HomeMy WebLinkAboutPlanning Comm Reports 2004/04/28
AGENDA
PLANNING COMMISSION MEETING
Chula Vista, California
Wednesday, April 28,2004,6:00 p.m.
Public Services Building
276 Fourth Avenue
Chula Vista, CA 91910
CALL TO ORDER: Castaneda
Madrid O'Neill Hall
Cortes
Hom
Felber
ROLL CALL/MOTIONS TO EXCUSE
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
APPROVAL OF MINUTES:
April 14, 2004
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission on
any subject matter within the Commission's jurisdiction but not an item on
today's agenda. Each speaker's presentation may not exceed three minutes.
1. PUBLIC HEARING:
PCM 02-10; Auto Park East Specific Plan for the easterly
expansion of the Chula Vista Auto Park on Main Street.
Project Manager' Raymond Pe, Senior Planner
2. PUBLIC HEARING:
ZA V 03-16; Consideration of a Variance to allow a 0 foot
side yard setback for a carport addition to an existing
residence located at 520 Glover Avenue.
Project Manager: Jeff Steichen, Associate Planner
3. REPORT:
Code Enforcement Program.
Presenter: Bob Vacchi, Code Enforcement Manager
Planning Commission
- 2-
April 28, 2004
DIRECTOR'S REPORT:
COMMISSION COMMENTS:
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests
individuals who require special accommodations to access, attend, and/or participate in a City
mepting, activity, or servicE', request such accommodations at Ipdst forty-eight hours in advance
for meetings, and five days for scheduled services and activities. Please contact Diana Vargas for
specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at
585-5647. California Relay Service is also available for 1he hearing impaired.
ERRATA SHEET
AUTO PARK EAST SPECIFIC PLAN
(PCM-02-10)
Section I.G. Amend second sentence to read:
The site was previousll' developed and used for af!ricultural purposes and also included'
the former O/JI Animal Shelter, which was demolished in 2002.
Section III.D.2.a. Amend to read:
Top of Slope Setback: 30 feet in addition to the retlnired 60-foot setback.
Section 1Il.G.3. Amend to read:
Sif!ns within the California Department of Transportation ("Caltrans"') iurisdictional
areas shall be subiectto approval bl' Caltrans.
Section VI.F. Delete second paragraph, first sentence, and insert:
IlIIersections at it/ain Street shall be fulll' sif!nalized. Variations of this requirement. sllch
as ri2ht-in-onll' and/or rif!ht-out-onll' intersections shall be subject to the approval of the
O/JI Enf!ineer.
PLANNING COMMISSION AGENDA STATEMENT
Item: f
Meeting Date: 04/28/04
ITEM TITLE:
PUBLIC HEARING: PCM-02-10; Auto Park East Specific Plan for the easterly
expansion of the Chula Vista Auto Park on Main Street.
On September 5, 2001, Fred Borst, Borst Family Trust, and Fask Land ("Developer") filed an application
requesting a Specific Plan (PCM-02-10) for the development of auto dealerships and supporting uses on
approximately 31 acres on the south side of Main Street and east of the existing Auto Park. The project is
located in the Otay Valley Road Redevelopment Project Area.
The Environmental Review Coordinator has conducted an Initial Study in accordance with the California
Environmental Quality Act. Based on the Initial Study, the Environmental Review Coordinator has determined
that the project could result in significant effects on the environment. However, revisions to the project made
by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no
significant etfects would occur; therefore, the Environmental Review Coordinator has prepared a Mitigated
Negative Declaration, 1S-02-010.
RECOMMENDATION:
Staffrecomrnends that the Planning Commission adopt Resolution PCM-02-10 recommending that the City
Council adopt the Mitigated Negative Declaration, based on the findings and conditions contained therein for
the Auto Park East Specific Plan, and introduce an Ordinance to approve the Auto Park East Specific Plan.
BOARDS/COMMISSIONS RECOMMENDATION:
At their October 20,2003, meeting, the Resource Conservation Commission (RCC) considered the Mitigated
Negative Declaration (MND) and Initial Study (IS-02-010) for the Chula Vista Auto Park East Specific Plan.
The RCC determined that the Initial Study was adequate and recommended that the Mitigated Negative
Declaration be adopted. The environmental review is further discussed under the analysis section below.
DISCUSSION:
A. Site and Surrounding Uses
The project site is located along Main Street, approximately one half mile east ofInterstate 805, between
Brandywine A venue and Maxwell Road. The site consists of approximately 3 I acres on the south side of Main
Street with approximately 2,910 feet of street frontage and a maximum depth of approximately 600 feet. A
substantial portion of the site was previously used for agriculture and was primarily undeveloped with the
exception of the City Animal Shelter, which was demolished in 2002. The site has been stocked with imported
fil1 under an uncontrolled embankment permit.
Immediately adjacent land uses include the existing Auto Park to the west, the Auto Park North expansion site
and industrial parks to the north (across Main Street), and the Otay Val1cy Rcgional Park and Otay River to the
Page 2, Item:
Meeting Date: 04/28/04
south and east. Miscellaneous industrial and commercial uses are located along the Main Street corridor along
with open space related to the Otay River Valley. The Otay Landfill is located to the northeast of the Project
site; the Coors Amphitheater and Knott's Soak City are located to the east.
B. Specific Plan Purpose and Objectives
The Auto Park East Specific Plan has been prepared to plan and implement the easterly expansion of the Chula
Vista Auto Park. The guiding rationale behind the Specific Plan is to ensure the orderly and viable
development of the site and the implementation of the policies of the General Plan and the Otay Valley Road
Redevelopment Project Area by establishing permitted land uses, development standards, design guidelines,
and entitlement processes. The comprehensive and coordinated development of the site will benefit the City
and the Redevelopment Project Area by removing blight and facilitating new development that will expand
commercial opportunities and the employment base.
The Auto Park East Specific Plan is a policy and regulatory tool that will guide the development of the site
using a focused development scheme. It provides a bridge between the broad policies of the General Plan and
the detailed development objectives for the site. The Specific Plan establishes land use and development
regulations that are specifically adapted to the proposed development of the site. The provisions of the
Specific Plan are intended to be responsive to constraints and opportunities on the site and the objectives of the
project while implementing adopted policy. The primary objectives ofthe Auto Park East Specific Plan are to:
. Expand the existing Auto Park to create a regional destination automobile sales and service park with
supporting uses;
. Create a distinct identity for the Auto Park and a thematic link to other attractions in the Otay Valley
through the Main Street Streetscape Master Plan;
. Coordinate the development, operation, and maintenance of the site;
. Improve the image of the Main Street corridor and adjacent land uses; and
. Ensure the provision of all necessary infrastructure, services, and facilities.
C. Development Concept
The Chula Vista Auto Park is intended to be a regional automobile sales and service destination located within
the Otay Valley Road Redevelopment Project Area. The existing 24-acre Auto Park was constructed in 1991-
1995. The Auto Park North expansion was approved in June 2003 and will add approximately 39 acres to the
Auto Park. The Auto Park East expansion will add approximately 31 acres to the Auto Park for a total of
approximately 94 acres.
The Auto Park East Specific Plan would allow new car dealerships on at least 75 percent of the site and the
construction of at least 200,000 square feet of dealership buildings. The floor area for these buildings would
vary depending on the development proposals submitted for individual dealerships. These buildings would
typically include showrooms, offices, service stations, and parts departments. Up to 25 percent of the site
could be developed with supporting uses such as a service station, car wash, and restaurants.
The development concept for the Auto Park East Specific Plan consists of 14 parcels. At least 60 percent of
the frontage on Main Street is required to be developed with new car dealerships. Up to 40 percent of the
Main Strcet frontage may be developed with supporting uses. Signalized intersections are proposed at the
existing Main Street intersections at Delniso Court, Roma Court, and Maxwell Road. Two right-in/right-out
intcrsections are proposed for the frontage between Roma Court and Maxwell Road.
Page 3, Item:
Meeting Date: 04/28/04
The Specific Plan includes development standards, design guidelines, performance standards, and conditions.
These provisions establish lot configurations, maximum lot coverage and floor area, maximum height,
minimum setbacks, parking requirements, landscape requirements, and sign requirements. Although most of
these standards are consistent with the underlying zone or other provisions of the Municipal Code, some are
unique to the Specific Plan and take into consideration the project site and the objectives for the Auto Park, for
example:
. A 60-foot setback is required along the southern project boundary because of adjacency to the Otay
Valley Regional Park-the underlying industrial zone does not require a setback.
. Other adjacency measures include requirements for non-invasive, native landscaping for slopes and
walls and performance standards for operating hours, lighting, and noise.
. Dealerships must be developed on at least 7S percent of the site, while supporting uses may not
exceed 25 percent.
. The specific plan prohibits uses not expressly listed, including those uses that would normally be
allowed by the underlying industrial zone.
. Outdoor uses are restricted to primarily auto display and inventory parking. Other outdoor uses
allowed by the underlying industrial zone are prohibited, such as outdoor storage.
. An easement for trail purposes is required as a back-up measure if a trail cannot be located within the
adjacent regional park.
The Specific Plan's design guidelines require landscape consistency within the Auto Park and street, sign age,
and landscape improvements that are consistent with the Main Street Streetscape Master Plan. These design
controls are intended to create a coordinated theme and image for the Auto Park and the Main Street corridor.
Performance standards and conditions would insure that the operations and maintenance ofthe land uses in the
Auto Park do not become detrimental to other uses or surrounding areas. These standards and conditions
address hours of operation, promotional displays and events, deliveries and loading, outdoor speakers and
pagers, car washing, facilities maintenance, and lighting.
D. Development Entitlements
In addition to the Specific Plan (PCM-02-1O) and Mitigated Negative Declaration (IS-02-0 1 0), a Parcel Map
and an Owner Participation Agreement (OP A) are required. The OPA will address the negotiable development
considerations for the project and performance requirements for the developer. After these development
entitlements have been obtained, development proposals for individual lots would be subject to the design
revIew process.
ANALYSIS:
A. General Plan and Zoning Consistency
The Auto Park East Specific Plan is consistent with the General Plan's Research and Limited Industrial land
use designation for the site. Automobile sales are conditionally permitted uses under the 1-L, Limited
Industrial zone classification that implements the land use designation. The Specific Plan would limit the
range of uses otherwise permitted by the Limited Industrial zone in order to achieve the objectives of the
Redevelopment Plan for the Otay Valley Road Redevelopment Project Area, specifically the expansion of the
Auto Park and creation of a regional-serving auto center.
Page 4, Item:
Meeting Date: 04/28/04
The I-L, Limited Industrial zone permits a wide range of uses such as manufacturing, printing, processing,
assembling, repairing, bottling, or packaging of products; wholesale businesses and warehousing; laboratories
(research, experimental, film, electronic, and testing); truck, trailer, mobile home, boat and farm equipment
sales; building materials sales yards; service yards, storage yards, and equipment rental; minor auto repair;
laundries and dyeing and cleaning plants; car washing; plumbing and heating shops; manufacture of food and
pharmaceuticals; and agricultural uses.
Conditionally permitted uses in the I-L zone include machine shops and sheet metal shops; service stations;
steel fabrication; restaurants; drive-in theaters; major auto repair, engine rebuilding, and paint shops; parking
lots and garages; plastics and other synthetics manufacturing; trucking yards, terminals, and distributing
operations; retail sales of bulky items; retail distribution centers and outlets; recycling centers; and hazardous
waste facilities.
The Specific Plan considerably reduces the range of potential land uses on the project site by specifYing four
categories of permitted uses, all of which would be consistent with the underlying land use designation. These
are automobile sales (new car dealerships), inventory parking, supporting services, and accessory uses.
Supporting services include a range ofland uses that would support the auto dealership uses in the Auto Park.
These include automobile parts and accessories sales; collision repair; detailing and car washes; restaurants;
other vehicle sales and service; and car rentals.
B. Redevelopment Plan Consistency
The expansion of the Auto Park is an adopted redevelopment program in the 2000-2004 Five Year
Implementation Plan for the Otay Valley Road Project Area. The program is intended to address the
conditions of inadequate public improvements, public facilities, visual blight, and other conditions of blight
including depreciated/stagnant property values, under-developed property, and the need for an enhanced
physical environment. The Specific Plan and its implementation would be consistent with the adopted policies
of the Redevelopment Plan for the project area.
C. Specific Plan Statutory Requirements
Specific Plans may be adopted by ordinance in accordance with Chapter 19.07, Specific Plans of the Chu1a
Vista Municipal Code and Sections 65450-65457 of the California Government Code. Chapter 19.07 adopts
and incorporates Government Code Sections 65450-65457 by reference as though set forth in full. The
Specific Plan supersedes the zone regulations for the project site. Where in conflict with the Zoning
Ordinance, the Specific Plan applies; and where it is silent, the Zoning Ordinance and other applicable policies
and regulations apply.
The proposed Auto Park East Specific Plan meets the statutory requirements of Government Code Section
65450-65457. Specifically, the following required sections are provided, as noted:
. The distribution of land uses in the area covered by the plan (Section II);
. The provision of essential facilities to support the land uses (Section VI);
. Standards for development (Section 111, IV, and V);
. Implementation measures (Section VII); and
. The relationship of the Specific Plan to the General Plan (Section I).
Page 5, Item:
Meeting Date: 04/28/04
D. Environmental Review
Mitigated Negative Declaration (MND) 1S-02-0 I 0 was prepared for this project pursuant to the provisions of
the California Environmental Quality Act (CEQA). Based upon the findings of the initial study, it was
determined that the project could potentially result in significant impacts to air quality, biological resources,
noise, hydrology and water quality, geology and soils, cultural resources, hazardous materials, and traffic.
Mitigation measures have been included in the project to address these potentially significant impacts. The 30-
day public review and comment period, including the State Clearinghouse review period for State of California
agencies, for the MND closed on November 14, 2003. Comment letters were received from the following
agenc1es:
. Califomia Department of Toxic Substances Control
. California Department of Transportation (Caltrans), District II
. Chula Vista Elementary School District
. Otay Water District
. City of San Diego, Development Services
Pursuant to CEQA, although formal responses to written comments on a draft MND are not required, the
decision making body of the lead agency is required to consider the proposed MND together with any
comments received during the public review process. The responses to the comment letters are attached.
The RCC raised a concern that the cumulative traffic mitigation measure does not indicate a commitment for
when the measure will be implemented. The mitigation measure states that prior to issuance of building
permits, the applicant shall contribute to the Traffic Development Impact Fund (IDIF) toward the construction
of a second westbound left-turn lane to be provided at the Main StreetJI-805 southbound ramp intersection.
Staff Response:
The need to provide a second westbound left turn Jane underneath the 1-805 overpass was identified as a
cumulative impact in the traffic report prepared for this project by LLG Traffic Consultants on November 12,
2001 and revised on April 22, 2002. Cumulative impacts pursuant to the California Environmental Quality
Act (CEQA), are impacts created by overall development. Each subsequent individual project contributes to
the identified cumulative impact through an additive effect. This project is being required by the mitigation
measure to contribute its fair share of the overall identified cumulative impact. Each project's fair share is
determined by the traffic it generates based on Average Daily Trips (ADTs).
The development impact fee is the best mechanism for identifYing the fair share distribution of the overall
mitigation program. The adopted Chula Vista Development Impact Fee for Streets (TD1F) has two main
purposes: (1) To fund the construction of facilities needed to reduce, or mitigate, potential impacts resulting
from development within the specified area; and (2) To spread the costs associated with construction of the
facilities equitably among the developing properties. These fees are governed by the regulations and
requirements ofGovemment Code Section 66000 et seq. of the State of California. The City's TDlF program
is intended to implement the City's adopted goals and objectives.
