise Ordinance (Chapter 19.68 of the
Municipal Zoning Code);
. Create a substantial pemanent or temporary mcrease m ambient noise levels in the
project vicinity above levels existing without the project; or
. Generate a one-hour average noise level (Leq) in excess of 60 dBA at the adjacent
wildlife habitat during a nesting season.
Impact:
Noise from traffic along Birch Road, future La Media Road, and future SF 1:>5 'viII result in
potentially significant direct impacts at adjacent residences within the Village 7 SPA Plul1
pi-niect.
Finding:
Pursuant to section I 5091 (a)(1 ) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
envirOlunental effect as identified in the EIR to a level of insignificance.
27
Explanation:
Implementation of the project will introduce a permanent source of traffic noise to the area.
Noise from traffic along Birch Road, La Media Road, and SR 125 will be significant on the
proposed residential uses adjacent to these roadways.
Mitigation Measures:
The following mitigation measures are feasible and are re'luired as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.4, pages 4.4-12).
4.4-1 Noise walls shall be secured to the satisfaction of the City Engineer and Envirorunental
Review Coordinator for residential units located along Birch Road and La MedIa Road
prior to receiving a grading pem1it, and constructed prior to occupancy of 1 st unit. An
acoustical study confirming wall geometries and conformance with the City's noise
thresh01d is required prior to finalization of site and grading p1ans. Based on preliminary
design and assumptions, the following wall heights would be required to meet CIty
standards:
Birch Road
La Media Road
7 feet
6 feet
4.4-2 1. Noise barriers, varying between three to 14 feet in height. shall be constructed
a10ng the top of the pad slopes or near the edge of SR 125, as shown in Figure 4.4-2.
Proposed Noise Barriers along SR 125. The barriers shall be either walls. berms. or a
combination thereoC and constructed of solid material with a density of at least four
pounds per square foot and without any cracks or gaps.
The City limits the height of noise walls to eight and a half feet Therefore. where noise
barriers in excess of eight and a half feet are re'luired, the barrier shall be constfllcted of a
combination of noise wall and berm, with the wall portion not exceedmg ~ight and a half
feet.
2. For the multi-family development area adjacent to SR 125, only enclosed
balconies shall be constructed on the first row of buildings that face SR 125. Open
balconies may be pemlitted for the remaining buildings with approval of an acoustical
analysis. An acoustical analysis shall be conducted for the buildings adjacent to SR 125
concurrent with the submittal of construction drawings and shall be approved by the
Director of Planning and Building and Environmental Review Coordinator prior to
28
approval of building pennits. The acoustical analysis shall demonstrate that second- and
third-floor interior noise levels due to exterior noise sources would be below the 45
CNEL standard.
3. For the single-family development area adjacent to SR 125, an acoustical study
shall be conducted concurrent with the submittal of construction drawings and shall be
approved by the Director of Planning and Building and Environmental Review
Coordinator prior to approval of building pennits. The noise study shall demonstrate that
second-floor interior noise levels due to exterior noise sources would be below the 45
CNEL standard.
4. For multi-family areas where second- and third-floor exterior noise levels arc
projected to exceed 60 CNEL. the affected units shall include a ventilation or air
conditioning system to ensure that interior noise levels meet the interior standard of 45
CNEL.
Significance After Mitigation:
With implementation of mitigation measures 4.4-1 and 4.4-2, nOIse impacts will not be
significant.
E. AIR QUALITY
Standards of Significance:
A si!,'llificant air impact is identified if the project would:
. Conflict with or obstruct implementation of the applicable air quality plan;
. Violate any air quality standard or contribute substantial1y to an existing or projected air
quality violation;
. Result in a cumulatively considerable net increase of any criteria pol1utant for which the
project region is non-attainment under an applicable federal or state ambient air quality
standard;
. Expose sensitive receptors to substantial pollutant concentrations; or,
. Create objectionable odors affecting a substantial number of people.
29
Impact:
Development of the Village 7 SPA Plan project area will result in short-tenn cumulative aIr
quality impacts associated with construction activities.
Finding:
Pursuant to section 15091(a)(1) of the CEQA GuideJines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant temporary
air quality effect to a level of insignificance.
Explanation:
Implementation of the Village 7 SPA Plan will introduce new sources of air emissions to the San
Diego Air Basin, which is a non-attainment area. Development of the project will result in a
short-tenn cumulative air quality impact from dust generated during construction activities,
fumes, and equipment exhaust.
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subchapter 4.5. page 16).
4.5-1: The following measures shall be specified as notes on the project grading plans, and shall
be implemented as practical to minimize construction emissions:
. Minimize simultaneous operation of multiple construction equipment units.
. Use low pollutant-emitting construction equipment, as practical
. Use electrical construction equipment as practical.
. Use catalytic reduction for gasoline-powered equipment.
. Use injection timing retard for diesel-powered equipment.
. Water the construction area at least twice daily to minimize fugitive dust.
. Stabilize graded areas as quickly as possible to miniInize fugitive dust.
o Pave pennanent roads as quickly as possible to minimize dust.
. Use electricity from power poles instead of temporary generators during building, as
feasible.
. Apply chemical stabilizer or pave the last 100 feet of internal travel path within a
construction site prior to public road entry.
30
. InstaJl wheel washers adjacent to a paved apron prior to vehicle entry on public roads.
· Remove any visible track-out into traveled public streets within 30 minutes of
occurrence.
. Wet wash the construction access point at the end of cach workday if any vehicle
travel on unpaved surfaces has occurred.
. Provide sufficient perimeter erosion control to prevent washout of silty material onto
pubJic roads.
· Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during
hauling.
. Suspend aJl soil disturbance and travel on unpaved surfaces if winds exceed 25 mph.
Significance After Mitigation:
Construction related cumulative air quality impacts will be less than significant.
Impacts:
The proposed project will result in temporary and long-tenn air quality impacts associated with
construction and operation of the proposed project. Once the proposed project is built out, the
major source of air pollution wi1l be from project-related traffic. These emissions would exceed
the thresholds for RaG, Nox. co and PM](J resulting in significant cumulative air quality
impacts. The San Diego Air Basin is a non-attainment area; therefore, any emissions will result
in a significant impact.
Finding:
With implementation of aJl feasible mitigation identified above. project-related traffic emissions
will still exceed the identified significance threshold RaG, NOx, co, and PM]u in Year 2005.
There is no feasible mitigation available for this impact. Pursuant to ,euion 15091 (a)(3) of the
CEQA Guide1ines, specific economic, legal, social, technologIcal. or other considerations make
this alternative infeasible.
Explanation:
Implementation of the Village 7 SPA Plan will introduce new sources of air emissions to the San
Diego Air Basin, which is a non-attainment area. Development of the project will contribute to
cumulatively significant emissions resulting from the introduction of human activity and vehicles
to the area that exceed SCAQMD thresholds.
31
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the significant air quality impact to below a level of
significance. Therefore, the Village 7 SPA Plan, as a project that implements the GDP, would
contribute to this cumulatively significant unmitigable impact.
Significance After Mitigation:
Cumulative impacts to air quality will remam significant and unmitigable. This impact is
identical to the significant and unmitigable impact to air quality that was identified aud assessed
in the Program EIR 90-01, and overridden in the City.s Statement of Overriding Considerations
prepared for the adopted Otay Ranch GDP.
F. LANDFORM ALTERATION/AESTHETICS
Standards of Significance:
A sih'11ifieant landform alteration/visual quality impact is identified if the project could:
. Have a substantial adverse effect on a scenic vista.
. Substantially damage seemc resources, including but not limited to trees, rock,
outcroppings, or historic buildings within view of a state scenic highway.
. Substantially degrade the existing visual character or quality of the site and its
surroundings.
. Create a new source of substantial light or glarp that 'vollld adversely affect daytime or
nighttime views in the area.
Impact:
The proposed project would develop residential areas adjacent to the existing FAA VORTAC
facility. Views ofthc VORTAC trom residential areas would be temporarily adverse.
32
Finding:
Pursuant to section 15091(a)(I) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a less than significant level.
Explanation:
The project proposes residential development adjacent to the FAA VORTAC Facility. which has
a centrally-located navigational beacon and is surrounded by chain-linked fence. No landscaping
is found at the FAA site. Until development of the VORT AC facility occurs, visual impacts will
occur related to the view of the facility.
Mitigation Measures:
The followmg mitigatIOn measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subchapter 4.6, pages 32).
4.6-1 Perimeter landscaping, in accordance with the Landscape Master Plan, within the
McMillin Otay Ranch, LLC and Otay Project LP ownerships shall occur with cach phase
of development adjacent to the FAA property to minimize views of the FAA VORTAC
facility.
Significance After Mitigation:
Implementation of mitigation measure 4.6-1 will reduce visual impacts to below significance.
Impact:
Uses proposed by the Village 7 SPA Plan will result in an increase in nighttime lighting and
glare.
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines. changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a less than significant level.
33
Explanation:
Light and glare impacts will increase with the development of the site. Residential, schools, and
park uses will introduce nighttime lighting, and there will be a significant increase in nighttime
illumination from the project site. Additionally, vehicular traffic associated with residents and
visitors to the site would include the use of headlights during the evening and nighttime hours.
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (ErR, Subchapter 4.6, page 32).
4.6-2 Lighting for community facilities, recreation areas, and sports fields shall be approved by
the Director of General Services and Environmental Review Coordinator prior to
approval of a final site plan for the park. Shielded, uni-directionallighting shall be used.
Additionally. lighting at these facilities to be shut off between II pm and 7 am.
Significance After Mitigation:
Implementation of mitigation measure 4.6-2 will reduce impacts to below significance.
Impact:
Implementation of the TMs would result in a temporary significant visual impacts associated
with the grading of the elementary school site and offsite borrow area.
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelin"3. C;,.':1ges or alterations are required in,
or incorporated into, the project that will subsl';'1tially lessen or avoid the significant effect as
identi fied in the ErR to a less than sib'11ificant level.
Explanation:
Grading would permanently alter existing landfoffi1. Grading would be required of the
elementary school site and the offsite borrow area. However, development of these areas is not
proposed at this time.
34
Mitigation Measures:
In addition to the above measures, the following mitigation measures are feasible and are
required as a condition of approval and are made binding on the appJicant through these findings
(EIR, Subchapter 4.6, page 32-33).
4.6-3 The perimeter slopes and street parkways surrounding the elementary school site shall be
landscaped as an interim measure until the future development of the elementary school
occurs.
4.6-4 The perimeter of the off-site borrow area shall be landscaped as an interim measure until
the future development of the horrow area occurs.
Impact:
The proposed project will resuH in cumulatively significant and unmitigable landfonn alteration
and aesthetics impacts related to: (i) an unavoidable change in the overall visual character of the
project area; (ii) an unavoidable impact to landfonns; and (iii) an unavoidable impact related to
development in highly vIsible areas. These impacts are identical to the significant aJId
unmltigablc landform aHeration and aesthetics impacts that were identified and assessed in
Program EIR 90-01, and overridden in the City's Statement of Overriding Considerations
prepared for the adopted Otay Ranch GOP.
Finding:
There is no feasible mitigation available for this impact. Pursuant to section 15091 (a)(3) of the
CEQA GuideJines, specific economic. legal, social, technological, or other considerations make
in feasible the mitigation measures or project alternatives identified in the Final EIR.
Explanation:
The project would develop an undeveloped site used for agricultural purposes with urban uses.
Implementation of the project will result in an overall change in topography and landscape, and
the conversion of the site from predominantly agricuHural to urban uses. These impacts are
considered direct and cumulative significant impacts and are identical to those assessed in the
GOP Program ErR (90-01). The proposed project would not result in any new landfonn
alteration and aesthetics impacts or on intensification of such impacts that were not analyzed in
Proh'Tam EIR (90-01).
35
Mitigation Measures:
No mitigation is available to lessen or avoid this impact.
Significance After Mitigation:
Cumulative impacts to aesthetics and landfonn will remain significant and unmitigable. This
impact is identical to the significant and unmitigable impact to land use that was identified and
assessed in the Proi,'Tam EIR 90-01. and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GO?
G. HYDROLOGYIDRAINAGE/WATER QUALITY
Standards of Significance:
A significant impact on hydrology. drainage. or water quality if the project would:
. Violate any water quality standards or waste discharge requirements;
. Substantially impact groundwater;
. Substantially alter the existing drainage pattern of the site or area;
. Result in runoff that exceeds the capacity of existing or planned stormwater drainage
systems;
. Provide substantial additional sources of polluted runoff; or
. Expose people or structures to flooding or inundation by seiche, tsunami, or mudflow.
Impact:
The proposed project will introduce impervious surfaces and alter the existing runoff pattern at
the project site, resuHing in direct impacts to hydrology, drainage, and water quality.
36
Finding:
Pursuant to section 15091 (a)(1) of the CEQA Guidelines, changes or alterations are required in.
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effects as identified in the ETR.
Explanation:
Development of the Village 7 SPA Plall will introduce landscaping, impervious surfaces, and
new surface activities to undeveloped land. This will result in significant direct impacts to water
quality because surface water runoff will be increased due to the impervious surfaces, and the
peak runoff of the project site will be affected. Additionally. new pollutant sources will be
introduced, such as automobiles and household products. and there will be a greater chance for
nmoffto pick up surface pollutants and deposit them into local water resources.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
arc made binding on the applicant through these findings (ErR. Subchapter 4.7, pagcs 11-12).
4.7-1 Prior to issuance of each grading peflnit, a detailed drainage system design study shall be
prepared in accordance with the City ofChula Vista.s standards and shall be approved by
the City Engineer.
4.7-2 Prior to issuance of each grading pennit, the project applicant shall submit an NOr and
obtain an NPDES Permit for Construction Activity from SWRCB. Adherence to all
conditions of the General Pennit for Construction Activity is required. Each applicant
wanting to develop within thr Village 7 SPA Plall project is required under the SWRCB
General Construction Pennit to develop a SWPPP describing BMPs to be used during
and after construction to pr~vent th~ discharge of sediment and other pol1utants in stonn
water runoff from the project. The SWppp shall also include a Stonn Water Sampling
and Analysis Strategy (SWSAS), pursuant to the SWRCB General Construction Pennit
requirements.
4.7-3 Pennancnt treatment control BMPs shall be included as part of the project in accordance
with Section 2c of the City of Chula Vista SUSMP. the Preliminary Water Quality
TechnIcal Report for Otay Ranch Vil1age 7 (Rick Engineering Company, May 24,2004)
and the Preliminary Water Quality Technical Report (Hunsaker & Associates, May 21.
2004).
37
4.7-4 Prior to construction, a maintenancc plan for temporary erosion control facilities shall be
established by the applicant to the satisfaction of the City Engineer. The applicant shall
be responsible for implementing, monitoring, and maintaining the required BMPs to
ensure that the measurcs are working properly. until the construction area has been
pem1anently stabilized. This will typically involve inspection, cleaning, repair operations
being conducted after runoff-producing rainfall.
4.7-5 After construction. energy dissipating structures (e.g. detention ponds, riprap, or drop
stmctures) as deemed necessary by a hydrologic or engineering consultants shall be used
at stonn drain outlets, dramage crossings, and/or downstream of all culverts, pipe outlets,
and brow ditches to reduce veJocity and prevent erosion.
Significance After Mitigation:
Implementation of mitigation measures 4.7-] through 4.7-5 will reduce impacts to below
significance.
Impact:
The project, in conjunction with the development of other projects in the Eastern Territories, win
increase the amount of impervious surfaces, decrease ground water replenishment, aggravate
existing downstream drainage and nooding problems, and contribute to cumulatively significant
water quality degradation downstream and in local water resources.
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the pr0ifct that will substantially lessen or avoid the significant effect as
idcntified in the ETR to a level of insignificance.
Explanation:
The project will be developcd in accordance with the regulations of the RWQCB, and
engmeering and design features will be required to ensure water quality is maintained. Other
projects in the vicinity will be similarly required to adhere to NPDES and RWQCB
requirements, which are dirccted at reducing the amount of urban pollutants entcring natural
water courses and sensitive coastal resources.
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Mitigation Measure:
Mitigation measures 4.7-1 through 4.7-5 listed above are feasible and are required as a condition
of approval and are made binding on the applicant through these findings (ErR, Subchapter 4.7,
pages 11-12).
Significance After Mitigation:
Implementation of mitigation measures 4.7-1 through 4.7-5 will reduce cumulative impacts to
water quality and hydrology to below significance.
H. GEOLOGY AND SOILS
Standards of Significance:
The project could have a significant effect on geology and soils if it would:
. Expose people or structures to potential substantia1 adverse effects involving rupture of a
known earthqnake fau1t, strong seismic ground shaking, seismic-re1ated ground failure, or
landslides;
. Result in substantial soil erosion or the loss of topsoil; or
. Be located on expansive soils or on a geologic unit or soil that is unstable, or that would
become unstable as a result of the project.
Impact:
The presence of compressihle and expansive soils and the potential for settlement and landslides
to occur at the project site is considered a potentially significant direct impact.
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations arc re'luired in,
or mcorporated into, the project that wil1 substantlal1y lessen or avoid the significant
environmental effect as identified in the EIR to a leve1 of insignificance.
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Explanation:
Expansive soils, which include alluvium, colluvium, and claystone occur throughout the project
site. Expansive soils may adversely impact structural slabs and foundations and roadways due to
their swelling characteristics. The adverse effects of slope creep, landslides or lateral fill
extension may also occur with expansive soil fills and cuts.
Mitigation Measures:
The following mitigation measures are feasible and are rcquired as a condition of approval and
are made binding on the applicant through thcse findings (ErR, Subchapter 4.8, page 15).
4.8-1 Prior to thc issuance of each grading permit, the applicant shall verify that the applicable
recommendations of the geotechnical rcport titled Geotechnical Investigation McMillin
Otay Ranch. Village 7, prcpared by Geotechnics Incorporated. dated January 23, 2004.
for the eastern portion of the Village 7 SPA Plan project site have been incorporated into
the project design and construction documents to the satisfaction of the City Engineer of
the City ofChula Vista.
4.8-2 Prior to the issuance of each grading permit, the applicant shall verify that the applicable
recommendations of the gcotechnical report titlcd Otay Ranch Village 7, R-2 and Village
4 CommuI1lty Park Chula Vista, Cali forma datcd May 5. 2004 prepared by Geocon
Incorporated. for thc wcstern portion of the Village 7 SPA Plan project site have been
incorporated into the project design and construction documents to the satisfaction of the
City Engineer of the City of Chula Vista.
Significance After Mitigation:
Implementation of mnigatioli m~asures 4.8-1 and 4.8-2 will reduce impacts to below
significance.
L CULTURAL RESOURCES
Standards of Significance:
A project could havc a significant effect on cultural resourccs if it would:
. Cause a substantial adverse change in the significance of a historical resource defined in
915064.5;
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. Cause a substantial adverse change In the significance of an archaeological resource
pursuant to 915064.5; or.
. Disturb any human remains. inc1uding those interred outside of formal cemetcries.
Impact:
Grading and excavation activities associated with construction of the roadways off-site could
rcsult in significant direct impacts to unknown subsurface archaeological materials.
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidc1ines, changes or alterations arc required in,
or incorporated into. the project that will substanlially lessen or avoid the significant effect as
identified in the EIR to a level of insignificancc.
Explanation:
There are no known significant archaeological sites within the proposed project site. However,
the proposed project could rcsult in significant impacts to unknown subsurface archaeological
materials that may be encountered during grading and excavation activities associated with the
proposed project.
Mitigation Measures:
The fol1owing mitigation measure is feasible and is required as a condition of approval and is
made binding on the qprlir"nl tlrrough these findings (EIR, Subchapter 4.9, page 4.9-6).
4.9-1 A qualifif'd "rchae01rgical monitor shall be on-site during initial grading of the site. If
historic archaeoiogical n,"terial is encountered during grading, all grading in the vicinity
as determined and defined by the archaeologist shall stop and its importance shall be
evaluated. and suitable mitigation measures sha1J be developed and implemented, if
necessary. Cultural material collected shall be pennancntly curated at an appropriate
repository, such as the San Diego Archaeological Center.
Significance After Mitigation:
Implementation of mitigation measure 4.9-1 wi1J reduce impacts to below sIgnificance.
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J. PALEONTOLOGICAL RESOURCES
Standards of Significance:
The proposed project could have a significant effect on paleontological resources, ifit would:
. Directly or indirectly destroy a unique paleontological resource or site or unique
geological feature.
Impact:
Grading associated with development of the site could dircctly impact unknown paleontological
resources in the upper sandstone. the lower gritstone. and the fanglomerate portions of the Otay
formation.
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmcntal effect as identificd in the EJR to a level of insignificance.
Explanation:
The project sitc is underlain by the Otay Fonnation, which is characterized by an upper portion
with high paleontological resource sensItivity and a lower portion with moderate resource
sensitivity. Impacts to paleontological resources occur when earthwork activities cut into
geological formations that are fossil bearing and destroy the buried fossil remains. Areas of the
Otay Formati8Y', which are known to be fossil-bearing. may be exposed during grading and
construction activities aDd could impact unknown paleontological resources.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
arc made binding on the applicant through these findings (EIR. Subchapter 4.10, pages 4-5).
4.10-1 Prior to issuance of anyon-site (or off-site) grading permits, the applicant shall confirm
to the City ofChula Vista that a qualified paleontologist has been retained to carry out the
following mitigation program. The paleontologist shall attend pregradc meetings to
42
consult with grading and excavation contractors. (A qualified paleontologist is defined as
an individual with an MS or Ph.D. in paleontology or geology who is familiar with
paleontological procedures and techniques.)
4.10-2 A paleontological monitor shal1 be on-site at al1 times during the original cutting of
previously undisturbed sediments of highly sensitive geological fonnations(Otay
Fonnation) to inspect cuts for contained fossils. The paleontological monitor shal1 work
under the direction of a qualified paleontologist. The monitor shall periodical1y (every
several weeks) inspect origmal cuts m deposits with an unknown resources sensitivity. (A
qualified paleontological monitor is defined as an individual who has experience in the
col1ection and salvage of fossil materials).
4.10-3 If fossils are discovered. the paleontologist (or paleontological monitor) shal1 recover
them. In instances where recovery requires an extended salvage time, the paleontologist
(or paleontological monitor), shal1 be al10wed to temporarily direct, divert. or halt
grading to al10w recovery of fossil remains in a timely manner. Where deemed
appropriate by the paleontologist (or paleontological monitor). A screen-washing
operation for smal1 fossil remains shall be set up.
4.10-4 Prepared fossils, along with copies of all pertinent field notes. photographs, ami maps,
shall be deposited (with the applicant's pennission) in a scientific institution with
paleontological col1ections such as the San Diego Natural History Museum. A final
summary report shall be completed which outlines the results of the mitigation program.
This report shal1 include discussion of the methods used, stratigraphy exposed. fossils
collected. and significance or recovered fossils.
Significance After Mitigation:
Implempnt"tion of mitigation measures 4.10-1 through 4.10-4 wil1 reduce impacts to below
significance.
Impact:
The GDP Program EIR (90-01) identified the potential for disturbance of significant
paleontological resources as a cumulatively significant impact. Grading activities associated with
development of the site in combination with buildout of the Otay Ranch GDP area could impact
buried paleontological resources in the Otay Fonnation. Therefore. the project would contribute
to cumulatively significant paleontological impacts.
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Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant etTect as
identified in the EIR to a level of insignificance.
Explanation:
Cumulatively significant impacts to paleontological resources resulting from the continued
development of the area were identified in the Otay Ranch GDP Program EIR, and a Statement
of Overriding Considerations was adopted. The GDP Program EIR identified mitigation
measures for potential impacts to paleontological resources. which the project will comply with.
Mitigation Measures:
Mitigation measures 4.10-1 through 4.10-4 listed above are feasible and arc required as a
condition of approval and are made binding on the applicant through these findings (EIR,
Subchapter 4.10, pages 4-5):
Significance After Mitigation:
Implementation of mitigation measures 4.10-1 through 4.10-4 will reduce impacts to below
significance.
K. BIOLOGIC AL RESOURCES
Standards of Significance:
A sil':niIicam bIOlOgical impact would occur if the project would:
. P ffp"t sensitive or species of special concern or their habitats, sensitive na~lIral
communities, or federally protected wetlands, or interfere with the movement ofwi1dlife
species within wildlife corridors or nursery sites; or
. Conflict with any local policies or ordinances protecting biological resources, such as a
tree preservation policy or ordinance. or with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or other approved local,
regional, or state habitat conservation plan.
44
Impact:
The proposed Village 7 SPA and TMs will have direct significant impacts to sensitive habitat,
including 1.2 acres ofrevegetated MSS, 0.10 acres of coastal sage scrub habitat, and 0.3 acres of
disturbed coastal sage scrub, and .34 non-wetland Waters of the U.S. that occur on the project
site. Even though the proposed project is not anticipated to result in significant impacts to
burrowing owls, the potential exists for owls to have relocated to the site since the last focused
surveys of the site.
Findings:
Pursuant to section 15091(a)( 1) of the CEQA Guidelines. changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the EIR to a level ofinsignificancc.
Explanation:
Sensitive habitat, including revegetated MSS, coastal sage scrub. and non-wetland Waters of the
U.S.. is found within the project site and would be impacted by development of the project.
Focused surveys for burrowing owls were conducted and no burrowing owls were found.
However. the potential exists for the relocation of burrowing owls to the site since the time of the
focused surveys.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.11, pages 25-26).
.1 11.1 Prior to recordation of each final map, the developer shall either convey land wi'J,in t\'e
nby Ranch Open Space Preserve at a ratio of 1.188 acres for each acre of development
arca, ," pay a fee in lieu.
4.11-2 Focused surveys for burrowing owl shall be conducted no earlier than 1 month prior to
grading. If occupied burrows are detected, a mitigation plan shall be prepared and
approved by the Director of Building and Planning and Environmental Review
Coordinator and relocation of the species shall be conducted to avoid impacts from
grading.
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4.11-3 Prior to issuance of a grading pennit that impacts jurisdictional waters or wetlands, the
developer shall prepare a Wetlands Restoration Plan to the satisfaction of the Resource
Agencies and Director of Planning and Building to mitigate for indirect and pemlanent
impacts to 0.14 acre of wetlands. The Plan shall include, but not be limited to, an
implementation plan, maintenance and monitoring program, estimated completion time,
and any' relevant contingency measures. Jurisdictional waters or wetlands shall be
delineated on all grading plans.
4.1 I -4 Prior to issuance of a grading penn it that impacts jurisdictional waters or wetlands, the
developer shall prepare a Wetlands Restoration Plan to the satisfaction of the Resource
Agencies and Director of Planning and Building to mitigate for indirect and permanent
impacts to 0.2 acre of wetlands. The Plan shaH include, but not be limited to. an
implementation plan. maintenance and monitoring program, estimated completion time,
and any relevant contingency measures. Jurisdictional waters or wetlands shall be
delineated on all grading plans.
4.11-5 The developer shall prepare a restoration plan to restore 0.40 acres of Coastal sagc scrub
habitat (CSS) pursuant to the Otay Ranch RMP restoration requirements. The CSS
restoration plan shall be approved by the Department of Planning and Building prior to
issuance of the grading permit and shall include an implementation plan, maintenance
and monitoring program, estimated completion time and any relevant contingency
measures. Alternatively. no restoration will be required if impacts to CSS arc entirely
avoided.
4.11-5 Prior to issuance of grading pemlit, the developer shall prepare a plan to the satisfaction
of the Director of Planning and Building to reduce indirect impacts to the Preserve
adjacent to the borrow site. The plan shall address adjacency provisions of the MSCP
e.nd RMP, including but not limited to, buffering techniques, control of invasives. access
restrictions. water quality and noise reduction.
Slgnjfic:: ~ce After Mitigation:
With implementation of mitigation measures 4.11-1 through 4.11-5, direct impacts to biological
resources will not be significant.
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Impact:
Development of the project site will contribute to the cumulative loss ohaptor foraging habitat.
The loss of raptor foraging habitat was also identified as a significant impact in the GDP
Program EIR (90-0]).
Finding:
There is no feasible mitigation available for this impact. Pursuant to section ]509l(a)(3) of the
CEQA Guidelines, specific economic, legal, social. tcchnological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final EIR.
Explanation:
Implementation of the proposed Village 7 SPA Plall would eliminatc 288.5 acres of un develop cd
land used for foraging by raptors. Thc GDP Program EIR (90-01) identified the loss of raptor
foraging habitat as a significant impact. The Village 7 SPA Plan and TMs, as an implementation
activity of the GDP, will contribute to this significant impact.
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the loss of foraging habitat to below a
level of significance. Therefore, the Village 7 SPA Plall, as a project that implements the GDP,
wou]d contribute to this cumulatively significant unmitigable impact.
Significance After Mitigation:
C' rrulative impacts to the loss of foraging habitat will remain sib'11ificant and unmi.i: .1'p Tt,:<
impact is identical to the significant and unmitigable impact to foraging ;. dl.," a' hat was
:":entified and assessed in the Program EIR 90-0]. and overridden i.1 the Citv', Statcmen: of
Ovel,:jing Considerations prepared for the adopted Otay Ranch GDP.
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L. UTILITIES AND PUBLIC SERVICES
SEWER SERVICE
Standards of Significance
The proposed project would have a significant impact on sewer service if it would:
. Exceed wastewater treatment requirements of the San Diego Regional Water Control
Board;
. Require or result in the construction of new wastewater treatment facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects;
. Require sewer service where additional sewage treatment capacity is not presently available;
or
. Result in the deterioration of the quality of service provided to the area.
Additionally. the City's Threshold Standards Policy require the following:
I. Sewage flows and volumes shall not exceed City Engineering Standards as set forth in
the Subdivision Manual adopted by City Council Resolution Number 11175 on February
12, 1983, as may be amended from time to time.
2. The City shall annually provide the San Diego Metropolitan Sewer Authority with a 12 to
18 month development forecast and request confirmation that the projection is within the
City.s purchased capacity rights and an evaluation of their ability to accommodate the
forecast and continuing growth, or the City Engineering Department ,taff shall gather the
necessary data.
Impact:
A significant direct impact to sewer service will occur if sewer facilities to serve the project site
are not constructed at the time the project is ready to develop.
48
Finding:
Pursuant to section 15091 (a)(1) of the CEQA Guidelines, changes or alterations arc required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effects as identified in the EIR to a level of insignificance.
Explanation:
The project site is currently undeveloped and not served by a sewer system. Development of the
Village 7 SPA Plan will generate a total of 371,292 gpd of wastewater, which will result in
significant impacts to the existing sewer system. No sewer facilities currently serve the project
site; theretore, sewer facilities will need to be constructed to accommodate sewer flows from the
proposed project.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.12a. page 8):
4.12a-l: Prior to the recordation of any tinal map, the City Engineer shall be satistied that the
connections to the Salt Creek Interceptor via the Rock Mountain Road Trunk Sewer have
been constructed or that the Poggi Canyon Trunk Sewer has calculations of existing and
anticipated sewage flows have determined thresholds at which two capital improvement
projects must be completed: 1) the increase of the size of the Poggi Canyon Trunk Sewer
within Reach 205 when Poggi Basin EDU's exceed 1,635 and 2) the construction of the
Rock Mountain Trunk Sewer connection to the Salt Creek Interceptor when Poggi Basin
EDU's exceed 5,000. These thresholds represent additional cumulative flows to the
Poggi Canyon Trunk Sewer in excess of currently entitled and reservpd EDU.s within the
Poggi Basin.
4.12a-2: Sewer facility improvements shall be tinanced or installed on-anJ- off site In
accordance with the fees and phasing in the approved Public Facilities Financing Plan.
Significance After Mitigation:
Implementation of mitigation measures 4.12a-1 and 4.12a-2 will reduce impacts to below
signiticance.
49
filA TER SER VICE
Standards of Significance:
The proposed project would have a significant impact on water scrvice if it:
. Cannot be served trom existing entit]ements and resources and would require the
construction of new water facilities or expansion of existing facilities, the construction of
which could cause significant environmental effects; or
· Disrupts water service or causes water purveyors to provide inadequate levels of service.
In accordance with the City's Thresholds Standards Policy:
I. Developer will request and deliver to the City a service availability letter from the Water
District for each project.
2. The City shall annually provide the San Diego County Water Authority, the Sweetwater
Authority, and the Otay Municipal Water district with a 12 to 18 month development
forecast and request an eva]uation of their abi]ity to accommodate the forecast and
continuing growth. The Districts. replies should address the following:
a. Water availabi1ity to the City and Planning Area. considering both short and long
tenn perspectives.
b. Amount of current capacity, induding storage capacity, now used or committed.
c. Ability of affected faci1ities to absorb forecast growth.
d. Evaluation of funding and site availability for projected new facilities.
e. Other relevant infom1ation the District(s) desire(s) to communicate the City and
GMOC.
Impact:
A significant direct impact to water storage and pumping facilities will occur, if construction of
facilities does not coincide with the development phasing of the proposed Village 7 SPA Plan.
50
Finding:
Pursuant to section l509l(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the ErR to a level of insignificance.
Explanation:
Development of the project site with urban uses wonld result in the need for water service to the
site to serve its residents and employees. The project will place additional demands on water
storage and pumping facilities to serve the increased population at the site. The impact to water
storage and pumping facilities will be significant. if construction of facilities does not coincide
with the development phasing of the proposed project.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made hinding on the applicant through these findings (EIR, Subchapter 4.l2b, page] 8) for
impacts associated water service.
4.l2b-1: Prior to approval of the first final map, a final Subarea Water Master Plan (SAMP)
shall be required for the project. The Master Plan shall include the design of water
system infrastructure including timing and cost of development and must be in
compliance with the OWD Master Plan. Water facilities improvements shall be
financed or installed on- and off-site in accordance with the SAMP.
4. 1 2b-2: Prior to the approval of the first final map for the project, the Developer shall secure
and agree with the Otay Water District to construct all p"'cl:-le water facilities (on and
off-site) required to serve the project.
4.l2b-3: Prior to approval of the first final map for the project, the appl;cant shall provide the
City with a letter from the OWD stating that adequate storage capacity exists or
would be available to serve the project.
4.12b-4: Water facility improvements shall be financed or installed on-and off-site in
accordance with the fees and phasing in the approved Public Facilities Finance Plan
(PFFP) for the Village 7 SPA Plan.
51
Significance After Mitigation:
Impacts associated with water service will not be significant.
POLICE PROTECTION
Standards of Significance:
According to the City of Chula Vista's Quality of Life Threshold Standards, the proposed project
would have direct adverse impacts on police protection if the proposed project would:
. Result in the CVPD's inability to implement the following regulations:
I. Properly equipped statT and police units shall respond to 84 percent of "Priority One'.
emergency calls within seven minutes and maintain an average response time to all
"Priority One.' emergency calls of 4.5 minutes or less.
2. Response to 62 percent of "Priority Two lIrgent'" calls within seven minutes and
maintain an average response time to all "Priority Two.' calls of seven minutes or
less.
Impact:
The Village 7 SPA Plan will result in the need for additional patrol officers to servIce the
proposed land uses. which is considered a direct significant impact to law enforcement services.
Finding:
Pursuant to section 15091 (a)(I) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially 'esseY' '"Ir :lvoid the significant
environmental effect as identified in the EIR to a level of msiErjj fj'ance.
Explanation:
Development of the project site would introduce urban uses to the area, which require the
services of the CVPD. The developers of the Village 7 SPA Plan will be required to pay
development fees, which will help to fund additional patrol officers in the area.
52
Mitigation Measures:
The following mitigatiou measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR. Subchapter 4.12c, pages 12-21).
4.12c-1 Prior to the approval of each building permit, the developer shall pay Public Facilities
Development Impact Fees (PFDIF).
4.12c-2 The City will monitor Police Department responses to emergency cal1s and report the
results to the GMOC on an annual basis.
Significance After Mitigation:
Impacts to police protection will not be significant.
FIRE AND EMERGENCY A/ED/CAL SERVICE
Standards of Significance:
According to the City of Chula Vista.s Quality of Life Threshold Standards, the proposed project
would have direct adverse impacts on fire and emergency medical services if the proposed
project would:
. Not implement regulations set forth from the following criteria:
1. Properly equipped and staffed fire and medical units shall respond to calls
throughout the City within seven minutes in 85 percent of calls.
Impact:
The Vi1!age 7 SPA Plall project will increase tht. Jem;1.w1 for fire and emergency medical
response services at the project site. resulting in a significant direct impact.
Finding:
Pursuant to section 15091 (a)( I) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
enviromnental effect as identified in the EIR to a level of insignificance.
53
Explanation:
Development of the project site would introduce urban uses to the area, which require fire and
emergency medical services. The developer will pay development fees for fire protection and
emergency medical services to help finance the needed facilities and services
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.12d, page 24).
4.l2d-l Prior to approval of each building permit, the developer shall pay PFDIF.
4.12d-2 The City will monitor Firc Department responses to emergency fire and medical calls
and report the results to the GMOC on an annual basis.
4.l2d-3 A Fire Protection Plan (FPP) is required for this SPA as allowed by the California Fire
Code 200led Article 86 - Fire Protection Plan Urban-Wildland Interface Area. The FPP
will include a Brush Management Plan, this plan will be provided from an approved list
of consultants. Ultimately, fuel modification requirements will be decided by the Chula
Vista Fire Department upon the review of Brush Management Plan. This plan will
include all slopes within the village.
Significance After Mitigation:
Impacts to fire and medical emergency service will not be significant.
SCHOOLS
Standards of Significance:
The project could have a significant adverse impact on the provIsIOn of public services and
facilities, such as school services, if it would:
. Result in a need for new or physically altered governmental facilities, the construction of
which may cause significant environmental impacts, in order to maintain acceptable
service mhos, response times or other performance objectives.
54
In accordance with the City's Threshold Policy:
. The City sha]] annually provide thc two local school districts with a 12 to 18 month
development forecast and request an evaluation of their ability to accommodate the
forecast and continuing growth. The growth forecast and school district response
letters shall be provided to the GMOC for inclusion in its review.
Impact:
The project would result in an incremental increase to school-aged children; however, the project
would not result in significant impacts to school services. In accordance with State Jaw, the project
wouJd bc required to pay school fees.
Finding:
The project would not result in impacts to school serVIces; however, school fces would be
required in accordance with State law.
Explanation:
Thc proposed project will devcJop single-family and multi-family uses, which will generate
elementary, middle, and high school-aged children. As a result, the project will result in an
incremental increase in the demand for school services. Payment of fees is required 111
accordance with State law.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these fmdiilgs \ lolli, Subchapter 4. ] 2e, page 32).
4.12e-1 Prior to issuance of building perm;L, thc project applicant shall pay school impact fces
or enter into a mitigation agreement to help finance the needed facilities and services for
the Chula Vista Elementary Unified Schoo] District to the satisfaction of the School
District.
4.12e-2 Prior to issuance of buildmg permits, the project applicant shan pay school impact fees
or enter into a mitigation agreement to help finance the needed facilities and services for
the Sweetwater Union High School District to the satisfaction ofthe School District.
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Siguificauce After Mitigation:
Impacts to schools will not be significant.
LIBRARY
Standards of Significance:
According to the City of Chula Vista"s Quality of Life Threshold Standards, the proposed project
would have direct adverse impacts on library services, if the proposed project would:
. Result in less than the recommended ratio of 500 square feet of adequately equipped
and stalTed library facility per 1,000 population.
Impact:
The proposed project will result in an incremental increase in the demand for library serviccs;
however, this is not considered a significant impact.
Fiuding:
The project would not result in significant impacts to library services; however, the project is
rcquired to pay Public Facilities Development Impact Fees.
Explauation:
The project will introduce 3,624 residents to the Eastern Territories arca of Chula Vista. These
residents will require 2,537 square feet of li"f3ry space and increase demand library facilitics,
supplies, and scrvices, which are curren'lv [lot rrovidcd.
Mitigation Measurcs:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.12f, page 35).
4.12f-1 Prior to approval of each building permit, the developer shall pay Public Facilities
Development Impact Fees (PFDIF).
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Siguificance After Mitigatiou:
Impacts to libraries will not be significant.
M. PUBLIC HEALTH AND SAFETY
Staudards of Significance
The proposed project would have a significant impact on public health and safety ifit would:
. Create a significant hazard to the public or the environment through the routine
transport, use, or disposal of hazardous materials;
. Create a significant hazard to the public or the environment through reasonably
foreseeable upset and accident conditions involving thc release of hazardous materials
into the environment;
. Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school;
. Be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Codc section 65962.5 and, as a result, would create a
signiJicant hazard to the public or the environment;
. Impair implementation of or physically interfere with an adopted emergency response
plan or emcrgency evacuation plan;
. Expose people or stmctures to a signiJicant nsk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands; or
. Be inconsistent with the Education Code or CCR Title 5 requiremcnts for siting of
future schools.
Impact:
The project will rcsult in a direct impact to pubhc health and safety due to soil contamination at
the project site.
Finding:
Pursuant to section 15091( a)(l ) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the proJcct that will substantially lessen or avoid the significant
environmental effects as identitied in the EIR to a level of insignificance.
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Explanation:
Implementation the proposed projcct will rcsuH in potential public health and safety impacts due to
the prcsence of pesticide residue in on-sitc soils. Arsenic and OCP levels that exceed PRG designated
by the United States Environmental Protection Agency werc detectcd at the project site, which is
considered a health risk. Development of the project will introduce residents to the projecI site, who
could be affected by the contaminated soils.
Mitigatiou Measures:
The following mitigation measure is feasible and is required as a condition of approval and are
made binding on the applicant through these findings (EIR, Subchapter 4. I 3, pages 11-12):
4.13-1: Prior to gradmg, the applicaut of Grading Contractor shall enroll in the Voluntary Assistance
Program operated by the county of San Diego DEH and obtain from DEH a Letter of
Concurrence stating that onsite burial of contaminated soils during grading will not resuH in a
public health risk, to the satisfaction of the District Dircctor of Planning and Construction,
the Environmental Rcview Coordinator, and City Enginecr.
Significance After Mitigation:
Implementation of mitigation measure 4.13-1 will reduce impacts to below significancc.
N. PARKS, RECREATION, TRAILS, AND OPEN SPACE
Staudards of Siguificance
The proposed project would have a significant impact on park and recreation facilities jf it
would:
. Increase ti,e use of existing m;;,,;.borhood and regional parks or other recreational
facilities such that substantial physic"r deterioration of the faciJity would occur or be
accelerated; or
. Include recreational faciJities or rc,-!uire the construction or expansion of recreational
facilities which have an adverse physical dfect on the environnlent.
Additionally, the City of Chula Vista's Quality of Life Threshold Standards requires a standard
of thrce acres of improved local parkland with appropriate facilities per 1,000 residents east of
lnterstate 805 (I-805).
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Impact:
The project will result in a demand for 11.5 acres of developed park land, which is considered a
direct impact.
Fiudiug:
Pursuant to section l5091(a)( 1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
cnvironmental effects as identified in thc EIR to a level of insignificance.
Explanatiou:
Implementation the proposed project will rcsult the need for 11.5 acres of devcloped park land.
As proposed, the project will providc a 7.6 acre park site, which is 3.9 acres less than the total
required park land. Additionally, thIs park land wi II nccd to be developed.
Mitigation Measures:
Thc following mitigation measure is feasible and is required as a condition of approval and are
made binding on the appJicant through these findings (EIR, Suhchapter 4.15, pages 8-9):
4.15-1 The developer of the Village 7 SPA Plan shall dedicate parkland, pay park development
fces and/or pay park in-lieu fees to meet the total obligation of 11.5 acres in accordance
with the PFFP.
Siguificance After Mitigatiou:
Implementation of mitigation measure 4.15-1 will reduce impacts to below significance.
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x.
CUMULATIVE SIGNIFICANT EFFECTS & MITIGATION MEASURES
Cumulative impacts are those which "are considered when viewed in connection with the effects
of past projects, the effect of other current projects, and the effects of probable future projects"
(Pub. Resources Code Section 21082.2 subd. (b)). Several development proposals have been
submitted for consideration or have been recently approved by the City of Chula in proximity of
the project site for the Village 7 SPA Plan project. These "current or probable future"
dcvelopmcnt proposals can affect many of the same natural resources and public infrastructure as
development of the VillaR" 7 SPA Plal1. Potentially sIgnificant cumulative impacts are associatcd
with development of the project in conjunction with these surrounding development projects.
In formulating mitigation measures for the project, regional issues and cumulative impacts have
been taken into consideration. Many of the mitigation measures adopted for the cumulative
impacts are similar to the project level mitigation measures. This reflects the inability of thc
Lead Agency to impose mitigation measures on surrounding jurisdictions (i.e., City of San
Diego, City of National City, and Caltrans) and the contribution of these jurisdictions to
cumulative impacts. The project, along with other rclated projects, will result in the following
irreversible cumulative environmental changes. All page numbcrs following the impacts refer to
pages in the ElR.
The Otay Ranch GDP Program EIR (<)0-01) provided a comprehensive exanlination of the
cumulative impacts associatcd with huildout of the entirc Otay Ranch in conjunction with other
related projects. The proposed Village 7 SPA Plan project would not substantially change the
conclusions of the cumulative impact analysis from the Otay Ranch GDP EIR, since the
proposed Village 7 SPA Plal1 project is consistent with the adopted GDP for Village 7.
A. LAND USE, PLA0!N1NG, AND ZONING
Impact:
Implementation of the Village 7 SPA Plan, in conjunction with buildout of the remaining
portions of Village 7, Otay Ranch, and othcr nearby projects, will contribute to the convcrsion of
over 30,000 acres of undeveloped land to urban uses. The overall loss of agricultural land and
change in the character and use of the site from rural agricultural to urban would havc a
significant cumulative land use impact (EIR, Subchapter 5.0, page 5.4), as identified in the GDP
Program EIR (90-01).
60
Finding:
There is no feasible mitigation measure to reduce this impact to below significance. Pursuant to
section 15091(a)(3) of the State CEQA Guidelines, specific economic, legal, social,
technological, or other considerations make infeasiblc the mitigation measures or project
alternatives identified in the Final EIR..
Explauation:
There are no feasible measures that would mitigate the impact to below a level of significance. In
adopting the Findings of Fact to approve the Otay Ranch GDP, the City Council found that there
are no feasible measures that would mitigate the impact below a level of significant, and a
Statement of Overriding Considerations was adopted. The City Council determined that the
cumulative land use impacts werc acceptable because of the specific overriding considerations.
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the conversion of land to urban uses to
below a level of significance. Therefore, the Village 7 SPA Plan, as a project that implements the
GDP, would contribute to this cumulatively significant ulll11itigable impact.
Siguificauce After Mitigation:
Cumulative impacts to the loss of undeveloped land wi)] remain significant and unmitigable.
This impact is identical to the significant and unmitigable impact to land use that was identified
and assessed in the Program EIR 90-01, and ovcrridden in the City's Statement of Overriding
Considerations prepared lor Ihe adopted Otay Ranch GDP.
B. AGRICL'LTL'RAL RESOURCES
Impact:
Cumulative development of Otay Ranch and surrounding properties wi)] result in thc permanent
loss or impairment of lands suitable and historical1y used as prime agricultural land. The GDP
Program EIR (90-01) found the conversion of prime farmland and elimination of existing crop
production to be a significant and unmitigable impact.
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Finding:
There is no feasible mitigation measure to reduce this impact to below significance. Pursuant to
section l5091(a)(3) of the State CEQA Guidcline, specific economic, legal, social, teclmological,
or other considerations make infeasible the mitigation measures or project alternatives identified
in the Final EIR.
Explanatiou:
The region represents an agricultural resource because of its coastal climatic conditions that are
favorable to agricultural production. The cumulative commitment of agricultural land to urban
uses will be irreversible. In adopting the Findings of Fact to approve the Otay Ranch GDP, the
City Council found that there are no feasible measures that would mitigate the impact below a
level of significant, and a Statement of Overriding Considcrations was adopted.
Mitigation Measure:
The City Council found in adopting the findings to approve the Otay Ranch GDP that thcrc are
no feasible measures that would mitigate the impact of the loss of agricultural land to below a
level of significance. Therefore, thc Villagf' 7 SPA Plall, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigable impact.
Siguificance After Mitigatiou:
No additional measures are available for thc Village 7 SPA Plall to reduce the impacts, and
therefore, the cumulative impacts rclated to the loss of agricultural land represented by the
Village 7 SPA Plan remain significant and unmitigable.
c. TRAFr;rC, (,1~C\JLATION AND ACCESS
Impact:
Cumulative impacts associated with the proposed project will occur under Scenarios 1, 3, 4, 5, 6,
8,9, and 10 at the following intersections and/or roadway seb'111ents:
. Scenario 1 - Rock Mountain Road/La Media Road intcrsection; and along Rock
Mountain Road from La Media Road to SR 125.
. Scenario 3 - Rock Mountain Road from SR 125 to Eastlake Parkway.
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. Scenario 4 - Rock Mountain Road from SR 125 to Eastlake Parkway.
. Scenario 5 - Rock Mountain Road from SR 125 to Eastlake Parkway.
. Scenario 6 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR 125.
. Scenario 8 - Rock Mountain Road from Main Street to La Media Road, from La Media
Road to SR 125, from SR 125 to Eastlake Parkway, and from SR 125 and Eastlake
Parkway.
. Scenario 9 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from Main Street to La Media Road, and from SR 125 to Eastlake
Parkway.
. Scenario 10 - Rock Mountain Road from SR 125 to Eastlake Parkway
Findiug:
Pursuant to section 15091(aJ( 1) of the CEQA Guidelines, changes or alterations arc rcquired in,
or incorporated into, thc project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance.
Explauation:
Development of the proposed project will have sigmficant cumulative under scenarios 1, 3, 4, 5,
6,8,9, and 10 The intersections of Telegraph Canyon Road/I-80S southbound ramps and Rock
Mountain RoacilLa Media would operate at unacceptable levels of service (LOS E or F).
Additionally, the project would contribute incrementally to cumulative roadway segment impacts
along TekgTaph C:ayaI: Road from 1-805 to Oleander Avenue, and along Rock Mountain Road
from Main Street to SR 125 and from SR 125 to Eastlake Parkway.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are madc binding on the applicant through these findings (EIR, Subchapter 4.3, page 32).
63
4.3-2: No units within Village 7 shall be constructed which would result in the total numher of
units within the Eastern Territories (starting on January 1, 2003), exceeding 8,990 units,
prior to the construction of SR 125 between SR 54 and the International border.
4.3-3: Assuming the scenario of 3, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a six-lane
Major Street.
4.3-4: Assuming the scenarios of 4, and 5, the developer of the project shall contribute its fair
share towards the widening of Rock Mountain Road to meet the City's standards for a
seven-lane Major Street.
4.3-5: Assuming the scenario of 8, the developer of thc project sha1l contribute its fair share
towards the widening of Rock Mountain Road to meet thc City's standards for a Jour-lane
Major Street from Main Street to La Media Road, a six-lane Major Street from La Media
Road to SR 125, and a six-Jane Prime Arterial from SR 125 to Eastlake Parkway.
4.3-6: Assuming the scenario of 9, the developer of the project sha1l contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a six-lanc
Prime Arterial with thc appropriate intersection geometry at the interscction of Rock
Mountain Road/La Media Road, a six-lane Major Strect from Main Street to La Media
Road, and an eight-lane Prime Arterial from SR 125 to Eastlakc Parkway.
4.3-7: Assuming the scenario of 10, the developer of the project sha1l contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for an cight-
lane Prime Arterial from SR 125 to Eastlake Parkway.
Siguifican~p ~fter Mitigatiou:
Implementation of mitigation measures 4.3-2 through 4.3-7 wi1l reduce cumulativc traffic
impacts to below cigniticancc.
D. AIR QUALITY
Impact:
The proposed project will result in temporary and long-term air quality impacts associated with
construction and operation of the proposed project. Once the proposed project is built out, the
64
major source of air pollution will be from project-related traffic. These emissions would exceed
the thresholds for ROG, Nox, CO and PMIO resulting in significant cumulative air quality
impacts. The San Diego Air Basin is a non-attainment area; therefore, any emissions will result
in a significant impact.
Finding:
With implementation of all feasible mitigation, project-related traffic emissions will still exceed
the identified significance threshold ROG, NOx, CO, and PMIII in Year 2005. There is no feasible
mitigation available for this impact. Pursuant to section 1509l(a)(3) of the CEQA Guidelines,
specific economic, legal, social, technological, or other considerations make infeasible the
mitigation measures or project alten1atives identificd in the Final ElR..
Explauatiou:
The project site is located within the San Diego Air Basin, a non-attairunent area. Vehicular
traffic generated by project residents, in cone crt with all other traffic in the project vicinity, will
contribute to cumulatively significant air quality impacts.
Mitigatiou Measure:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subchapter 4.5, page 4.5-16).
4.5-1: The following measures shall bc specified as notes on the project grading plans, and shall
be implemented as practical to minimize construction emissions:
. Minimize simultaneous operation of multiple construction equipment units.
'J<p low pollutant-emitting construction equipment, as practical
. Use electrical construction equipment as practical.
~ L',._ catalytic reduction for gasoline-powered equipment.
. Use inj.ction timing retard for diesel-powered equipment.
. Water the construction area at least twice daily to minimize fugitive dust.
. Stabilize graded areas as quickly as possible to minimize fugitive dust.
. Pave permanent roads as quickly as possible to minimize dust.
. Use electricity from power poles instead of temporary generators during building, as
feasible.
. Apply chemical stabilizer or pave the last 100 feet of internal travel path within a
construction site prior to public road entry.
65
. Install wheel washers adjacent to a paved apron prior to vehicle entry on public roads.
. Remove any visible track-out into traveled public streets within 30 minutes of
occurrence.
. Wet wash the construction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurred.
. Provide sufficient perimeter erosion control to prevent washout of silty material onto
public roads.
. Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during
hauling.
. Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph.
Siguificauce After Mitigatiou:
With implementation of all feasible mitigation identified above, project-related traffic emissions
will still exceed the identified significance threshold ROG, NOx, CO, and PM 10 in Year 2005. The
City Council found in adopting the findings to approve the Otay Ranch GDP that there are no
feasible measures that would mitigate the impact to air quality to below a level of significance.
Therefore, the Village 7 SPA Plan, as a project that implements the GDP, would contribute to
this cumulatively significant unmitigable impact. This impact is identical to the significant and
unmitigable impact to air quality that was identified and assessed in the Program EIR 90-01, and
overridden in the City's Statement of Ovcrriding Considerations prepared for the adopted Otay
Ranch GDP.
E. LANDFORM ALTERATION/AESTHETICS
Impact:
~mplSI(,~rc.a~;on of the Otay Ranch GDP would continue to result in cumulatively significam adl1
u,u:Jitigable landform alteration and aesthetics impacts related to: (i) an unavoidable cha115~ ,:1
the OVeldJl visual character of the project area; (ii) an unavoidable impact to landforms; and (iii)
an unavoidab,,, impact related to development in highly visible areas. These impacts are identical
to the significant and unmitigable landform alteration and aesthetics impacts that were identified
and assessed in Program EIR 90-0 I, and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP.
66
Finding:
There is no feasible mitigation measure to reduce this impact to helow significance. Pursuant to
section 15091(a)(3) of the State cEQA Guidelines, specific economic, legal, social,
technological, or other considerations make infeasible mitigation the measures or project
alternatives identified in the Final EIR..
Explanation:
Implementation of the Village 7 SPA Plall project will affect visual quality of the region by
contributing to the changing the character of the site from rural agricultural land to an urban use
and changing the existing topography of the site. Therefore, the project will contribute to the
cumulative significant change in visual quality identified by the GDP Program EIR (90-01). In
adopting the Findings of Fact to approvc the Otay Ranch GDP, the City Council found that there
are no feasible measures that would mitigate thc impact to below a level of significance, and a
Statement of Overriding Considerations was adopted. The City Council determined that the
cumulative aesthetics and landform alteration impacts were acceptable because of the specific
overriding considerations.
Mitigation Measure:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact to visual quality and landform to below a
level of significance. Therefore, the Village 7 SPA Plall, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigable impact.
Significance After Mitigatiou:
:...ahJl..tive impacts to aesthetics and landform will remain significant and unmitigable. ~l.._
impact is identical to the significant and unmitigable impact to land use that was ideI,:ilI( j and
asstoosed in the Program EIR 90-01, and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP.
F. HYDROLOGY/W A TER QUALITY
Impact:
The project, in conjunction with the development of othcr projects in the Eastern Territories, will
increase the amount of impervious surfaces, decrease ground water replenishment, aggravate
67
existing downstream drainage and flooding problems, and contribute to cumulatively significant
water quality degradation downstream and in local water rcsources.
Findiug:
Pursuant to section 15091 (a)( 1) of the cEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance.
Explanatiou:
The project will be developed in accordance with thc regulations of the RWQcB, and
engincering and design features will be required to ensure water quality is maintained. Other
projects in the vicinity will be similarly required to adhere to NPDES and RWQCB
requirements, which are directed at reducing the amount of urban pollutants entering natural
water courses and sensitive coastal resources.
Mitigation Measure:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.7, pages 11-12).
4.7-1 Prior to issuance of each grading permit, a detailed drainage system design study shall be
prepared in accordance with the City of Chula Vista's standards and shall be approved by
the City Engineer.
4.7-2 Prior to issuance of each grading pemlit, the project applicant shall submit an NO! and
obtain an NPDES Permit for Construction Activity from SWRcB. Adherence to all
conditions of the General Permit for Construction Activity is required. Eac\1 applicant
wanting to develop within thc Village 7 SPA Plan project is required under the SWRCB
General Construction Permit to develop a SWPPP describing BMPs to be used during
and after construction to prevent the discharge of sediment and other pollutants in stOffil
water runoff from the project. The SWPPP shall also include a Storm Water Sampling
and Analysis Strategy (SWSAS), pursuant to the SWRCB General Construction Permit
requirements.
4.7-3 Permanent treatment control BMPs shall be included as part of the project in accordance
with Section 2c of thc City of Chula Vista SUSMP, the Preliminary Water Quality
Technical Report for Otay Ranch Village 7 (Rick Engineering Company, May 24,2004)
68
and the Preliminary Water Quality Technical Report (Hunsaker & Associates, May 21,
2004).
4.7-4 Prior to construction, a maintenance plan for temporary erosion control facilities shall be
established by the applicant to the satisfaction of the City Engineer. The applicant shall
be responsible for implementing, monitoring, and maintaining the required BMPs to
ensure that the measures are working properly, until the construction area has been
permanently stabilized. This will typically involve inspcction, cleaning, repair operations
being conducted after mnoff-producing rainfall.
4.7-5 After construction, energy dissipating structurcs (e.g. detention ponds, riprap, or drop
structures) as deemed nccessary by a hydrologic or engineering consultants shall be used
at storm drain outlets, drainage crossings, and/or downstream of all culverts, pipe outlets,
and brow ditches to reduce velocity and prevent erosion.
Siguificance After Mitigation:
Implementation of mitigation measures 4.7-1 through 4.7-5 will reduce impacts to below
significance.
G. PALEONTOLOGICAL RESOURCES
Impact:
The GDP Program ElR (90-01) identified the potential for disturbance of significant
paleontological resources as a cumulatively significant impact. Grading activities associated with
development of the site could impact buried paleontological resources in the Otay Formation.
Therefore, the project would contribute to cumulatively significant paleontologic~1 imnacts.
Fiudiug:
Pursuant to section 15091 (a)( 1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance.
Explanation:
Cumulatively significant impacts to paleontological resources resulting nom the continued
development of the area were identified in the Otay Ranch GDP Program EIR, and a Statement
69
of Overriding Considerations was adopted. The GDP Program EIR identified mItigation
measures for potential impacts to paleontological resources, which the project will comply with.
Other projects in thc vicinity will be similarly required to adhere to the mitigation, which is
directed at reducing impacts to paleontological resources.
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (ErR, Subchapter 4.10, pages 4-5):
4.10-1 Prior to issuance of anyon-site (or off-site) grading permits, the applicant shall confirm
to the City ofChula Vista that a qualified paleontologist has been retained to carry out the
following mitigation program. The paleontologist shall attend pregrade meetings to
consult with grading and excavation contractors. (A qualified paleontologist is defined as
an individual with an MS or Ph.D. in paleontology or geology who is familiar with
paleontological procedures and techniques.)
4.10-2 A paleontological monitor shall be on-site at all times during the original cutting of
previously undisturbed scdimcnts of highly scnsitive geological formations(Otay
Formation) to inspect cuts for containcd fossils. Thc paleontological monitor shall work
undcr the direction of a qualIfied paleontologist. The monitor shall periodIcally (every
several weeks) inspect original cuts in deposits with an unknown resources sensitivity. (A
qualified paleontological monitor is defined as an individual who has experiencc in the
collection and salvage offossil materials).
4.10-3 If fossils are discovered, thc paleontologist (or paleontological monitor) shall recover
them. In instances where recovery requires an extended salvage time, the paleontologist
(or paleontological monitor), shall be allowed to temporarily dircct, divert, or halt
grading to allow recovery of fossil remains in a timely manl'cr. W~pre deemed
appropriate by the palcontologist (or paleontological monitor) A screen-washing
operation for small fossil remains shall be set up.
4.10-4 Prepared fossils, along with copies of all pertincnt field notes, photographs, and maps,
shall be deposited (with the applicant's permission) in a scientific institution with
paleontological collections such as the San Dicgo Natural History Museum. A final
summary report shall be completed which outlines the results of the mitigation program.
This report shall includc discussion of the methods used, stratigraphy exposed, fossils
collectcd, and significance or recovercd fossils.
70
Significauce After Mitigatiou:
Implementation of mitigation measures 4.10-1 through 4.10-4 will reduce impacts to below
significance.
H. BIOLOGICAL RESOURCES
Impact:
Development of the Village 7 SPA Plan will contribute to a cumulative loss of raptor foraging
habitat. The loss ofraptor foraging habitat was also identified as a significant impact in the GDP
Program EIR (90-01).
Fiuding:
There is no feasible mitigation measure to reduce this impact to below significance. Pursuant to
section 15091(a)(3) of the State CEQA Guidelines, specific economic, legal, social,
technological, or other considerations make infeasible the mitigation measures or project
alternatives identified in the Final ElR..
Explanation:
ImpJementation of the Village 7 SPA Plan will eliminate approximately 288.5 acres of
agricultural land and non-native grassland used for foraging by raptor species. The GDP Program
EIR (90-01) identified the loss of raptor foraging habitat as a significant impact. The Village 7
SPA Plan project will contribute to this significant impact.
Mitigation Measnres:
The City Council found in adopting thc findings to aporove the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the loss of foragi:1g habitat to below a
level of significance. Therefore, the Village 7 SPA Plan, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigable impact.
Siguificance After Mitigation:
Cumulative impacts to the loss of foraging habitat will remain significant and unmitigable. This
impact is identical to the significant and unmitigable impact to foraging habitat that was
71
identified and assessed in the Program EIR 90-01, and overridden in the City's Statement of
Overriding Considerations prepared for the adopted Otay Ranch GDP.
XI.
FEASIBILITY OF POTENTIAL PROJECT ALTERNATIVES
Because the project will cause significant environmcntal effects, as outlined above, the City must
consider thc feasibility of any environmentally superior alternative to the project as finally
approved. The City must evaluate whether one or more of these alternatives could avoid or
substantially lessen the significant environnlental effects. Where no significant environmental
effects rcmain aftcr application of all fcasible mitigation measures identified in the EIR, the
decision makers must still evaluate the project alternatives identified in the EIR. Under these
circumstances, CEQA requires findings on the feasibility of proJect alternatives.
In general, in preparing and adopting findings, a lead agency need not necessarily address
fcasibility when contemplating the approval of a project with significant impacts. Where the
significant impacts can be mitigated to an acceptable (insignificant) level solely by the adoption
of mitigation measures, the agency, in drafting its findings, has no obligation to consider the
feasibility of environmcntally supcrior alternatives, even if their impacts would be less severe
than thosc of the projects as mitigated (Laurel Heights Improvement Association v. Regents of
the University of California (1988) 47 cal.3d 376 [253 Cal.Rptr. 426]; Laurel Hills Homeowners
Association v. City Council (1978) 83 Cal.App.3d 515 [147 Cal.Rptr. 842]; Kings County Farm
Bureau v. City of Hanford (1990) 221 Cal.App.3d 692 [270 Cal.Rptr. 650]). Accordingly, for
this project, in adopting the findings concerning project alternatives, the City Council considers
only those environmental impacts that, for the finally appfl)v~'l project, are significant and
cannot be avoided or substantially lessened through mitigation.