The construction of the second westbound left-turn lane is included in the TDlF program adopted by the City
Council in the 2002 City budget. The inclusion of the construction of the second westbound turning lane in
the TDIF ensures its construction when it is determined that it is needed. Developer fees are also used to fund
traffic monitoring and growth management studies, which are used as a means to determine with more
precision, when the actual improvements need to be constructed. In addition to developer fees, additional
Page 6, Item:
Meeting Date: 04/28/04
funding sources, such as the use of State-Local Transportation Partnership Program (SLTPP), are available to
fund project construction. The required developer contribution fees are adjusted each April 1, based on the
one-year change, if any, thus ensuring that funds are available for the construction of the identified project.
CONCLUSION:
The Auto Park East Specific Plan proposes land uses that would implement the General Plan land use
designation for the site and the Redevelopment Plan's goals and objectives for the expansion of the Auto Park
and the creation of a regional automobile sales and service center within the Otay Valley Road Redevelopment
Project Area. The provisions of the Auto Park East Specific Plan would implement existing guidelines relative
to design, on-site landscaping, and the Main Street streetscape. Therefore, staff recommends approval of the
Auto Park East Specific Plan and related documents.
ATTACHMENTS:
I. Locator Map
2. Aerial
3. Application Documents with Disclosure Statements
4. Mitigated Negative Declaration (lS-02-0 I 0), Mitigation Monitoring and Reporting Program, and
MND Comments and Responses
5. Draft Planning Commission Resolution No. PCM-02-10
6. Draft City Council Ordinance
7. Draft Auto Park East Specific Plan (PCM-02-1O)
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LOCATOR MAP
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: Auto Park North
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ATTACHMENT 2
AERIAL
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<';,OJ'S: ~ Planning & Building Department
:-c';) .~:::::~~ 276 Fourth Avenue
. - .... > CJ1Y OF
}:"0fUlA VISTA (619)691-5101
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, TYPE OF REVIEW RE UESTED
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Development Processing
Application Form - Type B
Page One
(staff use only) Case No.: PCfh _ D ;2 -{ a
o General Plan Amendment
o GeneIOI Development Plan
'"' _ 0 Amendment
~PNSpec/flc Plan
o Amendment
o RedeYeIopment
o Amencinent
o Zone Change
o Tentative SubdMslon
Mop
o Arinexotion
o Oft'er:
FlIng Dote: 9 -> - 0/
AssIgned Planner.
Receipt No.:
Project Acct: t!Jt+-
Deposit Ace!:
Related Coses:
By:
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DZA Public Hea~ng
It applicant Is not ownef. owne(s aulholtzatlon
Is required 10 process request. See signature
on Page lwe.
Engineer/Agent Theodore Griswold, Procorpio, Cor Phone No.
Jim Hettinger/Nolte Associates 385-0500
Engineer/Agent Address
15090 Ave. of Sciences SD CA 92128/530 B Street Suite 2100 SD CA 92101
APPLICANT INFORMATION
AppIIcont Name
Fred Borst Borst Famil T
AppIIcOO1 Address
P.O. Box 2008 El Cajon CA 92021
AppIIccnI's Interest In
(j Own 0 lease 0 In Escrow 0 Opfioo to purchase
Phone No.
GENERAL PROJECT DESCRIPTION
Project Nane
Chula Vista Auto Park II
GeneIOI Descrfption of Proposed Project
[please use,Gppendx A to prc'NIde 0 fuR descrlptfon end justlflcaflon for ttJe {XOject}
SJ: (Le. eo.", 09<:10101 Reslden11ol)
Commercial' Auto Park
See Attached
SUBJECT PROPERTY INFORMATION for all
Main Street,
approx. 5 miles East I-80S'
pment eo ~ oppllcable
Otay Valley Road
orrmunity (if appticable)
Zon
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Vacant
FCnM S' (PN;f 1 OF 2)
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Development Processing
Application Form - TYQ~__B
Page Two
fsf(']ft' LSA orw1
Case No.:
/GENERAL DEVELOPMENT PLAN Ii
!Genera Developnent Pion Name
Chula Vista Auto Park
Total At:;res
Prooosed land Uses
Corrmerclal: 32.1 Acres Industrial: Acres
Parks: Acfes Schools: Acres
Corrmunlty Purpose: Acfes Circulation: Acres
.
Pubic/Quosl: Acfes Open Space: Acres
Resldentfal Range -
SIngle family Detached: to Urits Acres
Single Family Attached: to lJrjjs Acres
Duplexes: to Urits Acres
,Apartments: to Ur/ts Acres
Condoninlums: to Ur/ts Acfes
Totals: to Ur/ts Acres
GENERAL PLAN AMENDMENT
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Please slate v.try !he General Pion shoUd be ctcnged
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ANNEXATION
Prez IL ~~ "el. NO.
ITENTATIVE SUBDMSION MAP :
Su f1 Name lev IIOCI NO.
Mlnlmrnlot SIze NO. or unns AVefoge lot SIze
WNE CHANGE j
o RezOling 0 Prezoning o Setback Proposed Zoning
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Ap II or Agent Signature
Theodore J. GriRwold
Pr1nt Appi:ant or Agent Name
Fred 60r s t
Pr1nt Owner Nome
AIJQII~t- 11 ?OOl
Dote
0Nner 9gnoture
(Required If AppIlcont is not ONner)
Dote
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ATTACHMENT 4
Mitigated Negative Declaration
PROJECT NAME:
Chula Vista Auto Park East Specific Plan
PROJECT LOCATION:
South of Main Street (formerly Otay Valley Road)
ASSESSOR'S PARCEL NO.:
644-040-62,644-040-11
PROJECT APPLICANT:
Mr. Fred Borst
Borst Trust
P.O. Box 2008
El Cajon, CA 92021
IS-02-0 10
CASE NO:
DATE OF DRAFT DOCUMENT:
October 10, 2003
DATE OF RESOURCE CONSERVATION COMMISSION MEETING: October 20, 2004
DATE OF FINAL DOCUMENT:
April 21, 2004
A. Proiect Settin!!
The proposed project site is located in the City of Chula Vista, approximately
6 miles south of the City of San Diego's downtown core and approximately
8 miles north of Tijuana, Mexico, and the international border (Figures I and 2).
The site is part of the Otay Valley Redevelopment Area which was created in
1983 and covers 771 acres of primarily industrial/commercial property.
The Auto Park Expansion project is located on 31.2 acres south of Main Street
(formerly Otay Valley Road), east of Interstate 805. To the west is the existing
Chula Vista Auto Park. The project site is bound to the north by Main Street, and
to the south is the Otay River. East of the project site is open space. Other
surrounding land uses consist of commerciaVindustrial and residential single-
family development (Figure 3).
B. Proiect Description
The Chula Vista Auto Park is intended to be a regional commercial automobile
sales and service center located within the Otay Valley Redevelopment Project
Area. The existing Auto Park (Phase 1) was constructed in 1991. An
Environmental Impact Report (EIR) was prepared for the development of Phase I
by P&D Technologies in November 1991 (SCH No. 91061074). Phase 1 consists
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Figure 2
of two parcels, what was once referred to as the Shinohara to the east (20 acres)
and the Pacific Bell on the west (5 acres). In August of 1991, the City of Chula
Vista issued a negative declaration (IS-91-45) for the Shinohara Grading Project,
which allowed for rough grading of 20 of the 25 acres of the project site. The EIR
addressed impacts associated with the subdivision and deve\oprnent of an auto
dealership complex consisting of five auto dealership structures and associated
uses, parking, and roads. The total floor area was proposed to be approximately
139,000 square feet (SF).
The primary use of the site was to provide new car sales, with other uses
proposed, such as the sale of recreational motor homes, boats, used/trade-in cars,
parts departments, vehicle service facilities, vehicle storage facilities, body shops,
a fueling station, and a car wash. Currently, Phase 1 consists of two auto
dealerships, Fuller Ford/Honda and People's Chevrolet.
The Auto Park East Spccific Plan is proposed for the expansion of the existing
Auto Park. The rationale behind this Specific Plan is to ensure the orderly and
viable development of the project site, and the implementation of policies of the
General Plan and the Otay Valley Redevelopment Project Area. The
comprehensive and coordinated development of the Auto Park expansion will
facilitate new development that will expand retail opportunities and the
employment base.
The project consists of proposed subdivision and development of an Auto Center
containing up to 200,000 SF of auto dealerships on approximately 3 I acres.
Accessory uses will includc dealership servicc facilities and body shops, a fast-
food facility, a gas station with convenience store, a car wash, financial assistance
providers, auto parts stores, and a restaurant. The existing Auto Park is
approximately 25 acres. The Chula Vista Auto Park East Expansion will increase
the existing Chula Vista Auto Park by 128%, frorn 25 acres to a total of 56 acres.
The expansion is estimated to include the construction of new car dealerships. A
minimurn of75% of the total site area will include auto dealerships. A maxirnum
of 25% of the net site area (approximately 6.2 acres) will be used for supporting
uses. These uses will be concentrated on the eastern portion of the project site
and will include, in order of priority, a fast-food restaurant, a gas-mart/carwash, a
fast-food or sit-down restaurant, a tire store, a bank/financial institution, an auto
parts store, an alannlsecurity/sound system retail outlet, an off-road vehicle store,
and an All-Terrain Vchicle (ATV)/Trailer dealership. These supporting uses will
complement and serve the entire Auto Park, and will diminish offsite traffic
impacts by creating a comprehensive automotive center within the Auto Park.
Each new car dealership will include a showroom, offices, service stations, and a
parts department. Thc remainder of the dealership lots will be used for vehicle
display and storage and landscaping. The relative area of each of these uses for
each dealership will vary, based upon their business plan and overall site area.
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The existing 3 I-acre single-parcel project site will be divided to create 14 parcels,
numbered I through 14, west to east (Figure 4 and Figure 5). The prirnary
dealership locations will be Parcels 2 through 8. The parcels may be developed
individually as single dealerships or groupings of two or more parcels, depending
on the anticipated volumc needs of the dealership. Maximum building coverage
of each dealership will follow the proportionate development guidelines in the
Chula Vista Auto Park East Specific Plan.
Each of the facilities wil1 gain primary access from Auto Park Drive, a frontage
road south of Main Street, which will be extended easterly from Phase 1 of the
Auto Park. The extended Auto Park Drive will include improved intersections at
Roma Court and Maxwell Road and will ternlinate at the Maxwe]] Road
intersection. An internal circulation road (Auto Park Drive) will allow on site
traffic flow along the south perimeter of the project.
The project will gain access ITom Main Street to the west, using a right-turn-only
entrance at the interface of the project site with the Chula Vista Auto Park
Phase I. The internal circulation road (Auto Park Drive) will wind to thc south
portion of the project site for the length of the property, connecting with Main
Street through midpoint connections with Rorna Court and Auto Parkway, and
ternlinating at Main Street at Maxwell Street. The Maxwell StreetIMain Street
and Roma CourtlMain Street intersections will bc fully signalized. On site, Roma
Court will extend south to a T-intersection with Auto Park Drive. A]] dealerships
and supporting uses in the project area wi]] have access ITom Auto Park Drive,
and those fronting Roma Court will also have access ITorn Roma Court.
The project will include the import of 472,830 cubic yards of soil to create a level
developrnent area. The site was previously issued a stockpile permit which is no
longer in use. Any soils to be imported to the site will be required to undergo
evaluation to determine the existence of any hazardous materials or contamination
prior to use. All of the imported soil will be placed above the 100-year floodplain
as depicted in the most recent Federal Emergency Management Act (FEMA)
maps. The project pad will include the construction of nine private storm drains,
which will concentrate runoff through onsite cleaners and flow regulators, wi]]
eventually flow into the Otay River floodplain. One municipal storm drain pipe
located at the western portion of the property will terminate at the southern edge
of the development adjacent to the wetlands. Flows into this storm drain are from
off-site municipaJ infrastructure, and the project site does not contribute to flows
into this drain. Site reconnaissances of the storm drain will be conducted a few
times a year to ensure that facilities are not damaged by vandalism or natural
effects. Requirements for maintenance and any improvements to this access road
shall be established by the City Public Works Department. An unpaved access
road wil1 he provided to this outlet to allow maintenance to the municipal storm
drain.
Additionally, NoJte Associates, Inc., the project engineers, have indicated a
"keystone" masoruy wall ranging from approximately 5 fect to 31 feet in height
PI AlrV: ,\l'EIRev-!\.1NDlcvautu _nmd-acccpled f rOi9i(l 'I
7
has been proposed to traverse the southern portion of the site to reduce direct
impacts to the adjacent riparian habitat. The finished building pad will average
approximately 25 feet above the floor of the Otay River Valley. The wall will be
a "keystone" wall designed to provide slope protection from the adjacent Otay
River Valley. The design of the wall will allow plantings with noninvasive native
plants compatible with the adjacent habitat within the Otay River Valley.
The site win be landscaped along the frontage consistent with Phase 1 of the Auto
Park and the Auto Park East Specific Plan thematic landscape guidelines.
Meandering turf and groundcovers, along with accent plants, will be used on
Main Street and along Auto Park Drive. Dealerships will include localized trees
and shrubs to soften the appearance of buildings.
The project has been redesigned to minimize impacts to adjacent wetland habitat.
Even still, the project will impact a small amount (0.46 acre) of jurisdictional
wetland adjacent to the Otay River. This impact win necessitate a Section 404
(Nationwide) Clean Water Act permit from the U.S. Army Corps of Engineers
(USACOE) and a Section 401 Water QuaJity Certification from the California
Regional Water Quality Control Board (RWQCB). A Streambed Alternation
Agreement wil1 be required pursuant to Scction 1600 et seq. of the California Fish
and Game Code.
Discretionary Approvals
The following permits or discretionary approvals are required for project
implementation:
. Specific Plan for the Chula Vista Auto Park East Expansion;
. Design Review Committee Review;
. Tentative Parcel Map for the subdivision of the existing single-parcel
project site into fourteen parcels;
. California Department ofFish and Game (CDFG) 1603 Agreernent;
. RWQCB 401 Certification; and
. USACOE Section 404 Pennit.
Lead Agency
In conformance with Sections 15050 and 15367 of the California Environmental
Quality Act Guidelines, the City of Chu]a Vista will be the "]ead agency", which
is defined as the "public agency which has the principal responsibility fur carrying
out or approving a project".
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Responsible Agencies
United States Anny Corps of Engineers (Section 404 Nationwide Clean Water
Act permit)
California Regional Water Quality Control Board (Section 401 Water Quality
Certification)
California Department of Fish and Game (Streambed Alteration Agreement)
C. Compatibilitv with Zonin!! and Plans
The proposed project is located within an area designated as Research and
Lirnited Industrial in the General Plan and zoned ILP - Limited Industrial Zone,
Precise Plan Modifying District. The project is also within the Otay Valley
Redcvelopment Project Area.
The proposed Auto Park East Specific Plan has been prepared in accordance with
Chapter 19.07 of the City of Chula Vista Zoning Ordinance and Sections 65450-
65457 of the California Governn1ent Code. The proposed specific plan would
supercede the site's existing zoning by establishing land use, design, and
development standards for the site and defining the type and amount of
devclopment permitted. Where in conflict with the Zoning Ordinance, the
specific plan will apply; where the specific plan does not address a topic,
appropriate City regulations will apply.
The Specific Plan would also be consistent with the City of Chula Vista
Redevelopment Agency Project Area Improvement Plans for 2000 through 2004.
This five-year implementation plan was adopted by the City in November 1999
and was determined to be consistent with the City's General Plan.
Chula Vista's nO-acre Otay Valley Redevelopment Area, located in the
southeastern corner ofthc City, is a gateway to Chula Vista fiom Otay Mesa and
the Mexican commercial border crossing. Established in 1983, this project area's
light industry and nearby cultural and recreational uses are bringing regional
recognition to the Otay Valley's unique advantages.
The goal of the Redevclopment Area Plan for the Otay Valley Road is to "use the
process of redevelopment to eliminate and mitigate the many aspects of existing
visual, economic, physical, social, and environmental blight within the Project
Area." The Rcdevelopment Plan establishes objectives such as:
. The development of property within a coordinated land use pattern of
commercial, industrial, recreational, and public facilities in the Project
Area consistent with the goals, policies, objectives, standards, guidelines,
and requirements as set forth in the City's and County's adopted Gencral
Plan and Zoning Ordinance;
PI.A./CV'APEiRev-MND/cvauto nmd accepted (10/9/03) 13
. The encouragement, promotion, and assistance in the development and
expansion of local commerce and needed commercial and industrial
facilities, increasing local employment prosperity, and improving the
economic climate within the Project Area, and the various other isolated
vacant and/or underdeveloped properties with the Project Area; and
. The creation of a more cohesive and unified community by strengthening
the physical, social, and economic ties between residential, commercial,
industrial, and recreational land uses within the community and the Project
Area.
These objectives focus on the development of commercial/industrial uses within
the project area. Therefore, implernentation of the Specific Plan does not conflict
with the City's efforts in redeveloping the Otay Valley Road project area.
The proposed Otay Valley Regional Park (OVRP) is located to the south of the
proposed project site. The City is a participating local agency in planning and
implementation for the OVRP. This major planning project will result in a
regional park consisting of approximately 8,700 acres. The OVRP will provide
for biological open space, active and passive recreation areas, trail corridors,
staging areas, overlook areas and interpretive ccnters. The boundary of the OVRP
open space is the sarne as the boundary of the County of San Diego Multiple
Habitat Planning Area (MHP A) designated in the Multiple Species Conservation
Plan (MSCP) Subarea Plans for the Cities of San Diego and Chula Vista and the
County of San Diego South County Segment. A 5-foot-wide sidewalk area
located along the southern portion of the keystone wall may be used in the future
as part of the proposed OVRP trail system.
The MSCP is a comprchensive, long-term habitat conservation plan which
addresses the needs of multiple species and the preservation of natural vegetation
communities in San Diego County. The Subarea Plan for the City of Chula Vista
has been prepared pursuant to the general outline developed by the USFWS and
the CDFG to meet the requirernents of the California Natural Community
Conservation Planning (NCCP) Act of 1991. The Subarea Plan is also consistent
with the MSCP Subregional Plan and qualifies as a Subarea Plan document to
implement the MSCP Subregional Preserve within the City.
D. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an attached
Environmental Checklist Form) determined that the proposed project will
potentially have a significant environmental effect on the following
environmental resources:
. Air Quality;
. Biological Resources;
. Hazards and Hazardous Materials;
P/A!CV:APEIRev MND/cvauto nmd accepted (10/9/01)
14
.
Cultural Resources;
Geology/Soils;
Hydrology and Water Quality;
Noise; and
Transportation/Circulati on.
.
.
.
.
Air Quality
Based on an Air Quality Impact Analysis prepared by Giroux and Associates
(2003), the proposed project will generate an incremental increase in short- and
long-term emissions as development occurs. Air pollutants will be generated
during both the construction and operation phases. Development of this site is
consistent with the land use plan that currently exists and is, therefore, consistent
with the goals and objectives of the current Regional Air Quality Strategy
(RAQS) for San Diego and with the State Implementation Plan (SIP). The SIP
documents the necessary overall strategy and individual tactics by which the San
Diego Air Basin can rneet its attainment goal.
Because of the absence of local thresholds, a similar set of criteria was used based
upon the CEQA guidelincs from the South Coast Air Quality Management District
(SCAQMD). Because San Diego air quality is better than in Los Angeles, use of
these guidelines is presumed to create an even greater margin of safety for pollution-
sensitive rcceivers in the project vicinity. The SCAQMD's significance criteria
were adopted for construction activities as follows:
ROG
NOx
CO
SOx
PMIO
2.75 tons/quarter
6.75 tons/quarter
24.75 tons/quarter
6.75 tons/quarter
6.75 tons/quarter
Operational Impacts
The project is consistent with the City's operational activity measures, since it
proposes to provide employee services (restaurants) within walking distance and
provides an employment base in proximity to residential uses. No adverse air
quality impacts are anticipated due to implementation of this project.
The proposed project will impact air quality almost exclusively through the
vehicular traffic generated by site visitors and employees. Mobile source impacts
occur basically on two scales of motion. Regionally, site-related travel will add to
regional trip generation and increase the vehicle miles traveled (VMT) within the
local airshed. Locally, project traffic will be added to the Chula Vista roadway
system near the project site. If such traffic occurs during periods of poor
atmospheric ventilation, is comprised of a large number of vehicles "cold-started"
and operating at inefficient speeds, and is driving on roadways already crowded
with nonproject traffic. there is a potcntial for the fom1ation of micro scale air
PINCVI^PE/R~v MND/cvautu mnd-accepted (\0;4/0,)
15
pollution "hot spots" in the area immediately around points of congested traffic.
With continued improvement in vehicular emissions at a rate faster than the rate
of vehicle growth and/or congestion, air pollution "hot spot" potential is steadily
decreasing. Standards for carbon monoxide (CO), thc most typical indicator of
any "hot spot" potential, have not been exceeded at any air basin rnonitoring
station since 1990.
A microscale air quality "hot spot" analysis was conducted at the Main Street!
Oleander Avenue intersection at the closest point of potential traffic impact to air
quality with occupied sensitive receptors (homes north of Main Street). A
dispersion analysis was conducted using the Caltrans CALINE4 roadway
emissions air pollution model. The peak one-hour CO exposure to the nearest
residents from Main Street traffic was less than 1.0 parts per rnillion (pprn). The
maximum background CO level in Chula Vista was 6.0 ppm in 2000. If the worst
background, plus the maximum local contribution were to occur at the sarne time,
their combined exposure would be 7.0 pprn. The level is less than the California
one-hour CO standard of 20 ppm. It is also less than the more stringent 8-hour
state and/or federal CO standards of 9 ppm.
Future CO exposures are forecast to decline as continued emissions improvernents
offset any local traffic growth. There are no predicted existing or future CO "hot
spots" in the project area.
Secondary project-related atmospheric impacts derive from a number of other
small, growth-connected emission sources such as temporary emissions of dusts
and fumes during project construction; increased fossil-fuel combustion in power
plants from project electricity requirements; evaporative emissions at gas stations
or from paints, thinners, or solvents used in construction and maintenance;
increased air travel from area visitors; dust from tire wear and resuspended
roadway dust, etc. All these emission points are either temporary, or they are so
small in comparison to project-related automotive sources that their impact is less
than significant.
COllstructioll Impacts
Clearing of the project site, excavating for utilities, the preparation of foundations
and footings, and construction of any "hardscape" will create temporary ernissions
of dusts, fumes, equipment exhaust, and other air contaminants during the project
construction period. In general, the most significant source of air pollution from
project construction is typically the dust generated during clearing, excavation,
and site preparation.
Dust lofting rates from construction actIvItIes are usually assumed to average
1.2 tons of dust per month per acre disturbed. This rate is for total suspended
particulates (TSP). TSP contains a limited fraction of particulate matter small
enough (10 microns or less, called PMIO) to enter into human lung tissue. The
above factor also does not consider the dust control efficiency from normal
PI A!CV/APE/Rev-MNDlcvauto _mIld-accepted t 1 0/9103)
16
construction practice. Dust control through regular watering and other fugitive
dust abatement measures required by the San Diego Air Pollution Control District
(APCD) can reduce dust emission levels from 50% to 75%. Dust emission rates,
therefore, depend on the site development rate and the care with which dust
abatement procedures are implernented.
The proposed project site covers approximately 31 acres. Under standard grading
practice, less than 10 acres of grading occurs during grading operations. As a
worst-case assumption, every square foot of the site was assumed to be under
simultaneous grading disturbance. For a 31-acre disturbance area, PMIO
emissions are estimated to be approximately 850 pounds per day with the use of
"standard" dust control measures. If grading were to occur in excess of 10 acres
daily, this emission level would be well in excess of the 6.75-ton/quarter threshold
if heaviest construction occurred for more than 15 days per quarter.
Enhanced dust control measures can achieve 80% control efficiencies compared
to the 50% attainable with watering alone as the only standard dust control
measure. The Air Resources Board (ARB) assigns a PMIO emissions rate of
10.2 pounds per acre when additional dust control is practiced beyond once-daily
watering. With adoption of enhanced dust control rneasures, assuming that the
project is completed consistent with standard grading operations (less than
10 acres of disturbance daily), maximurn daily PMIO emissions can thus be
maintained at 326 pounds per day. With the use of best available control
rneasures (BACMs) for dust control, temporary PMIO impacts from project
construction would not be significant. Use of enhanced dust control is required to
maintain a less-than-significant PMIO impact. The project will be conditioned by
the City to implement mitigation measures listed in Section E of this MND as part
of the Grading Permit.
Construction activities are most noticeable in the immediate vlclmty of the
construction site. There is, however, some potential for "spillover" into the
surrounding community. Spillage will be physical, such as dirt tracked onto
public streets or dropped from trucks. Spillover will also be through congestion
effects where detours, lane closures, or construction vehicle competition with
nonproject peak-hour traffic slows traffic beyond the immediate construction site
to less pollution-efficient travel speeds. Such off site effects are controllable
through good housekeeping and proper construction management/scheduling.
Recommended management techniques to reduce potential spillover impacts
include cleanup of spills on public streets, traffic management to rninimize
detours and conflicts with peak-hour baseline traffic, and encouraging
construction personnel carpooling.
Auto Maintenance Impacts
Automobile maintenance entails vehicJe idling during engine tune-ups and repair.
Maintenance will require the use of solvents, paints, and other materials that are
considered potentially hazardous. Occupational health and safety agencies limit
Pi A/CY 'APF/Rev-MNDlcYaulo _ mnd-accepted (10/4/031
17
the exposure for repair employees within the immediate vicinity of the emissions.
Nearest homes are far from the dealerships, and prevailing day1ime winds are
west to east away frorn existing homes. Existing dealerships closer to Chula Vista
residences have not been observed to create detectable fumes, dust, mists, or other
nuisance emissions. Any localized effects will be completely masked by
emissions from 150,000 vehicles per day on 1-805. No detectable air quality
impacts are anticipated !Tom vehicle rnaintenance, cooking odor, gas station
evaporative emissions, or other project-related sources given both their substantial
buffer distance to sensitive receptors and prevailing meteorology.
Air Quality Planning Consistency
The proposed project will meet a need for automotive sales, service, and support
activities. The project would further consolidate trip-making to widely scattered
resources into one limited area. The air basin is currently in attainment for the
federal one-hour ozone standard (1999-2001). The RAQS/SIP predicts that the
rate of basinwide vehicular growth wil1 continue to be more than offset by
vehicular exhaust emission reductions and other emission control programs. The
project will not create "new" travel for vehicle sales and service that would not
occur for the no-project alternative. Trip consolidation to a wider variety of
dealerships and associated uses will slightly reduce regional travel. The proposed
project is therefore consistent with the RAQS/SIP.
Although the proposed project would generate the most significant source of air
pollution !Tom project construction !Tom dust generated during clearing,
excavation, and site preparation, implementation of appropriate mitigation
measures will reduce impacts to a level below significance. Additionally, the
Specific Plan shall incorporate standards and guidelines for energy conservation
as a means to maintain energy efficiency, further preserve natural resources, and
reduce impacts associated with exposure to air pollutants. Use of energy
conservation design that exceeds the minimum requirements by a reasonable
target will thus encourage the conservation of natural resources.
Biological Resources
Direct Impacts
The project site described in the Specific Plan is approxirnately 31 acres of
previously disturbed or developed land within a larger property ownership of
approximately 105 acres. The biological technical report focused on the impacts
resulting frorn the proposed Specific Plan.
Helix Environmental Planning, Inc. prepared an analysis in September of 2002
based on project modifications to reduce wetland impacts. This modification to
the project design reduced impacts to 30.48 acres within the project boundary and
0.12 acre offsite as indicated in the table below. Much of the project site has been
previously graded; however, proposed project impacts include additional
PI^/('VIA.PFiRe\'-MNDI~\'auto mnd accepted (IO/'iiOJ)
18
disturbance associated with grading and clearing of a small amount of wetland
habitat along the northern extent of the Otay River Valley riparian corridor,
including southern willow scrub, rnule fat scrub, riparian scrub, and tamarisk
(Figure 6). A Wetland Delineation was prepared by Helix Environrnental
Planning, Inc. (September 2002) in order to address impacts to wetland resources.
Impacts to jurisdictional areas are indicated in the table below. As a result of the
redesign, which would rninirnize impacts to wetland habitat, impacts were
reduced rrom 1.34 acres to approximately 0.46 acre. However, impacts to these
sensitive wetland habitats would still be considered significant.
Project effects on federal Army Corps of Engineers (ACOE) jurisdictional areas
within the subject property consist of approximately 0.46 acre of wetland.
Impacts to state California Department of Fish and Game (CDFG) jurisdictional
areas total 5.86 acres.
Proiect 1m oacts to Biolol?ical Resources
Vegetation/ Existing* Impacts Remaining*
Habitat Type On site Offsite
Southern Willow Scrub 4.84 0.06 -- 4.78
Freshwater Marsh 2.57 -- -- 2.57
Mule Fat Scrub 5.43 -- -- 5.43
Riparian Scrub ]2.60 0.24 -- 12.36
Disturbed Riparian Scrub 1.13 -- -- 1.13
Tarnarisk Scrub 44.97 5.3 -- 39.67
Disturbed Tamarisk Scrub 0.40 -- -- 0.40
Disturbed Wetland 1.11 -- -- 1.11
Open Water/Streambed 0.05 -- -- 0.05
Diegan Coastal Sage Scrub
(Disturbed) 0.55 -- -- 0.55
Poison Oak Chaparral 1.18 -- -- 1.18
Disturbed Upland Habitat 28.82 23.58 0.]2 5.24
Developed 1.52 1.30 -- 0.22
Total 105.17 30.48 0.12 74.69
* Acreage includes area outside of the Specific Plan that wi)] be retained in open space.
Source: Biologica1 Technical Report prepared by Helix Environmental Planning, Inc.
(September 6, 2002)
P/AlCYIAPE/Rcv-1\.fND/cvauto mnd-ac~ep!ed (IO/G10,) 19
Army Corps of California
Resource Department of
Engineers Fish And Game**
Riparian Scrub 0.18 0.50
Southern Willow Scrub 0.02 0.06
Tamarisk Scrub 0.26 5.30
Total Acres 0.46 5.86
Proposed Project Efj ects on Jurisdictional Areas*
*Va1ues are given in acres.
**CDFG impacts may overlap ACOE areas.
Source: Jurisdictional Delineation for the Borst Property prepared by Helix
Environmental Planning, Inc. (September 6, 2002)
Multiple Species Conservation Program
The project will not impact Multiple Species Conservation Program (MSCP)
covered, or "narrow endemic" species. Because no narrow endernic plant species
have been observed within the proposed impact area, and based on the highly
disturbed nature of the proposed project area and biological surveys, MSCP
narrow endemic species would not be expected to be affected by the project
grading. No impacts to narrow endemics would occur.
The above tables summarize the impacts to the biological resources and
jurisdictional areas identified on the project site. Impacts to sensitive biological
resources are considered significant; therefore, mitigation will be required prior to
approval.
In accordance with the MSCP, the Wetlands Protection Program must be
implemented due to impacts to riparian habitat. As indicated in Section 5.2.4 of
the MSCP, development projects which contain wetlands will be required to
demonstrate that impacts to wetlands have been avoided to the greatest extent
practicable. Although rnodifications have been rnade to the project design in
order to further reduce irnpacts, unavoidable impacts still remain. Therefore,
mitigation measures must be implemented in accordance with standard mitigation
ratios established in the MSCP (Table 5-6, Wetlands Mitigation Ratios) and
coordination must be made with the Wildlife Agencies.
A California Regional Water Quality Control Board Section 401 Certification
would also need to be obtained before any impacts to ACOE jurisdictional areas
(requiring a Section 404 permit) occur. Impacts to CDFG jurisdictional areas
would require a Streambed/Lake Alternation Agreement permit and are regulated
under Fish and Game Code Section 1603.