If project alternatives are feasible, the decision makers must adopt a Statement of Overriding
Considerations with rcgard to the project. If thcre is a feasible alternative to the project, the
decision makers must decide whether it is environmentally superior to thc project. Proposed
project alternatives considered must be ones that "could feasibly attain the basic objectives of the
project." However, the CEQA Guidelines also require an EIR to examinc alternatives "capable
of climinating" environmental effects even if these alternatives "would impede to some degree
the attainment of the project objectives" (CEQA Guidelines, section 15126).
72
The City has properly considered and reasonably rejected project alternatives as "infeasible"
pursuant to CEQA. CEQA provides the following definition of the term "feasible" as it applies
to the findings requirement: "feasible means capable of being accomplished in a successful
manner within a reasonable period of time, taking into account economic, environmental, social,
and technological factors" (Pub. Resources Code, section 21061.1). The cEQA Guidelines
provide a broader definition of "feasibility" that also encompasses "legal" factors. CEQA
Guidelines section 15364 states, "the lack of legal powers of an agency to use in imposing an
alternative or mitigation measure may be as great a limitation as any economic, environmental,
social, or technological factor" (see also Citizens of Goleta Valley v. Board of Supervisors (1990)
52 Ca1.3d 553, 565 [276 CaI.RptrAIO]).
Accordingly, "feasibility" is a term of art under CEQA and thus may not be afforded a different
meaning as may be provided by Webster's dictionary or any other sources. Moreover, Public
Resources Code section 21081 governs the "findings" rcquirement under CEQA with regard to
the feasibility of alternatives. Specifically, no public agency shall approve or carry out a project
for which an environmental impact report has been certified which identifies one or more
significant effects on the environnlent that would occur if the project is approved or carried out
unless the public agency makes one or more of the following findings:
I. "Changes or alternations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the final
EIR" (CEQA Guidelines, section 15091, subd. (a)( 1)).
2. "Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been adopted
by such other agency or can and should be adopted by such other agency" (cEQA
Guidelines, section 15091, subd. (a)(3)).
3. "Specific economic, legal, social, technological, Of other considerations, including
provisions of employment opportunities for highly trained workers, make infeasible the
mitigation measures or project alternatives Identified in the final EJR" (CEQA
Guidelines, section 15091, subd. (a)(3)).
The concept of "feasibility" also encompasses the question of whether a particular alternative or
mitigation measure promotes the underlying goals and objectives of a project (City of Del Mar v.
City of San Diego (1982) 133 Cal.App.3d 410, 417 [183 Cal. Rptr. 898]). "'[F]easibility' under
CEQA encompasses 'desirability' to the extent that desirability is based on a reasonable
balancing of the relevant economic, environmental, social, and technological factors" (Ibid.; see
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also Sequoyah Hills Homeowners Assn. v. City of Oakland (1993) 23 Cal.App.4th 704, 715 [29
Cal.Rptr.2d 182]).
These findings contrast and compare the alternatives where appropriate in order to demonstrate
that the selection of the finally approved project, while still resulting in significant environmental
impacts, has substantial environmental, planning, fiscal, and other benefits. In rejecting certain
alternatives, the decision makers have examined the finally approved project objectives and
weighed the ability of the various alternative to meet objectives. The decision makers believe
that the project best meets the finally approved project objectives with the least environmental
impact.
Thc detailed discussion in Section ]X and Section X demonstrates that all but five significant
environmental effects of the project have been either substantially lessened or avoided through
the imposition of existing policies or regulations or by the adoption of additional, formal
mitigation measures recommended in the EIR. The remaining unmitigated impacts are the
following:
. Land Use (direct and cumulative - conversion of the site from undeveloped to
intensive urban uses);
. Agricultural Resources (cumulative - loss of agricultural lands );
. Air Quality (cumulative - operation-related emissions);
. Landform Alterations/Aesthetics (direct and cumulative - change in visual character
of the site); and
. Biological Resources (cumulative -loss ofraptor foraging habitat).
The GDP Program ElR (90-0]) also idcntified significant and m)l mitigated impacts for land use,
agricultural resources, air quality, landform alteratIOns/aesthetics, and biological resources. The
Village 7 SPA Plan project would contributc to the significant, unmitigated impacts identified
above and by the GDP Program EIR. A Statement of Overriding Considerations was previously
adopted by City Council for the GDP Program EIR, from which the Village 7 SPA Plan EIR
tiers.
Thus, the City can fully satisfy its CEQA obligations by determining whether any alternatives
identified in the EIR are both feasible and environmentally superior with respect to the impacts
listed above (Laurel Hills, supra, 83 Cal.App.3d at 519-527 [147 Cal. Rptr842]; Kings County
Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692, 730-731 [270 Cal. Rptr. 650]; and
74
Laurel Heights Improvement Association v. Regents of the Universi(v of California (1988) 47
Ca1.3d 376, 400-403 [253 Cal. Rptr. 426]). Table 6-1 in the EIR (EIR, Chapter 6, pages 9-12)
provides a summary table comparing each of the alternatives to the proposed project. As the
following discussion will show, no identified alternative qualifies as both feasible and
environmentally superior with respect to the unmitigated impacts.
To fully account for these unavoidable significant effects and the extent to which particular
alternatives might or might not be enviromnentally superior with respect to them, these findings
will not focus solely on the impacts Jisted above, hut may also address the environmental merits
of the alternatives with respect to all broad catcgories of impacts - even though such a far-
ranging discussion is not required by CEQA. The findings will also assess whether each
alternative is feasible in light of the City's objectives for the project.
Thc City's review of project alternatives is guided primarily by the need to reduce potential
impacts associated with the project, while still achieving the basic objectives of the project.
Here, the City's primary objective is to comprehensively plan, coordinate, and implement
development over a large area. More spccific objectives include those previously listed in
Section III. The City evaluated four alternatives to the proposed project, which are discussed
helow. A comparison of these alternatives is included in the EIR as Table 6-1 (EIR, Section 6.0,
pages 8-11).
A. NO PROJECT/NO DEVELOPMENT ALTERNATIVE
Section 15126, subdivision(e}, of the CEQA Guidelines requires the evaluation of the "No
Project" alternative. Such an alternative "shall discuss the existing conditions, as well as what
would be reasonably expected to occur in the foreseeable future if the project were not approved,
based on current plans and consistent with available infrastructure and community services."
Under the "No ProjectINo Development" alt"rn?tj,,,~. the Village 7 SPA Plan project site would
remain as it is today, and no development would occur The approximately 288.5-acre project
site would remain as undeveloped, agricultural land w;,h resirlential development to the north
and planned future urban development to the west, east and south.
The proposcd Village 7 SPA Plan project is consistent with the Otay Ranch GDP. The No
Project/No Development alternativc would not allow for the development of the Village 7 SPA
Plan as identified in the Otay Ranch GDP. With respect to thc unmitigated impacts discussed in
Section 4.0, Environmental Impact Analysis, of this EIR, the No ProjectINo Devclopment
alternative would not result in direct impacts to agricultural resources, air quality, landform
alteration/aesthetics, hydrology/drainagc/watcr quality, and biological resources and utilities and
75
public services. Cumulative impacts to landform and aesthetics, and hydrology and watcr quality
would also be eliminated. However, impacts to land use would occur because the project would
not implement the City's General Plan, MSCP Subarea Plan or the Otay Ranch GDP, and would
not provide housing opportunities within the City. With the No Project/No Development
alternative, the site would not be permanently removed from future development, since
applicable plans for the site identify its development.
Although the No Project/No Development alternative is considered environmentally preferable
to the proposed project because it would eliminate many direct and cumulative impacts, it would
not accomplish several of the goals and ohjectives of the proposed project and is therefore not
feasible. Additionally, this alternative would result in land use conflicts because it would not
allow for implementation of the Otay Ranch GDP for Village 7.
Findings:
1. The No Project/No Development alternative would not meet any of the basic project
objectives as listed in Section 3.2, Project Objectives, of this EIR, and in Section III of
thcsc Findings of Fact.
2. Thc No Project/No Devclopment alternative would not provide housing, conflicting with
the housing goals of the General Plan, which recommends that housing be provided for
all income groups.
3. Retention of the project site in its existing state as primarily agricultural fields would be
inconsistent with the approved General Plan and existing Otay Ranch GDP land use
designations for the site. In addition, key subregional traffic routes established in the
Circulation Element would not be implemented.
4. Retention of the site in its current vacant C0n.-1it"'11 would not implement thc goals of the
General Plan and would requirc re-evai..laiion of the existing GDP. The project proposes
to provide regional-serving public facilities dCoignated in the community plan, including
Circulation Element roads, parks, open space, wuter and sewer facilities, and other
infrastructure. These facilities would be needed to support surrounding developments
whether the project is implemented or not. The No Project/No Development alternative
would require that these facilities be provided without the benefit of the dedications and
financial participation from private development, which may delay or preclude facilities
from being provided. The rcduction in dwelling units would result in a loss of anticipated
contributions into the Public Facilities Financing Plan (PFFP) from the dwelling
units/structures that would otherwise have made payments upon issuance of building
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permits. The loss of units under the No Project/No Development alternative would result
in a shortfall of contributions into the PFFP and potentially lead to insufficient funding
for the remaining public facilities currcntly identified in the PFFP for construction in this
area.
5. The City and County would receive lower long-term revenues in the form of property and
sales tax resulting from the non-development of the proposed residential areas.
Implementation of the No Project/No Development alternative would not achieve any of the
objectives established for the project. Although this a1ternative would at least temporarily
preserve land which is currently not developed, agricultural land and other natural features on the
project site, it would amount to a failure to plan the site for eventual development, despite the
planned community designation contemplated by the General Plan GDP.
The No ProjectINo Development alternative is inconsistent with the City's objectives: to plan the
project area in a comprehensive manner in a way that deals with thc logical extension of public
services and utilities; to plan for parks and open space to serve residents; to complete the City's
circulation; and to create densities sufficient to pay for all required services and infrastructure.
The alternative also fails to mcet objectives favoring an accommodation of future projected
population in an area reasonablc close to future job-growth areas within the City, as well as the
construction of affordable housing consistent with the City's goals.
For these reasons, the City Council concludes that thc No ProJect/No Developmcnt a1ternative is
not feasible (see City of Del Mar. supra, 133 Cal.App3d at 417; Sequoyah Hills. supa, 23
Cal.AppAth at 715).
B. ALTERNATIVE 11- BRIDGE CROSSING OF LA MEDIA ROAD
The Bridge Crossing of La Media Row! alternative considered a bridge crossing of La Media
Road over Wolf Canyon, instead of the proposed lower crossing that utilizes fill and berming.
This procedure would reduce the fooqJIint ofthc bridge abutments, while allowing the canyon to
remain open instead of being blocked by the berm and would reduce the visual impacts of the La
Media Road crossing associated with the proposed project. Additionally, the Bridge Crossing of
La Media Road alternative would facilitate the connectivity of the canyon.
However, this alternative would still require significant landform a1teration and the narrowing of
Wolf Canyon. Rip-rap abutments would be required, and existing natural steep slopes within the
canyon would still occur where the bridge abutments would be constructed. Additionally, this
77
alternative would require the hanging of utilities on the bridge, which would result in greater
visual impacts than the proposed project.
Under the Bridge Crossing of La Media Road alternative, the proposed grades from the Otay
Project LP TM would create a steep drop (an approximatcly 30-foot grade difference) west of La
Media. This grade differential would cause a soft bottomed crossing to be subject to significant
scour and would require the placement of reinforcement/stabilizing structures. In addition, water
would infiltrate and could cause thc La Media Road fill crossing to be unstable, which over time
could result in road failure.
Thc City's MSCP Subarea plan docs not identify any of Village 7 as a Conserved Area; the
upper reaches of Wolf Canyon that run through Village 7 are not part of the Wolf Canyon
Wildlife Corridor and do provide any connectivity for wildilfe. Therefore, no open crossing
under La Media is contcmplated in the City's Subarea Plan or bcing requested by the City for
biological purposes or to protcct wildlife corridors.
This alternative bridge design would allow the project to achicve most of the basic project
objectives. However, the Bridge Crossing of La Media Road alternative would not reduce or
further mitigate impacts to landform alteration and aesthetics or biological impacts and is not
considered environmentally superior. The Bridge Crossing of La Media Road alternative would
also result in a 30-foot differential within Wolf Canyon, which is not engineering feasible.
Fiudings:
1. The Bridgc Crossing of La Media Road altcrnative would require significant landform
alteration associated with the narrowing of Wolf Canyon, as well as introduce visual
impacts associated with the hanging of utilities, resulting in significant landform
alteration/aesthetics impacts.
2. The Bridge Crossing of La :\1cdia Road would result in an approximate 30-foot grade
differential with:n Wolf Canyon, whic:! is not engineering feasible.
The Bridge Crossing of La Media Road alternative would not avoid or substantially lessen any of
the significant affects of the project. This alternative would still result in significant impacts to
land use, agricultural resources, traffic, noise, air quality, landform alteration/aesthetics,
hydrology/drainage/water quality, geology and soils, cultural resources, paleontological
resources, biological resources, utilitics and public services, and public health and safcty.
Impacts to landform alteration/aesthctics would be different from the proposed project, but still
78
significant. Additionally, the Bridge Crossing of La Media Road alternative would not be
engineering feasible.
For these reasons, the City Council concludes that the Bridge Crossing of La Media Road
alternative is not feasible (see Gt.v of Del Mar. supra. 133 Cal.App3d at 417; Sequoyah Hills,
supa, 23 Cal.App.4th at 715).
C. ALTERNATIVE III - ALTERNATIVE MIX OF LAND USES
The Village 7 SPA Plan covers the McMillin Otay Ranch, LLC and Otay Project LP ownerships
within Village 7. As such, the complete devclopment of Village 7 with all uses identified in the
Otay Ranch GDP for Village 7 is not proposed. The Alternative Mix of Land Uses alternative
evaluated the development of the Village 7 SPA Plan project area with a different mix of land
uses than proposed by the project. Possible land uses identificd for Village 7 by the Otay Ranch
GDP, but which are not proposed by the Village 7 SPA Plan, include a Town Square, a mixed-
use/commercial area, and a middle school, as well as additional single-family dwelling units and
community purpose facilities.
A variety of land use plans could be developed tor the subject property based on the land uses
allowed by the Otay Ranch GDP for Villagc 7. In developing thc proposed project land use plan,
the entire village was first planned to a conceptual level to demonstrate that compliance with the
Otay Ranch GDP could be accomplished as the remaining landholdings were developed. This
exercise drove the land use pattern shown for the project. In addition, the plan provides for the
public facility needs of the village residents by providing a site for an elementary school, a high
school site and the neighborhood park on McMillin's ownership. This allows for these facilities
to be developed when needed to serve the village.
Fiudiugs:
1. The Alternative Mix of Land Uses alternative would result in unmitigated impacts
associated with j,md 'Ise, agricultural resources, aIr quality, landform
alteration/aesthetics, and biological resources, similar 10 thc proposed project.
2. The Alternative Mix of Land Uses alternative may not implement all of the project's
objectives.
The project's land use mix may not implement all of the project objectives. Depending on the
mix of uses, this alternative could result in greater or less traffic. Also depending on the mix of
uses, a high school site mayor may not be part of the project. However, development of the site
79
with any mix of the land uses identified in the Otay Ranch GDP would result in similar
unn1itigated impacts as the proposed project (i.e., land use, agricultural resources, air quality,
landform alteration/aesthetics, and biological) and would not substantially reduce any significant
impact. Furthermore, from a cumulative impacts standpoint, ultimate buildout of Village 7 in
accordance with the GDP would result in similar impacts, regardless of the land use mix.
For these reasons, the City Council concludes that the Alternative Mix of Land Uses alternative is not
feasible (see City of Del Mar, supra. 133 CaLApp3d at 417; Sequoyah Hills, supa. 23 Cal.App.4th at
715).
D. ALTERNATIVE IV - REDUCED DENSITY ALTERNA TTVE
A Reduced Density Alternative was considered, which would reduce the project's contribution to
cumulative traffic impacts to Rock Mountain Road under Scenarios 9 and 10 of the traffic study.
It should be noted that these impacts are fully mitigated by the project. In order to reduce the
project's impact to Rock Mountain Road to below a lcvel of significance thereby not requiring
mitigation, the project would need to contribute less than 800 ADT to the roadway. This would
equate to the project generating a maximum total of 5,035 ADT. Therefore, the Rcduccd Density
Alternative assumes traffic generated from the project's proposed mixcd of land uses would be
5,035 ADT.
With total traffic limited to 5,035 ADT, the Reduced Density Alternative would not allow for
development of the mix ofland uses proposed by Otay Ranch GDP for the Village 7 SPA Plan
project. for example, a high school that accommodates up to 2,950 students would not be
allowed, since this use alone would generate 5,900 ADT. Rather, the project could develop a
maximum of 503 single-family residences only, or it could dcvclop a maximum of 629 multi-
family units only. The project could also develop with a combination of land uses (i.e., an
elementary school and 205 single-family homes, or some other combination) under this
alternative; however, none of thlsf' 0nti0ns would allow for implementation of thc Otay Ranch
GDP.
Findings:
1. The Reduced Density alternative would not meet the basic project objectives as listed in
Section 3.2, Project Ohjectives, of this EIR, and in Section III of these findings of Fact.
2. The Reduced Density alternative would not allow for developmcnt of Village 7 as an
Urban Village, as called for in the Otay Ranch GDP.
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3. The Reduced Density alternative would not allow for the project site to develop to its full
potential, as allowed by the General P1an and Otay Ranch GDP.
4. The City and County would receive lower long-term revenues in the form of property and
sales ta:x resu1ting from the significantly reduced deve10pment of the project site.
The Reduced Density Alternative would not allow the Village 7 SPA Plall to develop with
enough variety to ultimately create an Urban Village, as called for in the Otay Ranch GDP, and
is therefore considered infeasib1e. Additionally, this alternativc would be inconsistent with the
existing and planned villages surrounding the project site because it wou1d be developed at a
significantly lower density and is not considered environmentally superior. For these reasons, the
City Council concludes that the Reduced Density alternative is not feasible (see City of Del Mar,
supra, 133 Cal.App3d at 417; Sequoyah Hills, SlIpa, 23 Cal.App.4th at 715) and environmentally
supenor.
E. ENVIRONMENTALLY SUPERIOR ALTERNATIVE
CEQA requires that the EIR identify the environmental1y superior alternative among all of the
altematives considered, including the proposed projcct. If the No ProjectlNo Development
alternative is selected as environmentally superior, then the EIR shall also identify an
environmentally superior alternative among the other alternatives.
The environmental analysis of project alternatives presented above indicates, through a
comparison of potentia1 impacts from each of the proposed alternative and the proposed project,
that the No Project/No Development alternative, if left in its currcnt state, cou1d be considered
environmentally superior because no new uses would be introduccd to the area and the project
site that would resu1t in enviromnental impacts. However, the No ProjectlNo Development
alternative would not imDlement the City's General Plan, the Otay Ranch GDP, or the RMP and
would not allow dd;vprv 0f the high schoo1 site, which is one of the primary project objectives.
The No ProjectfNo Development alternative would not accomplish any of the objectives of the
project.
The Reduced Density alternative could also be considered environmentally superior because it
would eliminate the project's contribution to cumulative traftic impacts along Rock Mountain
Road. However, under this alternative, development of the site would be extremely limited in its
development in order to minimize the number of trips it generates. The Reduccd Dcnsity
Alternative would not allow the Village 7 SPA Plall to develop with a variety of land uses in
order for Village 7 to ultimately become an Urban Village, as identitied in the Otay Ranch GDP.
81
Additionally, this alternative would be inconsistent with planncd surrounding development and
would not accomplish the project's objectives.
XII.
STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROPOSED
VILLAGE 7 SECTIONAL PLANNING AREA PLAN AND TENT A TIVE MAPS ErR
The project would have significant, unavoidable impacts on the following areas, described in
detail in Section IX of these Findings of Fact:
. Land Use;
. Agricultural Resources;
. Air Quality;
. Landform Alterations/Aesthetics; and
. Biological Resources.
The City has adopted all feasible mitigation measures with respect to these impacts. Although in
some instances these mitigation measures may substantially lessen these significant impacts,
adoption of the measures will, for many impacts, not fully avoid the impacts.
Moreover, the City has examined a reasonable range of alternatives to the project. Based on this
examination, the City n'ls determined that none of the alternatives (\) meets project objectives,
and (2) is envi:('f''11~nteUy preferable to thc proposed project.
As a result, to appro ,,; the oroject, thc City must adopt a "statement of overriding
considerations" pursuant to CEQA Guidelines sections 15043 and 15093. This provision allows
a lead agency to cite a project's general economic, social, or other benefits as a justification for
choosing to allow the occurrence of specified significant environmental effects that have not
been avoided. The provision explains why, in the agency's judgment, the project's benefits
outweigh the unavoidable significant effects. Where another substantive law (e.g., the California
Clean Air Act, the Federal Clean Air Act, or the California and Federal Endangered Species
Acts) prohibits the lead agency from taking certain actions with environmental impacts, a
statement of overriding considerations does not relieve the lead agency from such prohibitions.
82
Rather, the decision-maker has recommended mItIgation measures based on thc analysis
contained in the Final EIR, recognizing that other resource agencies have the ability to impose
more stringent standards or measures.
CEQA does not require lead agcncies to analyze "beneficial impacts" in an EIR. Rather, EIRs
are to focus on potential "significant effects on the environment," defined to be "adverse." (Pub.
Resources Code Section 2 I 068.) The Legislature amended the definition to focus on "adverse"
impacts after the California Supreme Court had held that beneficial impacts must also be
addressed. (See, Wildlife Alive 1'. Chickering (1976) 18 Ca1.3d 190,206 [132 Cal.Rptr. 377].)
Nevertheless, decision-makers benefit from infornlation about project benefits. These benefits
can be cited, if necessary, in a statement of overriding considerations. (CEQA Guidelines Section
15093.)
The City finds that the proposed project would have the following substantial, social,
environmental and economic benefits. Anyone of the reasons for approval cited below is
sufficient to justify approval of the project. Thus, even if a court wcre to conclude that not every
reason is supported by substantial evidence, the City Council would stand by its detennination
that each individual reason is sufficient. The substantial evidence supporting the various benefits
can be found in the preceding findings, which arc incorporated by reference into this Section,
and in the documents found in the Record ofProcccdings, as defined in Section N.
Environmental Protection and Preservation
The Village 7 SPA Plan project will convey land within the Otay Ranch Open Space Preserve at
a ratio of 1.188 acres for each acre of development area, or pay a fee in lieu. The Resource
Management Plan (RMP) has established performance standards for achieving an 11,375-acre
Otay Ranch open space preserve. Compliance relies on progressive acquisition, or funding for
acquisition, of t'jP designated Otay Ranch Preserve areas with each development approval.
Without tl P ;'l:>.i~^t's conveyance of land or payment of fees, Village 7 will have an indirect,
long-term, potenti~ny 8i,P11ificant impact related to biological resources management unless the
Otay Ranch reglOndl vpen Sp'1Ce is preserved proportionally and concurrently with development.
The preserve includes an open space system that incorporates public education programs; links
community to natural areas; and preserves and restores sensitive habitats, special landforms, and
wildlife corridors. In addition, a system of paths and trails will connect the urban villages and
their parks within Otay Ranch, forming a passive and active recreation network throughout the
area. The RMP adopted by the Chula Vista City Council has the following functions:
83
. Serves as a plan-wide multi-specieslhabitat and cultural resources management
program;
. Provides the funding, phasing, and ownership mechanisms necessary to cffcetively
protect and manage on-site resources over the long ternl;
. Plans for coordinated, controlled public use and enjoyment of the Management
Preserve established as part of the RMP consistent with protection of sensitive
resources;
. Provides certainty that the open space will be preserved in perpetuity by rcquiring
irrevocable dedications of open space acreage; and
. Preserves/protects cu1tural rcsources.
The RMP provides for management, resource enhancement and restoration, research, education,
and interpretive activities to ensure that resource values in areas to be preserved are maintaincd
and enhanced in perpetuity. The RMP also addresses cu1tural, paleontological, recreational, and
agricultural resource protection needs in addition to sensitive habitats. Finally, the RMP provides
an opportunity to establish large blocks of interconnected natural open space. By linking the
Otay Ranch Resource Management Preserve system to large and adjacent publicly owned open
space lands with resource values similar to those found on the Otay Ranch property, the RMP
contributes to the creation of an overall regional opcn space system, providing more the 35,000
acres of interconnected open space in Otay Ranch and the immediate vicinity. The RMP
identifies the preservation of sensitive habitats that contain approximately 100 species of
sensitive plants and animals.
The Village 7 SPA Plan project will contribute to the Otay Ranch Open Space Preserve or pay a
fee in lieu. Th~reforf' the project will help implement the 11 ,375-acre Otay Ranch open space
preset ce - "Ue,1 for in the RMP.
Community Planning an' Development
Development patterns can be designed to minimize the adverse impacts of development on air
quality and congestion. The Otay Ranch area contributes to air pollution in the San Dicgo air
basin. Most of this pollution is attributable to motor vehicles. The Village 7 SPA Plan project
provides job opportunities, schools, and park facilities proximate to housing, which will
minimize automobile trip length and thereby reduce pollutant contributions to rcgional air
quality. Additionally, once the cntire Village 7 area is developed, the Village concept of the Otay
Ranch GDP further minimizes automobilc trip length and pollutant contributions to regional air
84
quality that could otherwise result, if jobs, housing, and commercial opportunities were provided
for in a typical suburban development pattern.
Otay Ranch's location adjacent to the Otay Mesa industrial area will provide housing proximate
to this employment center. A mixed-use development, the GDP will promote linkage of trips,
reduce trip length, and encourage use of alternative modes of transportation such as biking,
walking, and use of transit. The GDP created a multi-modal transportation network that
minimized the number and length of single-passenger vehicle trips. Designed to encourage
walking, biking, use of transit and reduced reliance on automobiles, the GDP clusters high-
density, high-intensity development in villages near transit and light rail terminals. Jobs, homes,
schools, parks, and commercial centers are close by and linked by pedestrian and bicycle routes.
Comprehensive Regional Planning
The GDP and the Village 7 SPA Plall project provide the opportunity to comprehensively plan
development that meets the region's needs for housing, jobs, infrastructure, and environmental
preservation. These benefits area made possible by Otay Ranch's size and scope. The Otay
Ranch GDP includes a provision for regional purposc facilitics and public services that area
typically not undertaken for smaller development projccts. The rcgional planning process
undertaken for the GDP involved long-range intcr-jurisdictional coordination, ensuring
maximum achievement of policies and regulations of both the City ofChula Vista and San Diego
County.
The benefits offered by the regional planning process utilized for the GDP include the following:
. Comprehensive consideration of the GDP cumulative effects;
. Consistency in the approach to resolving regional issues such as transportation, air
quality, habitat preservation, infrastructure, and public services planning; and
. Long-range coordination of local and regional public facilities.
The GDP includes a provision for designating land for regional purpose facilities. These facilities
area provided by the County and are currently housed in County-owned facilities, where
available, but are more commonly located in leased or rented space. Designation of land for
regional purposes will facilitate the provision of these services and provide better opportunities
for users of these facilities than is currently available with new development.
85
The Village 7 SPA Plan will develop a mix of uses that will ultimately contribute to an urban
village once the entire Village 7 area is developed. The project is consistent with and implements
the vision for Village 7, as set forth in the Otay Ranch GDP.
Housing Needs
The GDP will help meet a projected long-term regional need for housing by providing a wide
variety of housing types and prices. In recent years, the cost of housing compared to other uses
(e.g., commercial, industrial) has risen disproportionately to the cost of other uses in the Otay
Ranch area, reflecting a shortfall in residentially zoned land. The GDP will help reduce the cost
of housing by designating an adequate supply of suitable land for residential development.
The Village 7 SPA Plan increases the housing stock in the City by approximately 1,204 dwelling
units. This proposed level of development is included in the adopted planning for the City. The
project represents a future housing supply for the region. Phasing will occur in response to
market conditions, which will help fulfill the demand for housing.
SANDAG has forecasted a need for an additional approximately 13,500 additional dwelling
units within the City ofChula Vista by 2005. The Village 7 SPA Plan would enact the SANDAG
policies by providing a pedestrian and trail system, preserving open space, offering new homes,
increasing the tax base for thc City, and providing right-of-way for the regional transit system.
The Village 7 SPA Plan provides five percent low-income and five percent moderate-income
housing. A total of 116 affordable units (57 low-income dwelling units and 59 moderate-income
dwelling units) will be provided. The proposed 10 percent affordable housing is consistent with the
objectives ofthe City's Housing Element and the Otay Ranch GDP requirements.
Fiscal Benefit
The fIscal impact analysis conducted for the GDP and included in the Otay Ranch Service
Revenut' Plan c;oncluded that, at buildout, the GDP will have a net positive impact on botit the
City of Chula Vista and the County of San Diego. Because it is anticipated that during buildout
there will be short-term periods in which the costs to service Otay Ranch exceed revenues, the
GDP includes a reserve fund program, which protects the City and County by correcting any
operating deficiencies incurred by thc affected jurisdiction during years where there is a fiscal
shortfall. Financing of the reserve program and the cost of annual fiscal reviews will be the
responsibility of the applicants.
86
The project will provide for significant community-wide public facilities. As the plan is
implemented, it will be responsible for constructing public facilities and infrastructure to serve
the project and incidentally the subregion. These facilities include:
. Improvements to regional backbone circulation system;
. Water and sewer facilities;
. An elementary school and a high school site to servc Village 7 and the subregion; and
. A public park and greenbelt and community trails.
The project would also gencrate new temporary construction-related jobs that would enhance the
economic base of the region.
For these reasons, on balance the City Council finds there are environmental, economic, social,
and other considerations resulting from the project that serve to override and outweigh the
project's unavoidable significant environmental effects and, thus, the adverse unavoidable effects
are considered acceptable.
87
E:rA',;'"r t 2:5
VILLAGE 7 SECTIONAL PLANNING AREA PLAN
MITIGATION MONITORING REPORTING PROGRAM
Introduction
This Mitigation Monitoring Reporting Program (MMRP) was prepared for the City of ChuJa Vista for the
Village 7 Sectional Planning Area (SPA) Plan tu comply with Assembly Bill 3180, which requires public
agencies to adopt such programs to ensure cffective implcmentatiun of mitigation measures. This
monitoring program is dynamic in that it \ViII undergo changes as addItional mitigation measures are
identified and additional conditions are placed on the project throughout thc project approval process.
This monitoring program will servc a dual purpose ofvenfying completion of the mitigation measures for
the proposed project and generating information on thc effectivcncss of the mitigation measures to glllde
future decisions. The program ineludes the fulluwing:
. Monitoring team qualifications
. Specific monitonng activities
. Reporting systt:m
. Criteria for evaluating the success of the mitigation measures
The proposed project is the adoption of a SPA Plan for the McMillin Otay Ranch, LLC and Otay Project
LP ownerships within Village 7, located in the Otay River Parcel of the Otay Ranch (,cneral
Development Plan (UDP).
The proposed project IS the Village 7 SPA Plan, a develupment plan fur an approximately 2X8.5-acre site
within the Otay Ranch (;DP/SRP area. Located in the southwestem portIOn of Otay Ranch, the project
proposes a mix ofresidential and public and civie uses.
The proposed Site Utilization Plan for the Village 7 SPA Plan divides the village into various parcels for
develupment vit!, a mnge ofland uses. The parcels located on the northem purtion oftpe site are identified as
smgleJamilv residential. A tutal of 756 single-family units arc proposed. Located centrally within the site is
the Village ~.ore. The Village Core would provide one acre of community purpose facilities; an ll.l-acre
elementaTj school sii.., and a 7.6-acre neighborhood park. Addihonally, a total of 448 n,ulti-familj units,
including affordable l1uw>il'~, would be constructed north and east of the ViJlage Core. Other puhlic and
commumty purpose facilities would be located in the single-family residential portions of the site. A trail
connectmg Wolf Canyon to the west to the Eastem Urban Center would be pro\1ded.
The ElK incorporated herein as referenced, focused on issues deternlmed to be potentially significant by
the City uf Chula Vista. The issues addressed m the ElR include land use and planning; agrIcultural
lands; trafEc, circulation and access; noise; air quality; landform alternation and aesthetics: hydrology,
dramage, and water quality: geology and soils; cultural resources; paleunlological resources; biological
resuurces; utIlities and public services; public health and safety: population and housing; aDd parks,
recreation. trails, and upen space. The environmental analysis concluded thai some of the significant and
Page I
potentially significant impacts could be avoided or reduced through implementation of recommendcd
mitigation measures. Potentially significant impacts would require mitigation to the following issues:
agricultural resources; traffic, circulation and access; noise; air quality; landfoID1 alteration and aesthetics;
hydrology, drainage, and water quality; geology and soils; cultura1 resources; paleontological resources;
biological resources; utilities and public services; and parks, recreation, trails, and open space.
Miti~ation Monitoring Team
^ monitoring team shou1d be identified once the mitigation measures have been adopted as conditions of
approval by the Chula Vista City Council. Managing the team would be the responsibility of the
Mitigation Monitor (MM). The monitoring activities would be accomplished by Environmental Monitors
(EMs), Environmental SpeciaJists (ESs), and the MM. Whi1e specific qua1ifications should be
determined by the City ofChula Vista, the monitoring team should possess the following capabiJities:
. Interpersonal, decision-making, and management skills with demonstrated experience in working
under trying field circumstances;
. Knowledge of and appreciation for the general environmental attributes and special features
found in thc projcct area;
. Knowledge of thc types of cnvironmental impacts associated with construction of cost-effective
mitigabon options: and
. ExceJIent communication skl11s.
The responsibilities of the MM throughout the monitoring effort include the following:
. Implement and manage the monitoring progran1;
. Provide quality control for the site-development monitoring;
. Administrate and prepare daily logs, status reports, compliance reports, and the final construction
monitoring;
. Act as.' liaison between the City ofChula Vista and the applicant's contractors;
. Monitor on-site, day-ta-day construction activities. including the direction of EMs and ESs in the
understanding of all pennit conditions, site-specific project requirelnents, constructIon schedule:.,
and environmental quality control effort;
. Ensure contractor knowledge of and compJiance wIth all appropriate peID1it conditions;
. Rcview all construction impact mitigation and, if need be, modify existing mitigation or proposed
additional mItigation;
. Have the authority to lequire correctIOn of observed activitIes that violate project environmental
conditIons or that represent unsafe or dangerous conditions, and;
Page 2
. Maintain prompt and regular communication with the on-site EMs and ESs and personnel
responsible for contractor perfoffilance and permit compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MM in performing the
quality control functions at the construction sites. Their responsibilities and functions are to:
. Maintain a working knowledge of the Village 7 SPA Plan project permit conditions, contract
documents, construction schedules, and any special mitigation requirements for his or her
assigned constmction area;
. Assist the MM and the applicant's construction contractors in coordinating with City of Chuta
Vista compliance activities;
. Observe construction activities for comphance with the City of Chula Vista permit conditions,
and;
. Provide fTequent verbal briefings to the MM and construction personnel. and assist the MM as
necessary in preparing status reports.
The primary role of the ESs is to provide expeltisc when environn1entally sensItIve issues occur
throughout the development phases of project implementation and to provide direction for mitigation.
Program Procedural Guidelines
Prior to any construchon activitIcs, meetings should take place between all the parties mvolved to initiate
the monitoring program and to establish the responsibility and authority of the p31ticipants. Mitigation
measures that need to be defined in greater detail will be addressed prior to any project plan approvals in
follow-up meetings designed to discuss specific monitoring effects.
An eftective reporting system must be established prior to any monitoring efforts. All parties involved
must have a clear understanding of the mitigation measures as adopted, and these mitigations must be
distributed to the participants of the monitoring effort. Those that would have a complete list of all the
mitigation measures adopted by the City ofChula Vista would include the City ofChula Vista, the project
applicant, the MM, and the construction crew supervisor. The MM would distribute to each EM and ES a
specific hot of mitigation measures that pcrtain to his or her monitoring tasks and the appropriate time
frame that these mitigations are anticipated to be implemented.
In addition LV the list of mItigation measures, the monitors will have mitigation monitoring report (iv1MR)
forms, wlth each ~Itlgation measure written out on the top of the form. Below the stated mitIgation
measure, the form wi]! have a series of 4uestions addressing the effectiveness of the mitigation measure.
The mom tors shall complete the MMR and file It with the MM following the monitoring activity. The
MM will then include the conclusions of the MMR into an interim and final comprehcnslve construction
report to be submitted to the City of Chuta Vista. This report will descnbe the major accomplishments of
the monitoring program, summarize problems encountcred in achieving the goals of the program,
evaluate solutions developed to overcome problems, and provide a list of recommendations for future
monitoring programs. In addition, and if appropnatc, each EM or ES will be required to fill out and
submit a daily log rcport to the MM. The daily log report will be llsed to record and account for the
Page 3
monitoring activities of the monitor. Weekly and/or monthly status report, as detennined appropriate,
will be generated from the daily logs and compliance reports and will include supplemental matenal (i.e.,
memoranda, telephone logs, and letters). This type of feedback is essential for the City of Chula Vista to
confirm the implementation and effectiveness of the mItigation measures imposed on the project.
Actions in Case of Noncompliance
There are generally three separate categories of noncompliance associated with the adopted conditions of
approval:
. Noncompliance requiring an immediate halt to a specific task or piece of equipment;
. Infraction that warrants an immediate corrective action but does not result in WOl k or task delay,
and;
. Infraction that does not warrant immediate corrective action and results in no work or task delay.
In each case, the MM would notifY the applicant's contractor and the City of Chula Vista of the
noncompliance, and an MMR would bc fikd with the MM on a daily basis.
There are a number of options the City of ("hula VIsta may use to enforce this pro6'fam should
noncompliance continue. Some methods commonly used by other lead agencies include "stop work"
orders, fines and penalties (civil), restitution, permit revocations, citations, and injunctions. It is essential
that all parties involved in the program understand the authorIty and rcsponsibility of thc on-site monitors.
Decisions regarding actiuns in case of nuncompliance are the responsibIlity ofthe City of Chula Vista.
SUMMARY OF PROJECT IMPACTS ANn MITIGATION MEASURES
The following table summarizes the potentially sigmlicant project impacts associated with the Village 7
SPA Plan proJect, and lists the associated mitigation measures and the monitoring cftt)rts necessary to
ensure that the measures are properly implemented. The mitigation measures presented within this
MMRP are further documented on a project level, as well as owncrship level, including the Village 7 SPA
Plan, the McMillin Otay Ranch, LLC TM, and the (Hay Project LP TM. All the mitIgation measures
identified in the EIR are required as conditions of project approval and are stated herein in language
appropriat~ for such conditIons. In addition, once the Village 7 SPA Plnn project has been approve';, ,1l1d
during various stages of Implementation, the designated monitors, the City of ChuJa Vista, and the
applicant will further develop the mitigation measures.
Page 4
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/J71;4clflU EN T /
MINUTES OF THE
CITY PLANNING COMMISSION OF
CHULA VISTA, CALIFORNIA
6:00 p.m.
Wednesday, July 28, 2004
Council Chambers
Public Services Building
276 Fourth Avenue, Chula Vista
ROLL CALLI MOTIONS TO EXCUSE:
Present:
Castaneda, Madrid, O'Neill, Hall, Cortes, Hom, Felber
Staff Present:
Luis Hernandez, Deputy Planning Director
Marilyn Ponseggi, Environmental Review Coordinator
Marni Borg, Environmental Projects Manager
Dave Hanson, Deputy City Attorney I
PLEDGE OF ALLEGIANCE/SILENT PRAYER
MOTION TO EXCUSE
No public input.
ORAL COMMUNICATIONS:
1. PUBLIC HEARING:
PCC 04-58; Conditional Use Permit for Costco
Wholesale to expand an existing gas station from
three islands to four islands at 1190 Broadway.
Commissioner Cortes recused himself from the dais.
MSC (O'Neill/Madrid) (6-0-0-1) that the public hearing be opened and continued
to the August 18, 2004 Planning Commission meeting. Motion carried.
2. Pll~L IC HEARING:
Close of the Public Review Period for the Village 7
Sectional Planning Area (SPA) Plan and Tentative
Maps (M) Environmental Impact Report (EIR 04-06).
Planning Commission Minutes
- 2 -
July 28, 2004
Background: Marni Borg, Environmental Projects Manager stated that the purpose
for tonight's meeting is to close the public comment period on the Draft Village 7 EIR.
Furthermore, all comments received this evening, including those made by the
Planning Commission will be considered and addressed as part of the Final EIR.
The draft EIR addresses implementation of the proposed Village 7 Sectional Planning
Area Plan and conceptual Tentative Maps. The SPA comprises 288 acres of the 424-
acre Village 7, which is located in approximately the center of the Otay Valley parcel
of Otay Ranch. The proposed SPA and Tentative Maps would allow the development
of 1,204 single family and multi-family dwelling units, a 7.6-acre public park and
approximately 23 acres designated for a high school, approximately 11 acres
designated for an elementary school and 2.8 acres designated for CPF use.
The draft EIR was circulated for a 45-day public review period beginning on June 14th
and tonight's hearing will mark the close of the public review period. Staff is
requesting that comments be limited to issues related specifically to the information
presented in the EIR.
A public hearing will be scheduled before the Planning Commission in September for
consideration of the SPA Plan and the certification of the Final EIR. Staff requests
that any project-specific comments be held until such meeting.
No members of the public were present.
Commission Comments:
Cmr. Felber commented on the following issues:
. Questioned why the middle school was not consistently mentioned throughout the
report when the high school and elementary schools were mentioned,
. Was surprised to read in the freeway analysis that there was an increase in the
trip generation numbers for Telegraph Canyon Rd. and not Olympic Parkway.
. Ques~ioned the report stating that the elementary school overflow would go to the
'learest school, Arroyo Vista, when the nearest school is McMillin Elementary
. Questioned the numbers cited on the impact analysis for utilities and public
services hased on the density numbers and construction of units.
Planning Commission Minutes
- 3 -
July 28, 2004
Marilyn Ponseggi clarified that the comments made tonight by the commission should
be limited to issues related specifically to the information presented in the EIR and
that any project-specific comments should be held until the public hearing in
September when the Commission will consider the SPA Plan and Final EIR. Ms.
Ponseggi further recommended that the comments raised by Commissioner Felber be
made, with the Commission's concurrence, as part of the motion in the form of
questions you would like to see answered in the Final EIR.
MSC (Felber/Hom) (7-0) that the public review period for Draft EIR 04-06 be
closed. Motion carried.
MSC (Felber/Hall) (7-0) that the Final EIR consider:
. To re-evaluate the traffic numbers in the freeway interchanges at
Telegraph Canyon Rd. and Olympic Parkway
. Clarify the closest elementary school that the overflow of children
would attend
. Re-evaluate the generation numbers in general throughout the
document. Motion carried.
BUSINESS:
. Appointment of GMOC representative for FY 04-05.
MSC (Castaneda/Hom) (7-0) to appoint Commissioner O'Neill as the
representative to GMOC. Motion carried.
. Appointment of new Chair and Vice Chair of the Planning Commission for FY 04-05.
MSC (Castaneda/Felber) (7-0) to table this item to the August 18th Planning
Commission meeting. Motion carried.
Planning Commission Minutes
- 4 -
July 28, 2004
ADJOURNMENT at 6:45 p.m. to the Planning Commission meeting of August 18, 2004.
Diana Vargas, Secretary to Planning Commission
A TTIf C H M l2" }.J T 2...
Changes Incorporated in the Final Environmental Impact Report for the
Village 7 Sectional Planning Area Plan and Tentative Maps Project
The following table identities the locations of the key changes to the text, tables, and graphics and a brief
description of the changes, which were made in response to the comments received during review of the
Draft EIR. Text changes in the Final EIR are indicated with underline for added text and strikcthrouJ;h for
deleted text. Copies of al1 letters received by the City of Chula Vista regarding the Draft EIR and the
responses to comments fol1ow immcdiatcly aftcr this section.
.--
Pa 'e 4.3-19
Pa e 4.7-6
Pa es 4.9-1, 4.93,4.9-5
Pa e 4.9-3
Pa c 4.12-12
Pa 'es 4.14-2, 4cl4-4, 4cl~-4
Description
Correction to Miti ation Measure 4.4-2.
Correction to Miti ation Measure 4.9-1.
Addition of re uiremcnt for burrowin owl survc s.
Clarification to Miti ation Measure 4.11-3.
Claritication to Miti ation Measure 4.11-4
Correction to Miti ation Measure 4.12c-l.
Correction to Miti ation Measure 4.12d-1.
Correction to Miti 'atioll Measure 4.12f-1.
Correction ofreference to SR 125 as a Tollwa /Frcewa
Correction to the phasing discussion regarding residential
develo men!.
Clarification that SR 125 is assumed to be a toll facilit .
Correction to roundwater de tho
Clarification that analysis included the off-site borrow area.
CorrectIon to referencc of Site 16,679.
Claritication that the ro.ect's WSA&V was ''EE~oved.
Corrcction to 0 Illation ro' ectiolls.
Location in the Final ElR
Pa es ES-6, 4.4-12 throu 'h 13
Pa cs ES-9, 4.9-6
Pa csES-IO,4.ll-25
Pa es ES-IO, 4.11-25
.R~es ES-10, 4.11-26
Pa es ES-12, 4.12-21
P"ges ES-12, 4.12..::~
Pa 'es ES-12, 4.12-35
Pages 2-9, 4.1-1,4.1-3
Pages 3-11, 4.1-26
Village 7 S'fdlOna! Planning Area Plall EIR
Fina!: October 12,2004
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Arr/fC HMEVT -.3
ENVIRONMENTAL IMPACT REPORT
FOR THE
VILLAGE 7 SECTIONAL PLANNING AREA PLAN
AND TENTATIVE MAPS
CEQA FINDINGS OF FACT
AND
STATEMENT OF OVERRIDING CONSIDERATIONS
October 12, 2004
TABLE OF CONTENTS
Section Page
I. INTRODUCTION """"""" '"'' """""""",,,.,,,,,,,,, .'"""""""""",,,,,,,,, ""''''',',', "'" ""'" I
II. ACRONYMS ",., .".".','., '.', """""""" ""'" ""," ,,"",' ."."..,.. '.'.'. """" """ "",,,,,,,,,,,,,,,,,,2
I II. PROJECT DESCRIPTION" """" """""."..,,,,,., ..,. "" """""",', ","'" "",' ."."..."."".".",4
IV, BACKGROUND """"'''''' "'" "".""".,., .','.""""""""""" """"',' """".""",,,..,,,,,,,,,,,,,,,6
V, RECORD OF PROCEEDINGS,.""""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,",,7
VI. FINDINGS REQUIRED UNDER CEQA"""",,,,,,,,,,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,9
VII. LEGAL EFFECTS OF FINDINGS """",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,11
VIIL MITIGATION MONITORING PROGRAM,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, """",,,,,,12
IX, SIGNIFICANT EFFECTS AND MITIGATION MEASURES"",,,,,,,,,,,,,,,,,,,,,,,,.,,,,, 13
A. LAND USE""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,",,,,,,,,, 17
B, AGRICULTURAL RESOURCES """"""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,,,,19
C TRAFFIC, CIRCULATION AND ACCESS """"""""""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,22
D. NOISE.,,,,,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, """ ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,27
E, AIR QUALITY ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,. ",,,,,,,,,.,,,,,,,,,,29
F. LANDFORM AL TERA TION/AESTHETlCS."""" """"""""""""",,,,,,,,,,,,..,,,J2
G. HYDROLOGYIDRAINAGE/WATER QUALITY." ,,,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,,,,,,.36
R GEOLOGY AND SOILS ,,,,,,,"'" "",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,39
L CULTURAL RESOURCES "",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,..40
r PALEONTOLOGICAL RESOURCES"""""""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,..42
K, BIOLOGICAL RESOURCES """",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,..44
L UTILITIES AND PUBLIC SERVICES ",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.48
M, PUBLIC HEALTH AND SAFETY"",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,57
N, PARKS, RECREATION, TRAILS, AND OPEN SPACE,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,58
X, CUMULATIVE SIGNIFICANT EFFECTS AND MITIGATION MEASURES "",,60
A LAND USE, PLANNING, AND ZONING """",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,60
R AGRICULTURAL RESOURCES "",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,61
C TRAFFIC, CIRCULATION, AND ACCESS ",,' ", """",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,62
D, AIR QUALITY,,,,,,,,,,,,,, "",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, """,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,64
E, LANDFORM AL TERA TION/AESTHETICS""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, """",,66
1', HYDROLOGY/WATER QUALITY ",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,67
G, PALEONTOLOGICAL RESOURCES '''''''''''' '" "" "" """"'''''''''' """''',,'',,' ""'" ,69
H, BIOLOGICAL RESOURCES """""'"'''''''' """",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, 71
XL FEASIBILITY OF POTENTIAL PROJECT ALTERNATIVES """"""""""",,,,,,,,,72
A NO PROJECT/NO DEVELOPMENT AL TERNATIVE """''''''''''''''''',,'' ,," ,,,,,,,75
B, BRIDGE CROSSING OF LA MEDIA ROAD ALTERNATIVE ",,,,,,,,,,,,,,,,,,,,,,77
C ALTERNATIVE MIX OF LAND USES "",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,79
D. REDUCED DENSITY ALTERNA TIVE""""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,80
II
E, ENVIRONMENTALLY SUPERIOR AL TERN A TIVE """"""""""""",,,,,,,,,,,,81
XII. ST ATEMENT OF OVERRIDING CONSIDERATIONS ",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,82
III
BEFORE THE (,HULA VISTA CITY COUNCIL
RE: Village 7 Sectional Planning Area Plan and Tentative Maps Environmental Impact
Report (EIR); SCH #2003111050; EIR #04-06,
FINDINGS OF FACT
L
[NTRODUCTION AND BACKGROUND
The Final Environmental Impact Report (Final EIR) prepared for the Village 7 Sectional
Planning Area Plan and Tentative fllaps project addresses the potential environmental effects
associated with implementation of the project [n addition, the Final EIR evaluates four
alternatives to the proposed project: the No Project/No Development alternative, Bridge Crossing
of La Media Road alternative, A[ternative Mix of Land Uses, and Reduce Density alternative,
The Final EIR represents a second tier EIR, in accordance with CEQA Section 21 O<j4, and tiers
off the Program EIR prepared for the Otay Ranch General Development Plan (EIR 90-0llSCH
#89010154),
These findings have been prepared to comply with requirements of the California Environmental
Quality Act (CEQA) (Pub, Resources Code. Ii 21000 et seq) and the CEQA Guidelines (CaL
Code Regs" Title 14, Ii 15000 et seq,),
1
ADT
AM
BMP
Caltrans
CEQA
City
CNEL
CO
CSS
CVPD
dB
dBA
EIR
FAA
FPP
GDP
GMOC
gpd
LOS
MMRP
mph
MS
MSCP
MSS
NOI
NOx
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ACRONYMS
Average Daily Traffic
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Best Management Practices
California Department of Transportation
California Environmental Quality Act
City of Chula Vista
Community Noise Equivalent Level
Carbon Monoxide
Coastal Sage Scrub
Chula Vista Police Department
decibels
A weighted sound level
Environmental Impact Report
Federal Aviation Administration
Fire Protection Plan
General Development Plan
Growth Management Oversight Committee
gallons per day
Levels of Service
Mitigation Monitoring and Reportll1g Program
miles per hour
Masters of Science Degree
Multiple Species Conservation Program
Maritime Succulent Scrub
Notice oflntent
Nitrogen Oxides
National Pollutant Discharge Eliminal10n Systel~'
organochlorine pesticide
Otay Water District
Public Facilities Development Impact Fccs
Public Facilities Finance Plan
Doctorate Degree
evemng
Particulate matter
Resource Management Plan
2
ROG
RWQCB
SANDAG
SCAQMD
SPA
SR
SRP
SUSMP
SWPPP
SWRCB
SWSAS
TM
VORTAC
Reactive Organic Gases
Regional Water Quality Control Board
San Diego Association of Goverrunents
South Coast Air Quality Management District
Sectional Planning Area
State Route
Subregional Plan
Standard Urban Stoml Water Mitigation Plan
Storm Water Pollution Prevention Plan
State Water Resources Control Board
Storm Water Sampling and Analysis Strategy
Tentative Map
VHF OMNI-Directional Range/Tactical Air Navigation
3
lIL
PROJECT DESCRIPTION
The Village 7 SPA Plall project presents a plan of development for the McMillin Otay Ranch,
LLC and Otay Project LP ownerships within Village 7 of the Otay Ranch GDP area, The Village
7 SPA Plan allows for a total of 756 single-family dwelling units and 448 multi-family dwelling
units, A minimum of 10 percent of the total dwelling units within the Village 7 SPA Plall will
provide housing for low and moderate-income households, Other land uses designated by the
Village 7 SPA Plan include an elementary school, a high school, public park, community
purpose facilities, open space, and roadways, The Village 7 SPA Plan is consistent with and
implements the Otay Ranch GDP,
The Village 7 SPA Plan project includes the concurrent processing of Tentative Maps (TMs) for
both the McMillin Otay Ranch, LLC and Otay Project LP ownerships, The McMillin Otay
Ranch, LLC 'I'M results in the development of a total of 310 single-family residential units and
448 multi-family residential units and the grading for a 7,6-acre park site, a 11, I-acre elementary
school site, a 23A-acre high school sitc and a 1 ,I-acre community purpose facility site, The Otay
Project LP 'I'M includes the developmcnt of 375 single-family residential units and a L 7 acre
community purpose facility site, The TMs also establish infrastructure requirements,
The Village 7 SPA Plall also includes off-site infrastructure improvements, which are needed to
serve the proposed development within the McMillin Otay Ranch, LLC and Otay Project LP
ownerships, A connector road between La Media Road and Magdalena A venue will run through
a portion of land owned by Otay Land Company, as well as require grading into a portion of the
FAA property located south and west of the project site and not a part of the Village 7 SPA Plan
project Grading into a small portion of the northeast comer of the FAA site associated with
Magdalena Avenue would also occur. Additionally, the Otay Project LP 'I'M will include a 44-
acre borrow site located immediately west of the project and south of Wolf Canyon,
Discretionarv Actions
The discretionary actions to be taken by the City Council of the City of Chula Vista (City)
include the following:
. Village 7 SPA Plall, In approving the proposed project, the City would process the Village 7
SPA Plan in compliance with the General Plan and GDP goals and policies,
4
. McMillin Otay Ranch, LLC Tentative Map. In approving the proposed project, the City
would allow for development of the McMillin Otay Ranch, LLC ownership within Village 7
in accordance with SPA Plan land uses and performance standards,
. Otay Project LP Tentative Map, In approving the proposed project, the City would allow for
development of the Otay Project LP ownership within Village 7 in accordance with SPA Plan
land uses and perfonnance standards,
The City Council wil1 a1so detennine whether the Final EIR is complete and in compliance with
CEQA as part of the certification process,
The City of Chula Vista is the lead agency and has discretionary power of approval for all the
actions pertaining to the Vil1age 7 SPA and TMs sought by McMillin Otay Ranch, LLC and
Otay Ranch LP, the applicants for the project The Final EIR is intended to satisfy CEQA
requirements for environmenta1 review of those actions,
Proieet Goals and Obiectives
As specified in the Final EIR, the objectives of this project include:
. Implement and demonstrate consistency with the goals, objectives, and policies of the Chula
Vista General Plan and the Otay Ranch General DevcIopmcnt Plan;
. Implement Chula Vista's Growth Management Program to ensure that public facilities are
provided in a timely manner;
. Foster development patterns which promote order1y growth and minimize urban sprawl;
. Maintain and enhance a sense of community identity within the City of Chula Vista and
surrounding neighborhoods;
. Provide for the establishment of a pedestrian-oriented vil1age;
. Promote complementary uses between villages to balance activities, services and facilities;
. Promote effective management of natural resources by concentrating development into less
sensitive areas while preserving large contiguous open space areas with sensitive resources;
. Contribute to the unique Otay Ranch image and identity that differentiate Otay Ranch from
other conllmmities;
5
. Wisely manage limited physical resources;
. Implement development consistent with the provIsIons of the Otay Ranch Resource
Management Plan (RMP);
. Establish a land use and facility plan that assures village viability In consideration of
existing and anticipated economic conditions; and
. Provide for the future development of a high school to accommodate the anticipated high
school student projections,
IV,
BACKGROUND
The Village 7 SPA Plan project area is located in the Otay Valley parcel portion of the Otay
Ranch, a 23,700-acre, master-planned community, The first tier of planning and approvals for
Otay Ranch, which ineluded a Program Environmental Impact Report (Otay Ranch GDP/SRP
Program EIR 90-01lSCH #89010154), was approved in October 1993, At that time, it was
anticipated that due to the large project area, complexity of issues, and extended buildout time
frame, second tier documents will be required to address subsequcnt development projects, The
Village 7 SPA Plan provides a second tier planning document that details how the McMillin
Otay Ranch, LLC and Otay Project LP ownerships within Village 7 will be developed, In
accordance with Section 21093 ofCEQA, this EIR tiers from the Otay Ranch GDP Program ElR
and provides specific cnvironmental review for the McMillin Otay Ranch, LLC and Otay Project
LP portions of Village 7,
Historically, the land comprising Otay ~aJ1ch, including the Village 7 SPA Plan project area, has
becn used for agricultural purpoccs such as ranching, grazing, dry farming, and truck farming
activities, Crop nroduction consisted primarily of hay and grains due to limited water
availability, The majority of the sIte i, stillus-cd for agricultural activities,
The applicants for the Village 7 SPA Plan project (McMillin Otay Ranch, LLC and Otay Project
LP) own the majority of the land comprising Village 7; however, the applicants do not own all
land within Villagc 7, The other ownerships are Otay Land Company, FAA, and the Stephen &
Mary Birch Foundation, Because the applicants do not control the land outside the Village 7 SPA
Plan project area, they are unable to specifically plan these areas as part of the SPA, and land
uses have not been assigned to these properties, Future development of those areas outside the
6
control of the applicants will require amendment(s) to the Village 7 SPA Plan and subsequent
environmental review under CEQA
v,
RECORD OF PROCEEDINGS
For purposes of CEQA and the findings set forth below, the administrative record of the City
Council decision on the environmental analysis ofthis project shall consist of the following:
. The Notice of Preparation and all other public notices issued by the City in conjunction
with the project;
. The Draft and Final EIR for the project (ErR #04-06), including appendices and tcchnical
reports;
. All comments submitted by agencies or members of the public during the public
comment period on the Draft ElR;
. All reports, studies, memoranda, maps, staff reports, or other planning documents relating
to the proposed project prepared hy the City, consultants to the City, or responsible or
trustec agencies with respect to the City's compliance with the requirements of CEQA
and with respect to the City's actions on the proposed project;
. All documents, comments, and correspondence submitted by members of the puhlic and
public agencies in L01l11~,Liull ,lith this project, in addition to comments on the EIR for
the project;
. All documents submitted to the Lity by other public agencies or members ofthe public in
connection with the EIR, up through the close of the public hearing;
. Minutes and verbatim transcripts of all workshops, the scoping meeting, other public
meetings, and public hearings held by the City, or videotapes where transcripts are not
available or adequate;
7
. Any documentary or other evidence submitted at workshops, public meetings, and public
hearings for this project;
. All findings and resolutions adopted by City decision makers in connection with this
project, and all documents cited or referred to therein; and
. Matters of common knowledge to the City, which the members of the City Council
considered regarding this project, including federal, state, and local laws and regulations,
and including but not limited to the fol1owing:
Chula Vista General Plan;
Re]evant portions of the Zoning Code of the City;
Otay Ranch General Development Plan (GDP);
Otay Ranch Resource Management Plan (RMP);
City of Chula Vista Multiple Species Conservation Act Subarea Plan;
Otay Ranch GDP/SRP Final EIR (90-01);
Any other materials required to be in the record of proceedings by Public
Resources Code section 21 ]67,6, subdivision (c),
The custodian of the documents comprising the record of proceedings is Susan Bigelow, Clerk to
the City Council, whose office is located at 276 Fourth Avenue, Chula Vista, California 91910,
The City Council h1s relied on al1 of the documents listed above in reaching its decision on the
Village 7 SPA Plan project, even if every document was not fonnal1y presented to the City
Councilor City Staff as part of th~ City files generated in connection with the Village 7 SPA
Plan project. Without exception, any documents set forth above but not found in the project fiJes
fal1 into two categories, Many of them reflect prior planning or legislative decisions with which
the City Council was aware in approving the Village 7 SPA Plan (see City of Santa CI1IZ v, Local
Agency Formation Commission (1978) 76 CaLApp,3d 381, 391-392 [142 CaLRptL 873];
Dominey v. Department of Personnel Administration (1988)205 CaLApp3d 729, 738, fn, 6 [252
CaL RptL 620], Other documents influenced the expert advice provided to City Staff or
consultants, who then provided advice to the City Council. For that reason, such documents
form part of the underlying factual basis for the City Council's decisions relating to the adoption
8
of the Village 7 SPA Plan (see Pub, Resources Code, section 21167,6, subd, (e)(lO); Browing-
Ferris Industries v, City Council of City of Sail Jose (1986) 181 CaL App.3d 852, 866 [226
CaLRptL 575]; Stanislaus Audubon Society, Ine v, County of Stanislaus (1995) 33 CaLAppAth
144,153,155 [39 CaLRptr2d 54]).
VI.
FINDINGS REQUIRED UNDER CEQA
Public Resources Code section 21002 providcs that "public agencies should not approve projects
as proposed if there are feasible alternatives or feasible mitigation measures available which
would suhstalltialZv lessen the significant environmental etlects of such projects," (Emphasis
added,) The same statute states that the procedures required by CEQA "are intended to assist
public agencies in systematically identifying both the significant effects of proposed projects and
the feasible alternatives or feasible mitigation measures which will avoid or substantialZv lessen
such signi ficant effects" (emphasis added), Section 21002 goes on to state that "in the event
[that] specific economic, social, or other conditions makc infeasible such project alternatives or
such mitigation measures, individual projects may be approved in spite of one or more
significant effects"
The mandate and principles announced in Public Resources Code section 21002 are
implemented, in part, through the requirement that agencies must adopt findings before
approving projects for which EIRs are requircd (see Pub, Resources Code, 9 21081, subd, (a);
CEQA Guidelines, 915091, subd, (a)), For each significant environmental effect identified in an
EIR for a proposed project, the approving agency must issue a written finding reaching one or
more of three peunissiL:. cJnclusions, The first such linding is that "[c]hanges or alterations
have been relluiled ,n, or incorporated into, the project which avoid or substantially lessen the
sig],ificant C'''vironmentdJ effect as identified in the final EIR" (CEQA Guidelines, 9 15091,
subd, (a)(l )), The second pennissib1e finding is that "[s]uch changes or alterations are within the
responsibility and jurisdiction of another public agency and not the agency making the finding,
Such changes have been adopted by such other agency or can and should be adopted by such
other agency" (CEQA Guidelines, 9 15091, subd, (a)(2)), The third potential finding is that
"[s]pecific economic, legal, social, technological. or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or
project alternatives identified in the final EIR" (CEQA Guidelines, 9 15091, sublL (a)(3)),
Public Resources Code section 2106Ll defines "feasible" to mean "capable of being
9
accomplished in a successful manner within a reasonable period of time, taking into account
economic, environmental, social and technological factors:' CEQA Guidelines section 15364
adds another factor: "legal" considerations (see also Citizens of Goleta Vallev v, Board of
Supervisors (1990) 52 CaL3d 553, 565 [276 CaLRptL 410]),
The concept of "feasibility" also encompasses the question of whether a particular alternative or
mitigation measure promotes the underlying goals and objectives of a project (see Ci(v of Del
Mar v, City of San Diego (1982) 133 CaLApp.3d 410, 417 ['83 CaLRptL 898]), "'[F]easibility'
under CEQA encompasses 'desirability' to the extent that desirability is based on a reasonable
balancing of the relevant economic, environmental, social, and technological factors" (Ibid,; see
also Sequoyah Hills Homeowners Assn v, City (jfOakland (1993) 23 CaLAppAth 704, 715 [29
CaLRptr2d 182]),
The CEQA Guidelines do not define the difference between "avoiding" a significant
environmental effect and merely "substantially lessening" such an effect The City must
therefore glean the meaning of these tenns /Tom the other contexts in which the ternlS are used,
Public Resourccs Code section 21081, on which CEQA Guidelines section 15091 is based, uses
the term "mitigate" rather than "substantially lessen" The CEQA Guidelines thercfore equate
"mitigating" with "substantially lessening," Such an understanding of the statutory term is
consistent with the policies underlying CEQA, which include the policy that "public agencies
should not approve projects as proposed if there are feasible alternatives or feasible mitigation
measures available which would substantially lessen the significant environmental effects of
such projects" (Pub, Resources Code, 9 21002),
For purposes of these findings, the term "avoid" refers to the effectiveness of one or more
mitigation measures to reduce an otherwise significant effect to a less than significant level. In
contrast, the tenn "substantially lessen" refers to the effectiveness of such measure or measures
to substantially reduce the severity of a significant effect, but not to reduce that effect to a less
than sigTlificant level. These interpretations appear to be mandated by the holding in Laurel Hills
Homeowners Association v City Counci! (1978) 83 CaLApp.3d 515, 519-527 [147 CaLRptL
842], i,; "hich the Court of Appeal held that an agency had satisfied its obligation to
substantially lessen or avoid significant effects by adopting nUmerous mitigation measures, not
all of which rendered the significant impacts in question less than significant
Although CEQA Guidelines section 15091 requires only that approving agencies specify that a
particular significant effect is "avoid[ed] or substantially lessen[ed]," these findings, for
purposes of clarity, in each case will specify whether the effect in question has been reduced to a
less than significant level or has simply been substantially lessened but remains significant
10
Moreover, although section 15091, read literally, does not require findings to address
environmental effects that an EIR identifies as merely "potentially significant," these findings
will nevertheless fully account for all such effects identified in the Final EIR (FEIR),
In short, CEQA requires that the lead agency adopt mitigation measures or alternatives, where
feasible, to substantially lessen or avoid significant environmental impacts that would otherwise
occur, Project modification or alternatives are not required, however, where such changes are
infeasible or where the responsibility for modifying the project lies with some other agency
(CEQA Guidelines, 915091, subd, (a), (b)),
With respect to a project for which significant impacts are not avoided or substantially lessened
either through the adoption of feasible mitigation measures or a feasible environmentally
superior alternative, a public agency, after adopting proper findings, may nevertheless approve
the project if the agency first adopts a statement of overriding considerations setting forth the
specific reasons why the agency found that the project's "benefits" rendered "acceptable" its
"unavoidable adverse environmental effects" (CEQA Guidelines, 99 15093, 15043, subd, (b);
see also Pub, Resources Code, 9 21081, subd, (b)), The California Supreme Court has statcd
that, "[t]he wisdom of approving, , , any development project, a delicate task which requires a
balancing of interests, is necessarily left to the sound discretion of the local officials and their
constituents who are responsible for such decisions, The law as we interpret and apply it simply
requires that those decisions be informed, and therefore balanced" (Gole/a, supra, 52 CaL3d 553,
576),
VII.