The proposed project will not interfere substantially with the movement of any
native resident or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors or impede the use of native wildlife
nursery sites. No corridors will be adversely affected by the project.
PI AJ( 'V! APE/Rrv-MND/cvauto _ nmd-accepted (J O/C),'\)1)
20
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The proposed project will not conflict with any local policies or ordinances
protecting biological resources. The site is within the City Component of the City
of Chula Vista's Draft MSCP Subarea Plan (Chula Vista 2000), and a portion of
the development area is designated as a 75 to 100% conservation area as shown in
Figure 7. In addition, the site lies immediately to the north of the planned Otay
Valley Regional Park that stretches from Interstate 5 to the Otay Lakes along the
Otay River.
According to the City's Draft Multiple Species Conservation Plan (MSCP) map
(Figure 2 of the MSCP), the site is situated within a 75 to 100% Conservation
Area-Habitat Preserve. Approximately 91 acres of the property are located within
this Conservation Area (Figure 7). As defined by this plan, "75-100%
Conservation Areas consist prirnarily of smaller private landholdings located
within the planned Preserve. Development will be restricted to no more than 25%
of thesc areas, thus assuring a minimum conservation level of 75% of these
Preserve lands. Therefore, the project could impact up to 22.75 acres within the
75 to 100% Conservation Area.
The proposed project will develop approximately 14 acres outside of the MSCP
Preserve with an additional 17 acres within the area designated as 75 to 100%
Conservation Area. As described above, development would occur on primarily
disturbed habitat (23.58 acres onsite, 0.12 acre off site), developed land
(1.3 acres), and tamarisk scrub (5.3 acres). The remaining development footprint
would result in direct impacts to southern willow scrub (0.06 acre), and riparian
scrub (0.5 acre). Approximately 74 of the existing 91 acres (81%) within the
Conservation Area and roughly 90% of the mapped wetlands will be preserved.
Consequently, the proposed project exceeds the Draft MSCP minimum
preservation requirement of 75% for this portion of the site. Therefore, the
proposed project will not result in adverse impacts to resources within the
conservation area.
Indirect Impacts
Noise
The project is expected to generate a substantial amount of noise, particularly
during the construction phase, as large earth-moving equipment typically
generates noise ranging from 75 to 90 decibels (dB) at 50 feet from the source
(Giroux & Associates 2002). The noise level typically considered to be sensitive
by the USFWS and CDFG for least Bell's vireo (LBV) is 60 dB. Excessive noise
could easily harass nearby sensitive wildlife, such as LBV, to the extent that
important foraging, breeding, dispersal, or other neccssary life history behaviors
are inhibited or otherwise fundamentally disrupted. Due to the confirmed
presence of LBV on-site, and the proximity of the development to occupied
and/or potential habitat, indirect impacts related to construction/project-use noise
could be considered adverse and significant. The project will implement
PIN<:V' APf<_IRev~MND/cvatlto_mnd-acccpted (1 O/f)!CJ1) 23
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mitigation measures listed in Section E to reduce impacts to below a level of
significance.
Noise measurements taken at the habitat fringe closest to Parcel 2 of the proposed
project found peak one-hour noise levels at 56 decibels adjusted for average
conditions and at an equivalent noise level [dB(A) LeqL (Giroux and Associates
2003). This level is below the 60-dB(A) Leq standard applicable to vireo and
other avian species. Therefore, no significant adverse impacts to biological
resources will result from operational noise.
Human Encroachment
Although development within the project site will be less than 100 feet at some
locations frorn the adjacent wetlands and the site is at an elevation of
approximately 25 feet above the wetlands, there may be a potential for human
encroachment. Additionally, the project may harass native wildlife (particularly
sensitive avifauna) visually. Such encroachment may lcad to the eviction of
native wildlife and could inhibit or disrupt the breeding of sensitive bird species
in the adjacent wetlands, such as LBV. Consequently, these impacts, if they were
to occur, would be adverse and significant, therefore, implementation of
mitigation measures listed in Section E will be required to reduce impacts below a
levcl of significance.
Lighting
The project would result in a substantial increase in ambient (artificial) lighting in
areas proximal to the wetlands. The incidental illumination of native habitats
(particularly at night) rnay harass native wildlife and sensitive bird species, such
as least Bell's vireo, to the extent that breeding, dispersal, or other necessary life
history behaviors are inhibited or otherwise fundamentally disrupted. In addition,
such artificial lighting rnay benefit predaceous or otherwise deleterious pets/pest!
opportunistic species (e.g., cats, opossum, skunk, raccoon, etc.) by making native
wildlife more detectable/visible. Based on the proximity of the project to the
wetlands and the sensitivity of the species that may potentially be affected by
nighttime lighting (e.g., LBV), impacts would be adverse and significant
therefore, implementation of mitigation measures listed in Section E will be
required to reduce impacts below a level of significance. Lighting will be
oriented and shielded to reduce light intmsion into the riparian habitat. Night
lighting will also bc rcduced to the minimal requircd for site security.
Invasive Species
Plants. The project would encroach upon and closely border wetland habitats
associated with thc Otay River. As such, project landscaping that used plant
material known to invade wctlands (c.g., California Brazilian pepper, eucalyptus,
ctc.) could result in significant adverse impacts to surrounding wetland hahitats.
P'N('V'i\FF'Rcv-MND/l\'aUID mnd-acceptcd (10/9/0,)
25
Animals. The project would also include a gas station with a convenience store, a
fast-food facility, and a restaurant. These facilitics are anticipated to generate
large amounts of trash and food refuse that are likely to attract a suite of terrestrial
and avian predators/scavengers, including household pets (cats/dogs) and urban
pest species (e.g., opossurn, raccoon, skunk, Norway rats, crows, ravens, guIJs,
starlings, etc.). These species may initiaIJy be attracted to the smell and presence
of site refuse; however, once onsite, thcy may wander into the adjacent wetlands
and prey upon or generally harass native wildlife, including sensitive species such
as LBV. Based on the proximity of the wetland habitats to the proposed
development and the sensitivity of the species that may be affected (i.e., LBV),
impacts related to thc attraction of pest/scavenger species would be adverse and
significant. Implementation of mitigation measures listed in Section E wiIJ be
required to reduce impacts to below a level of significance.
Urban Runoff/Water Quality Impacts
The project wiIJ result in a substantial increase in impervious surfaces onsite; this
would be expected to result in concomitant increases in storm water runoff
volumes and velocities. These changes to site drainage may then increase the
potential for erosion and sedirnentation of the Otay River floodway and
downstream wetlands. In addition, because of the nature of the proposed
development, there is a high likelihood that this runoff will carry a variety of
nonpoint-source polJutants (particularly petrochemicals) into the Otay River and
thus contribute to the degradation of water quality onsite and offsite. Because of
the type of devclopment proposed (e.g., primarily automobile sales/servicing), the
proximity of the project footprint to wetland habitats and the Otay River, and the
potential for upsctting water quality on site/off site, impacts resulting from urban
runoff and nonpoint-source pollutants would be adverse and significant.
Implementation of mitigation measures listed in Section E will be required to
reduce impacts to below a level of significance.
Cultural Resources
Archaeology
Based on a review of the cultural resource investigation conducted within the
project vicinity (Brian Smith & Associates, 1987 and 1991), there are known
cultural resourccs in the project vicinity. These studies have indicated that Nati\\e
Amcricans used the Otay VaIJey 2,000 to 6,000 years ago. The lack of projectile
points or other hunting tools suggests that the subsistcncc pattern ofthe occupants
of the valley was focused upon foraging. It is likely that they have utilized the
site in the past; however, based upon the currcnt lcvel of disturbance of the sitc,
which has bcen fillcd with imported materials and has been subject to past
disturbance from flooding, it is unlikely that naturaIJy deposited cultural resources
can readily be identified. AdditionalJy, there is no evidence of any human
rernains, including those intcrred outside of formal cemeteries.
P',\/CV.'Al'l:'Rev \1""-,P"CYJut,, mnd accepted I JO/'J,'I1,)
26
A site visit conducted by City Staff in 2001 has noted that the imported fill
contains cultural resource materials (chione and pectin), thereby biasing any
formal field reconnaissance that would be conducted at this time. Although the
current plan proposes fill, there is a potential for excavation associated with
remedial grading or site preparation for utilities. Therefore, based upon the
potential presence of cultural resources, the impacts are identified as potentially
significant and require mitigation.
Paleontology
In review of the ErR prepared for the existing Chula Vista Auto Park (approved
Novernber 1991), the project site is underlain by a sequence of marine and
nonmarine sedirnentary rock formations that range in age from approximately
2 million years old to 45 million years old. A geotechnical investigation for the
site was conducted by Geotechnics Incorporated (1995) and determined that the
site was underlain by the Otay Formation at a depth of approximately 10 feet from
the surface. No unique geologic features were identified on the site. Therefore,
the implementation of the project will not directly or indirectly destroy unique
geologic features.
The site has not undergone a paleontological investigation; however, the EIR for
the existing Auto Park identified the potential paleontological impacts for the
Auto Park site and adjacent properties. The previous Auto Park site was noted as
having a moderate resource potential. Furthermore, in a record search of the San
Diego Natural History Museum fossil collection, the fossil remains of various
mamrnals have been collected from Oligocene-age sandstones of the Otay
Formation exposed in eastern Chula Vista.
Although the plan currently proposes fill, there is a potential for excavation
associated with remedial grading or site preparation for utilities. Therefore, in the
event that there is an excavation, if the excavation reaches a depth exposing the
Otay Formation, exposure of paleontological resources is considered likely.
Because the geological forn1ation that underlies the project has a moderate
probability of containing paleontological resources, mitigation must be
incorporated to reduce the level ofirnpact to a level below significance.
Geology/Soils
The geology and subsurface conditions were evaluated, and a report was prepared
by Geotechnics Incorporated (Geotechnics) for the project site. Geotechnics
reviewed available documents pertinent to the site, conducted a surface
recOlmaissance, and provided the results from the excavation of 10 test pits. The
following summarizes the existing conditions of the project area and assessed
potential impacts.
P' Ai(:V AFfiRcv Jl,1?'JTJ/cvauto mnd Kccptcd (] Oi9/O"J)
27
Soil and Geologic Conditions
Geotechnics indicated that the area to be graded on the project site is underlain by
terrace deposits, with a surficial topsoil horizon. In addition, irnported soil
stockpiles were present in several areas of the site. The units and groundwater
conditions are detailed below.
Terrace Deposit
A Quaternary terrace deposit underlies the entire area of the project site. This unit
typically consists of dark brown sandy clay, grading with depth to a medium
brown silty fine sand with slight clay and gravel. These soils are typically damp,
and range fTom firm to very stiff/mediurn dense with depth. Terrace deposits
were encountered to the maximum explored depth of II feet. The upper 2 to
4 feet of the terrace deposit have been disturbed by agricultural uses, are
potentially compressible, and are not considered suitable for the support of
compacted fill or structural loads. Below 2 to 4 feet, the terrace deposit increases
in density and is considered suitable for the support of compacted fill and
structural loads. The clayey terrace deposit materials are expected to possess a
high potential for expansion.
Alluvium
Alluvium is present in the Otay River Valley floor. This unit is not expected to be
encountered during the proposed grading.
Topsoil
Parts of the site are mantled by 1 to 4 feet of dark brown topsoil which grades into
the underlying terrace deposit. The topsoil consists of sandy clay, and is
generally 1 to 4 feet thick. This unit was observed to be dry and soft to firm.
Topsoil is potentially comprcssible and is not considered suitable for the support
of compacted fill or structural loads. The topsoil is considered suitable for use as
compacted fill, once deleterious amounts of organic material or debris have been
removed. This rnaterial is expected to have a high potential for expansion.
Undocumented Fil1
The undocumented fill is associated with the stockpiling of imported materials.
Stockpiled fill soils were observed in several areas during the field exploration.
The imported fill stockpiles were observed to consist of a variety of materials,
ranging from silty fine sand with gravel, to sandy clay with cobbles. The fill
stockpiles observed on site ranged from approximately 2 to 8 feet in depth.
Stockpiled fill soils have not been compacted, and are not considered suitable for
the support of compacted fill or structural loads. The stockpiled soils observed on
site are expected to possess expansion potentials ranging from very low to high.
PiNCY' ,\PURcv-r.rno.'O;:V<lU!O mnd"accepted {] 0/9/0 1) 28
Groundwater
The area of proposed developrnent is located on a terrace adjacent to the Otay
River, at elevations approximately 10 to 25 feet above the riverbed. Groundwater
was not encountered in the exploratory test pits. Changes in rainfall, irrigation, or
site drainage could produce seepage or locally perched groundwater conditions
within the soil underlying the site, according to the Geotechnics report.
Geotechnics concluded that the presence of compressible surficial soil to a depth
of 2 to 4 feet over the entire site, as well as compressible fill stockpiles up to
8 feet deep, were conditions which have the greatest effect on the proposed
development. Compressible surficial and stockpiled soil shall be removed and
recompacted prior to placing fill or structural loads. The site is underlain at depth
by relatively dense terrace deposit soils which provide support for conventional
shallow foundations or the relatively shallow depths of proposed compacted fill.
Geologic Hazards
The site is not delineated on the Alquist-Priolo Earthquake Fault Zoning Map
issued by thc State Geologist for the area. There are no known active or
potentially active faults at the site or in the immediate vicinity. The Rose Canyon
fault, located approximately 6 rniles northwest of the site, is the closest known
active fault. There is no evidence that geologic formations have been offset
within the past 11,000 years, and faulting is not considered to be a hazard to
development, provided developmcnt is in conformance with requirements of the
governing jurisdiction, building codes, and standard practices of the Association
of Structural Engineers of California.
Although no known active faults were identified through or within the vicinity of
the project site, there still exists the potential for ground shaking to occur in the
event of an earthquake. Impacts associated with ground shaking are considered
significant. Therefore, by designing structures to comply with the requirements
of the governing jurisdictions, building codes, and standard practices of the
Association of Structural Engineers of California, potentially significant ground
shaking impacts will be reduced to below a significant level.
The property has been graded and stockpiling has occurred onsite. Due to the
nature of the existing topsoil and terrace deposits and the lack of a shallow
groundwater table, liquefaction could occur. Liquefaction is a phenomenon
where loose saturated and relatively cohesionless soil deposits lose shear strength
during strong ground motions. Primary factors controlling the development of
liquefaction include intensity and duration of ground accelerations, gradation
characteristics of the subsurface soils, in situ stress conditions, and depth to
groundwater.
The property site is on a flat, previously cleared area that is not susceptible to
landslides. There are no steep slopes on site, and prior to development, the site
pi A/CVI t\P[ iRev-MNO!(.:vaulo _ mnd-acceptcd {J ()!9!O3)
29
will be graded and leveled. Therefore, the potential for landslides to occur after
development is not significant.
However, development of the site may result in substantial soil erosion or the loss
of topsoil. The project site has been previously cleared and the City requires, as
standard conditions of construction, the employment of erosion control measures
during construction and the prompt stabilization of disturbed areas before
construction is completed.
The project would expose people or structures to substantial adverse effects
resulting from substantial soil erosion, potential groundshaking, and liquefaction;
however, based on the findings of the geotechnical report, no unmitigable impacts
were identified.
Hazards/Hazardous Materials
The proposed project is the adoption and implementation of the Chula Vista Auto
Park East Specific Plan, which will allow the construction of new car dealerships,
including a showroom, office, service station for the car dealerships, and parts
department. The Specific Plan will also include one of each of the following:
fast-food facility, gas station with convenience store, car wash, and restaurant.
Any use that might involve the routine transport, use, or disposal of hazardous
materials will be subject to local and state regulations regarding such uses.
Businesses that handle, use, or dispose of hazardous substances are subject to
review and approval from the County of San Diego Health Department,
Hazardous Materials Management Division, Air Pollution Control District, and/or
Regional Water Quality Control Board (RWQCB) [National Pollutant Discharge
Elimination Systern (NPDES) General Industrial Permit] prior to operation.
The site is not located within 0.25 mile of an existing or proposed school;
therefore, the project will not create hazardous emissions or cause handling of
hazardous or acutely hazardous materials, substances, or waste within proximity
to an existing or proposed school. Brown Field Airport is a public use airport
located approximately 8 miles southeast of the project site. There is no
designated airport land use plan for this area, nor is the site located within 2 miles
of any other public airport or private airstrip.
L.D. Romine and Associates (LDR) performed a Phase 1 environmental site
assessment for the proposed project site and identified the proposed project to be
located on a site that is included on a list compiled pursuant to Government Code
Section 65962.5. The assessment revealed Recognized Environmental Conditions
(RECs) in connection with the project, as follows:
.
LDR reviewed a rcport prepared by IT Corporation for Otay Mesa
Ventures I, LLC entitled WORK PLAN FOR ADDITIONAL SITE
ASSESSMENT, FORMER OMAR RENDERING SITE (Work Plan).
This report indicated that groundwater at the site had been impacted from
piA/rV.'/\PEiRcv MNDI<;valJ!() mmJ.acccptcd (]()/9iOJ) 30
leaking settlement ponds previously located on the Omar Rendering
facility property located north and up-gradient from the site. This work
plan continues the work begun by Darling International to obtain a
containment zone (CZ) designation for the impacted groundwater at the
Ornar Rendering site, Otay Valley Industrial Park, and the site. While the
site groundwatcr has bccn impacted, no further action on the part of the
propcrty owncrs is rccommended, as the responsible party has bccn
identified and they are working with the RWQCB to mitigate thcse
impacts.
. Thc site is covered with importcd fill, except for the south side of the sitc,
which will be filled north of thc Otay River (outside of the floodplain).
The fill contractor has placed approximately 200,000 cubic yards of fill at
the site during the last four years. All imported soils were visually
screened for petroleum hydrocarbons and debris. However, as of the date
of this report, LDR has received no laboratory test data for these imported
soils. Random sampling and testing for hazardous materials of the
existing fill shall be conducted. This sampling and tcsting cvent will
occur subsequent to grading operations.
. Subsequent to past and current fill activities conducted at the site, it
appcars unlikely that residual concentrations of organochlorinc pesticides
would be detectable in current near-surface soils at the site.
Busincsses that use, store, or transport hazardous matcrials must receive permits
prior to occupancy. Dcpcnding on the use, this will include approval {Tom the
Fire Department - Hazardous Materials Managcment Division, County of San
Diego Health Departrnent - Hazardous Materials Management Division for Plan
Review, and/or San Diego County Air Pollution Control District. Each of thcse
approvals require that thc permittee adheres to standards established for safe
handling, storage, and transport. Therefore, with the adherence to thcse measures,
no significant impacts would occur.
The project will not physically intcrfere with an adopted emergency response plan
or ernergency evacuation plan established by the City. Furthermore, the site is
surrounded by existing or approved future development. There are no wildlands
adjacent to urbanized areas of residents intermixed with wildlands; therefore,
implementation of the project will not expose people or stmctures to a significant
risk ofloss, injury, or death involving wildland fires or other natural disasters.
Hydrology and Water Quality
Water Quality
Runoff flowing {Tom impervious surfaces typically contains pollutants, such as
oils, fuel residues, and heavy metals, which would diminish water quality in
downstream water. Runoff from proposed developrnent of the site will be
P' !\/c:v, API:/Rev-MNDicvauto_lImd-acrepted (llliq/()~)
31
control1ed and subject to NPDES permitting. Site-specific measures must be
implemented to reducc impacts to below a level of significance. Project
compliance with al1 federal, state, and local water quality standards and waste
discharge rcquirements must be demonstrated prior to receiving building and
occupancy permits.
According to the NPDES Municipal Permit, Order No. 2001-01, automotive
dealerships are considered priority development projects, and are subject to the
requirements of the Standard Urban Storm Water Mitigation Plans (SUSMPs) and
Numeric Sizing Criteria.
Thc City requires, as standard conditions of construction, the employment of
erosion control measures during construction and the prompt stabilization of
disturbed areas before construction is completed. This will reduce potential
erosion impacts to below a significant level.
For the management of storm water, municipalities in the San Diego region,
including the City of Chula Vista, must comply with the RWQCB's NPDES
Permit No. CA 0108758. The NPDES permit consists of wastewater discharge
requiremcnts for storm water and urban runoff. Specifical1y, the applicant is
required to implement postconstruction Best Management Practices (BMPs) to
prevent pollution of storm drainage systems from the gas station, car wash,
restaurants, parking lots, and trash col1ection areas. In compliance with Permit
No. CAS 0108758, a BMP program for storm water pol1ution control shal1 be
created.
The project must comply with existing NPDES permit requirements. Such
compliance would reduce impacts to a less than significant level. The
development of this site will not substantial1y degrade water quality. Impacts
associated with development are, therefore, less than significant.
The project pad will include the construction of nine private storm drains, which
wil1 concentrate runoff through onsite cleaners and flow regulators, wil1
eventual1y flow into the Otay River floodplain (Figures 4 and 5). One municipal
storm drain pipe located at the western portion of the property wil1 terminate at
the southern edge of the development adjacent to the wetlands. Flows into this
storm drain are from off-site municipal infrastructure, and the project site does not
contribute to flows into this drain. Site reconnaissance of the storm drain will be
conducted a few times a year to ensure that facilities are not damaged by
vandalism or natural effects. Requirements for maintenance and any
improvements to this access road shall be established by the City Public Works
Operations Department. An unpaved access road will be provided to this outlet to
al10w maintenance to the rnunicipal storm drain.
PlA/CY!APE/Rev-MNDlcvalJ!o rmld acCt'pleJ (lC!i9;o,j
32
Hydrology
The propos cd project wi]] potentially have adverse effects on drainage patterns or
the rate and amount of runoff. The project site consists of approximately
31 acres, of which approximately 30 acres have been disturbed or developed. The
construction of the project would result in the creation of impervious surfaces,
resulting in an increase in volumes of the runoff. Prior to project approval, a
drainage study must be prepared to detain and direct the site's runoff in
accordance with City specifications. Additionally, the project must ensure that no
runoff will impact the quality of the adjacent Otay River or surrounding land uses.
The following will be required with the first submittal of the improvement!
grading plans: (1) a hydraulic study to show that the postdevelopment flow rate
does not exceed the predevelopment flow rate and (2) incorporation of drainage
facilities into the design.
The mass grading associated with development will follow existing drainage
patterns north to south, with the surface runoff flowing to desiltation basins.
Desiltation basins will be incorporated as temporary basins until ultimate buildout
of the site. Drainage areas will be established such that each future lot wi]] be a
separate basin or subbasin, spaced at intervals to avoid large concentrations of
runoff discharge at the toe of slope.
Other Issues
The proposed project will not use groundwatcr or substantia]]y interfere with
groundwater recharge. Water for the project would be provided by the Otay
Water District.
Although portions of thc site are located within a tOO-year floodplain area, the
proposed project does not include housing; therefore, no impacts to residential
development wi]] occur. Because the proposed development is at an elevation of
approximately 25 feet above the Otay River Valley, no structures will be exposed
to severe flood events. The proposed project is not located downstream rrom a
dam and does not propose construction of a levee or dam; therefore, the project
wi]] not expose people or structures to a significant risk of loss, injury, or dcath.
The distance bctwecn the subject site and thc coast precludes damage due to
seismically induced waves (tsunamis) or seiches. Although the project site is
located adjacent to the Otay River, the portion ofthe site to be developed is above
the river and the lack oflakes and large bodies of water in the project area reduces
thc probability for carthquake-induced flooding to negligible. Thcrcforc, the
project wi]] not experience inundation by seichc, tsunami, or mudflow.
Noise
Based on a Noise Impact Analysis preparcd by Giroux & Associatcs (2003), the
following irnpacts were determined:
P,'AfCV/APfIRev-MND/cvaut'J mnd-accepkd (\O,M;O,j
33
. Construction activities, especially heavy equipment, will create short-term
noise increases near the project site.
. Upon cornpletion, vehicular traffic on streets around the development area
will expose Chula Vista residents to higher noise levels than currently
experienced. Offsite traffic noise impacts will be masked by an already
elevated baseline, such that offsite impacts will tend to be more
curnulative in nature.
. Onsite activities will be locally "noisy", but these activities are typically
perceived to be less intrusive than vehicular sources, because they are
confined to the project site with limited noise sensitivity.
Construction Noise Impacts
Ternporary construction noise irnpacts will vary markedly as a function of the
equipment used and its activity leveL Short-term construction noise impacts tend
to occur in discrete phases dominated initially by large earth-rnoving sources, then
by foundation and parking lot construction, and finally for finish construction.
Large earth-moving sources are the noisiest, with equipment noise typically
ranging from 75 to 90 dB(A) at 50 feet from the source. Point sources of noise
emissions are atmospherically attenuated by a factor of 6 dB per doubling of
distance. The quieter noise sources will, thus, drop to a 65-dB exterior/45-dB
interior noise level by about 200 feet from the source, while the loudest will
require over 1,000 feet from the source to reduce the >90-dB(A) source strength
to a generally acceptable 65-dB(A) exterior exposure leveL
The proximity of adjacent Main Street, with its associated background noise, will
somewhat screen temporary construction activity impacts such that the actual
noise impact "envelope" will be smaller than its theoretical maximum.
Construction noise sources are not strictly relatable to a community noise
standard, because they occur only during selected times, and the source strength
varies sharply with time. The penalty associated with noise disturbance during
quiet hours and the nuisance factor accompanying such disturbance usually leads
to time lirnits on construction activities imposed as conditions on construction and
use permits. Weekday hours during periods of least noise sensitivity are typically
the allowed times for construction activities, if there are occupied dwellings
within a reasonable exposure zone surrounding the construction site. The City of
Chula Vista establishes limits on construction hours, with no construction taking
place "between the hours of 7:00 PM and 7:00 AM on weekdays". Construction
activities will constitute a temporary noise emission adding to existing roadway
noise sources in the project vicinity. Because the impact is temporary and rnasked
to some extent by existing areawide noise generation, it is not significant.
Materials handling and small stationary noise sources have lower initial noise
levels, and their corresponding noise impact zones during latcr phases of
construction are, therefore, much smaller. Pieces of equipment are also often
PIAlCY''APEIRcv-!vfND/cV3UtO mnd-accepted (}O/9im)
34
smaJler (compressors, generators, etc.), such that they lend themselves to
placement in areas where existing structures or larger pieces of equipment wil1
screen a portion of the noise transrnission.
Biological Resources
Construction noise could adversely impact noise-sensitive bird species, i.e., least
Bel1's vireos (LBVs) found within the riparian habitat south of the project site,
during their ncstinglbreeding seasons. The noise level typical1y considered as a
threshold for songbirds by the USFWS is 60 dB Leq. However, excessive noise
could easily harass nearby sensitive wildlife, such as LBV, to the extent that
important foraging, breeding, dispersal, or other necessary life history behaviors
are inhibited or otherwise fundamental1y disrupted. Due to the confirmed
presence of LBV onsite, and the proximity of the development to occupied and/or
potential habitat, indirect impacts related to construction/project-use noise could
be considcred adverse and significant. The project will implement mitigation
measures listed in Section E to reduce impacts to below a level of significance.
Noise modeling associated with future operations was conducted at the habitat
fringe closest to Parcel 2 of the proposed project and found peak one-hour noise
levels at 56 dB(A) Leq (Giroux and Associates 2003). This level is below the
60-dB(A) Leq standard applicable to vireos and other avian species. Therefore, no
significant adverse impacts will result from operational noise.
Vehicular Noise Impacts
Changes in vehicular noise patterns were calculated using the FHW A Highway
Traffic Noise Model (FHWA-RD-77-l08, CALVENO-85 modified). The rnodel
calculates the Leq noise level for a particular reference set of input conditions, and
then makes a series of adjustments for site-specific traffic volumes, distances,
speeds, or noise barriers. The project traffic study shows that future uses will
generate 23,170 daily trips for the proposed site. Any regional noise changes
from site traffic-related noise will be superimposed upon the baseline, which
forecasts 50,000 Average Daily Trips (ADT) or more on Main Street. Because
noise is proportional to the logarithm of traffic volumes, the impact of
23,000 trips upon a 50,000-trip baseline is quite smal1.
Project-related traffic noise impacts were calculated for existing traffic, with the
project, with cumulative growth, and for areawide buildout. Traffic noise levels
at 100 feet from the centerline of surrounding roadways near the proposed project
site were analyzed. All along Main Street, the maximum project-related noise
impact is 3.3 dB. The maximum traffic noise impact is 3.1 dB along Brandywine.
Although there are no absolute standards of noise impact significance, an increase
of 3 dB or more is perceived by most human receivers as a substantial degradation
in the areawide noise environment. The 3-dB threshold is exceeded along both
Main Street and along Brandywine Avenue. However, there are no noise-
sensitive land uses in proximity to those areas where traffic noise wil1 be
P/A/CV/APEiFc\'-M:-Jn/cvauln mnd accepted (!o/9/UJ)
35
substantially incrcased. Residential developrnent is located to the north and south
of the project site; however, commercial/industrial uses separate Main Street from
the residential development to the north, and the Otay River Valley extends along
the southern boundary, creating a separation between the traffic noise and
residential to the south.
Cumulatively, however, increased traffic will interact with projected increases
throughout the area. The southeastern Chula Vista area is substantially
undeveloped and will experience additional traffic increases from the
intensification of unutilized lands. "Buildout" noise exposure, including currently
anticipated curnulative traffic growth, is significantly different from the
"Existing" condition at all locations east ofI-805. There are anticipated increases
of 3.4 to 6.5 dB Community Noise Equivalent Level (CNEL) from existing
conditions. However, except north of Main Street between Oleander and 1-805,
all uses close to Main Street are not considered noise sensitive receptors (i.e.,
residences, schools, hospitals). The residences facing Main Street also partially
face the freeway, so arterial noise increases will be masked by the elevated
freeway background. Although arterial traffic will cause the +3 dB threshold of
potential impact significance to be exceeded, there are no sensitive receivers
where such a cumulative increase would be a clearly perceptible change in the
noise environment. Traffic noise levels are considered environmentally adverse,
but less than significant, because of the absence of noise-sensitive uses within the
noise impact zone.
Onsite Activitv Noise
Dealerships will generate noise from automotive service and repair facilities.
Public address systems can also be a perceived nuisance where they are clearly
audible to offsite receivers. Service and repair will be conducted in proximity to
the adjacent riparian habitat. As with existing dealerships, service and repair are
recommended to be performed within a service area that is separated /Tom the
riparian area by a solid barrier. No outside vehicle maintenance or repair shall be
performed with a direct line of site to the habitat.
To preclude any loudspeaker noise audibility, personal paging devices will be
used by all employees instead of public address systerns. Although there is a
large-distance buffer to the closest homes, the sudden noise of a loudspeaker
would periodically frighten wildlife in the adjacent habitat. Use of employee
personal communication devices ("beepers") would preclude such impacts.
Transportation/Circn1ation
Linscott, Law & Greenspan (LLG 2003) prepared a traffic impact analysis for the
proposed Auto Park expansion. Modifications were made to the project design
therefore an updated analysis was prepared in July 2003 addressing access to the
site. The traffic analysis estimated the proposed project will generate
23,170 ADT, with 850 inbound/650 outbound trips during the AM peak hour and
PI/\/CV I APF/Rev-MND.'cyauto _mnd-accepted (1 U/9I03)
36
814 inbound/944 outbound trips during the PM peak hour at the proposed
driveways.
Seven intersections along Main Street within the project area were analyzed by
LLG to determine the potential impacts of the project.
These intersections are either signalized or unsignalized, as denoted with either a
(s) or (u), respectively.