LEGAL EFFECTS OF FINDINGS
To ,;.~ extent tl-jat these findings conclude that proposed mitigation measures outlined in the EIR
are feasible and have not been modified, superseded or withdrawn, the City \ or "decision
makers") hereby binds itself and any other responsible parties, including the applicant and its
successors in interest (hereinafter referred to as "Applicant"), to implement those measures,
These findings, in other words, are not merely inforn1ational or hortatory, but constitute a
binding set of obligations that will come into effect when the City adopts the resolution(s)
approving the project
11
The adopted mitigation measures are express conditions of approval. Other requirements are
referenced in the mitigation monitoring reporting program adopted concurrently with these
findings and will be effectuated through the process of implementing the project
The mitigation measures are referenced in the mitigation monitoring and reporting program
adopted concurrently with these findings, and will be effectuated both through the process of
implementing the Otay Ranch GDP and through the process of constructing and implementing
the Village 7 SPA Plall,
VIIL
MITIGATION MONITORING PROGRAM
As required by Public Resources Code section 21081.6, subd, (a){I), the City, in adopting these
findings, also concurrently adopts a mitigation monitoring and reporting program (MMRP) as
prepared by the environmental consultant under the direction of the City, The program is
designed to ensure that during project implementation, the applicant and any other responsible
parties comply with the feasible mitigation measures identified below, The program is described
in the document entitled Village 7 SPA Plall Mitigation Monitoring Reporting Program, The
City will use the MMRP to track compliance with project mitigation measures, The MMRP will
be available for public review during the compliance period,
The monitoring program is dynamic in that it will undergo changes as additional mitigation
measures are identified and additional conditions of approval are placed on the project
throughout the project approval process, The monitoring program will serve as a dual purpose of
verifying romr1etion of the mitigation measures for the proposed project and generatinb
'r.:orJ'1'ltion on the effectiveness of the mitigation measures to guide future decisions, -;,lC
program inc hdes monitoring team qualifications, specific monitoring activities, a reporting
system, and crite1:' for evaluating the success of the mitigation measures,
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IX,
SIGNIFICANT EFFECTS AND MITIGATION MEASURES
The Final EIR identified a number of direct and indirect significant environmental effects (or
"impacts") that the project will cause, Some of these significant effects can be fully avoided
through the adoption of feasible mitigation measures, Others cannot be fully mitigated or
avoided by the adoption of feasible mitigation measures or feasible environmentally superior
alternatives, However, these effects are outweighed by overriding considerations set forth in
Section XII below, This Section (IX) presents in greater detail the City Council's findings with
respect to the environmental effects of the project
The project wi1l result in significant environmental changes with regard to the following issues:
land use; agricultural resources; traffic, circulation and access; noise; air quality; landform
alteration/aesthetics; hydrology/drainagc/water quality; geology and soils; cultural resources;
paleontological resources; biological resources; and utilitics and public services (sewer, water,
police, fire and emergency mcdical services, parks and recreation, schools and libraries) and
pubJic health and safety, These significant environmental changes or impacts are discussed in
Final EIR 04-06 in Table ES-l on pagcs ES-4 through ES-14 and in Chapter 4, Environmental
Impact Analysis, pages 4, I-I through 4,15-9, No significant effects were identified for
population and housing, solid waste disposal and gas and electricity services, The proposed
projcct will result in uillllitigable changes to land use, agricultural resources, air quality,
landform alterations/aesthetics, and biological resources,
Land Use
Implementation of the proposed Village 7 SPA Plan and TMs will result in direct impacts
J,sn"i"tcd ':ith land use compatibility with: a) visual impacts of the VORT AC facility from
lvo:::Iential use; b) noise impacts from tramc along Birch and La Media Roads; park !,ghliLg
"spillo\e, . into residential neighborhoods, and c) on-going agricultural operativns adjac"11t to the
proposed ur\'"n uses, In addition, the proposed project will result in a significant change in
character of the site from undeveloped to urban uses. The overall change in the character and
use of the site from rural agricultural to urban will have a significant cumulative land use impact
as identified in the GDP Program ElR (90-01),
13
Agricultural Resources
Implementation of the proposed project wi]] result in a significant direct short-term land use
compatibility impact at the interface between on-going agricultural operations and urban
development The proposed project wi]] also result in the direct loss of Prime Farmland or
Grazing Land to urban uses, The loss of agricultural land and land suitable for the production of
crops associated with the Village 7 SPA Plan project wi]] also contribute to the cumulatively
significant impact identified in the GDP Program EIR (90-0 I) due to the incremental and
irreversible loss or impairment of limited agricultural resources,
Traffic, Circulation, and Access
Approval of the Village 7 SPA Plan project wi]] result in significant direct impacts to traffic at
the intersection of Rock Mountain Road/La Media Road and to the roadway segment of Rock
Mountain Road from La Media Road to SR 125, The project wi]] contribute to cumulative traffic
impacts at the intersections of Telegraph Canyon Road/I-80S southbound ramps and at Rock
Mountain Road/La Media, Additiona]]y, the project wi]] contribute incrementally to cumulative
roadway seb'l11ent impacts along Telegraph Canyon Road from I-80S to Oleander Avenue, along
Rock Mountain Road from Main Street to SR 125, and along Rock Mountain Road from SR 125
to Eastlake Parkway,
Noise
Traffic-generated noise along Birch Road, La Media Road and SR 125 wi]] cause a significant
direct noise impact on proposed residential uses within the Village 7 SPA Plan area,
Air Oualitv
i He proposed project will result in temporary and long-ternl cumulative air quality impacts,
Construction and grading activities wi]] result in temporary emissions from equipment exhaust
emIssions, Operation of the project wi]] result in long-term cumulative emissions from project-
related vehicular trips, Once the Village 7 SPA Plan project area is built out, the project will
contribute to long-term cumulative operational emissions, primarily from vehicle emissions that
will exceed SCAQMD thresholds. The GDP Program EIR (90-01) identified significant short-
ternl and cumulative impacts on regional air quality from build out of the Otay Ranch,
14
Landfonn Alteration! Aesthetics
The Village 7 SPA Plan will result m an overall change to the eXlstmg Otay Ranch area
topography and landscape from predominantly rural to a more urban/developed character.
Grading will pennanently alter the naturallandfonn of the site, The GDP Program ErR (90-01)
identified significant direct and cumulative impacts to landfonn alteration and aesthetics due to
change of land use from undeveloped to urban, and due to the alteration of existing landfornls,
In addition, the proposed project will result in significant direct impacts associated with the
increase in light and glare from the increase in developed area,
Hydrologv/Drainage!Water Quality
Project implementation will introduce landscaping, impernleable surfaces, and urban activities to
undeveloped land, as well as new pollutant sources, such as automobiles and household products,
which will result in signiticant long-tcrnl, direct and cumulative, Impacts, Impernleable surfaces
will decrease the amount of infiltration occurring at the project site and will lead to increased
runoff rates and the potential for pollutants to be introduced to waler sources,
Geologv and Soils
Potentially significant construction-related direct impacts to geology and soils at the site will
result from the presence of compressible and expansive soils and the potential for settlement and
landslides to occur.
Cultural Resources
The proposed project will impact the four archaeological sites known to exist within the
proposed project site. These sites have been tested and determined to be not sigmticam under
CEQA; therefore, the project will not result in direct or cumulatively significant impacts to
"rrhaeological resources that have been identified as significant. However, the. proposed project
could result in significant impacts to unknown important subsurface archaeological materials that
may he encountered during grading and excavation activities for the project.
Paleontological Resources
Grading activities associated with the development of the project will potentially Impact
paleontological resources, Destruction of paleontological resources from the Otay fonnation
would be a significant direct impact
IS
Biological Resources
Implementation of the proposed Village 7 SPA Plan and TMs will result in a direct and
cumulative impacts to non-native grassland which is raptor foraging habitat The Otay Ranch
GDP Program ErR (90-0]) identified loss of raptor foraging habitat as a significant impact
Additionally, development of the McMillin Otay Ranch, LLC TM and the Otay Project LP TM
will result in significant direct impacts to revegetated maritime succulent scrub, coastal sage
scruh, disturbed coastal sage scrub, and jurisdictional waters,
Utilities and Public Services
Sewer. The proposed wastewater generation will result 111 significant direct impacts to the
existing sewer system,
'Vater, The projected water demand could result in significant direct impacts on water service,
if water facilities to serve the project are not constructed prior to demand,
Law Enforcement, The proposed project will result in significant direct impacts to law
enforcement due to the increase in demand for patrol officers to service the proposed land uses,
Fire and Emergency Medical Services, The proposed project would result in a significant
direct impact on fire and emergency medical services due to the increase in demand for services
to the proposed land uses,
Schools, The proposed project will result in a significant direct impact on schools due to the fact
that the proposed project would generate elementary, middle, and high school-aged children,
Library, The proposed project will result in a significant direct impact on library service due to
an increase in demand,
Public Health and Safety
Soils samples taken at the project site identified because arsenic, organochlorine pesticides
(OCP) and low levels of DDE, DDT and toxaphene, The proposed project could result 111
potentially significant direct impacts related to contaminated soils,
16
Parks, Recreation, Trails, and Open Space
The Village 7 SPA Plall will result in direct impacts to parks, The proposed project will result in
the need for 11.5 acres of developed parkland, As proposed, a 7,6-acre neighborhood park site
will be provided; therefore, an additional 3,8 acres of parkland is needed,
A LAND USE
Standards of Significance:
The proposed project would have a significant impact on land use if it would:
. Physically divide an established community;
. Conflict with any applicable land use plan, policy, or applicable agency regulation
adopted for the purpose of avoiding or mitigating an environmental effect; or
. Conflict with any applicahle habitat conservation plan or natural community conservation
plan,
Impact:
Thc proposed project will result in significant direct land use compatibility impacts associated
with: a) visual impacts of the VORTAC facility from residential use; b) noise impacts from
tratTIc along Birch and La Media Roads; park lighting "spillover" into residential neighhorhoods,
and c) on-going agricultural operations adjacent to the proposed urban uses,
Finding:
Pursuant to section 15091 (a)(l) of the CEQA Guidelines, changes or alterations ar~ required in,
or incorporated into, the project that will substantially lessen 01' avoid the significant
environmental effect as identified in the ErR to a level of insignificance,
Explanation:
The land use compatibility impacts would result from the location of different land uses adjacent
to one another. These land use compatibiJity impacts are in the (onn of visual quality, noise and
agricultural operations, Implementation of mitigation measures discussed under Agricultural
Resources, Noise, and Landfonn Alteration/Aesthetics would reduce the land use compatibility
impacts,
17
Mitigation Measures:
Mitigation for the land use compatibility impacts are identified under Agricultural Resources
(mitigation measure 4,2-1), Noise (mitigation measurcs 4A-I and 4A-2) and Landform
Alteration! Aesthetics (mitigation measures 4,6-1 and 4,6-2), As discussed below under each of
these environmental issues, the mitigation measures are feasible and are required as a condition
of approval and are made binding on the applicant through these findings (EIR, Subchapter 4.2,
page 7; Subchapter 4A, page 12; Subchapter 4,6, pages 32-33),
Significance After Mitigation:
Implementation of the mitigation measures identified above would reduce the significant land
use compatibility impacts to below significance,
Impact:
Implementation of the Village 7 SPA Plan, in conjunction with buildout of the remammg
portions of Village 7, Otay Ranch, and other nearby projects, will contribute to the conversion of
over 30,000 acres of undeveloped land to urban uses, The overall loss of agricultural land and
change in the character and use of the site from rural agricultural to urban would have a
significant cumulative land use impact (EIR, Subchapter 5,0, page SA), as identified in the GDP
Program EIR (90-01),
Finding:
There is no feasible mitigation available for this impact Pursnant to section 15091(a)(3) of the
State CEQA Guidelines, specific economic, legal, social, technological, or other considerations
make infeasible the mitigation measures or project alternatives identifif'd in the Final ElR
Explanation:
The Village 7 SPA Plan would result in the conversion of undeveloped land to urban uses, This
impact is identical to that assessed in the Otay Ranch GDP Program EIR (90-01), In adopting the
Findings of Fact to approve the Otay Ranch GDP, the City Council found that there are no
feasible measures that would mitigate the impact to below significance and a Statement of
Overriding Considerations was adopted, The Village 7 SPA Plall would not result in any new
sit,'Tlificant adverse impacts to land use, or an intensification of such impacts, that were not
analyzed in Program ErR 90-01, This unavoidable effect is acceptable when balanced against the
18
specific overriding economic, legal, social, tcchnological and other considerations describe in the
Statcment of Overriding Considerations, Section XII, below,
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the conversion of land to urban uses to
below a level of significance, Therefore, the Village 7 SPA Plan, as a project that implements the
GDP, would contribute to this cumulatively significant unmitigable impact
Significance After Mitigation:
Cumulative impacts to the loss of undeveloped land will remain significant and unmitigable,
This impact is identical to the significant and unmitigable impact to land use that was identified
and assessed in the Program EIR 90-01, and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP,
R AGRICULTURAL RESOURCES
Standards of Significance:
The proposed project would have a significant impact on agricultural resources ifit:
. Converts Prime Fannland, Unique Farnlland, or Farmland of Statewide Importance, as
shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program
(FMMP) of the California Resources Agency, to nonagricultural use,
. Conflicts with existing zoning for agricultural use or a Williamson Act contract
. Involves other changes in the existing environment l:,~r at,' to their location or nature,
could result in conversion of fannland to nO:lagricultural use,
Impact:
Short-term land use incompatibility due to noise, odors, insects, rodents, and chemicals at the
interface between on-going agricultural operations and urban development will result in
potentially significant direct impacts,
19
Finding:
Pursuant to section 15091 (a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the EIR to a level of insignificance,
Explanation:
Historically, the Village 7 SPA Plan area has been used for dry fanning and sheep and cattle
grazing, Crop production was limited to hay and grains due to limited water availability. Dry
fanning and catt1e grazing activities continue as active uses on-site, There is no land currently
subject to the Williamson Act on the Village 7 SPA Plan property, Development of the Village 7
SPA Plan would temporarily introduce urban uses, residents, and school children adjacent to
agricuhura1 uses until Villagc 7 is buih out
Mitigation Measures:
The following mitigation measure has been identified to reduce potentially significant, short-
term direct impacts betwecn on-going agricultural uses and urban uses, The mitigation measure
is feasible and is rcquired as a condition of approval and is made binding on the applicant
through these findings (ErR, Subchaptcr 4,2, page n
42-1 The agricuhural plan included in the Village 7 SPA Plan sha]] bc implemented for the
area as development proceeds on the project The fo]]owing measures sha]] be
implemented by the developer to the satisfaction of the Director of Planning and
Building:
1) A 200- foot buffer between developed property and on-gomg agriculture
operations;
2) Vegctation to shield adjaccnt urhan development (within 400 feet) from
agriculture activities whcre pesticides are to be applieo;
3) Notification of adjacent property owners ot potential p~sticide application through
newspaper advertisements; and
4) Fencing, where necessary, to ensure the safety of Village 7 SPA Plall residents,
Significance After Mitigation:
With imp1ementation of mitigation measure 4,2-1, direct impacts associated with on-going
agricultural uses wi1l be less than significant
20
Impact:
The conversion of 2885 acres of agricultural land to urban uses wi1l contribute to a significant
cumulative impact due to the incremental and irreversible loss or impainnent of limited
agricultural resources, The Program ErR (90-01) found the conversion of prime fannland and
elimination of crop production to be a significant and unmitigable impact
Finding:
There is no feasible mitigation available for this impact Pursuant to section 15091 (a)(3) of the
CEQA Guidelines, specific economic, legal, social, technological, or other considerations make
this altemative infeasible,
Explanation:
The Village 7 SPA Plan would result in the conversion of agricultural land to urban uses, The
cumulative commitment of agricultural land to urban uses will be irreversible, In adopting the
Findings of Fact to approve the Otay Ranch GDP, the City Council found that there are no
feasible measures that would mitigate the impact below a level of significant, and a Statement of
Overriding Considerations was adopted, This impact is identical to that assessed in the Otay
Ranch GDP Program EIR (90-01), The Village 7 SPA Plan would not result in any new
significant adverse impacts to agrIcultural resources, or an mtensification of such impacts, that
were not analyzed in Program ElR YO-01, This unavoidable effect is acceptable when balanced
against the specific overriding economic, legal, social, technological and other considerations
describe in the Statement of Overriding Considerations, Section XII, below,
Mitigation Measures:
The City Council found in adopting the findings to apprnvp tnp Olay Ranch GDP that there are
no feasible measures that would mitigate the impet of the conversion of agricultural land to
urban uses to below a level of significanc~, Therefore, thp Villnar 7 SPA Plan, as a project that
implements the GDP, would contribute to this cumulativety ,ignificaJ" unmitigabJe impact
Significance After Mitigation:
Cumulative impacts to the loss of agricultural lands will remain significant and unmitigable, This
impact is identical to the significant and unmitigable impact to agricultural resources that was
identified and assessed in the Program ErR 90-01, and overridden in the City's Statement of
Overriding Considerations prepared for the adopted Otay Ranch GDP,
21
C TRAFFIC, CIRCULATION, AND ACCESS
Standards of Significance:
The criteria utilized to detennine if a traffic impact at an intersection, street segment, or freeway
is considered significant is based on City of Chula Vista standards, Both project specific and
cumulative project impacts can be significant impacts, Additionally, the critcria differs
depending on whether the timing of impacts are near-term or long-term, These criteria are
outlined below,
NEAR TERM (STUDY HORIZON YEAR 0 TO 4)
Intersections
A direct projeet impact to an intcrsection would occur if both of the following criteria are met:
I, Level of service is LOS E or LOS F; and
2, Project trips comprise five percent or more of entering volume,
A cumulative impact to an intersection would occur if only Criteria 111 is met
Street Segments
If Average Daily Trips (ADT) methodology indicates LOS C or better for a street segmcnt, an
impact is not significant; if ADT methodology indicates LOS D, E or F for a street segment, the
Growth Management Oversight Committee (GMOC) method should be utilized, which uses the
following criteria:
A direct project impact would occur to a street segmcnl jfa]] of the following criteria are met:
I, Level of service is LOS D for morc than two hours if LOS ElF for one hour based on
GMOC criteria;
2, Project trips comprise five pcrcent or more of scgment volume; and
3, Project adds greater than 800 ADT to segment
A cumulative impact to a street segment would occur only if Criteria III is met
22
LONG TERM (STUDY HORIZON YEAR 5 AND LATER)
Intersections
A direct project impact to an intersection would occur ifboth of the following criteria are met:
I, Level of service is LOS E or LOS F; and
2, Project trips comprise five percent or more of entering volume,
A cumulative impact to an intersection would occur only if Criteria #1 is met.
Street Segments
Using the ADT methouology, an impact is consiuereu signiticant if the following cnteria are
met:
A direct project impact to a street segment woulu occur if all three of the following criteria are
mct:
I, Level of service is LOS D, LOS E, or LOS F;
2, Project trips comprise five perccnt or more of total segmcnt volume; and
3, Project adds greater than 800 ADT to segmcnt
A cumulative impact to a street scgment woulu occur only if Criteria #1 is mct
However, if the intersections along a LOS D or LOS E operating segment all operate at LOS D
or better, the segment impact is considered not significant sincc intersection analysis is morc
indicative of actual roadway system operations than streCt segmcnt analysis, If the segment LOS
is LOS F, the impact is significant regardless of [he intersection LOS, The impact is direct if the
project is responsihle for over five percent :nd cumulatIVe if less than five pcrcent
If it is dctermined that a direct project impact would occur at Study Horizon Year 10 or later, and
is offsite and not adjacent to the project, the impact is considereu cumulative,
In the event a direct identified project specific impact occurs at Study Horizon Year 5 or earlier
anu the impact is offsite and not adjacent to this projcct, but the property immediately aujacent to
the iuentified project specific impact is also proposed to be developed in approximately the same
time frame, an additional analysis may be required to detennine whether or not the Identified
23
project specific impact would still occur if the development of the adjacent property docs not
take place, If the additional analysis concludes that the identified project specific impact is no
longer a direct impact, then the impact shall be considered cumulative,
Impact:
The project will result in a significant direct impact, under Scenarios 9 and 10, to the Rock
Mountain Road/La Media Road intersection and to Rock Mountain Road from La Media Road to
SR 125 roadway segment
Finding:
Pursuant to section 15091(a)(l) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant direct
effects as identified in the EIR to a level of insignificance.
Explanation:
Implementation of the Village 7 SPA Plan would introduce new sources of traffic to the project
site, Project-related traffic from development under Scenarios 9 and 10 will directly impact the
Rock Mountain Road/La Media Road intersection, resulting in a LOS E in the AM peak hour and
LOS F in the PM peak hOUL Additionally, the segment of Rock Mountain Road from La Media
Road to SR 125 would operate at a LOS F
Mitigation Measnres:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subchapter 43, page 4,3-31),
43-1: Prior to 2030, assuming the scenarios of 9 or 10, the applicant shall pay a fair share
toward the construction of the six-lane Primc Arterial segment of Rock Mountain Road
between La Media and SR 125 with the appropriate intersection geometry, or shall
construct the road segment.
Significance After Mitigation:
With implementation of mitigation measure 4,3-1, significant direct traffic impacts will be less
than significant
24
Impact:
Cumulative impacts associated with the proposed project will occur under Scenarios I, 3,4, 5, 6,
8, 9, and 10 at the following intersections and/or roadway segments:
. Scenario 1 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR 125,
. Scenario 3 - Rock Mountain Road from SR ] 25 to Eastlake Parkway,
. Scenario 4 - Rock Mountain Road from SR ]25 to Eastlake Parkway,
. Scenario 5 - Rock Mountain Road from SR ]25 to Eastlakc Parkway,
. Scenario 6 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR ]25,
. Scenario 8 - Rock Mountain Road from Main Street to La Media Road, from La Media
Road to SR ]25, from SR ]25 to Eastlake Parkway, and from SR ]25 and Eastlake
Parkway,
. Scenario 9 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from Main Street to La Media Road, and from SR ]25 to Eastlake
Parkway,
. Scenario 10 - Rock Mountain Road from SR ]25 to Eastlake Parkway,
Finding:
Pursuant to section] 5091 (a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project [i,,,t will <uhstantially lessen or avoid the significant cumulative
cffect as identified in the EIR to a level of insignificance,
Explanation:
Traffic from development under scenarios], 3, 4, 5, 6, 8, 9, and] 0 will contribute to cumulative
traffic impacts. The intersections of Telegraph Canyon Road/I-805 southbound ramps and Rock
Mountain Road/La Media would operate at unacceptable levels of service (LOS E or F),
25
Additionally, the project would contribute incrementally to cumulative roadway segment impacts
along Telegraph Canyon Road from 1-805 to Oleander Avenue, and along Rock Mountain Road
from Main Street to SR 125 and from SR 125 to Eastlake Parkway at the Rock Mountain
Road/La Media Road intersection and along Rock Mountain Road from La Media Road to
Eastlake Parkway,
Mitigation Measures:
The following mitigation measures are feasible and are required as conditions of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4.3, page 4.3-32),
4.3-2: No units within Village 7 shall be constructed which would result in the total number of
units within the Eastem Territories (starting on January 1, 2003), exceeding 8,990 units,
prior to the construction ofSR 125 between SR 54 and the International border.
4,3-3: Assuming the scenario of 3, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a six-lane
Major Street
4,3-4: Assuming the scenarios of 4, and 5, the developer of the project shall contribute its fair
share towards the widening of Rock Mountain Road to meet the City's standards for a
seven-lane Major Street
43-5: Assuming the scenario of 8, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a four-lane
Major Street from Main Street to La Media Road, a six-lane Major Street from La Media
Road to SR 125, and a six-lane Prime Arterial from SR 125 to Eastlake Parkway,
43-6: Assuming the scenario of 9, the dewioper of the project shall contribute its fair share
towards the widening of Roc" Mountain Road to meet the City's standards for a six-lane
Prime Artenal with the appropriate intersection geometry at the intersection of Rock
Mountain Road/La Media Road, a six-lane Major Street from Main Street to La Media
Road, and an eight-lane Prime Arterial from SR 125 to Eastlake Parkway,
4.3-7: Assuming the scenario of 10, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for an eight-
lane Prime Arterial from SR 125 to Eastlake Parkway,
26
Significance After Mitigation:
With implementation of mitigatiun measures 4,3-2 through 43-7, cumulative traffic impacts will be
reduced to below significance,
D, NOISE
Standards of Significance:
The proposed project would have a significant noise impact if the project would:
. Result in exterior noise levels that exceed 65 CNEL in residential areas and outdoor
recreational areas;
. Result in interior noise levels that exceed 45 dB CNEL for single-family and multi-
family residential homes;
. Result in nuise levels that violate the City's Noise Ordinance (Chapter 19,68 of the
Municipal Zoning Code);
. Create a substantial pennanent or temporary Illcrease III ambient nOIse levels III the
project vicinity above levels existing without the project; or
. Generate a one-hour average noise level (Leq) in excess of 60 dBA at the adjacent
wildlife habitat during a nesting season,
Impact:
Noise from traffic along Birch Road, future La Media Road, and future SR 125 will result in
potentially significant direct impacts at adjacent residences within the Village 7 SPA Plan
proj eel.
Finding:
Pursuant to section 15091 (a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the ErR to a level of insignificance,
27
Explanation:
Implementation of the project will introduce a permanent source of traffic noise to the area,
Noise from traffic along Birch Road, La Media Road, and SR 125 will be significant on the
proposed residential uses adjacent to these roadways,
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4,4, pages 4,4-12),
4,4-1 Noise walls shall be secured to the satisfaction of the City Engineer and Environmental
Review Coordinator for residential units located along Birch Road and La Media Road
prior to receiving a grading permit, and constructed prior to occupancy of I st unit An
acoustical study confirming wall geometries and conformance with the City's noise
threshold is required prior to finalization of site and grading plans, Based on preliminary
design and assumptions, the following wall heights would be required to meet City
standards:
Birch Road
La Media Road
7 feet
6 feet
4,4-2 L Noise barriers, varying between three to 14 feet in height, shall be constructed
along the top of the pad slopes or near the edge of SR 125, as shown in Figure 4,4-2,
Proposed Noise Barriers along SR 125, The barriers shall be either walls, bemls, or a
combination thereof, and constructed of solid material with a density of at least four
pounds per square foot and without any cracks or gaps,
The City limito thf' '1eight of noise walls to eight and a half feet. Therefore, where noise
barriers in excess of eight atJd a half feet are required, the barrier shall be constructed of a
combination of noisl. W<ill and berm, with the wall portion not exceeding eight and a half
feet.
2, For the multi-family development area adjacent to SR 125, only enclosed
balconies shall be constructed on the first row of buildings that face SR 125, Open
balconies may be permitted for the remaining buildings with approval of an acoustical
analysis, An acoustical analysis shall be conducted for the buildings adjacent to SR 125
concurrent with the submittal of construction drawings and shall be approved by the
Director of Planning and Building and Environmental Review Coordinator prior to
28
approval of building permits, The acoustical analysis shall demonstrate that second- and
third- floor interior noise levels due to exterior noise sources would be below the 45
CNEL standard,
3, For the single-family development area adjacent to SR 125, an acoustical study
shall be conducted concurrent with the submittal of construction drawings and shall be
approved by the Director of Planning and Building and Environmental Review
Coordinator prior to approval of building permits, The noise study shall demonstrate that
second-floor interior noise levels due to exterior noise sources would be below the 45
CNEL standard,
4, For multi-family areas where second- and third-floor exterior noise levels are
projected to exceed 60 CNEL, the affectcd units shall include a ventilation or air
conditioning system to ensure that interior noise levels meet the interior standard of 45
CNEL
Significance After Mitigation:
With implementation of mitigation measurcs 4.4-1 and 4.4-2, nOIse impacts will not be
significant
E, AIR QUALITY
Standards of Significance:
A significant air impact is identified if the project would:
. Conflict with or obstruct implementation of the applicable air quality plan;
. Violate any air quality standard or contribute substantially to an existing or projected air
quality. wldticn;
. Result in a cumulatively considerable net increase of any criteria pollutant for which the
project region is non-attainment under an applicable federal or state ambient air quality
standard;
. Expose sensitive receptors to substantial pollutant concentrations; or,
. Create objectionable odors affecting a substantial number of people,
29
Impact:
Development of the Village 7 SPA Plan project area will result m short-tenn cumulative air
quality impacts associated with construction activities,
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant temporary
air quality effect to a level of insignificance,
Explanation:
Implemcntation of the Village 7 SPA Plan will introduce new sources of air emissions to the San
Diego Air Basin, which is a non-attainment arca, Development of thc project will result in a
short-term cumulative air quality impact from dust generated during construction activitics,
fumes, and equipmcnt exhaust
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subchapter 4,5, page 16),
4,5-1' The following mcasures shall be specified as notes on the project grading plans, and shall
be implemented as practical to minimize construction emissions:
. Minimize simultaneous operation ofmuItiple construction equipment units.
. Use low pollutant-emitting construction equipment, as practical
. T,S( ele:trical construction equipment as practical.
. Use cata!ytic reduction for gasoline-powered equipment
. Use injection Limi:,:; retard for diesel-powered equipment
. Water the construction area at least twice daily to minimize fugitive dust
. Stabilize graded areas as quickly as possible to minimize fugitive dust
. Pave pennanent roads as quickly as possible to minimize dust
. Use electricity from power poles instead of temporary generators during building, as
feasible,
. Apply chemica! stabilizer or pave the last 100 feet of internal travel path within a
construction site prior to public road entry.
30
. Install wheel washers adjacent to a paved apron prior to vehicle entry on public roads,
. Remove any visible track-out into traveled public streets within 30 minutes of
OCCllITence,
. Wet wash the construction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurred,
. Provide sufficient perimeter erosion control to prevent washout of silty material onto
public roads,
. Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during
hauling,
. Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph,
Significance After Mitigation:
Construction related cumulative air quality impacts will be less than significant
Impacts:
The proposed project will result in temporary and long-tenn air quality impacts associated with
construction and operation of the proposed project Once the proposed project is built out, the
major source of air pollution will be from project-related traffic. These emissions would excecd
the thresholds for ROG, Nox, CO and PMIO resulting in significant cumulative air quaJity
impacts, The San Diego Air Basin is a non-attainment area; therefore, any emissions will result
in a signi licant impact
Finding:
With impJementation of all feasible mitigation identified above, project-related traffic emissions
will still exceed the identified significance threshold ROG, NOx, CO, and PMIO in Year 2005.