. Main Street/I-805 Southbound Ramps (s)
. Main Street/I-805 Northbound Ramps (s)
. Main Street/Oleander Avenue (s)
. Main Street/Brandywine Avenue (s)
. Main StreetJRoma Court (u)
. Main Street/Maxwell Road (u)
. Main StreetlNirvana Avenue (s)
Table TI shows the project traffic generation for the seven project intersections
described above. This table shows the primary/pass-by traffic generation
percentages for the applicable land-uses.
Existing Operations
Table T2 shows that all signalized intersections in the project area are calculated
to currently operate at a Level of Service (LOS) D or better during the AM and
PM peak hours. The Main StreetJRoma Court intersection is constructed, but
does not currently carry traffic.
Table T2 shows that minor-street left-turn movements at the Main StreetlMaxwell
Road unsignalized intersection are currently calculated at LOS D or better during
both the AM and PM peak hours. It should be noted that the intersection was
recently signalized.
Main Street is classified as a Six-Lane Prime Arterial. To ensure consistency with
the City's Circulation Element, "should a property have frontage only on the
prirne arterial facility, driveway access limited only to right turns in and right
turns out will be permitted at locations deerned appropriate by the City Engineer.
These access driveways may require additional roadway width to provide for
acceleration and deceleration lanes." Therefore, the applicant will be required to
dedicate right-of-way (RIW) along projcct fTOntage to Main Street to
accommodate Prime Arterial standards.
Existing + Project Operations
Table T2 shows that the signalized intersections continue to operate at LOS D or
better with the addition of project traffic.
PI AJCV IAPE/Rev-MNDI('I'auto _ nmd-accepted (10/9/03)
37
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Intersection
Peak
Hour
Table T2
Si nalized Intersection 0 erations
Level of Service
Existing +
Project +
Cumulative
Projects
C
Existing
Existing +
Project
Main Street/I-80S
Southbound Ramps
AM
PM
C
D
C
D
Buildout
Year 2020 +
Project
D*
D*
Main Street/I-80S AM C C C B
Northbound Ram s PM C D D D
Main Street/ AM B B B B
Oleander A venue PM A A B D
Main Street/ AM C C C D
Brandywine Avenue PM C C C D
Main Street! AM Does not B C B
Rorna Court PM Exist A C D
M ai n Street/ AM Unsignalized C C C
Maxwell Road PM C C C
Main Street! AM B B B B
Nirvana Avenue PM C C C C
Delay is measured in seconds. Delav LO
Shading indicates significant cumulative impact. 0.0 < 10.0 A
I LOS and delay with mitigations. 10.1 to 20.0 B
* LOS with second westbound left-turn lane; LOS E is 20.1 to 35.0 C
calculated without additional lane. 35.1 to 55.0 D
55.1 to 80.0 E
> 80.0 F
It should be noted that the Main Street/Roma Court and Main Street/Maxwell
Road intersections are both calculated to operate at LOS C or better with traffic
signals during the AMIPM peak hours. The intersection geometry assumed in the
analysis is described under "Project Access".
Existing + Project + Cumulative Projects Operations
The Auto Park North project is located across from the proposed project on the
north side of Main Street. This project proposes to construct approximately
99,650 to 130,000 SF of dealer showrooms and ancillary automobile support
buildings ranging from approximately 8,250 SF to 93,450 SF. A corporation yard
for rnunicipal transit vehicles is also proposed. This project is calculated to
generate 8,294 ADT with 365 inboundl124 outbound trips during the AM peak
hour and 270 inhound!458 outbound trips during the PM peak hour. LLG
conducted a traffic study for this project in December of 2002. An additional 5%
P'A/(:V'Apr.'Rev MNDicvautu nmd accepted (](}/Q.'(}3) 39
growth factor over existing traffic was added to the peak hour through rnovements
along the Main Street corridor to account for additional development in the near
future.
Table T2 shows that all of the signalized intersections continue to operate at
LOS D or better during the AM and PM peak hours with the addition of
cumulative project traffic with the exception of the Main Street/I-805 southbound
ramps intersection, which is calculated to degrade to LOS E during the PM peak
hour.
Buildout Traffic Conditions
Table T2 shows a summary of the buildout intersection operations in the project
area. This table shows that all intersections are calculated to operate at LOS D or
better in the future condition. It was assumed that the Main Street/I-805
southbound ramps would be improved with dual westbound-to-southbound left-
turn lanes since this is a cumulative mitigation. LOS E is calculated without the
incorporation of mitigation.
A summary of the buildout daily street segment operations with project traffic
volumes is shown in Table T2. This table shows that Main Street east of 1-805 is
calculated to operate at LOS D or better with Prime Arterial classification. The
Main Strcet segment west of 1-805 and the Brandywine Avenue segment are
calculated to operate at LOS C and LOS A, respectively. No impacts to daily
street segment operation will result from buildout traffic conditions.
Congestion Management Program Compliance
The Congestion Management Program (CMP) was adopted on November 22,
1991, and is intended to directly link land use, transportation and air quality
through Level of Service performance. Local agencies are required by statute to
conform to the CMP. The CMP requires an Enhanced CEQA Review for all large
projects that are expected to generate more than 2,400 ADT or more than
200 peak hour trips. Since the project is calculated to generate both over
2,400 ADT and 200 peak hour trips, this level of review is required of this
proposed project.
In 1993, the Institute of Transportation Engineers California Border Section and
the San Diego Region Traffic Engineers Council established a set of guidelines to
be used in the preparation of traffic impact studies that are subject to the
Enhanced CEQA review process. This published document, which is titled 1993
Guidelines for Congestion Management Program Transportation Impact Reports
for the San Diego Region, requires that a project study area be established as
follows:
. All streets and intersections on regionally significant arterials where the
project will add 50 or more peak hour trips in either direction.
P'AICYIAPE'Rcv.MNDicvauto Jllml accepted (IO/9/O'J)
40
. Mainline freeway locations where the project will add 150 or more peak
hour trips in either direction.
Per these guidelines, the following regionally significant arterial and freeway
segments were analyzed to satisfy the CMP:
. Main Street from 1-805 to Nirvana Avenue
. 1-805 North of Main Street
. 1-805 South of Main Street
The CMP LOS standard for regionally significant arterials is LOS D; LOS E is
the general standard for freeway segments.
Table T3 shows a summary of the arterial operations. This table shows that the
Main Street arterial is calculated to operate at LOS D or better in both directions
during the AM/PM peak hours with both project and cumulative project traffic
volumes. No significant project or cumulative project irnpacts were calculated.
Table T3
Peak Hour Arterial Analvsis for Main Street
Level of Service
Existing +
Segment Peak Hour Existing Existing + Project +
Project Cumulative
Proiect
Eastbound AM B C D
PM B D D
Westbound AM D D D
PM D D D
Table T4 shows a summary of the freeway operations. The freeway segments
both north and south of Main Street are calculated to operate at acceptable Levels
of Service for all scenarios. No project or cumulative project impacts are
calculated.
Project Access
The proposed project would construct an eastward extension of Auto Park Drive
along the southern boundary of the project and terminate at Maxwell Road east of
the project. The extended Auto Park Drive will include improved intersections at
Roma Court and at Maxwell Road. Access would then be provided at the
following points from west to east:
. Brandywine Avenue (south leg),
. Auto Park Court (west ofDelniso Court),
I'IA/{'V/APEIRev JvfND/c\':\ulo ffiTld-accepted (]O/YIU)) 41
Table T4
Freeway SeJ!ment Summary for 1-805
Level of Service
Freeway Peak Existing +
Segment Direction Hour Existing Existing + Project +
Project Cumulative
Proi ects
North of Northbound AM B B B
Main Street PM B B B
Southbound AM B B B
PM C C C
South of Northbound AM A A A
Main Street PM A A A
Southbound AM A A A
PM A A A
.
Roma Court (south leg of the relocated Roma Court),
.
Auto Parkway (approximately midway between Roma Court and Maxwell
Road), and
.
Auto Park Drive (south leg of Maxwell Road).
Figure 8 shows the project access driveways and depicts the total project trips at
the access points on Main Street and Auto Park Drive.
Access to the project site was divided among the five points, based on a tentative
lot layout. Roma Court currently exists, but is closed to traffic. It is currently
unsignalized at Main Street, but should be signalized as part of the project. A
westbound left-turn lane from Main Street to the project site currently exists at
Roma Court.
Maxwell Road is an unclassified three-lane roadway (two lanes northbound/one
lane southbound) north of Main Street that services several industrial parks and, at
its terminus, a landfill. There is a prominent truck presence on Maxwell Road due
to these land uses. The Main StreetJMaxwell Road intersection is calculated to
operate at LOS C or better with traffic signals during the AMlPM peak hours.
However, because Maxwell Road will provide the fourth project access to Main
Street, this intersection, as with all project access routes, will experience the
additional traffic, but the net increase of traffic to the street system will continue
to operate at an acceptable level of service.
An amendment was prepared by LLG addressing access to the site. Based upon
this analysis, dedicated eastbound right-turn lanes should be provided at the
following locations along Main Street (LLG 2003):
Pi!oJrYfAPFiRev-MNDlcvJ.u[O mnd.accepted (10iQ/l13) 42
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. Auto Park Court
. Roma Court
. Auto Parkway
. Auto Park Drive (south side of Maxwell Road)
A dedicated right-turn lane already exists at Brandywine Avenue. These
dedicated right-turn lanes should be a minimum of 200 feet long with a 90-foot
transition, if possible. The longer storage length will provide extra storage and
more length for vehicles to decelerate within the turn lane and not within the
through lanes on Main Street.
A length of250 feet with a 90-foot transition should bc provided at all westbound
left-turn lanes at the following signalized intersections:
. Main Street/Brandywine Avenue
. Main StreetlRoma Court
. Main Street/Maxwell Road
The relatively long storage lengths have been recommended since Main Street is a
six-lane facility with a posted speed limit of 50 MPH.
Significant safety and queuing impacts will occur at the project driveways if
improvernents are not made to the project access points. Significant access-
related impacts will occur; however, these impacts are mitigable with
implementation of certain improvements described below.
The proposed project is not located in or near an air traffic corridor and will not
adversely affect the safety of flight patterns. The proposed project has no
hazardous design features. Each of the proposed facilities will gain access from
Auto Park Drive, a frontage road south of Main Street, which will be extended
from Phase One of the Auto Park. The extended Auto Park Drive will include
improved intersections at Roma Court and Maxwell Road and will terminate at
the Maxwell Road intersection.
Emergency access to the projcct site wiJI be incorporated into the proposed
development; therefore, imp1ementation of the project will not result in
inadequate emergency access.
At this time, proposed parking has not been determined; however, prior to project
approval the appropriate amount of parking will be incorporated in the project
design in accordance with City's standards and requirements.
Furthermore, the proposed project does not conflict with adopted policies, plans,
or programs supporting alternative transportation.
P/AlCV'AI'FlRev~MND/cvautf) nmd accepted (IO/9m3)
44
E. Miti!!ation
Based on the analysis prepared by resourcc specialists and the results from the
Enviromnental Checklist, effects to the above resources would be mitigated by the
measures incorporated into the project. Therefore, a preparation of an
environmental impact report will not be required. This Mitigated Negative
Declaration has been prepared in accordance with Section 15070 of the State
CEQA Guidelines and the City of Chula Vista Environmental Review Procedures.
The following rneasures shall be placed as conditions on the Grading Permit
unless otherwise specified.
Air Quality Mitigation
. Use low-pollutant-emitting construction equipment.
. Use electrical construction equipment as determined by the City Engineer.
. Use catalytic reduction for gasoline-powered equipment.
. Use injection timing retard for diesel-powered equipment.
. Water thc construction area twice daily to minimize fugitive dust.
. Stabilize (for example, hydroseed) 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 construction.
. Implement track-out control as follows:
a. Apply chemical stabilizer or pave the last 100 feet of internal travel
path within a construction site prior to public road entry.
b. Install wheel washers adjacent to a paved apron prior to vehicle entry
on public roads.
c. Remove any visible track-out into traveled public streets within
30 minutes of occurrence.
d. Wet wash the construction access point at the end of each workday if
any vehicle travel on unpaved surfaces has occurred.
e. Provide sufficient perimeter erosion control to prevent washout of silty
material onto public roads.
Pi A/CV I APE 'Rev-MND/cvaulo _ mnd-arcepted t I 019/03)
45
. 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.
Biological Resources Mitigatiou
Mitigation for Direct Impacts
Wetlands
The project was redesigned to substantially reduce direct impacts to wetlands;
however, because unavoidable wetland impacts will occur, mitigation will be
required. A habitat restoration program shall be required that will include a
minimurn of 1: 1 habitat creation for all impacts to jurisdictional waters and
wetlands (USACOE and CDFG). In addition, impacts to riparian scrub and
southern willow scrub shall be mitigated through creation, enhancement, or
restoration for a total mitigation ratio as shown in the table below. The
restoration plan will be prepared (by the applicant) to the satisfaction of the City.
Additionally, prior to issuance of a grading permit, the applicant shall show
evidencc of receiving RWQCB 401 Certification, USACOE 404 Permit, and
CDFG 1603 Agreement.
ompensatory . Itl~atlO/I
Project Mitigation Mitigation
Wetlands Effects
(Acre) Ratio (Acres)
Riparian Scrub* 0.18 3:1 0.54
Southern Willow Scrub 0.02 3:1 0.06
Tamarisk Scrub* 0.26 2:1 0.52
Total 0.46 - 1.12
c
M.'
'Includes disturbed phases of this vegetation type.
Upland Habitat
There are no direct impacts to the sensitive upland habitats; therefore, there are no
mitigation measures required.
Sensitive Animals
No raptors (general1y December through June) or other migratory species nests
(March through September) shall be disturbed in accordance with the Migratory
Bird Treaty Act. A buffer of a minirnum 300 feet shall be established around any
raptor nest if occupied during construction activities to avoid indirect impacts.
The applicant shall retain a qualified biologist, experienced in construction
monitoring, to prevent inadvertent disturbance during construction.
PIAiL"\' APr:/Rcv-Jl.fNDlcvautu mnd ilcccpted (JU/Y/O))
46
Mitigation for Indirect Impacts
Noise
Significant impacts related to construction noise will be avoided by limiting
construction work to outside of the LBV's typical breeding season (February 15
to August 15); this restriction would also avoid/minimize the possibility of
indirectly impacting any other potentially occurring sensitive riparian birds (such
as southwestern willow flycatcher) that may be utilizing/nesting in the adjacent
wetlands. According to the noise report for the project (Giroux & Associates
2002), "If construction is performed during the LBV nestinglbreeding season, and
LBVs are found nesting within 500 feet of the nearest point of equipment
operations, a noise mitigation plan shall be submitted and approved by the City's
Environmental Review Coordinator. Such a plan shall identify the noise
mitigation measures to be utilized, and the protocols to be employed to monitor
noise protection cornpliance." Therefore, the applicant will also retain a
hiological monitor to be present during construction activities affecting
jurisdictional areas during the nesting season. If any significant effect is observed
that further construction be conducted outside of the nesting season. Where noise
impacts cannot be completely avoided, a noise monitoring program shall be
developed in consultation with the USFWS and the CDFG.
In addition, the report states, "Dealership operations noise will be rnitigated as
follows:
. All services and repair activities shall be conducted within the service
bays that are shielded from the adjacent riparian habitat.
. Outdoor loudspeakers will not be installed. All employee paging shall be
through personal communication devices."
Based on the dealership operations noise analysis provided by Giroux &
Associates, after incorporating the above mitigation measures, the estimated
operational noise level would be 50 dB at the habitat edge and 40 dB toward the
center of the wetlands. Both of these estimates fall below the 60-dB noise impact
threshold for LBV. Therefore, impacts associated with operational noise will be
reduced to below a level of significance.
Human Encroachment
To avoid significant impacts from human encroachment during the use of the
project, a barrier, such as a split-rail fence, shall be installed at the top of the
"keystone" masonry wall, between the entire length of the boundary between the
proj ect and the wetlands.
To reduce visual irnpacts associated with the "keystone" masonry wall, the wall
would be screencd with a barrier planting consisting of either noninvasive
material and/or native trees/shrubs. Landscape plans shall be reviewed and
P'N(~V .....PE'Rcv-MND'l'vau\n mnd a~ccptcd (]Il/fJ/03)
47
approved by the City's Environmental Review Coordinator and project biologist
prior to installation and the plantings. The landscaping shall be monitored twice
during the first year to ensure that the plantings are providing an effective visual
harrier. If the barrier plantings fail to survive and/or the plants do not adequately
screen the wetlands, then additional plantings or solid wall installation would be
required, as directed by the project biologist. These rneasures shall be made a
condition of the landscape plan.
Additionally, there will be no easy public access to the project site that would
facilitate illegal dumping. The car lots will be under 24-hour, seven day a week
security monitoring. The fencing along the southern border of the project site
shall be installed to protect adjacent habitat from i1legal durnping. The landowner
and the City of Chula Vista shall prevent and enforce illegal entry into the
adjacent wetland habitat.
Lighting
The adverse effects of project lighting shall be mitigated to below a level of
significance by utilizing shielded fixtures that are oriented away from the adjacent
wetland habitats. The project biologist shall evaluate all lighting (at night) to
ensure that native habitats are not incidentally illurninated. Any lighting design
plans that intcnd to utilize overhead High Intensity Discharge (HID) lighting (e.g.,
high-pressure sodium, metal halide, mercury vapor, ctc.) fixtures in areas
proximal to (within 50 feet or less of) the wetlands shall be reviewed and
approved by the projcct biologist prior to installation.
Invasive Species
Plants. Significant impacts to surrounding (nonimpacted) wetland vegetation
shall be avoided by using noninvasive and/or native plant material in the project
landscaping palette. Landscape plans shall be reviewed and approved by the
project biologist prior to the installation of plant material.
Animals. To avoid significant impacts frorn the inadvertent attractionJprornotion
of exotic or otherwise deleterious animal species, all garbage cans and durnpsters
containing food refuse shall be set back from the nearest wetlands by a distance of
no less than 100 feet and be tightly covered and securely locked when not in use.
In addition, the use of outdoor rcstaurant/other food service seating shall be
prohibited within 100 fcet of the nearest wetland area.
Urban Runoff/Water Quality Impacts
Significant urban runoff/water quality impacts will be reduced to below a level of
significance by implerncnting the following mitigation measures:
1. Prior to issuance of grading permits, the applicant shall complete all
applicable forms and comply with the City of Chula Vista's Storm Water
Management Standards Requirements Manual.
PiA/C\':APh'Rev"MNDlcvaUlO mnd accepted (ION/OJ) 48
2. Prior to the issuance of grading permits, the applicant shall demonstrate to
the satisfaction of the City Engineer that Best Management Practices
(BMPs) will be implemented to prevent pollution of the stonn water
conveyance systems, both during and after construction. Permanent storm
water requirements shall be incorporated into the project design and be
shown on the project plans. Any construction and nonstructural BMP
requirements that cannot be shown graphically must be either noted or
stapled on the plans.
3. The project shall comply with the City's requirements and the National
Pollutant Discharge Elimination System (NPDES). Standard Urban Storm
Water Mitigation Plans (SUSMP) and Numeric Sizing Criteria are
applicable to this project. Adequate provisions shall be made in the
planning and design stages of the project to facilitate compliance with
such requirements.
4. Prior to the issuance of grading permits, a water quality study shall be
reviewed and approved by the City Engineer that demonstrates
compliance with the requirements of the NPDES Construction and
Municipal Permits, including SUSMP and Numeric Sizing Criteria
requirements, in accordance with the City's Manual.
Cultural Resources Mitigation
Archaeology
An archaeological rnonitor shall be onsite during all excavation activities. In the
event that cultural resources are identified (other than those apparently deposited
during the import of the prior fill), the archaeologist shall be authorized to divert
the construction activities, investigate the cultural resources, and salvage material
to ascertain the significance of any site. With the incorporation of the mitigation
measure, the impacts are reduced to below a level of significance.
Paleontology
A paleontologist and/or paleontological monitor will be retained to monitor
construction prior to any cutting within sensitive formations. This area is known
to be underlain by one such strata: Otay Formation. If grading is to occur within
the Otay Formation, a qualified paleontologist and/or paleontological monitor
shall be on site during the initial grading to inspect for well-preserved fossils. In
the event well-preserved fossils are found, the paleontologist shall have the
authority to divert, direct, or temporarily halt construction activities in the area of
discovery to allow recovery of fossil remains in a timely manner.
Hydrology and Water Quality Mitigation
Significant urban runoff/water quality impacts will be reduced to below a level of
significance by implementing the following mitigation measures:
Pi AiCY/AP[.''Rcv.MNDicvauto_mnd.acccp!ed (IO/9/(n}
49
1. Prior to issuance of grading permits, the applicant shall complete all
applicable forms and comply with the City of Chula Vista's Storm Water
Management Standards Requirements Manual.
2. Prior to the issuance of grading permits, the applicant shall demonstrate to
the satisfaction of the City Engineer that Best Management Practices
(BMPs) will be implemented to prevent pollution of the storm water
conveyance systerns, both during and after construction. Permanent storm
water requirements shall be incorporated into the project design and be
shown on the project plans. Any construction and nonstructural BMP
requirements that cannot be shown graphically must be either noted or
stapled on the plans.
3. The project shall comply with the City's requirements and the National
Pollutant Discharge Elimination System (NPDES). Standard Urban Storm
Water Mitigation Plans (SUSMP) and Nurneric Sizing Criteria are
applicable to this project. Adequate provisions shall be made in the
planning and design stages of the project to facilitate compliance with
such requirements.
4. Prior to the issuance of grading permits, a water quality study shall be
reviewed and approved by the City Engineer that demonstrates
compliance with the requirements of the NPDES Construction and
Municipal Permits, including SUSMP and Numeric Sizing Criteria
requirements, in accordance with the City's Manual.
Noise Mitigation
Short-term construction noise intrusion shall be lirnited as a condition of the
Grading Permit and Tentative Map to weekday and Saturday hours between
7:00 AM and 7:00 PM. Those same permits shall also specify construction access
routing to restrict construction truck traffic past any existing residential or other
noise-sensitive uses in the vicinity of the project area.
Mitigation rneasures associated with noise impacts on the adjacent biological
resources shall be mitigated in accordance with measures listed under Biological
Resources Mitigation.
Geology/Soils Mitigation
A geotechnical report was prepared by Geotechnics Incorporated (April 2001)
detailing measures to be implemented prior to and during site preparation and
construction. These recommendations are based on empirical and analy1ical
methods typical of the standard practices implemented in southern California. By
incorporating the recommendations of that report into the final project plans,
impacts to gcology/soils would be reduced to less than significant.
PIA/CV'I\PFiRev~MND/<:\auto rrmd-acccptcd (!O/'>!Ol)
50
Furthermore, the geotechnical engineer and engineering geologist shall review the
grading plans prior to finalization to verify that the grading plans are in
compliance with the recommendations of the Geotechnics report and determine
the necessity for additional recommendations and/or analysis. This measure shall
be placed as a condition on all grading permits.
No additional mitigation measures are required.
Hazards/Hazardous Materials Mitigation
Based on the analysis prepared by LDR in determining potential hazards resulting
from initiation of project development, the following mitigation measures will
reduce impacts to be less than significant:
. Randorn sampling and testing of the existing fill will be conducted. This
sampling and testing event will occur subsequent to grading operations.
The results from this testing will be submitted to the City for review. This
measure wil1 be required as a condition of the grading permits.
Transportation Mitigation
Thc following are access-related mitigation measures and will be placed as a
condition of the Tentative Map:
I. Prior to issuance of building permits, the applicant shall enter into an
agreement with the City to design, construct, and secure a fully actuated
traffic signal including interconnect wiring, mast arms, signal heads, and
associated equiprnent, underground improvements, standards, and
luminaries at the Main Street/Roma Court intersection. Design of the
intersection should include a westbound 250-foot left turn lane and a
90-foot transition. The traffic signal at the Main Street/Rorna Court
intersection should provide protected east/west left-turn phasing and
permitted north/south left-turn phasing. The northbound approach shall be
striped with a dedicated left-turn lane and a 20-foot-wide shared
through/right lane.
2. Prior to issuance of building permits, the applicant shall enter into an
agreement with the City to design, construct, and secure a fully actuated
traffic signal, including interconnect wiring, mast arms, signal heads, and
associated equiprnent, underground improvements, standards, and
luminaries at the Main StreetIMaxwell Road intersection. Design of the
intersection should include a westbound 250- foot left turn lane and a
90-foot transition. The northbound approach shall be striped with a
dedicated left-turn lane and a 20-foot-wide shared through/right lane. The
southbound approach (frorn Maxwell Road) shall provide a shared
through/left lane and a dedicated right-turn lane.
PIA/CV'ArI-'IRev MND/cvaut0 mnd accepted (1o,:lj/n})
51
3. Prior to issuance of building permits the applicant shall enter into an
agreernent with the City to design, construct, and secure a left turn pocket
at Main Strcet/Brandywine Avenue. Design should include a length of
250 feet with a 90-foot transition at all left-turn lanes at the Main
Street/Brandywinc Avenue offsite.
4. Coordinatc the new Roma Court and Maxwell Road traffic signals with
the existing traffic signals at Brandywine Avenue and Nirvana Avenue.
5. Dedicate right-of-way along the project frontage on Main Street to Prime
Arterial standards.
6. Prior to issuance of building permits, the applicant shal1 enter into an
agreernent with the City to design, construct, and secure a 200-foot
eastbound right turn lane on Main Street at the following intersections:
. Auto Park Court
. Roma Court
. Auto Parkway
. Auto Park Drive (south side of Maxwell Road)
Dedicated right-turn lanes shal1 be a minimum of200 feet long and 12 feet
wide, with a 90-foot transition, if possible. The longer storage length wil1
provide extra storage and more length for vehicles to decelerate within the
turn lane and not within the through lanes on Main Street.
The relatively long storage lengths have been recommended since Main
Street is a six-lane facility with a posted speed limit of 50 MPH.
The following measure wil1 mitigate the cumulative impact at the Main Street/
1-805 southbound ramps intersection.
7. Prior to issuance of building permits, the applicant shall contribute to the
Traffic Development Impact Fund (TDIF) toward the construction of a
second westbound left-turn lane to be provided at the Main Street/I-805
southbound ramp intersection.
F. Consultation
1. Individuals and Organizations
City ofChula Vista: Sohaib "Alex" Alagha, Senior Civil Engineer
Majed AI-Ghafry, Traffic Engineer
Duane Bazzel1, Principal Planner
PI/\ICV:APfiRev"i\.lNDicvauto__ mnd-ancptcd (1 f)/9/0,)
52
Patricia Beard, Senior Community Development
Specialist
Anthony Chukwadolue, Civil Engineer
Muna Cuthbert, Civil Engineer
Joseph Gamble, Landscape Planner
Benjamin Guerrero, Environmcntal Projects
Managcr
Frank Herrera, Associate Planner
Elizabeth Wagner Hull, Deputy City Attorney
David Kaplan, Transportation Engineer
Gcorge Krempl, Assistant City Manager
Mary Ladiana, Planning and Housing Services
Managcr
Jeff Moneda, Civil Engineer
Doug Perry, Fire Chief
Marilyn R.F. Ponseggi, Environrnental Review
Coordinator
2. Documents
The following documents used during the preparation of the initial
study/environmental checklist are available for review at the City ofChula
Vista Planning and Building Department, located at 276 Fourth Avenue,
Chula Vista, CA 91910.
Chula Vista, City of
1995 Chula Vista General Plan. Revised.
1989 Chula Vista General Plan. July. Comprehensive Update.
1978 General Plan.
2003 Draft MSCP Subarea Plan.
pi A/CVI APErRev-MND/CV3utu nmd accepted 110/9/03) 53
Geotechnics Incorporated
2001 Supplernental Geotechnical Investigation. Apri1.
2000 Updated Grading Recommendations. August.
1995 Report of Geotechnical Investigation. January.
Gironx and Associates
2003 Noise Impact Analysis: Chula Vista Auto Park Expansion, City of
Chula Vista, CA. Augnst.
2002a Air Quality Impact Analysis: Chub Vista Auto Center, Chula
Vista, CA. March.
2002b Noise Impact Analysis: Chula Vista Auto Center, Chula Vista,
CA. March.
20013 Air Quality Impact Analysis: Main Street Commerce Center, City
ofChula Vista, CA. Novemher.
200lb Noise Impact Analysis: Main Street Commerce Center, City of
Chula Vista, CA. November.
Helix Environmental Planning, Inc.
2002a Biological Technical Report: Borst Property. Septernber.
2002b Jurisdictional Delineation: Borst Property. September.
2001a Draft Biological Technical Report: Borst Property. October.
200lb Jurisdictional Delineation: Borst Property. October.
L.D. Romine and Associates
2001 Phase I Environrnental Site Assessment: Borst Otay Valley
Property, Chula Vista, CA. October.
Linscott, Law, and Greenspan
2003 Chula Vista Auto Park Expansion (South Side) - Access Driveway
Analysis. July.
2002 Traffic Impact Analysis: Chub Vista Auto Park Expansion.
February. Revised.
P//VCY.'APE/Rev-MND/cvauto mnd-accep!ed (10/9/03) 54
2001 Traffic Impact Analysis: Chula Vista Auto Park Expansion.
November.
Nolte Associates, Inc.
2003 Draft Tentative Parcel Map. August.
2001 Draft Drainage Study. November.
P&D Technologies
1991 Final Environrnental Impact Report: Chula Vista Auto Center.
November.
3. Initial Study
This environmental determination is based on the attached Initial Study,
any cornments received on the Initial Study, and any comments received
during the public review period for this Mitigated Negative Declaration.
The report reflects the independent judgment of the City of Chula Vista.
Further information regarding the environmental review of this project is
available from the Chula Vista Planning and Building Department,
276 Fourth Avenue, Chula Vista, CA 91910.
~~V~?S
M Iyn onseggl
Environmental Review Coordinator
'P/o,/
PI Nrv I APEfRev.11ND/cvauto. mnd-acccpted (10/9103) 55
INITIAL STUDY
ENVIRONMENT AL CHECKLIST FORM
Chula Vista Auto Park Expansion
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Chula Vista Auto Park East Specific Plan
2. Lead Agency Name and Address:
City ofChula Vista, 276 Fourth Avenue, Chula Vista, CA 91910
3. Contact Persons and Phone Number:
Marilyn Ponseggi, Environmental Review Coordinator, (619) 585-5707
Pi/>,.iCv.'APr/Rev MNIYn'Jutois accept (JON/OI)
1
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
I. AESTHETICS. Would the project:
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare,
which would adversely affect day or nighttime views in
the area?
o
o
o
o
[g]
o
o
[g]
a) Have a substantial adverse effect on a scenic vista?
o
o
[g]
o
o
o
[g]
o
Comments:
Response to la. The project site is located in an area that is surrounded by a mix of commercial,
residcntial, and public uses. Project irnplementation will be consistent with existing development within
the project area and will not represent a significant change. Furthermore, there are no designated scenic
highways or roads within the affected viewshed that will be impacted by the proposed auto park
expansIOn.
However, the proposed project will propose night lighting required for the site security. This lighting will
potentially illurninate the adjacent residential neighborhoods north of Otay Valley Road and the riparian
habitat south of the project site. Therefore, prior to approval, the project will bc subject to design review
and design measures will be incorporated to shield excessive lighting or glare in accordance with the
City's Design Review Comrnittee standards. The Specific Plan will also incorporate these lighting
conditions.
Additionally, the project engineer, Nolte Associates, Inc., indicated a "keystone" masonry wall ranging
from approximately 5 feet to 31 feet is proposed to traverse the southern portion of the site along the
wetland habitat area. Landscaping will be incorporated to provide additional screening of the wall to
nlrther rcduce visual impacts. Landscaping materials will be non-invasive native plant materials
compatible with the adjacent wetland habitat.