There is 110 teaslble mitigation available for this impact Pursuant to section 15091 (a)(3) of the
CEQA GUldehnes, specific economic, legal, social, technological, or other considerations make
this a:u......taU'/C' infeasihle.
Explanation:
Implementation of the Village 7 SPA Plan will introduce new sources of air emissions to the San
Diego Air Basin, which is a non-attainment area, Development of the project will contribute to
cumulatively significant emissions resulting from the introduction of human activity and vehicles
to thc area that exceed SCAQMD thresholds,
31
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the significant air quality impact to below a level of
significance, Therefore, the Village 7 SPA Plan, as a project that implements the GDP, would
contribute to this cumulatively significant unmitigable impact
Significance After Mitigation:
Cumulative impacts to air quality will remam significant and unrnitigable, This impact is
identical to the significant and ullinitigable impact to air quality that was identified and assessed
in the Program EIR 90-01, and overridden in the City's Statement of Overriding Considerations
prepared for the adopted Otay Ranch GDP,
F, LANDFORM ALTERATION/AESTHETICS
Standards of Significance:
A significant landfonn alteration/visual quality impact is identified if the project could:
. Have a substantial adverse effect on a scenic vista.
. Substantially damage scenic resources, including but not limited to trees, rock,
outcroppings, or historic buildings within view of a state scenic highway,
. Substantial1y degrade the existing visual character or quality of the site and its
surroundings,
. ('reate a new source of substantial light or glare that would adversely affect daytime f'r
nightti'lle views in the area,
Impact:
The proposed project would develop residential areas adjacent to the existing FAA VORTAC
facility, Views of the VORTAC from residential areas would be temporariJy adverse,
32
Finding:
Pursuant to section! 509! (a)(I) of the CEQA Guidelines, changes or aJterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a less than significant level.
Explanation:
The project proposes residential development adjacent to the FAA VORTAC Facility, which has
a centrally-located navigational beacon and is surrounded by chain-linked fence, No landscaping
is found at the FAA site, Until development of the VORTAC facility occurs, visual impacts will
occur related to the view of the facility,
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subchaptcr 4,6, pages 32),
4,6-1 Perimeter landscaping, in accordancc with the Landscape Master Plan, within the
McMillin Otay Ranch, LLC and Otay Project LP ownerships shall occur with each phase
of development adjacent to the FAA property to minimize views of the FAA VORT AC
facility,
Significance After Mitigation:
Implementation of mitigation measure 4,6-1 will reduce visual impacts to below significance,
Imrar(:
Uses proposed by the Village 7 SPA Plan will resuJt in an increase in nighttime lighting and
61ai':,
Finding:
Pursuant to section 15091(a)(I) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that wiJl substantially lessen or avoid the significant effect as
Identified in the EIR to a less than signi ficant level.
33
Explanation:
Light and glare impacts will increase with the development of the site, Residential, schools, and
park uses will introduce nighttime lighting, and there will be a significant increase in nighttime
illumination from the project site, Additionally, vehicular traffic associated with residents and
visitors to the site would include the use of headlights during the evening and nighttime hours,
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
made hinding on the applicant through these findings (EIR, Subchapter 4,6, page 32),
4,6-2 Lighting for community facilities, recreation areas, and sports fields sha]] he approved by
the Director of General Services and Environmental Review Coordinator prior to
approval of a final site plan for the park, Shielded, uni-directionallighting shall be used,
Additionally, lighting at these facilities to he shut off between 11 pm ami 7 am,
Significance After Mitigation:
Implementation of mitigation measure 4,6-2 will reduce impacts to below significance,
Impact:
Implementation of the TMs would result in a temporary sib'Tlificant visual impacts associated
with the grading of the elementary school site and offsite bOlTOW area,
Finding:
PUI'Ual'l 'n section 1509] (a)(I) of the CEQA Guidelines, changes or alterations are requi,ed in
L' inwrporated into, the project that will substantially lessen or avoid the significant dfect as
idem;::"J in the EIR to a less than significant leveL
Explanation:
Grading would pennanently alter existing landfonn, Grading would be required of the
elementary school site and the offsite horrow area, However, development of these areas is not
proposed at this time,
34
Mitigation Measures:
In addition to the ahove measures, the following mitigation measures are feasible and are
required as a condition of approval and are made binding on the applicant through these findings
(EIR, Subchapter 4,6, page 32-33),
4,6-3 The perimeter slopes and street parkways surrounding the elementary school site shall be
landscaped as an interim measure until the future development of the elementary school
occurs,
4,6-4 The perimeter of the off-site borrow area shall be landscaped as an interim measure until
the future development of the borrow area occurs,
Impact:
The proposed project will result in cumulatIvely significant and unmitigable landfonn aHeration
and aesthetics impacts related to: (i) an unavoidahle change in the overaJl visual character of the
project area; (ii) an unavoidable impact to landfom1s; and (iii) an unavoidable impact related to
development in highly visible areas, These impacts arc identical to the significant and
unmitigable landform alteration and aesthetics impacts that were identified and assessed in
Program EIR 90-0L and overridden in the City's Statement of Overriding Considerations
prepared for the adopted Otay Ranch GDP,
Finding:
There is no feasible mitigation available for this impact Pursuant to section 15091 (a)(3) of the
CEQA Guidelines, specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final EIR.
F,,"'anation:
The project would develop an undeveloped site used for agricultural purposes with urban uses,
Implementation of the project will result in an overall change in topography and landscape, and
the conversion of the site from predominantly agricultural to urban uses, These impacts are
considered direct and cumulative slgniticant impacts and are identiea] to those assessed in the
GDP Program EIR (90-01), The proposed project would not result in any new landfonn
alteration and aesthetics impacts or on intensification of such impacts that were not analyzed in
Program EIR (90-0 I ),
35
Mitigation Measnres:
No mitigation is available to lessen or avoid this impact
Significance After Mitigation:
Cumulative impacts to aesthetics and landform will remain significant and unmitigable, This
impact is identical to the significant and unmitigable impact to land use that was identified and
assessed in the Program EIR 90-01, and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP,
(J, HYDROLOGY /DRAINAGE/WATER QUALlTY
Standards of Significance:
A significant impact on hydrology, drainage, or water quality if the project would:
. Violate any water quality standards or waste discharge requirements;
. Substantially impact groundwater;
. Substantially alter the existing drainage pattern of the site or area;
. Result in runoff that exceeds the capaCIty of existing or planned stormwater drainage
systems;
. Provide substantial additional sources of polluted mnoff; or
. Expose people or stmctures to flooding or inundation by seiche, tsun8mi, or mudf1ow,
Impact:
The proposed project will introduce impervious surfaces and alter the existing runoff pattern at
the project site, resulting in direct impacts to hydrology, drainage, and water quality,
36
Finding:
Pursuant to section 15091 (a)( 1) of thc CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that wi]] substantially lessen or avoid the significant
environmental effects as identified in the ElK
Explanation:
Development of the Village 7 SPA Plan will introduce landscaping, impervious surfaces, and
new surface activities to undeveloped land, This will result in significant direct impacts to water
quality because surface water runoff wi]] be increased due to the impervious surfaces, and the
peak runoff of the project site will be affected, Additionally, new pollutant sources will be
introduced, such as automobiles and househoJd products, and there will be a greater chance for
runotIto pick up surface pollutants ,md deposit them into local water resources,
Mitigation Measures:
The f01l0wing mitigation measures are feasibJe and arc required as a condition of approval and
are made bindmg on the applicant through these findings (EIR, Subchapter 4,7, pages 11-12),
4,7-1 Prior to issuance of each grading pemlit, a detailed drainage system design study shall be
prepared in accordance with the City ofChula Vista's standards and sha]] be approved by
the City Engineer.
4,7-2 Prior to issuance of each grading pennit, the project applicant shall submit an NOI and
obtain an NPDES Permit for Construction Activity from SWRCB. Adherence to all
conditions of the General Pemlit for Constmction Activity is required, Each applicant
wanting to develop within the Village 7 SPA Plan project is required llnder the SWRCB
General Construction Pemlit to develop a SWPPP describing ~MT>c I) be used during
and atler construction to prevent the discharge of sediment and other pollutants in storm
water runoff from the project. The SWPPP shall also include a Stonn W"ter SanJpling
and Analysis Strategy (SWSAS), pursuant to the SWRCB General Construction Permit
requirements,
4,7-3 Pennanent treatment control BMPs shall be included as part of the project in accordance
with Section 2c of the City of Chula Vista SUSMP, the Preliminary Water Quality
Technical Report for Otay Ranch Vinage 7 (Rick Engineering Company, May 24, 20(4)
and the Preliminary Water Quality Technical Report (Hunsaker & Associates, May 21,
20(4),
37
4,7-4 Prior to construction, a maintenance plan for temporary erosion control facilities shall be
established by the applicant to the satisfaction of the City Engineer. The applicant shall
be responsible for implementing, monitoring, and maintaining the required BMPs to
ensure that the measures are working properly, until the construction area has been
pennanently stabilized, This will typically involve inspection, eleaning, repair operations
being conducted after runoft~producing rainfall.
4,7-5 After construction, energy dissipating structures (e,g, detention ponds, riprap, or drop
structures) as deemed necessary by a hydrologic or engineering consultants sha]] be used
at stonn drain outlets, drainage crossings, andJor downstream of all culverts, pipe outlets,
and brow ditches to reduce velocity and prevent erosion,
Significance After Mitigation:
Implemcntation of mitigation measures 4,7-1 through 4,7-5 wi]] reduce impacts to below
significance,
Impact:
The project, in conjunction with the development of other projects in the Eastern Territories, wi]]
increase the amount of impervious surfaces, decrease ground water replenishment, aggravate
existing downstream drainage and nooding problems, and contribute to cumulatively significant
water quality degradation downstream and in local water resources,
Finding:
Pursuant to section 15091(a)( 1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the ElR to a level of insignificance,
Explanation:
The project will be developed in accordance with the regnlations of the RWQCB, and
engineering and design features will be required to ensure water quality is maintained, Other
projects in the vicinity will be similarly required to adhere to NPDES and RWQCB
requirements, which are directed at redncing the amount of urban pollutants entering natural
water courses and sensitive coastal resources,
38
Mitigation Measure:
Mitigation measures 4,7-1 through 4,7-5 listed above are feasible and are required as a condition
of approval and are made binding on the applicant through these findings (EIR, Subchapter 4,7,
pages 11-12),
Significance After Mitigation:
Implementation of mitigation measures 4,7-1 through 4,7-5 will reduce cumulative impacts to
water quality and hydrology to below significance,
H. GEOLOGY AND SOILS
Standards of Significance:
The project could have a signilicant effect on geology and soils if it would:
. Expose people or structures to potential substantial adverse effects involving rupture of a
known earthquake fault, strong seismic ground shaking, seismic-related ground failure, or
landslides;
. Result in substantial soil erosion or the loss oftopsoil; or
. Be located on expansive soils or on a geologic unit or soil that is unstable, or that would
become unstable as a result nfthe project.
Impact:
The presence of compressible and expansive soils and the potential lor settlement and landslides
to occur at the project site is considered a potentially sign.ficant direct impacL
Finding:
Pursuant to section 15091 (a)( 1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as idcntified in the EIR to a level of insignificance,
39
Explanation:
Expansive soiJs, which inc1ude alluvium, colluvium, and c1aystonc occur throughout the project
site, Expansive soils may advcrsely Impact structural slabs and foundations and roadways due to
their swelling characteristics, The adverse effects of slope creep, landslides or Jateral 1111
extension may also occur with expansive soil fills and cuts,
Mitigation Measures:
Thc following mitigation measurcs arc feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4,8, page 15),
4,8-1 Prior to the issuance of each grading permit, the applicant shall verify that the applicable
recommendations of the geotechnical report titled Geotechnical Investigation McMillin
Otay Ranch, Villagc 7, prepared by Geotechnics Incorporatcd, dated January 23, 2004,
for thc eastern portion of the Village 75'PA Plall project site have been incorporated into
the projcct design and constmction documents to the satisfaction of the City Engineer of
the City of Chula Vista,
4.8-2 Prior to the issuance of each grading permit, the applicant shall verify that the applicable
rccommendations of the gcotechnical report titled Otay Ranch Village 7, R-2 and Village
4 Community Park Chula Vista, California dated May 5, 2004 prepared by Geocon
Incorporated, for the western portion of the Village 7 SPA Plan project site have been
incorporated into the project design and constmclion documents to the satisfaction of the
City Engineer of the City of Chula Vista,
Significance After Mitigation:
Implementation of mitigation measures 4,8-] and 4,8-2 will ;eJ,,~e impacts to bclow
significance,
L CULTURAL RESOURCES
Standards of Significance:
A project could have a significant effect on cultural resources if it would:
· Cause a substantial adverse change in the significance of a historical resource defined in
9J50645;
40
. Cause a substantial adverse change III the significance of an archaeological resource
pursuant to S; 15064.5; or,
. Disturb any human remains, including those interred outside of formal cemeteries,
Impact:
Grading and excavation activities associated with construction of the roadways off-site could
rcsult in significant direct impacts to unknown subsurface archaeological materials,
Finding:
Pursuant to section 15091(a){l) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance,
Explanation:
There are no known significant archaeological sites within the proposed project site, However,
the proposed project could result in significant impacts to unknown subsurface archaeological
materials that may be encountered during grading and excavation activities associated with the
proposed project.
Mitigation Measures:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (EIR, Subclj<''lkr 4,9, page 4,9-6),
4,9-1 A qualified archaeological monitor shall be on-site during in:tial grading of the site. If
historic archaeological material is encountered during grauing, all grading in the vicinity
as detennined and defined by the archaeologist shall stop and its importance shall be
evaluated, and suitab1c mitigation measures shall be developed and implemented, if
necessary, Cultural material collected shall be permanently curated at an appropriate
repository, such as the San Diego Archaeological Center.
Significance After Mitigation:
Implementation of mitigation measure 4,9-1 will reduce impacts to below significance,
41
r PALEONTOLOGICAL RESOURCES
Standards of Significance:
The proposed project could have a significant effect on paleontological resources, ifit would:
· Directly or indirectly destroy a unique paleontological resource or site or unique
geological feature,
Impact:
Grading associated with development of the site could directly impact unknown paleontologica1
rcsources in the upper sandstone, thc 10wer gritstone, and the fanglomerate portions of the Otay
fonnation,
Finding:
Pursuant to section 15091 (a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lesscn or avoid the significant
environmental effect as identified in the ErR to a level of insignificance,
Explanation:
The project site is underlain by the Otay Formation, which is characterized by an upper portion
with high paleontological resource sensitivity and a lower portion with modcrate resource
sensitivity, Impacts to paleontological resources occur when earthwork activities cut into
geological formations that are fossil bearing and destroy the buried fossil remains, Areas of the
Otay Fonnation, which are known to be fossiP)eming, may be exposed during grading and
construction activities and could impact unknown pa1eontological resources,
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (ErR, Subchapter 4, I 0, pages 4-5),
4.1 0-1 Prior to issuance of anyon-site (or off-site) grading pennits, the applicant shall confinll
to the City of Chula Vista that a qualified paleontologist has been retaincd to carry out the
following mitigation program, The paleontologIst shall attend pregrade meetings to
42
consult with grading and excavation contractors, (A qualified paleontologist is defined as
an individual with an MS or Ph,D, in paleontology or geology who is familiar with
paleontological procedures and techniques,)
4,10-2 A pak,ontological monitor shall be on-site at all times during the original cutting of
previously undisturbed sediments of highly sensitive geological fonnations(Otay
Fomlation) to inspect cuts for contained fossils, The paleontological monitor shall work
under the direction of a qualified paleontologist The monitor shal1 periodical1y (every
several weeks) inspect original cuts in deposits with an unknown resources scnsitivity, (A
qualified paleontological monitor is defined as an individual who has experience in the
conection and salvage of fossil materials),
4, I 0-3 If fossils are discovered, the paleontologist (or paleontological monitor) shan recover
them, In instances where recovery requires an extended salvage time, the paleontologist
(or paleontological monitor), shan be an owed to temporarily direct, divert, or halt
grading to allow recovery of fossil remains in a timely matmer. Where deemed
appropriate by the paleontologist (or paleontological monitor). A screen-washing
operation for smal1 fossil remains shal1 be set up,
4,10-4 Prepared fossils, along with copies of all pertment field notes, photographs, and maps,
shal1 be deposited (with the applicant's permission) in a scientific institution with
paleontological collections such as the Satl Diego Natural History Museum, A final
summary report shan be completed which outlines the results of the mitigation program,
This report shan include discussion of the methods used, stratigraphy exposed, fossils
collected, and significance or recovered fossils,
Significance After Mitigation:
Implementation of mitigation measures 4, I 0- 1 through 4,10-4 win reduce impacts to below
significance,
Impact:
The GDP Program ErR (90-01) identified the potential for disturbance of significant
paleontological resources as a cumulatively significant impact Grading activities associated with
development of the site in combination with buildout of the Olay Ranch GDP area could impact
buried paleontological resources in the Otay Fonnation, Therefore, the project would contribute
to cumulatively significant paleontological impacts.
43
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance,
Explanation:
Cumulatively significant impacts to paleontological resources resulting from the continued
devc10pment of the area were identified In the Otay Ranch GDP Program ErR, and a Statement
of Overriding Considerations was adopted, The GDP Program EIR identified mitigation
measures for potential impacts to paleontologicaJ resources, which the project will comply with,
Mitigation Measures:
Mitigation measures 4,10-1 through 4, I 0-4 listed above are feasible and are required as a
condition of approval and are made binding on the applicant through these findings (EIR,
Subchapter 4, I 0, pages 4-5):
Significance After Mitigation:
Imp]ementation of mitigation measures 4, I 0-1 through 4, 10-4 will reduce impacts to below
significance,
K. BIOLOGICAL RESOURCES
Standards of Significance:
A significant biological impact would occur if the proJecl would:
. Affect sensitive or species of special eO']eern or their habitats, sensitive natural
communities, or federally protected wetlands, or interfere with the movement of wildlife
species within wildlife corridors or nursery sites; or
. Conflict with any local policies or ordinances protecting biological resources, such as a
tree preservation policy or ordinance, or with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or other approved local,
regional, or state habitat conservation plan,
44
Impact:
The proposed Village 7 SPA and TMs will have direct significant impacts to sensitive habitat,
including 1.2 acres ofrevegctated MSS, 0,10 acres of coastal sage scrub habitat, and 0.3 acres of
disturbed coastal sage scrub, and ,34 non-wetland Waters of the V,S. that occur on the project
site, Even though the proposed proj ect is not anticipated to result in significant impacts to
burrowing owls, the potential exists for owls to have rclocated to the site since the last focused
surveys ofthe site,
Findings:
Pursuant to section 15091(a)(I) of the CEQA Guidelines, changes or alterations arc required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the ErR to a level of insignificance,
Explanation:
Sensitive habitat, including revegetated MSS, coastal sage scrub, and non-wetland Waters of the
US., is found within the project site and would be impacted by devc10pment of the project.
Focuscd surveys for burrowing owls were conducted and no burrowing owls were found,
However, the potential exists for the relocation of burrowing owls to the site since the time of the
focused surveys,
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, II, pages 25-26),
4,11-1 Prior to recordation of each [..,,,1 m,". the developer shall either convey land within the
Otay Ranch Open Space Preserve at a relio of 1,188 acres for each acre of development
area, or pay a fee in lieu,
4,11-2 Focused surveys for burrowing owl shaJJ be conducted no earlier than ] month prior to
grading, If occupied burrows are detected, a mitigation plan shall be prepared and
approved by the Director of Building and Planning and Envirorilllental Review
Coordinator and relocation of the species shall be conducted to avoid impacts from
grading,
45
4.1 1-3 Prior to issuance of a grading pennit that impacts jurisdictional waters or wetlands, the
developer shaH prepare a Wetlands Restoration Plan to the satisfaction of the Resource
Agencies and Director of Plmming and Building to mitigate for indirect and pernJanent
impacts to 0, ] 4 acre of wetlands, The Plan shaH include, but not be limited to, an
implementation plan, maintenance and monitoring program, estimated completion time,
and any relevant contingency measures. Jurisdictional waters or wetlands shall be
delineated on aH grading plans,
4,11-4 Prior to issuance of a grading pennit that impacts jurisdictional waters or wetlands, the
developer shaH prepare a Wetlands Restoration Plan to the satisfaction of the Resource
Agencies and Director of Planning and Building to mitigate for indirect and permanent
impacts to 0,2 acre of wetlands, The Plan shall include, but not be limited to, an
implementation plan, maintenance and monitoring program, estimated completion time,
and any relevant contingency measures, Jurisdictional waters or wetlands shall be
delineated on all grading plans,
4.11-5 The developer shan prepare a restoration plan to restore OAO acres of Coastal sage scrub
habitat (eSS) pursuant to the Otay Ranch RMP restoration requirements, The CSS
restoration plan shall be approved by the Department of Planning and Building prior to
issuance of the grading pern1it and shan include an implementation plan, maintenance
and monitoring program, estimated completion time and any relevant contingency
measures, Alternatively, no restoration win be required if impacts to CSS are entirely
avoided,
4,11-5 Prior to issuance of grading pennit, the developer shall prepare a plan to the satisfaction
of the Director of Planning and Bllilding to reduce indirect impacts to the Preserve
adjacent to the borrow site, The plan shal! address adjacency provisions of the MSCP
and RMP, including but not li'11ited to, buffering tec!miques, control of invasives, access
restrictions, water quality and noise reduction,
Significance After Mitigation:
With impJementation of mitigation measures 4,11-1 through 4,11-5, direct impacts to biological
resources will not be significant
46
Impact:
Development of the project site will contribute to the cumulative loss of raptor foraging habitat
The loss of raptor foraging habitat was also identified as a significant impact in the GDP
Program ElR (90-01 J-
Finding:
There is no feasible mitigation available for this impact Pursuant to section 15091(a)(3) of the
CEQA Guidelines, specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final ElR.
Explanation:
Imp]ementation of the proposed Village 7 SPA Plan would eliminate 288,5 acres of undeveloped
land used for foraging by raptors, The GDP Program EIR (90-01) identified the loss of raptor
foraging habitat as a significant impact The Village 7 SPA Plan and TMs, as an implementation
activity of the GDP, will contribute to this significant impact
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the loss of foraging habitat to below a
level of significance, Therefore, the Village 7 SPA Plan, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigable impact
Significance After Mitigation:
Cumu]ative impacts to the loss of fOlc~,ir;:; hebitat wilJ remain significant and unmitigable, This
impact is identical to the o;gn:i:cnt and unmitigable impact to foraging habitat that was
identified and asscosed in thp Program ErR 90-01, and overridden in the City's Statement of
Overriding Considerations prepared for the advpted Gtay Raneh GDP,
47
L. UTILITIES AND PUBLIC SERVICES
SEWER SERVICE
Standards of Significance
The proposed project would have a significant impact on sewer service ifit would:
. Exceed wastewater treatment requirements of the San Diego Regional Water Control
Board;
. Require or result in the construction of new wastewater treatment facilities or expansion of
existing faciJities, the construction of which could cause significant environmental effects;
· Require sewer service where additional sewage treatment capacity is not presently available;
or
. Result in the deterioration of the quaJity of service provided to the area,
Additionally, the City's Threshold Standards Policy require the following:
], Sewage flows and volumes shall not exceed City Engineering Standards as set forth in
the Subdivision Manual adopted by City Council ResDlution Number I I 175 on Febmary
12, 1983, as may be amended from time to time,
2. The City shall annually provide the San Diego Metropolitan Sewer Authority with a 12 to
18 month development forecast and request confinnation that the projection is within the
City's purchased capacity rights and an evaluation of their ability to accommodate the
forecast and continuing growth, or the City Engineering Department staff shall gather the
necessary data,
Impact:
A significant direct impact to sewer service will occur if sewer facilities to serve the project site
are not constructed at the time the project is ready to develop,
48
Finding:
Pursuant to section 15091(a)(I) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effects as identified in the EIR to a level of insignificance,
Explanation:
The project site is currently undeveloped and not served by a sewer system, Development of the
Village 7 SPA Plan will generate a total of 371,292 gpd of wastewater, which will result in
significant impacts to the existing sewer system, No sewer facilities currently serve the project
site; therefore, sewer facilities will need to be constructed to accommodate sewer flows from the
proposed project
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, 12a, page ~):
4,12a-l: Prior to the recordation of any final map, the City Engineer shall be satisfied that the
connections to the Salt Creek Interceptor via the Rock Mountain Road Trunk Sewer have
been constructed or that the Poggi Canyon Tnmk Sewer has calculations of existing and
anticipated sewage flows have determined thresholds at which two capital improvement
projects must be complcted: I) the increase of the size ofthe Poggi Canyon Trunk Sewer
within Reach 205 when Poggi Basin EDU's excced ] ,635 and 2) the construction of the
Rock Mountain Trunk Sewer connection to the Salt Creek Interceptor when Poggi Basin
EDU's exceed 5,000, These thresholds represent additional cumulative flows to the
Poggi Canyon Tllm" Sewer in excess of currently entitled and reserved EDU's within the
Poggi Basin
4,12a-2: Sewer facility ilhjJl,)vcments shall be financed or installed on-and- off -site In
accordance with the fees and phasing in the approved Public Facilities Financing Plan,
Significance After Mitigation:
Implementation of mitigation measures 4,12a-1 and 4,12a-2 will reduce impacts to below
significance,
49
Tfc4TER SERVICE
Standards of Significance:
The proposed project would have a significant impact on water service ifit:
· Cal1I1ot be served from existing entitlements and resources and would require the
construction of new water facilities or expansion of existing facilities, the construction of
which could cause significant environmental effects; or
. Disrupts water service or causes water purveyors to provide inadequate levels of service,
In accordance with the City's Thresholds Standards Policy:
J, Developer wi]] request and deliver to the City a service availability letter from the Water
District for each project.
2, The City shall annually provide the San Diego County Water Authority, the Sweetwater
Authority, and the Otay MunicipaJ Water district with a 12 to 18 month development
forecast and request an evaluation of their ability to accommodate the forecast and
continuing growth, The Districts' replies should address the following:
a, Water availability to the City and Planning Area, considering both short and long
tenn perspectives,
b, Amount of current capacity, including storage capacity, now used or committed,
c. Ability of affected facilities to absorb forecast growth,
d, Evaluation of funding and site availability for projected new facilities.
e, Other relevant information the District(s) desire(s) to communicate the City and
GMOC
Impact:
A significant direct impact to water storage and pumping facilities will occur, if construction of
tClciJities does not coincide with the development phasing of the proposed Village 7 SPA Plan,
50
Finding:
Pursuant to section l509l(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that wi1l substantia1ly lessen or avoid the significant
environmental effect as identified in the EIR to a levcl of insignificance,
Explanation:
Development of the project site with urban uses would result in the need for water service to the
site to serve its residents and employees, Thc project wi1l place additional demands on water
storage and pumping facilities to serve the increased population at the site, The impact to water
storage and pumping facilities will be significant, if construction of facilities does not coincide
with the development phasing of the proposed project
Mitigation Measures:
The following mitigation measures are feasible and arc required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, 12b, page 18) for
impacts associated water service,
4J2b-]: Prior to approval of thc first final map, a final Subarea Water Master Plan (SAMP)
shall be required for the project The Master Plan shall include the design of water
system mfrastructure including timmg and cost of development and must be in
compliance with the OWD Master Plan, Water facilities improvements shall be
financed or installed on- and off-site in accordance with the SAMP,
4,12b-2: Prior to the approval of the first final map for the project, the Developer shall secure
and "gre~ witn the Otay Water District to construct all potable water facilities (on and
(~~-s;'e) required to serve the project
4,12b-3: Prior to appI",,,1 "fthe first final map for the project, the applicant sha1l provide the
City with a letter from the OWD stating that adequate storage capacity exists or
would be available to serve the project
4J2b-4: Water facility improvements shall be financed or installed on-and off-site in
accordance with the fees and phasing in the approved Public Facilities Finance Plan
lPFFP) for the Village 7 SPA Plan,
51
Significance After Mitigation:
Impacts associated with water service will not be significant
POLICE PROTECTION
Standards of Significance:
According to the City of Chula Vista's Quality of Life Threshold Standards, the proposed project
would have direct adverse impacts on police protection if the proposed proj ect would:
. Result in the CVPD's inability to implement the following regulations:
1, Properly equipped staff and police units shall respond to 84 percent of "Priority One"
emergency calls within seven minutes and maintain an average response time to all
"Priority One" emergency calls of 4.5 minutes or less,
2, Response to 62 percent of "Priority Two Urgent" calls within seven minutes and
maintain an average response time to all "Priority Two" calls of seven minutes or
less,
Impact:
The Village 7 SPA Plan will result in the need for additional patrol officers to service the
proposed bnd uses, which is considered a direct significant impact to law enforcement services,
Finding:
Pursuant to section 1509](a)(1) of the CEQA Guidelines, changes or alterations arc required in,
or incorporated intr, the project that will substantially lessen or avoid the significant
enviroul,enC'j: ~ffect as identified in the EIR to a level of insignificance,
Explanation:
Development of the project site would introduce urban uses to the area, which reqlllre the
services of the CVPD, Thc developers of the Village 7 SPA Plan will be required to pay
development fees, which will help to fund additional patrol officers in the area,
52
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, I2c, pages 12-2 I),
4,12c-1 Prior to the approval of each building permit, the developer shall pay Public Facilities
Development Impact Fees (PFDIF),
4.12c-2 The City will monitor Police Department responses to emergency calls and report the
results to the GMOC on an annual basis,
Significance After Mitigation:
Impacts to police protection will not be significant
FIRE AND EMERGENCY MEDICAL SERVICE
Standards of Significance:
According to the City of Chula Vista's Quality of Life Threshold Standards, the proposed project
would have direct adverse impacts on fire and emergency medical services if the proposed
project would:
. Not implement regulations set forth from the following criteria:
1, Properly equipped and staffcd fire and medical units shall respond to calls
throughout the City within seven minutes in 85 percent of calls,
I:"port.
T:<c Ville:S;" 7 SPA Plan project will increase the demand for fire and emergency medi~al
response services at the project site, resulting in a significant direct impact
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effect as identified in the EIR to a level ofinsignifieance,
53
Explanation:
Development of the project site would introduce urban uses to the area, which require fire and
emergency medical services. The developer will pay development fees for fire protection and
emergency medical services to help finance the needed facilities and services
Mitigation Measures:
The following mitigation measures are feasible and arc required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, 12d, page 24),
4, 12d-1 Prior to approval of each building pennit, the developer shall pay PFDIF,
4,12d-2 The City will mom tor Fire Department responses to emergency fire and medical calls
and report the results to the GMOC on an annual basis,
4,12d-3 A Fire Protection Plan (FPP) is required for this SPA as allowed by the California Fire
Code 2001 cd Article 86 - Fire Protection Plan Urban-Wildland Interface Area, The FPP
will include a Brush Management Plan, this plan will be provided from an approved list
of consultants. Ultimately, fuel moditieation requirements will be decided by the Chula
Vista Fire Department upon the rcview of Brush Management Plan, This plan will
include all slopes within the village,
Significance After Mitigation:
Impacts to fire and medical emergency service will not be significant
SClIOOLS
~mnuards of Significance:
The project could have a significant adverse impact on the provIsIon of public services and
facilities, such as school services, if it would:
. Result in a need for new or physically altered governmental facilities, the construction of
which may cause significant environmental impacts, in order to maintain acceptable
service ratios, response times or other perfonnance objectives,
54
In accordance with the City's Threshold Policy:
. The City shaJl annuaJly provide the two local school districts with a 12 to 18 month
JeveJopment forecast and reqnest an evaluation of their ability to accommodate the
forecast and continuing growth, The growth forecast and school district response
letters shall be provided to the GMOC for inclusion in its review,
Impact:
The project would result in an incremental increase to school-aged children; however, the project
would not result in significant impacts to school services, In accordance with State law, the project
would be required to pay school fees,
Finding:
The project would not result in impacts to schoo] servIces; however, school fees would be
required in accordance w'ith State law,
Explanation:
The proposed project wiJl develop singJe-famiJy and multi-family llses, which will generate
elementary, middle, and high school-aged children, As a result, the project will result in an
incremental increase in the demand for school services, Payment of fees is required in
accordance with State law,
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, 12e, page 32 j,
4 1 ~e-J Prior to issuance of building pennits, the project applicant shaJl pay sch001 impact fees
or enter into a mitigation agreement to help finance the needed facilities and services for
the Chula Vista Elementary Unified School District to the satisfaction of the School
District
4, 12e-2 Prior to Jssuance of building pennits, the project applicant shall pay school impact fecs
or enter into a mitigation agreement to help finance the needed facilities and services for
the Sweetwater Union High School District to the satisfaction of the School District
55
Significance After Mitigation:
Impacts to schools will not be significant
LIBRARY
Standards of Significance:
According to the City of Chub Vista's Quality of Life Threshold Standards, the proposed project
would have direct adverse impacts on library services, if the proposed project would:
. Result in less than the recommended ratio of 500 square feet of adequately equipped
and staffcd library facility per 1,000 population,
Impact:
The proposed project will result in an incremental increase in the demand for library services;
however, this is not considered a significant impact
Finding:
The project would not result in signiticant impacts to library services; however, the project is
required to pay Public Facilities Development Impact Fees,
Explanation:
The project will introduce 3,624 residents to the Eastern Territories area of Chula Vista, These
residents will require 2,537 square feet of library spaee and increase demand librar:' f<lci]ities,
supplies, and services, which are currently not provided,
J\fitig"tion Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4,121', page 35),
4,121'-1 Prior to approval of each building pennit, tbe developer shall pay Public Facilities
Development Impact Fees (PFDIF),
56
Si!:nificance After Mitigation:
Impacts to libraries will not be significant
M, PUBLIC HEALTH AND SAFETY
Standards of Significance
The proposed project would have a significant impact on public health and safety if it would:
. Create a significant hazard to the public or the environment through the routine
transport, use, or disposal of hazardous materials;
. Create a significant haocard to the public or the environment through reasonably
foreseeable upset and accident conditions involving the release of hazardous materials
into the environment;
. Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school;
. Be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code section ()5<J6L5 and, as a result, would crcate a
significant hazard to thc public or the envIronment;
. Impair implementation of or physically interfere with an adopted emergency response
plan or emergcncy evacuation plan;
. Expose people or structures to a significant risk of loss, injury or death involving
wildland tires, includmg where wildlands arc adjacent to urbanized areas or where
residences are intermixed with wildlands; or
. Be inconsistent with the Education Code or CCR Title 5 requirements for siting of
future schools,
Impact:
The project will result in a direct impact to public health and safety due to soil contamination at
the project site,
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effects as identified in the EIR to a level of insignificance,
57
Explanation:
Implementation the proposed project will result in potential public health and safety impacts due to
the presence ofpestieide residue in on-site soils, Arsenic and OCP levels that exceed PRG designated
by the United States Environmental Protection Agency were detected at the project site, which is
considered a health risk Development of the project wi1l introduce residents to the project site, who
could be affected by the contaminated soils,
Mitigation Measures:
The fo1lowing mitigation measure is feasible and is required as a condition of approval and are
made binding on the applicant through these findings (EIR, Subchapter 4.13, pages ll-12):
4.13-1: Prior to grading, the applicant of Grading Contractor sha1l enro1l in the Voluntary Assistance
Program operated by the county of San Diego DElI and obtain trom DEH a Letter of
Concurrence stating that onsite burial of contaminated soils during grading wil! not result in a
public health risk, to the satisfaction of the District Director of Planning and Construction,
the Environmental Review Coordinator, and City Engineer.
Significance After Mitigation:
Implementation of mitigation measure 4,13-1 will reduce impacts to below significance,
N. PARKS, RECREATION, TRAILS, AND OPEN SPACE
Standards of Significance
The proposed project would have a significant impact on park and recreation facilities if it
would:
· Increase the use of existing neighborhood and rcgional parks Gr other I ecreational
facilities such that substantial physical deterioration of the facility would OCLeIr or be
accelerated; or
· Include recreational facilities or require thc construction or expansion of recreational
facilities which have an adverse physical effect on the environment
Additionally, the City of Chula Vista's Quality of Life Threshold Standards requires a standard
of three acres of improved local parkland with appropriate facilities per 1,000 residents east of
Interstate 805 (I-80S).
58
Impact:
The project will result in a demand for II,S acres of developed park land, which is considered a
direct impact
Finding:
Pursuant to section IS091(a)(1) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant
environmental effects as identified in the EIR to a level ofinsignilicance,
Explanation:
Implementation the proposed project will result the need for I1.S acres of developed park land,
As proposed, the project will provide a 7,6 acre park site, which is 3,9 acres less than the total
required park land, Additionally, this park land will need to be developed,
Mitigation Measures:
The following mitigation measure is feasible and is required as a condItion of approval and are
made binding on the applicant through these findings (EIR, Subchapter 4, IS, pages 8-9):
4.1 S-I The developer of the Village 7 SPA Plan shall dedicate parkland, pay park development
fees and/or pay park in-lieu fees to meet the total obligation of I1.S acres in accordance
with the PFFP.
Significance After Mitigation:
Implementation of mitigation measure 4.1S-1 will reduce impacts to below significance,
S9
x.
CUMULATIVE SIGNIFICANT EFFECTS & MITIGATION MEASURES
Cumulative impacts are those which "are considered when viewed in connection with the effects
of past projects, the effect of other current projects, and the effects of probable future projects"
(Pub, Resources Code Section 21082,2 subd, (b)), Several development proposals have been
submitted for consideration or have been rccently approved by the City of Chula in proximity of
the project site for the Village 7 SPA Plan project Thesc "current or probable future"
development proposals can affect many of the same natural resourccs and public infrastmcture as
development ofthe Village 7 SPA Plan, Potcntially significant cumulative impacts are associatcd
with development of the project in conjunction with these surrounding dcvelopment projects,
In formulating mitigation measures for the project, regional issues and cumulative impacts have
been taken into consideration, Many of the mitigation measures adopted for the cumulative
impacts are similar to the project levcl mitigation measures, This reflects the inability of the
Lead Agency to impose mitigation measures on surrounding jurisdictions (i.e" City of San
Diego, City of National City, and CaItrans) and the contribution of these jurisdictions to
cumulative impacts, The project, along with other related projects, will result in the following
irreversible cumulative environmental changes, All page numbers following the impacts refer to
pages in the EIR
The Otay Ranch GDP Program EIR (90-01) provided a comprehensive examination of the
cumulative impacts associated with bui!dout of the entire Otay Ranch in conjunction with other
related projects, The proposed Village 7 SPA Plall project would not substantially change the
conclusions of the cumulative impact analysis from the Otay Ranch GDP EIR, since the
proposed Village 7 SPA Plan project is consistent with the adopted GDP for Village 7,
A LAND USE, PLANNING, AND ZONING
Impact:
Implementation of the Village 7 SPA Plan, in conjunction with bui!dout of the remaining
portions of Village 7, Otay Ranch, and other nearby projects, will contribute to the conversion of
over 30,000 acres of undeveloped land to urban uses, The overall loss of agricultural land and
change in the character and use of the site from mral agricultural to urban would have a
significant cumulative land use impact (EIR, Subchapter 5,0, page 5A), as identified in the GDP
Program EIR (90-01),
60
Finding:
There is no feasibJe mitigation measure to reduce this impact to below significance, Pursuant to
section 15091(a)(3) of the State CEQA Guidelines, specific economic, legal, social,
technological, or other considerations make infeasible the mitigation measures or project
alternatives identified in the Final EIR..
Explanation:
There are no feasible measures that would mitigate the impact to below a level of significance, In
adopting the Findings of Fact to approve the Otay Ranch GDP, the City Council found that there
are no feasible measures that would mitigate the impact below a level of significant, and a
Statement of Overriding Considerations was adopted, The City Council determined that the
cumulative land use impacts were acceptable because of the specific overriding considerations,
Mitigation Measures:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the conversion of land to urban uses to
below a level of significance, Therefore, the Village 7 SPA Plan, as a project that implements the
GDP, would contribute to this cumulatively significant lInmitigable impact
Significance After Mitigation:
Cumulative impacts to the loss of undeveloped land wi]! remain significant and lIillnitigabJe,
This impact is identical to the significant and unmitigable impact to land use that was identified
and assessed in the Program EIR 90-01, and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP,
B. AGRICUL TURAL RESOURCES
Impact:
Cumulative development of Otay Ranch and surrounding properties wil1 result in the penn anent
loss or impainnent of lands suitable and histoncal1y used as prime agricultural land, The GDP
Program EIR (90-01) found the conversion of prime fannland and elimination of existing crop
production to be a sIgnificant and unmitigable impact
61
Finding:
There is no feasible mitigation measure to reduce this impact to below significance, Pursuant to
section l5091(a)(3) of the State CEQA Guidelinc, specific economic, 1cgal, social, technological,
or other considerations make infeasible the mitigation measures or project alternatives identified
in the Final EIR.
Explanation:
The region represents an agricultural resource because of its coastal climatic conditions that are
favorable to agricultural production, The cumulative commitment of agricultural land to urban
uses wil1 be irreversible, In adopting the Findings of Fact to approve the Otay Ranch GDP, the
City Council found that there are no feasible measures that would mitigate the impact below a
level of significant, and a Statement of Overriding Considerations was adopted,
Mitigation Measure:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact of the loss of agricultural land to below a
level of significance, Therefore, the Village 7 SPA Plall, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigab1e impact
Significance After Mitigation:
No additional measures are available for the Village 7 SPA Plall to reduce the impacts, and
therefore, the cumulative impacts related to the loss of agricultural land represented by the
Village 7 SPA Plall remain significant and unmitigable,
C. TRAFFIC, CIRCULATION AND ACCESS
Impact:
Cumulative impacts associated with the proposed project wil1 occur under Scenarios 1, 3, 4, 5, 6,
8,9, and 10 at the fol1owing intersections and/or roadway segments:
. Scenario I - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR 125,
. Scenario 3 - Rock Mountain Road from SR 125 to Eastlake Parkway,
62
. Scenario 4 - Rock Mountain Road from SR 125 to Eastlake Parkway,
. Scenario 5 - Rock Mountain Road from SR 125 to Eastlake Parkway,
. Scenario 6 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from La Media Road to SR 125,
. Scenario 8 - Rock Mountain Road from Main Street to La Media Road, from La Media
Road to SR 125, from SR 125 to Eastlake Parkway, and from SR 125 ami Eastlake
Parkway.
. Scenario 9 - Rock Mountain Road/La Media Road intersection; and along Rock
Mountain Road from Main Street to La Media Road, and from SR 125 to Eastlake
Parkway,
. Scenario 10 - Rock Mountain Road from SR 125 to Eastlake Parkway
Finding:
Pursuant to section 15091(a)(1) of the CEQA Guidelines, changes or alterations arc required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance,
Explanation:
Development of the proposed project will have significant cumulative under scenarios I, 3, 4, 5,
6,8,9, and 10, The intersections of Telegraph Canyon Road/I-805 southbound ramps and Rock
Mountain Road/La Media would operate at l'n"rcept~ble levels of service (LOS E or F),
Additionally, the project would contribute incrementallv to cumlllativc roadway segment impacts
along Telegraph Canyon Road from 1-805 to Oleander Avc.me, and along Rock Mountain Road
from Main Street to SR 125 and from SR 125 to Eastlake Parkway,
Mitigation Measures:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 43, page 32),
63
4,3-2: No units within Village 7 shall be constructed which would result in the total number of
units within the Eastern Territories (starting on January 1,2003), exceeding 8,990 units,
prior to the construction of SR 125 between SR 54 and the International border.
43-3: Assuming the scenario of 3, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a six-lane
Major Street
4,3-4: Assuming the scenarios of 4, and 5, the developer of the project shall contribute its fair
share towards the widening of Rock Mountain Road to meet the City's standards for a
seven-lane Major Street
4,3-5: Assuming the scenario of 8, the developer of the project shall contribute its fair share
towards the widening afRack Mountain Road to meet the City's standards for a four-lane
Major Street from Main Street to La Media Road, a six-lane Major Street from La Media
Road to SR 125, and a six-lane Prime Arterial from SR 125 to Eastlake Parkway,
43-6: Assuming the scenario of 9, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for a six-lane
Prime Arterial with the appropriate intersection geometry at the intersection of Rock
Mountain Road/La Media Road, a six-lane Major Street from Main Street to La Media
Road, and an eight-lane Prime Arterial from SR 125 to Eastlake Parkway,
4,3-7: Assuming the scenario of 10, the developer of the project shall contribute its fair share
towards the widening of Rock Mountain Road to meet the City's standards for an eight-
lane Prime Arterial from SR 125 to Eastlake Parkway,
Significance After Mitigation:
Implementation of mitigation measures 43-2 through 4 3-7 will reduce cumulative traffic
impacts to below significance,
D, AIR QUALITY
Impact:
The proposed project will result in temporary and long-tenn air quality impacts associated with
construction and operation of the proposed project Once the proposed project is built out, the
64
major source of air pollution will be from project-related traffic, These emissions would exceed
the thresholds for RaG, Nox, co and PMIO resulting in significant cumulative air quality
impacts, The San Diego Air Basin is a non-attainment area; therefore, any emissions will result
in a significant impact
Finding:
With implementation of all feasible mitigation, project-related traffic emissions will still exceed
the identified significance threshold RaG, NOx, co, and PM 10 in Year 2005. There is no feasible
mitigation available for this impact Pursuant to section 15U91(a)(3) of the CEQA Guidelines,
speci fie economic, legal, social, technological, or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR,
Explanation:
The project site is located within the San Diego Air Basin, a non-attainment area, Vehicular
traffic generated by project residents, in concert with all other traffic in the project vicinity, will
contribute to cumulatively significant air quality impacts,
Mitigation Measure:
The following mitigation measure is feasible and is required as a condition of approval and is
made binding on the applicant through these findings (ETR, Subchapter 4.5, page 4,5-16),
4,5-1: The following measures shall be specified as notes on the project grading plans, and shall
be implemented as practical to minimize construction emissions:
. Minimize simultaneous operation of multiple construction equipment units,
. Use low pollutant-emitting construction e(luipment, as practical
. Use electrical construction e4l~il"""f'[J as practical.
. Use catalytic reducfon for gasolinc-powci':J equipment
. Use injection timing retard for diesel-powered ~quipment
. Water the construction area at least twice daily to minimize fugitive dust
. Stabilize graded areas as quickly as possible to minimize fugitive dust
. Pave penn anent roads as quickly as possible to minimize dust
. Use electricity from power poles instead of temporary generators during building, as
feasible.
. Apply chemical stabilizer or pave the last 100 feet of internal travel path within a
construction site prior to public road entry,
65
. Install wheel washers adjacent to a pavcd apron prior to vehicle entry on pubJic roads,
. Remove any visible track-out into traveled public streets within 30 minutes of
occurrence,
. Wet wash the construction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurrcd,
. Provide sufficient perimeter erosion control to prevent washout of silty matcrial onto
public roads,
. Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during
hauling,
. Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph,
Significance After Mitigation:
With implementation of all feasible mitigation identified above, project-related traffic emissions
will still exceed the identified significance threshold RaG, NOx, co, and PMlO in Year 2005. The
City Council found in adopting the findings to approve the Otay Ranch GDP that there are no
feasible measures that would mitigate the impact to air quaJity to bclow a level of significance.
Therefore, the Village 7 SPA Plan, as a project that implements the GDP, would contribute to
this cumulatively significant unmitigable impact This impact is identical to the significant and
unmitigable impact to air quaJity that was identified and assessed in the Program EIR 90-01, and
overridden in the City's Statement of Overriding Considerations prepared for the adopted Otay
Ranch GDP,
K LANDFORM ALTERATION/AESTHETICS
Impact:
Implementation of the Otay Ranch GDP wou:C: coilt:nue to result in cumulatively significant and
ul1l11itigable landfonn alteration and aestl1e'ics impacts related to: (i) an unavoidable change in
the overal1 visual character of the project area; (;;i an unavoidable impact to landfonns; and (iii)
an unavoidable impact related to development in highly visible areas, These impacts are identical
to the significant and ul1I11itigable landfonn alteration and aesthetics impacts that were identified
and assessed in Program ElR 90-01, and overridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay Ranch GDP,
66
Finding:
There is no feasible mitigation measure to reduce this impact to below significance, Pursuant to
section 15091(a)(3) of the State CEQA Guidelines, specific economic, legal, social,
technological, or other considerations make infeasible mitigation the measures or project
alternatives identified in the Final EIR"
Explanation:
Implementation of the Village 7 SPA Plan project will affect visual quality of the region by
contributing to the changing the character of the site from rural agricultural land to an urban use
and changing the existing topography of the site, Therefore, the project will contribute to the
cumulative significant change in visual quality identified by the GDP Program EIR (90-01), In
adopting the Findings of Fact to approve the Otay Ranch GDP, the City Council found that there
are no feasible measures that would mitigate the impact to below a level of significance, and a
Statement of Overriding Considerations was adopted, The City Council determined that the
cumulative aesthetics and landforn1 alteration impacts were acceptable because of the specific
overriding considerations,
Mitigation Measure:
The City Council found in adopting the findings to approve the Otay Ranch GDP that there are
no feasible measures that would mitigate the impact to visual quality and landform to below a
level of significance, Therefore, the Village 7 SPA Plall, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigable impact
Significance After Mitigation:
Cumulative impacts to aesthetics an'; jecll ~L,'_'.~ will remain significant and unmitigabk This
impact is identical to the Signlt,Clli:l lli_d unmitigable impact to land use that was identified and
assessed in the Prog.am EIR <JO-OL and vverridden in the City's Statement of Overriding
Considerations prepared for the adopted Otay RaHch GDP,
F, HYDROLOGY /W A TER QUALITY
Impact:
The project, in conjunction with the development of other projects in the Eastern Territories, will
increase the amount of impervious surfaces, decrease ground water replenishment, aggravate
67
existing downstream drainage and flooding problems, and contribute to cumulatively significant
water quality degradation downstream and in local water resources,
Finding:
Pursuant to section I 509 I (a)(1 ) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the ElR to a level of insignificance,
Explanation:
The project will be developed in accordance with the regulations of the RWQCB, and
engineering and design features will be required to ensure water quality is maintained, Other
projects in the vicinity will be similarly required to adhere to NPDES and RWQCB
requirements, which are directed at reducing the amount of urban pollutants entering natural
water courses and sensitive coastal resources,
Mitigation Measure:
The following mitigation measures are feasible and are required as a condition of approval and
are made binding on the applicant through these findings (ETR, Subchapter 4,7, pages 11-12),
4,7-1 Prior to issuance of cach grading pem1it, a dctailed drainage systcm design study shall be
prepared in accordance with the City of Chula Vista's standards and shall be approved by
the City Engineer.
4,7-2 Prior to issuance of each grading pennit, the project applicant shall submit an NOT and
obtain an NPDES Pemit for Construction Activity from SWRCB, Adherence to all
conditions of the G~neral Pennit for Construction Activity is required, Each applicant
wanting to develop within the Vil1age 7 SPA Plan project is required under the SWRCB
General Construction PenTtit to devptop a SWPPP describing BMPs to be used during
and after construction to prevent the discharge of sediment and other pollutants in storm
water runoff from the project The SWPPP shall also include a Stann Water Sampling
and Analysis Strategy (SWSAS), pursuant to the SWRCB General Construction Pennit
requirements.
4.7-3 Pennanent treatment control BMPs shall be included as part of the project in accordance
with Section 2c of the City of Chula Vista SUSMP, the Preliminary Water Quality
Technical Report for Otay Ranch Village 7 (Rick Engineering Company, May 24, 2004)
68
and the PreJiminary Water Quality Technical Report (Hunsaker & Associates, May 21,
2004),
4,7-4 Prior to construction, a maintenance plan for tcmporary erosion control facilities shall be
established by the applicant to the satisfaction of the City Engineer. The applicant shall
be responsible for implementing, monitoring, and maintaining the required BMPs to
ensure that the measures are working properly, until the construction area has been
pennanently stabilized, This will typically involve inspection, cleaning, repair operations
being conducted after runoff-producing rainfall.
4,7-5 After construction, energy dissipating structures (e,g, detention ponds, riprap, or drop
structures) as deemed necessary by a hydrologic or engineering consultants shall be used
at stonn drain outlets, drainage crossings, and/or downstream of all culverts, pipe outlets,
and brow ditches to reduce velocity and prevent erosion,
Significance After Mitigation:
Implementation of mitigation measures 4,7-1 through 4,7-5 will reduce impacts to below
significancc,
G, PALEONTOLOGICAL RESOURCES
Impact:
The GDP Program EIR (90-01) identified the potential for disturbance of significant
paleontological resources as a cumulatively significant impact Grading activities associated with
development of the site could impact buried paleontological resources in the Otay Fonnation,
Therefore, the project would contrihute to cumulatively significant paleontological impacts,
Finding:
Pursuant to section 15091(a)(l) of the CEQA Guidelines, changes or alterations are required in,
or incorporated into, the project that will substantially lessen or avoid the significant effect as
identified in the EIR to a level of insignificance,
Explanation:
Cumulatively significant impacts to paleontological resources resulting from the continued
development of the area were identified in the Otay Ranch GDP Program EIR, and a Statement
69
of Overriding Considerations was adopted, The GDP Program EIR identified nlltJgation
measures for potential impacts to paleontological resources, which the project will comply with,
Other projects in the vicinity will be similarly required to adhere to the mitigation, which is
directed at reducing impacts to paleontological resources,
Mitigation Measures:
The following mitigation measures arc feasible and are required as a condition of approval and
are made binding on the applicant through these findings (EIR, Subchapter 4, I 0, pages 4-5):
4.10-1 Prior to issuance of anyon-site (or off-site) grading pennits, the applicant shall confinn
to the City of Chula Vista that a qualified paleontologist has been retained to carry out the
following mitigation program, The paleontologist shall attend pre grade meetings to
consult with grading and excavation contractors, (A qualified paleontologist is defined as
an individual with an MS or Ph,D, in paleontology or geology who is familiar with
paleontological procedures and techniques,)
4, I 0-2 A paleontological monitor shall be on-site at all times during the original cutting of
previously undisturbed sediments of highly sensitive geological fonnations(Otay
Fonnation) to inspect cuts for contained fossils, The paleontological monitor shall work
under the direction of a qualified paleontologist The monitor shall periodically (every
several wceks) inspect original cuts in deposits with an unknown resources sensitivity, (A
qualified paleontological monitor IS defined as an individual who has experience in the
collection and salvage of fossil materials),
4, I 0-3 If fossils are discovered, the paleontologist (or paleontological monitor) shall recover
them, In instances where recovery requires an extended salvage time, the paleontologist
(or paleontological monitor), shall be allowed to temporarily direct, divert, or halt
grading to allow rp.rovpry of fossil remains in a timely manner. Where deemed
appropriate by tl,~ paleontologist (or paleontological monitor), A screen-washing
operation for small fossil remains shall be set up,
4, I 0-4 Prepared fossils, along with copies of all pertinent field notes, photographs, and maps,
shall be deposited (with the apptieant's pennission) in a scientific institution with
paleontological collections such as the San Diego Natural History Museum, A final
summary report shall be completed which outlines the results of the mitigation program,
This report shall include discussion of the methods used, stratigraphy exposed, fossils
collected, and significance or recovered fossils,
70
Significance After Mitigation:
Implementation of mitigation measures 4,10-1' through 4,10-4 will reduce impacts to below
significance,
H, BIOLOGICAL RESOURCES
Impact:
Development of the Village 7 SPA Plan will contribute to a cumulative loss of raptor foraging
habitat. The loss ofraptor foraging habitat was also identified as a significant impact in the GDP
Program EIR (90-01),
Finding:
There is no feasible mitigation measure to reduce this impact to below significance, Pursuant to
section 15091 (a)(3) of the State CEQA Guidelines, specific economic, legal, social,
technological, or other considerations make infeasible the mitigation measures or project
alternatives identified in the Final EIR"
Explanation:
Implementation of the Village 7 SPA Plan will eliminate approximately 288,5 acres of
agricultural land and non-native grassland used for foraging by raptor species, The GDP Program
EIR (90-01) identified the loss of raptor foraging habitat as a significant impact. The Village 7
SPA Plan project will contribute to this significant impact.
Mitigation Measure':
The City Council fOllno in "'Jopting the findings to approve the Otay Ranch GDP that there are
no feasible measures ~hut would mitigate the impact of the loss of foraging habitat to below a
level of significance, Therefore, the Village 7 SPA Plan, as a project that implements the GDP,
would contribute to this cumulatively significant unmitigable impact.
Significance After Mitigation:
Cumulative impacts to the loss of foraging habitat will remain significant and unmitigable, This
impact is identical to the significant and unmitigable impact to foraging habitat that was
71
identified and assessed in the Program EIR 90-01, and overridden in the City's Statement of
Overriding Considerations prepared for the adopted Otay Ranch GDP,
XI.
FEASIBILITY OF POTENTIAL PROJECT ALTERNATIVES
Because the project will cause significant environmental effects, as outlined above, the City must
consider the feasibility of any environmentally superior alternative to the project as finally
approved, The City must evaluate whether one or more of these alternatives could avoid or
substantially lessen the significant environmental effects, Where no significant environmental
effects remain after application of all feasible mitigation measures identified in the EIR, the
decision makers must still evaluate the project alternatives identified in the EIR Under these
circumstances, CEQA requires findings on the feasibility of project alternatives,
In general, in preparing and adopting findings, a lead agency need not necessarily address
feasibility when contemplating the approval of a project with significant impacts, Where the
significant impacts can be mitigated to an acceptable (insignificant) level solely by the adoption
of mitigation measures, the agency, in drafting its findings, has no obligation to consider the
feasibility of environmentally superior alternatives, even if their impacts would be less severe
than those of the projects as mitigated (Laurel Heights Improvemcnt Association v, Regents of
the Univcrsity of California (1988) 47 CaL3d 376 [253 CaLRptL 426]; Laurel Hills Homeowners
Association v, City Council (1978) 83 CaLApp,3d 515 [147 CaLRptL 842]; Kings County Farm
Bureau v, City of Hanford (1990) 221 CaLApp.3d 692 [270 CaLRptL 650]). Accordingly, for
this project, ill Qd0pting the findings concerning project alternatives, the City Council considers
only tho," '.,n"i"0nm-::ntal impacts that, for the finally approved project, are significant and
cannot be avoirJpo 0r "'~stantially lessened through mitigation,
If project alternatives are feasible, the decision makers must adopt a Statement of Overriding
Considerations with regard to the project If there is a feasible alternative to the project, the
decision makers must decide whether it is environmentally superior to the project Proposed
project alternatives considered must be ones that "could feasibly attain the basic objectives of the
project" However, the CEQA Guidelines also require an EIR to examine alternatives "capable
of eliminating" environmental eflects even if these alternatives "would impede to some degree
the attainment of the project objectives" (CEQA Guidelines, section 15126),
72
The City has properly considered and reasonably rcjected project alternatives as "infeasible"
pursuant to CEQA CEQA provides the following definition of the term "feasible" as it applies
to the findings requirement: "feasible means capable of being accomplished in a successful
manner within a reasonable period of time, taking into account economic, environmental, social,
and technological factors" (Pub, Resources Code, section 2106U), The CEQA Guidelines
provide a broader definition of "feasibility" that also encompasses "legal" factors. CEQA
Guidelines section 15364 states, "the lack of legal powers of an agency to use in imposing an
alternative or mitigation measure may be as great a limitation as any economic, environmental,
social, or technological factor" (see also Citizens of Goleta Valley v, Board of Supervisors (1990)
52 CaUd 553, 565 [276 CaLRptrAIO]),
Accordingly, "feasibility" is a term of art under CEQA and thus may not be afforded a different
meaning as may be provided by Webster's dictionary or any other sources, Moreover, Public
Resources Code section 21081 governs the "findings" requirement under CEQA with regard to
the feasibility of alternatives, Specifically, no public agency shall approve or carry out a project
for which an environmental impact report has been certified which identifies one or more
significant effects on the environment that would occur if the project is approved or carried out
unless thc public agency makes one or more of the following findings:
I, "Changes or alternations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant cnvironmental effect as identified in the final
EIR" (CEQA Guidelines, section 15091, subd, (a)( I)),
2, "Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding, Such changes have been adopted
by such other agency or can and should bc adopted by such other agency" (CEQA
Guidelines, section 15091, subd, (a)(3)),
3, "~f'f'rific economic, legal, social, technological, or other considerations, includinf'
provisions nf employment opportunities for highly trained workers, make infeasible the
m1\1g,,:;,)n measures or project alternatives identified in the final EIR" (CEQ1"
Guidelines, section 15091, subd, (a)(3)),
The concept of "feasibility" also encompasses the question of whether a particular alternative or
mitigation measure promotes the underlying goals and objectives of a project (City of Del Mar v,
City of San Diego (1982) 133 CaLApp3d 410, 417 [183 CaL RptL 898]), "'[F]easibility' under
CEQA encompasses 'desirability' to the extent that desirability is based on a reasonable
balancing of the relevant economic, environmental, social, and technological factors" (Ibid.; see
73
also Sequoyah Hills Homeowners Assll. v, City of Oakland (1993) 23 CaLAppAth 704, 715 [29
CaLRptr2d 182]),
These findings contrast and compare the alternatives where appropriate in order to demonstrate
that the selection of the finally approved project, while still resulting in significant environmental
impacts, has substantial environmental, planning, fiscal, and other benefits, In rejecting certain
alternatives, the decision makers have examined the finally approved project objectives and
weighed the ability of the various alternative to meet objectives, The decision makers believe
that the project best meets the finally approved project objectives with the least environmental
impact
The detailed discussion in Section IX and Section X demonstrates that all but five significant
environmental effects of the project have been either substantially lessened or avoided through
the imposition of existing policies or regulations or by the adoption of additional, formal
mitigation measures recommcnded in the EIR The remaining unmitigated impacts are the
following:
. Land Use (direct and cumulative - conversIOn of the site from undeveloped to
intensive urban uses);
. Agricultural Resources (cumulative -loss of agricultural lands);
. Air Quality (cumulative operation-related emissions);
. Landfonn Alterations/Aesthetics (direct and cumulative - change in visual character
of the site); and
. Biological Resources (cumulative -loss ofraptor foraging habitat),
The GDP P,')t,LILJ EIR (90-01) also identified significant and not mitigated impacts for land use,
agfjcJlt~,'al resources, air quality, landform alterations/aesthetics, and biological resources. 1 n~
Vil/af!,e 7 SPA Plan project would contribute to the significant, unmitigated impacts identified
above and by the GDP Program EIR A Statement of Overnding Considerations was previously
adopted by City Council for the GDP Program EIR, from which the Village 7 SPA Plan EIR
tiers.
Thus, the City can fully satisfy its CEQA obligations by determining whether any alternatives
idcntified in the EIR are both feasible and environmentally superior with respect to the impacts
listcd above (Laurel Hills. supra, 83 CaLApp3d at 519-527 [147 CaL Rptr842]; Kings County
Farm Bureau v, City nf Hanford (1990) 221 CaLApp3d 692, 730-731 [270 CaL RptL 650]; and
74
Laurel Heights Improvement Association v, Regents of the Universi(v of California (1988) 47
CaL3d 376, 400-403 [253 Cat Rptr. 426]), Table 6-1 in the EIR (EIR, Chapter 6, pages 9-12)
provides a summary table comparing each of the alternatives to the proposed project. As the
following discussion will show, no identified alternative qualifies as both feasible and
environmentally superior with respect to the unmitigated impacts,
To fully account for these unavoidable significant effects and the extent to which partieular
alternatives might or might not be environmentally superior with respect to them, these findings
will not focus solely on the impacts listed above, but may also address the environmental merits
of the alternatives with respect to all broad categories of impacts even though such a far-
ranging discussion is not required by CEQA The findings will also assess whether each
alternative is feasible in light of the City's objectives for the project
The City's review of project alternatives is guided primarily by the need to reduce potential
impacts associated with the project, while still achieving the basic objectives of the project
Here, the City's primary objective is to comprehensively plan, coordinate, and implement
development over a large area, More specific objectives include those previously listed in
Section Ill. The City evaluated four altematives to the proposed project, which are discussed
below, A comparison of these alternatives is included in the EIR as Table 6-1 (EIR, Section 6,0,
pages 8-11),
A NO PROJECT/NO DEVELOPMENT ALTERN A TIVE
Section 15126, subdivision(e), of the CEQA Guidelines requires the evaluation of the "No
Project" alternative, Such an alternative "shall discuss the existing conditions, as well as what
would be reasonably expected to occur in the foreseeable future ifthe project were not approved,
based on current plans and consistent with available infrastructure and community services,"
jl,der the "No Project/No Development" alternative, the Village 7 SPA Plan project sdl' w",.H
remail1 as it is today, and no development would occur. The approximately 2885-acre project
site wuJld re"1ain as undeveloped, agricultural land with residential development to the north
and planned future urban development to the west, east and south,
The proposed Village 7 SPA Plan project is consistcnt with the Otay Ranch GDP, The No
ProjectlNo Development alternative would not allow for the development of the Village 7 SPA
Plan as identified in the Otay Ranch GDP, With respect to the unmitigated impacts discussed in
Section 4,0, Environmental Impact Analvsis, of this EIR, the No Project/No Development
alternative would not result in direct impacts to agricultural resources, air quality, landform
alteration/aesthetics, hydrology/drainage/watcr quality, and biological resources and utilities and
75
public services, Cumulative impacts to landfonn and aesthetics, and hydrology and water quality
would also be eliminated, However, impacts to land use would occur because the project would
not implement the City's General Plan, MSCP Subarea Plan or the Otay Ranch GDP, and would
not provide housing opportunities within the City- With the No ProjectlNo Development
alternative, the site would not be pennanently removed from future development, since
applicable plans for the site identify its development
Although the No ProjectlNo Development alternative is considered environmentally preferable
to the proposed project because it would eliminate many direct and cumulative impacts, it would
not accomplish several of the goals and objectives of the proposed project and is therefore not
feasible, Additionally, this alternative would result in land use conflicts because it would not
allow for implementation of the Otay Ranch GDP for Village 7,
Findings:
L The No ProjectlNo Development alternative would not meet any of the basie project
objectives as listed in Section 3,2, Projcct Ohjeclives, of this ErR, and in Section III of
these Findings of Fact
2, The No Project/No Development alternative would not provide housing, conflicting with
the housing goals of the General Plan, which recommends that housing be provided for
all income groups,
3, Retention of the project site in its existing state as primarily agricultural fields would be
inconsistent with the approved Gcneral Plan and existing Otay Ranch GDP land use
designations for the site, In addition, key subregional traffic routes established in the
Circulation Element would not be implemented,
:;etention of the site in its current vacant condition would not implement the goa,c 0'"
General Plan and would require re-evaluation of the existing GDP, The proJ~cl ;Jro[.oses
to provide regional-serving public facilities designated in the community plan, indudil1!;
CHculation Element roads, parks, open space, water and sewer facilities, and other
infrastructure, These facilities would be needed to support surrounding developments
whether the project is implemented or not The No Project/No Development alternative
would require that these facilities bc provided without the benefit of the dedications and
financial participation from private development, which may delay or preclude facilities
from being provided, The reduction in dwclling units would result in a loss of anticipated
contributions into the Public Facilities Financing Plan (PFFP) from the dwelling
units/structures that would otherwise have made payments upon issuancc of building
76
pennits. The loss of units under the No Project/No Development alternative would result
in a shortfall of contributions into the PFFP and potentially lead to insufficient funding
for the remaining public facilities currently identified in the PFFP for construction in this
area,
5, The City and County would receive lower long-ternl revenues in the fonn of property and
sales tax resulting from the non-development of the proposed residential areas,
Implementation of the No Project/No Development alternative would not achieve any of the
objectives established for the project Although this alternative would at least temporarily
preserve land which is currently not developed, agricultural land and other natural features on the
project site, it would amount to a failure to plan the site for eventual development, despite the
planned community designation contemplated by the General Plan GDP,
The No Project/No Development alternative is inconsistent with the City's objectives: to plan the
project area in a comprehensive manner in a way that deals with the logical extension of public
services and utilities; to plan for parks and open spacc to serve residents; to complete the City's
circulation; and to create densities sufficient to pay for all required services and infrastructure,
The alternative also fails to meet objectives favoring an accommodation of future projected
population in an area reasonable close to future job-growth areas within the City, as well as the
construction of affordable housing consistent with the City's goals,
For these reasons, the City Council concludes that the No Project/No Development altemative is
not feasible (see City of Del Mar, supra, 133 CaLApp3d at 417; Sequoya" Hills, sUl'a, 23
CaLAppAth at 715),
R ALTERNATIVE II - BRIDGE CROSSING OF LA MEDIA ROAD
The Bridge Crossing of La Media Road altemative considered a bridge eTos,ing of La Media
Road over Wolf Canyon, instead of the proposed lower crossing that utilizes fill and benning,
Tbi~ procedure would reduce the footprint of the bridge abutments, while allowl11g the ean)'O!l to
remain open instead of being blocked by the benn and would reduce the visual impacts of the La
Media Road crossing associated with the proposed project Additionally, the Bridge Crossing of
La Media Road altemative would facilitate the connectivity of the canyon,
However, this altemative would still require significant landfoml alteration and the narrowing of
Wolf Canyon, Rip-rap abutments would be required, and existing natural steep slopes within the
canyon would still occur where the bridge abutments would be constructed, Additionally, this
77
alternative would require the hanging of utilities on the bridge, which would result in greater
visual impacts than the proposed project
Under the Bridge Crossing of La Media Road alternative, the proposed grades from the Otay
Project LP TM would create a steep drop (an approximately 30-foot grade difference) west of La
Media, This grade differential would cause a soft bottomed crossing to be subject to significant
scour and would require the placement ofreinforcement/stabilizing structures, In addition, water
would infiltrate and could cause the La Media Road fill crossing to be unstable, which over time
could result in road failure,
The City's MSCP Subarea plan docs not identify any of Village 7 as a Conserved Area; the
upper reaches of Wolf Canyon that run through Village 7 arc not part of the Wolf Canyon
Wildlife Corridor and do provide any connectivity for wildilk Therefore, no open crossing
under La Media is contemplated in the City's Subarea Plan or being requested by the City for
biological purposes or to protect wildlife corridors,
This alternative bridge design would allow the project to achieve most of the basic project
objectives, However, the Bridge Crossing of La Media Road alternative would not reduce or
further mitigate impacts to landfonn alteration and aesthetics or biological impacts and is not
considered environmentally superior. The Bridge Crossing of La Media Road alternative would
also result in a 30-foot differential within Wolf Canyon, which is not engineering feasible,
Findings:
I. The Bridge Crossing of La Media Road alternative would require significant landfonn
alteration associated with the narrowing of Wolf Canyon, as well as introduce visual
impacts associated with the hanging of utilities, resulting in significant landfonn
alteration/aesthetics impacts,
2, The Bridge Crossing of La Media Road would result in an approAiHlau 10-foot grade
differential within Wolf Canyon, which is not engineering feasible.
The Bridge Crossing of La Media Road alternative would not avoid or substantially lessen any of
the significant affects of the project This alternative would still result in significant impacts to
land use, agricultural resources, traffic, noise, air quality, landfonn alteration/aesthetics,
hydrology/drainage/water quality, geology and soils, cultural resources, paleontological
resources, biological resources, utilities and public services, and public health and safety,
Impacts to landfonn alteration/aesthetics would be different from the proposed project, but still
78
significant Additionally, the Bridge Crossing of La Media Road alternative would not be
engineering feasible.
For these reasons, the City Council concludes that the Bridge Crossing of La Media Road
alternative is not feasible (see City of Del Mar. supra, 133 CaLApp3d at 417; Scquo,'vah Hills,
supa, 23 CaLApp.4'h at 715),
C. ALTERNATIVE III-ALTERNATIVE MIX OF LAND USES
The Village 7 SPA Plan covers the McMillin Otay Ranch, LLC and Otay Project LP ownerships
within Village 7, As such, the complete development of Village 7 with all uses identified in the
Otay Ranch GDP for Village 7 is not proposed, The Alternative Mix of Land Uses alternative
evaluated the development of the Village 7 SPA Plan project area with a different mix of land
uses than proposed by the project Possible land uses identified for Village 7 by the Otay Ranch
GDP, but which are not proposed by thc Village 7 SPA Plan, include a Town Square, a mixed-
use/commercial area, and a middle school, as well as additional single-family dwelling units and
community purpose facilities,
A variety of land use plans could be developed for the subjcct property based on the land uses
allowed by the Otay Ranch GDP for Village 7, In developing the proposed project land use plan,
the entire village was first planned to a conceptual lcvel to demonstrate that compliance with the
Otay Ranch GDP could be accomplished as the remaining landholdings were developed, This
exercise drove the land use pattern shown for the project In addition, thc plan provides for the
public facility needs of the village residents by providing a site for an elementary school, a high
school site and the neighborhood park on McMillin's ownership, This allows for these facilities
to be developed when needed to serve the village,
Findings:
L The Alternative Mix of Land Uses alternative would result in unmitigated impacts
associated with land use, agricultural resources, all' qual;ty. landform
alteration/aesthetics, and biological resources, similar to the proposed project
2, The Alternative Mix of Land Uses altemative may not implement all of the project's
objectives,
The project's land use mix may not implement all of the project objectives, Depending on the
mix of uses, this alternative could result in greater or less traffic. Also depending on the mix of
uses, a high school site mayor may not be part of thc project However, development of the site
79
with any mIx of the land uses identified in the Otay Ranch GDP would result in similar
unmitigated impacts as the proposed project (ice" land use, agricultural resources, air quality,
landfonn alteration/aesthetics, and biological) and would not substantially reduce any significant
impact Furthennore, from a cumulative impacts standpoint, ultimate buildout of Village 7 in
accordance with the GDP would result in similar impacts, regardless ofthe land use mix,
For these reasons, the City Council concludes that the Alternative Mix of Land Uses alternative is not
feasible (see City of Del Mar, supra, 133 CaLApp3d at 417; Seyuayah Hills, supa, 23 CaLAppAth at
715),
D, ALTERNATIVE IV REDUCED DENSITY ALTERNATIVE
A Reduced Density Alternative was considered, which would reduce the project's contribution to
cumulative traffic impacts to Rock Mountain Road under Scenarios 9 and 10 of the traffic study,
It should be noted that these impacts arc fully mitigated by the project In order to reduce the
project's impact to Rock Mountain Road to below a level of significance thereby not requiring
mitigation, the project would need to contribute less than 800 ADT to the roadway, This would
equate to the project generating a maximum total of 5,035 ADT Therefore, the Reduced Density
Alternative assumes traffic generated from the project's proposed mixed of land uses would be
5,035 ADT
With total traffic limited to 5,035 ADT, the Reduced Density Alternative would not allow for
development of the mix of land uses proposed by Otay Ranch GDP for the Village 7 SPA Plan
project For example, a high school that accommodates up to 2,950 students would not be
allowed, since this use alone would generate 5,900 ADT, Rather, the project could develop a
maximum of 503 single-family residences only, or it could develop a maximum of 629 multi-
family units only, The project could also develop with a combination of land uses (i,e" an
elementary school and 205 single-family homes, or some other combination) under this
alternative; however, none of these options would allow for implemer tat',)11 ~f 'h~ Otay Ranch
GDP,
Findings:
L The Reduced Density alternative would not meet the basic project objectives as listed in
Section 32, Project Ohjectives, of this EIR, and in Section III of these Findings ofFacL
2, The Reduced Density alternative would not allow for development of Village 7 as an
Urban Village, as called for in the Otay Ranch GDP,
80
3, The Reduced Density altemative would not allow for the project site to develop to its fuIJ
potential, as allowed by the General Plan and Otay Ranch GDP,
4, The City and County would receive lower long-tenn revenues in the fonn of property and
sales tax resulting /Tom the significantly reduced development of the project site,
The Reduced Density Alternative would not allow the Village 7 SPA Plan to develop with
enough variety to ultimately create an Urban Village, as callcd for in the Otay Ranch GDP, and
is therefore considered infeasible, Additionally, this alternative would be inconsistent with the
existing and planned villages surrounding the project site because it would be developed at a
significantly lower density and is not considered environmentally superioL For these reasons, the
City Council concludes that the Reduced Density alternative is not feasible (see City of Del Mill',
supra, 133 CaLApp3d at 417; Scquoyah Hills, supa, 23 CaLAppAth at 715) and environmentally
supenOL
E, ENVIRONMENTALLY SUPERIOR ALTERNATIVE
CEQA requires that the EIR identify the environmentaIJy superior altemative among all of the
alternatives considered, including the proposed project If the No ProjectlNo Development
alternative is selected as environmentally superior, then the EIR shaIJ also identify an
environmentally superior alternative among the other altematives,
The environmental analysis of project altematives presented above indicates, through a
comparison of potential impacts from each of the proposed altemative and the proposed project,
that the No Project/No Development alternative, if left in its currcnt state, could be considered
environmentally superior because no new uses would be introduced to the area and the project
site that would result in environmental impacts, However, the No ProjectINo Development
alternative would not implement the City's General Plan, the Otay Re"ch GDP, or the RMP and
would not allow delivery of the high school site, which is one of the; primary project objectives,
The No ProjectINo Development alternative would not accomplish any of the objectives of the
project
The Reduced Density alternative could also be considered environmentally superior because it
would eliminate the project's contribution to cumulative traffic impacts along Rock Mountain
Road, However, under this alternative, development of the site would be extremely limIted in Its
development in order to minimize the number of trips it generates, The Reduced Density
Alternative would not allow the Village 7 SPA Plall to develop with a variety of land uses in
order for ViIJage 7 to ultimately become an Urban Village, as identified in the Otay Ranch GDP,
81
Additionally, this alternative would be inconsistent with planned surrounding development and
would not accomplish the project's objectives.
XII.
STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROPOSED
VILLAGE 7 SECTIONAL PLANNING AREA PLAN AND TENTATIVE MAPS EIR
The project would have significant, unavoidable impacts on the following areas, described in
dctail in Section IX of these Findings of Fact:
. Land Use;
. Agricultural Resources;
. Air Quality;
. Landform Alterations/Aesthetics; and
. Biological Resources.
The City has adopted all feasible mitigation measures with rcspect to these impacts. Although in
some instances these mitigation measures may substantially lessen these significant impacts,
adoption of the measures will, for many impacts, not fully avoid the impacts.
Moreover, the City has examined a reasonable range of alternatives to the project. Based on this
examination, the City has determined that none of the alternative~ (1 ) meets project objectives,
and (2) is environmentally preferable to the proposed project
As a result, to approve the project, the City must adop' " "statpment of overriding
considerations" pursuant to CEQA Guidelines sections 15043 and 15093. This provision allows
a lead agency to cite a project's general economic, social, or other benefits as a justification for
choosing to allow the occurrence of specified significant cnvironmental effects that have not
been avoided. The provision explains why, in the agency's judgment, the project's benefits
outweigh the unavoidable significant effects. Where another substantive law (e.g., the California
Clean Air Act, the Federal Clean Air Act, or the California and Federal Endangered Species
Acts) prohibits the lead agency from taking certain actions with environmental impacts, a
statement of overriding considerations does not relieve the lead agency from such prohibitions.
82
Rather, the decision-maker has recommended mItIgation measures based on the analysis
contained in the Final EIR, recognizing that other resource agencies have the ability to impose
more stringent standards or measures.
CEQA does not require lead agencies to analyze "beneficial impacts" in an EIR. Rather, EIRs
are to focus on potential "significant effects on the environment," defined to be "adverse." (Pub.
Resources Code Section 21068.) The Legislature amended the definition to focus on "adverse"
impacts after the California Supreme Court had held that beneficial impacts must also be
addressed. (See, Wildlife Alive v. Chickering (1976) 18 Ca1.3d 190,206 [132 Cal.Rptr. 377].)
Nevertheless, decision-makers benefit from information about project benefits. These benefits
can be cited, if necessary, in a statement of overriding considerations. (CEQA Guidelines Section
15093.)
The City finds that the proposed project would have the following substantial, social,
environnlental and economic benefits. Anyone of the reasons for approval citcd below is
sufficient to justify approval of the project. Thus. even if a court were to conclude that not every
reason is supported by substantial evidence, the City Council would stand by its determination
that each individual reason is sufficient. The substantial evidence supporting the various benefits
can be found in the preceding findings. which are incorporated by reference into this Section,
and in the documents found inlhe Record of Proceedings, as defined in Section IV.
Environmental Protection and Preservation
The Village 7 SPA Plan project will convey Jand within the Otay Ranch Open Space Preserve at
a ratio of I. J 88 acres for each acre of deveJopment area, or pay a fce in lieu. The Resource
Management Plan (RMP) has established performance standards for achieving an 11,375-acre
Otay Ranch open space preserve. Compliance relies on progressive acquisition, or funding for
acquisition, of the designated Otay Ranch Preserve are?s with each development approval.
Without the project's conveyance of land or paymcnt of fees, Village 7 will have an indirect,
long-term, potentially significant impact related to biological resources management unless the
Otay Ranch regional open space is preserved proportionally and concurrently with development.
The preserve includes an open space system that incorporates public education programs; links
community to natural areas; and preserves and restores sensitive habitats, special landforms, and
wildlife corridors. In addition, a system of paths and trails will connect the urban villages and
their parks within Otay Ranch, forming a passive and active recreation network throughout the
area. The RMP adopted by the Chula Vista City Council has the following functions:
83
. Serves as a plan-wide multi-species/habitat and cultural resources management
program;
. Provides the funding, phasing, and ownership mechanisms necessary to effectively
protect and manage on-site resources over the long term;
. Plans for coordinated, controlled public use and enjoyment of the Management
Preserve established as part of the RMP consistent with protection of sensitive
resources;
. Provides certainty that the open space will be preserved in perpetuity by requiring
irrevocable dedications of open space acreage; and
. Preserves/protects cultural resources.
The RMP provides for management, resource enhancement and restoration, research, education,
and interpretive activities to ensure that resource values in areas to be preserved are maintained
and enhanced in perpetuity. The RMP also addresses cultural, paleontological, recreational, and
agrieuJtural resource protection needs in addition to sensitive habitats. Finally, the RM P provides
an opportunity to establish large blocks of interconnected natural open space. By linking the
Otay Ranch Resource Management Preserve system to large and adjacent publicly owned open
space lands with resource values similar to those found on the Otay Ranch property, the RMP
contributes to the creation of an overall regional opcn space system, providing morc the 35,000
acres of interconnectcd open space in Otay Ranch and thc immediate vicinity. The RMP
identifies the preservation of sensitive habitats that contain approximately 100 species of
sensitive plants and animals.
The Village 7 SPA Plan project will contribute to the Otay Ranch Open Space Preserve or pay a
fee in lieu. Therefore, the project will help implement tJoe 11.375-acre Otay Ranch open space
preserve called for in the RMP.
Community Planning and Development
Development patterns can be designcd to minimize thc adverse impacts of development on air
quality and congestion. The Otay Ranch area contributes to air pollution in the San Diego air
basin. Most of this pollution is attributable to motor vehicles. The Village 7 SPA Plan project
providcs job opportunities, schools, and park facilities proximate to housing, which will
minimize automobile trip length and thereby rcduce pollutant contributions to rcgional air
quality. Additionally, once the entire Village 7 area is developed, the Village concept of the Otay
Ranch GDP further minimizes automobile trip length and pollutant contributions to regional air
84
quality that could otherwise result, if jobs, housing, and commcrcial opportunities were provided
for in a typical suburban development pattern.
Otay Ranch's location adjacent to the Otay Mesa industrial area will provide housing proximate
to this employment center. A mixed-use development, the GDP will promote linkage of trips,
reduce trip length, and encourage use of alternative modes of transportation such as biking,
walking, and use of transit. The GDP created a multi-modal transportation network that
minimized the number and length of single-passenger vehicle trips. Designed to encourage
walking, biking, use of transit and reduced reliance on automobiles, the GDP clusters high-
density, high-intensity development in villages near transit and light rail ternlinals. Jobs, homes,
schools, parks, and commercial centers are close by and linked by pedestrian and bicycle routes.
Comprehensive Regional Planning
The GDP and the Village 7 SPA Plan project provide the opportunity to comprehensively plan
development that meets the region's needs for housing, jobs, infrastructure, and environmental
preservation. These benefits area made possible by Otay Ranch's size and scope. The Otay
Ranch GDP includes a provision for regional purpose facilities and public services that area
typically not undertaken for smaller development projects. The regional planning process
undertaken for the GOP involved long-rangc intcr-jurisdictional coordination, ensuring
maximum achievement of policies and regulations of both the City ofChula Vista and San Diego
County.
The benefits offered by the regional planning process utilized for the GOP include the following:
. Comprehensive consideration ofthc GDP cumulative effects;
. Consistency in the approach to resolvin~ regional issues such as transportation, air
quality, habitat preservation, infrastructure, and public services planning; and
. Long-range coordination ofloca 'uld rpgiondl public facilities.
The GDP includes a provision for designating land for regional purpose facilities. These facilities
arca provided by the County and are currently housed in County-owned facilities, where
available, but are more commonly located in leased or rentcd space. Designation of land for
regional purposes will facilitate the provision of these services and provide better opportunities
for users of these facilities than is currcntly available with new development.
85
The Village 7 SPA Plan will develop a mix of uses that will ultimately contribute to an urban
village once the entire Village 7 area is developed. The project is consistent with and implements
the vision for Village 7, as set forth in the Otay Ranch GOP,
Housing Needs
The GDP will help meet a projected long-term regional need for housing by providing a wide
variety of housing types and prices. In recent years, the cost of housing compared to other uses
(e.g., commercial, industrial) has risen disproportionately to the cost of other uses in the Otay
Ranch area, reflecting a shortfall in residentially zoned land. The GDP will help reduce the cost
of housing by designating an adequate supply of suitable land for residential development.
The Village 7 SPA Plan increases the housing stock in the City by approximately 1,204 dwelling
units. This proposed level of development is included in the adopted planning for the City. The
project represents a future housing supply for the region. Phasing will occur in response to
market conditions, which will help fulfill the demand for housing.
SANDAG has forecasted a need for an additional approximately 13,500 additional dwelling
units within the City ofChula Vista by 2005. The Village 7 SPA Plan would enact the SANDAG
policies by providing a pedestrian and trail system, preserving open space, offering new homes,
increasing the tax base for the City, and providing right-of-way for thc rcgional transit system.
The Village 7 SPA Plan provides five percent low-income and five percent moderate-income
housing. A total of 116 affordablc units (57 low-incomc dwelling units and 59 moderate-income
dwelling units) wilJ be provided. The proposcd 10 pcrcent affordable housing is consistent with the
objectives of the City's Housing Element and the Otay Ranch GO? requirements.
Fiscal Benefit
The fiscal impact analysis conducted for the GDP and included in the Otay Ranch Service
Revenue Plan concluded that, at buildoUl, thE GDP will have a net positive impact on both the
City of Chula Vista and the County of San Diego. Because it is anticipated that during buildout
there will be short-term periods in which the costs to service Otay Ranch exceed revenues, the
GDP includes a reserve fund program, which protects the City and County by correcting any
operating deficiencies incurred by the affected jurisdiction during years where thcrc is a fiscal
shortfall. Financing of the reserve program and the cost of annual fiscal reviews will be the
responsibility of the applicants.
86
The project wiJ1 provide for significant community-wide public facilities. As the plan is
implemented, it will be responsible for constructing public facilities and infrastructure to serve
the project and incidentally the subregion. Thcse facilities include:
. Improvements to regional backbone circulation system;
. Water and sewer facilities;
. An elementary school and a high school site to serve Village 7 and the subregion; and
. A public park and greenbelt and community trails.
Thc project would also generate new temporary construction-related jobs that would enhance the
economic base ofthe region.
For these reasons, on balance the City Council finds there are environnlental, economic, social,
and other considerations resulting from the project that servc to override and outweigh the
project's unavoidable significant environmental etIects and, thus, the adverse unavoidable effects
are considcred acceptable.
87
AT!A6f!Ml!1J r f
VILLAGE 7 SECTIONAL PLANNING AREA PLAN
MITIGATION MONITORING REPORTING PROGRAM
Introduction
This Mitigation Monitoring Reporting Program (MMRP) was prepared for the City of Chula Vista for the
Village 7 Sectional Planning Area (SPA) Plan to comply with Assembly Bill 3180, which requires public
agencies to adopt such programs to ensure effective implementation of mitigation measures. This
monitoring program is dynamic in that it wi]] undergo changes as additional mitigation measures are
identified and additional conditions are placed on the project throughout the project approval process.
This monitoring program wi]] serve a dual purpose of verifying completion of the mitigation measures for
the proposed project and generating information on the effectiveness of the mitigation measures to guide
future decisions. The program includes the following:
. Monitoring team qualifications
. Specific monitoring activities
. Reporting system
. Criteria for cvaluating the success of the mitigation measures
The proposcd project is the adoption of a SPA Plan for the McMi]]in Otay Ranch, LLC and Otay Project
LP ownerships within Village 7, located in the Otay River Parcel of the Otay Ranch General
Development Plan (GDP).
The proposed project is the Village 7 SPA Plan, a development plan for an approximately 288.5-acre sitc
within the Otay Ranch GDP/SRP area. Located in the southwestern portion of Otay Ranch, the project
proposes a mix of residential and public and civic uses.
The proposed Site Utilization Plan for the Village 7 SPA Plan divides the village into various parcels for
development with a range ofland uses. The parcels located on the northem portion oft!->e site are identified as
single-family residential. A total of 756 single-family units are proposed. Located centrally WIthin the site is
the Vi]]age Core. The Village Core would provide one acre of community purj,ose facilities; an I I. I-acre
elementary school site; and a 7.6-acrc ncighborhood park. AddiLonally, a total of 448 ' ._;ti-family units,
including affordable housing, would be constructed north and east of the Village COlC. Other uublic and
community purpose facilities would be located m the single-family residential portions of the site. A trail
connecting Wolf Canyon to the west to the Eastem Urban Center would be provided.
The EIR, incorporated herein as referenced, focused on issucs dcteill1ined to be potentially significant by
thc City of Chula Vista. The issues addressed in the EIR include land use and planning; agricultural
lands: tra ftic , circulation and access; noise; air quality; landfoill1 alternation and aesthetics; hydrology,
drainage, and water quality; gcology and soils; cultural resources; paleontological resources; biological
resources; utilities and public services; public health and safety: population and housing; and parks,
recreation, trails, and open space. The environmental analysis concluded that some of the significant and
Page 1
potentially significant impacts could be avoided or reduced through implementation of recommended
mitigation measures. Potentially significant impacts would require mitigation to the following issues:
agricultural resources; traffic, circulation and access; noise; air quality; landform alteration and aesthetics;
hydrology, drainage, and water quality; geology and soils; cultural resources; paleontological resources;
biological resources; utilities and public services; and parks, recreation, trails, and open space.
Mitigation Monitoring Team
A monitoring team should be identified once the mitigation measures have been adopted as conditions of
approval by the Chula Vista City Counci1. Managing the team would be the responsibility of the
Mitigation Monitor (MM). The monitoring activities would be accomplished by Environmental Monitors
(EMs), Environmental Specialists (ESs), and the MM. While specific qualifications should be
determined by the City ofChula Vista, the monitoring team should possess the following capabilities:
. Interpersonal, decision-making, and management skills with demonstrated experience in working
under trying field circumstances;
. Knowledge of and appreciation for the general environmental attributes and special features
found in the project area:
. Knowledge of the types of environmental impacts associated with construction of cost-effective
mitigation options; and
. Excellent communication skills.
The responsibilities of the MM throughout the monitoring effort include the following:
. Implemcnt and manage the monitoring program:
. Provide quality control for the site-dcvelopment monitoring;
. Administrate and prepare daily logs, status reports, compliance reports, and the final construction
monitoring:
. Act as a liaison between the City ofChula Vista and the applicant', contractors;
. Monitor on-site, day-to-day construction activities, including the direction of EMs and ESs in the
understanding of all permit conditions, site-specific project fCquirements, construction schedules,
and environmental quality control effort;
. Ensure contractor knowledge of and compliance with all appropriate permit conditions;
. Review all construction impact mitigation and, if need be, modify existing mitigation or proposed
additional mitigation:
. Have the authority to require correction of observed activities that violate project environmental
conditions or that represent unsafe or dangerous conditions, and;
Page 2
. Maintain prompt and regular communication with the on-site EMs and ESs and personnel
responsible for contractor performance and permit compJiance.
The primary role of the Environmental Monitors is to serve as an extension of the MM in performing the
quaJity control functions at the construction sites. Their responsibilities and functions are to:
. Maintain a working knowledge of the Village 7 SPA Plall project permit conditions, contract
documents, construction schedules, and any special mitigation requirements for his or her
assigned construction area;
. Assist the MM and the applicant's construction contractors in coordinating with City of Chula
Vista compliance activities:
. Observe construction achvities for compJiance with the City of Chula Vista permit conditions,
and;
. Provide frequent verbal briefings to the MM and construction personnel, and assist the MM as
necessary in preparing status reports.
The primary role of the ESs IS to provide expertise when environmentally sensitive issues occur
throughout the devclopment phases of project implementation and to provide direction for mitigation.
Program Procedural Guidelines
Prior to any construction activities, meetings should take place between al1 the parties involved to initiate
the monitoring program and to estabJish the responsibility and authority of the participants. Mitigation
measures that need to be defined in greater detail will be addressed prior to any project plan approvals in
follow-up meetings designed to discuss specific monitoring effects.
An effective reporting system must be established prior to any monitoring efforts. Al1 parties involved
must have a clear understanding of the mitigation measures as adopted, and these mitigations must be
distributed to the participants of the monitoring effort. Those that would have a complete list of al1 the
mitigation measures adopted by the City ofChula Vista would include the City ofChula Vista, the project
applicant, the MM, and the construction crew supervisor. The MM would distribute to each EM and ES a
specific list of mitigation measures that pertain to his or her monitoring t:1,<'1<'-<;; ~nd the appropriate time
frame that these mitigations are anticipated to be implemented.
In addition to the list of mitigation measures, the monitors will hove mitIgation monitoring report (MMR)
forms, with each mitigation measure written out on the top of the form. Below the stated mitigation
measure, the form will have a series of questions addressing the effectiveness of the mitigation measure.
The monitors shall complete the MMR and file it with the MM following the monitoring activity. The
MM will then include the conclusions of the MMR into an interim and final comprehensive construction
report to be submitted to the City of Chula Vista. This report will describe the major accomplishments of
the monitoring program, summarize problems encountered in achieving the goals of the program,
evaluate solutions developed to overcome problems, and providc a list of recommendations for future
monitoring programs. In addition, and if appropriate, each EM or ES will be required to fill out and
submit a daily log report to the MM. The daily log report wil1 be used to record and account for the
Page 3
monitoring activities of the monitor. Weekly and/or monthly status report, as detennined appropriate,
will be generated from the daily logs and compliance reports and will include supplemental material (i.e.,
memoranda, telephone logs, and letters). This type of feedback is essential for the City of Chula Vista to
confinn the implementation and effectiveness of the mitigation measures imposed on the project.
Actions in Case ofNoncoffivliance
There are generally three separate categories of noncompliance associated with the adopted conditions of
approval:
. Noncompliance requiring an immediate halt to a specific task or piece of equipment;
. Infraction that warrants an immediate corrective action but does not result in work or task delay,
and:
. Infraction that does not warrant immediate corrective action and results in no work or task delay.
In each case, the MM would notifY the applicant's contractor and the City of Chula Vista of the
noncompliance, and an MMR would be filed witli the MM on a daily basis.
There are a number of options the City of Chula Vista may use to enforce this program should
noncompliance continue. Some methods commonly used by other lead agencies include "stop work"
orders, fines and penalties (civil), restitution, pennit revocations, citations, and injunctions. It is essential
that all parties involved in the program understand the authority and responsibility of the on-site monitors.
Decisions regarding actions in case of noncompliance are the responsibility of the City ofChula Vista.
SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES
The following table summarizes the potentially significant project impacts associated with the Village 7
SPA Plall project, and lists the associated mitigation measures and the monitoring efforts necessary to
ensure that the measures are properly implemented, The mitigation measures presented within this
MMRP are further documented on a project level, as we]] as ownership level, including the Village 7 SPA
Plall, the McMillin Otay Ranch, LLC TM, and the Otay Project LP TM. All the mitigation measures
idcntified in the EIR are required as conditions of project approval and are stated herein in language
appropriate for such conditions. In addition, once the Village 7 sn,.j pl.,,, proiect has been approved, and
during various stages of implementation, the designated monitnrs. the City of Chula Vista, and the
applicant wi]] further develop the mitigation measures.
Page 4
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