Response to lb. The proposed project site does not include visually significant trees, rock outcrops, or
historic buildings that will contribute to the scenic quality of the area. The project wil1 alter the
appearance of the existing site, but will not create new significant aesthetic impacts.
Response to Ic. Future site developrnent will be subject to design, architectural, and landscaping
requirements that are part of the specific plan. Project approval will not result in any significant irnpact to
community aesthctics or visual quality and will improve the aesthetic quality of the site and surrounding
areas.
P,'A/CV'AI'E ''Rev-MND/cvauluis accept (lIJI9!1J3)
2
Chula Vista Auto Park Expansion
Response to Id. Future deveJopment pJans wiU employ outdoor lighting, signs, and materials that wiU
contrihute to light and glare in the project area. Shielding and directing of light sources away from
streets, adjoining properties, and the sky have been incorporated into the specific plan as required design
standards.
Aesthetic Mitigation
No significant impacts have been identified. The Specific Plan will be consistent with the City's Design
Review Committee Standards; therefore, no mitigation is required.
J>1A./('V.'j\PEiRev MNDi\:vaUlois-accepl!] 0/'J/03)
3
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
II. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant environ-
mental effects, lead agencies may refer to the California
Agricultural land Evaluation and Site Assessment Model
(1997) prepared by the California Department of
Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program (FMMP)
of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
o
o
o
[g]
o
o
o
[g]
c) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland to non-agricultural use?
o
o
o
[g]
Comments:
Response to lIa and b. Lands designated and approved for urban development are not included on maps
prepared by the California Resources Agency pursuant to the FMMP. The site is planned and zoned for
development; does not contain designated Prime Farmland or a Williarnson Act contract according to the
General Plan, Unique Farmland, or Farmland of Statewide Importance; and has been previously graded.
Therefore, thcre is no significant impact to "farmlands" associated with deveJopment of this site.
Response to lIe. Project approval and eventual development of the project site will not result in
additional pressure to convert farmland to nonagricultural uses. The project site is bordered by existing
commerciallindustrial development or graded land. Therefore, no impacts wi]] result rrom
implementation of the proposed project.
Agriculture Mitigation
No significant impacts have been identified and no mitigation is required.
pi A/CY' APF/Rev-MND/eva\!tois"acl:ept (I 0/9!O3)
4
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitiga1ion
Incorporation
No Impact
less Than
Significant
Impact
'". AIR QUALITY. Where available, the significance criteria
established by the applicable air quality management or
air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) 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 (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pOllutant
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
Comments:
o
o
[gJ
o
o
[gJ
o
o
o
o
[gJ
o
o
o
[gJ
o
o
o
[gJ
o
Implementation of the proposed project will result in impacts to air quality; however, mitigation will be
incorporated to reduce impacts to less than significant. Further discussion has been included in the
Mitigated Negative Declaration (MND).
Air Quality Mitigatiou
The MND has incorporated mitigation measures that will reduce impacts associated with the proposed
project to less than significant.
PI N( 'V1APE/Rcv-f\'JNDiCV3utois-accept (lu/9/03 ~
5
ISSUE
Chula Vista Auto Park Expansion
Potentially
Significant
Impact
less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, or regulations or by
the California Department of Fish and Game or U.S.
Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Comments:
o
o
o
o
o
o
L8J
L8J
L8J
o
o
o
o
o
o
o
o
o
o
o
o
L8J
L8J
L8J
Implementation of the proposed project will result in impacts to biologicaJ resources; however, mitigation
shall be incorporated to reduce impacts to less than significant. Further discussion has been included in
the MND.
Biological Resources Mitigation
The MND incorporates mitigation measures that wil1 reduce impacts associated with the proposed project
to less than signiticant.
[>"'A/(,ViAPEiRev-MNn/~.\aul('15 acccpt {IO,'"'I.'I)1/
6
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
v. CULTURAL RESOURCES. Would the project:
a)
Cause a
significance
~15064.5?
substantial adverse change in the
of a historical resource as defined in
o
[g]
o
o
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant to
~15064.5?
o
[g]
o
o
c) Direclly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
o
[g]
o
o
d) Disturb any human remains, including those interred
outside of formal cemeteries?
o
o
o
[g]
Comments:
Implementation of the proposed project will result in impacts to cultural resources; however, rnitigation
will be incorporated to reduce impacts to less than significant. Further discussion has been included in
the MND.
Cultural Resources Mitigation
The MND incorporates mitigation measures that will reduce impacts associated with the proposed project
to Jess than significant.
f>/A/rViAPEfRev-MNIJ/cvaulois KCt;pt (] O/lJ/Ii?> ~
7
ISSUE
Chula Vista Auto Park Expansion
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
VI. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence of a known
fault? Refer to Division of Mines and Geology Special
Publication 42.
Ii) Strong seismic ground shaking?
iii) Seismic-related
liquefaction?
ground
including
failure,
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable,
or that would become unstable as a result of the
project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction,
or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
Comments:
D
D
D
D
D
D
D
D
D
~
~
D
~
D
D
D
D
D
D
D
D
D
D
D
~
D
D
~
D
~
~
~
Implernentation of the proposed project will result in impacts to geology and soils of the project site;
however, mitigation measures will be incorporated to reduce impacts to less than significant. Further
discussion has been included in the MND.
PI N( ~v / APEIRev-MND1cvautois-acccpt (10/9(031
8
ChuIa Vista Auto Park Expansion
Geology and Soils Mitigation
The MND incorporates mitigation measures that will reduce impacts associated with the proposed project
to less than significant.
PI N{ ~v / AI'EfRcv-MND/cvautois-acrept (10/9/01)
9
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impacl
less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
VII. HAZARDS AND HAZARDOUS MATERIALS. Would
the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is Included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury, or death involving wildland fires, including
where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
Comments:
o
o
o
o
o
o
o
o
[8J
o
[8J
o
o
o
o
o
o
[8J
o
o
o
o
o
o
o
o
o
[8J
[8J
[8J
[8J
[8J
Implementation of the proposed project will have the potential to create hazards and hazardous materials;
howcver, mitigation measures shall be incorporated to reduce impacts to less than significant. Further
discussion has bccn included in the MND.
PIAICYI,\PFiRev.JI.1NDicvautois"alwpt (I O/9/(}3)
10
Chula Vista Auto Park Expansion
Hazards and Hazardous Materials Mitigation
The MND incorporates mitigation rneasures that will reduce impacts associated with thc proposed project
to less than significant.
PI AJCV I APE/Rev-MND/cV3Ulois accept (ION/OJ)
11
ISSUE
Chula Vista Auto Park Expansion
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
VIII. HYDROLOGY AND WATER QUALITY. Would the
project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that
there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the
production rate of preexisting nearby wells would drop
to a level which would not support existing land uses
or planned uses for which permits have been
granted)?
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, in a manner which would
result in substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner,
which would result in flooding on- or off-site?
e) Create or contribute runoff water which would exceed
the capacity of existing or planned storm water
drainage systems or provide substantial additional
sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures,
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of
loss, injury, or death involving flooding, including
flooding as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
PIN('VIAPEfRev-MNDlc\,autois-accept (] 0/9/03)
12
o
o
o
o
o
o
o
o
o
o
[8J
o
[8J
[8J
o
[8J
o
o
o
o
o
o
o
o
[8J
o
o
o
o
o
o
[8J
o
o
o
o
[8J
[8J
[8J
[8J
Chula Vista Auto Park Expansion
Comments:
Implementation of the proposed project wil1 result in impacts to hydrology and water quality; however,
rnitigation measures will be incorporated to reduce impacts to less than significant. Further discussion
has been included in the MND.
Hydrology and Water Quality Mitigation
The MND incorporates mitigation measures that will reduce impacts associated with the proposed project
to less than significant.
PI AJCY / APE/Rev-MND/cvaulois-accept (10/9/03)
13
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
IX. LAND USE AND PLANNING. Would the project:
b) Conflict with any applicable land use plan, policy, or
regulation or an agency with jurisdiction over the
project (including but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
D
D
D
D
D
D
~
~
a) Physically divide an established community?
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan?
D
D
D
~
Comments:
Response to IXa. The proposed project will not divide an established community. The proposed project
is a Specific Plan to establish standards and guidelines in the development and expansion of the existing
Auto Park and is considered consistent with the surrounding developed land uses. Therefore, because the
project will not physically divide an established community, no impact would occur.
Response to IXb. The proposed project is located within an area designated as Research and Limited
Industrial in the General Plan and zoned ILP - Limited Industrial Zone, Precise Plan Modifying District.
The project is also within the Otay Valley Road Redevelopment Project Area. The Auto Park East project
is consistent with the lLP zoning.
The proposed Auto Park East Specific Plan has been prepared in accordance with Chapter 19.07 of the
City of Chula Vista Zoning Ordinance and Sections 65450-65457 of the California Government Code.
The proposed specific plan would supercede the site's existing zoning by establishing land use, design,
and development standards for the site and defining the type and amount of development permitted.
Where in conflict with the Zoning Ordinance, the specific plan will apply; where the specific plan does
not address a topic, appropriate City regulations will apply.
The Specific Plan would also be consistent with the City of Chula Vista Redevelopment Agency Project
Area Improvement Plans for 2000 through 2004. This five-year implementation plan was adopted by the
City in Novcmber 1999 and was dctermined to be consistent with the City's General Plan.
Chula Vista's nO-acre Otay Valley Road Redevelopment Area, located in the southeastern corner of the
City, is a gateway to Chula Vista from Otay Mesa and the Mexican commercial border crossing.
Established in 1983, this project area's light industry and nearby cultural and recreational uses are
bringing regional recognition to the Otay Valley's unique advantages.
The goal of the Redevelopment Area Plan for the Otay Valley Road is to "use the process of
redevelopment to eliminate and mitigate the many aspccts of cxisting visual, economic, physical, social,
P/NI'V/APEfRev-MNLJicvaulois-acecpl (111/<),'111 ~ 14
Chula Vista Auto Park Expansion
and environmental blight within the Project Area." The Rcdevelopment Plan establishes objectives such
as:
.
The development of property within a coordinated land use pattern of commercial, industrial,
recreational, and public facilities in the Project Area consistent with the goals, policies, objectives,
standards, guidelines, and requirements as set forth in the City's and County's adopted General Plan
and Zoning Ordinance;
.
The cncouragernent, promotion, and assistance in the development and expansion oflocal commerce
and needed commercial and industrial facilities, increasing local ernployment prosperity, and
improving the economic climate within the Project Area, and the various other isolated vacant and/or
underdeveloped properties with the Project Area; and
.
The creation of a rnore cohesive and unified community by strengthening the physical, social, and
econornic ties between residential, cornrnercial, industrial, and recreational land uses within the
community and the Project Area;
which focus on the development of commercial/industrial uses within the project area. One of the
expenditures proposed for the next five years includes the expansion of the Auto Park. Therefore,
implementation of the Specific Plan does not conflict with the City's efforts in redeveloping the Otay Valley
Road project area.
Response to IXc. The site is within the City of Chula Vista's Draft MSCP Subarea Plan (Chula Vista
2000). The site is adjacent to the proposed Otay River Valley River Park that will stretch from
Interstate 5 to Interstate 805 along the Otay River. The proposed river park is a linear regional park that is
proposed to extend from the San Diego Bay to the Otay Reservoir. The implementation of the auto park
expansion will not impact or prevent the development of the park. Because no narrow endemic plant
species have been observed within the proposed impact area, and based on the highly disturbed nature of
the proposed project area and biological surveys, no MSCP narrow endernic species is expected to be
affected by the project grading. Therefore, development as proposed will be consistent with the proposed
policies contained within the City's draft Subarea Plan.
Land Use and Planning Mitigation
No significant impacts have been identified and no mitigation is required.
PIA/CViAPEiRev-MND/evautols accept (10/9/03)
15
ChuJa Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral 0 0 0 [8J
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally important 0 0 0 [8J
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
Comments:
Response to Xa. The proposed project sitc does not contain significant mineral deposits as defined by
being located within either of the two aggregate resource sectors identified by the State Mining and
Geology Board as being of regional significancc. Therefore, the project will not result in the loss of
availability ofa known mineral resource that would be of value to the region and the residents of the state.
Response to Xb. The eastcrn portion of the proposed project site lies within Mineral Resource Zone
(MRZ)-2 classified lands. The Conservation and Open Space Element of the General Plan (Policy 6.3)
states that sand and gravel extraction is planned for selected areas of the Otay River VaHey prior to and
during the implementation ofthe Chula Vista Grccnbelt.
According to the State Mining and Geology Board, mineral lands classified MRZ-2 or designated as areas
ofregional significance shall be protected from preclusive and incompatible land uses, so that the mineral
resources within these lands and areas are available when needed.
As concluded in the previous Environmental Impact Report for the adjacent Chula Vista Auto Park (P&D
Technologies, November 1991), 'The MRZ-2 classification areas are defined where adequate information
indicates that significant mineral deposits are present or where it is judged that it is a high likelihood for
their presence existing."
The General Plan does not specificaHy identify this sitc as an area for planned extraction. The General
Plan has designated this site for industrial uses, thus effectively precluding extractive activities. As noted
in the previous EIR, bccause the site is located in an area of mixed land use (i.e., residential, industrial)
and adjacent to sensitive wetland habitat, cxtractive uses would not be considered a compatible land use
for the site. Furthermore, increased noise impacts associated with extractive uses would be considered
significant to surrounding land uses.
Although the construction of the proposed project would preclude future extraction of important
aggregate resources, impacts associated with the extractive uses would result in incompatibility with
surrounding land uscs and exposure to excessivc noise levels. Therefore, the proposcd project wiH not
result in the loss of availability of locally important mineral resource recovery sitcs delineated on a local
general plan, specific plan, or other land use plan.
PI AJCV / APE.'Rev-MNDicvaut,)js-accept (1 O/9!(3)
16
Chula Vista Auto Park Expansion
Mineral Resources Mitigation
No significant impacts have been identified and no mitigation is required.
PIN('Y'A!'b'Rev I'v[NDfcvautois-accept (I 019/0'1
17
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XI. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive
ground borne vibration or ground borne noise levels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
existing without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels?
Comments:
D
D
D
D
D
D
~
D
D
~
D
D
D
D
D
~
~
D
D
D
D
~
D
~
Implementation of the proposed project will result in noise impacts associated with construction and
developrnent operations; however, rnitigation measures will be incorporated to reduce impacts to less than
significant. Further discussion has been included in the MND.
Noise Mitigation
The MND has incorporated mitigation measures that will reduce impacts associated with the proposed
proj ect to less than significant.
PIAiCViAPFIRe\, f\..fNDlcvautuis accept /! 0/9/03 \
18
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
!ne;orporalion
Less Than
Significant
Impact
No Impact
XII. POPULATION & HOUSING. Would the project:
a) Induce substantial population growth in an area either
directly (e.g., by proposing new homes and
businesses) or indirectly (e.g., through extension of
roads or other infrastructure)?
o
o
o
~
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
o
o
o
~
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
o
o
o
~
Comments:
Response to XIIa. The proposed project is located in an area that has been previously disturbed. The
project is an expansion of the existing Auto Park. The expansion does not represent a fundamental
change to the surrounding land uses; therefore, the project will neithcr directly nor indirectly induce
population growth.
Response to XIIb. A majority of the projcct sitc is vacant. No housing is developed on the project site;
therefore, the proposed project will not displace existing housing. Therefore, no impacts are anticipated.
Response to XIIc. See response XIIb above.
Popnlation and Housing Mitigation
No significant impacts have been identified and no mitigation is required.
pi AlC\!! APEiRt:v.MNDicvautois-3c.:ept (10/9/03)
19
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XIII. PUBLIC SERVICES. Would the project result in
substantial adverse physical impacts associated with the
provision of new or physically altered governmental
facilities or the need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or
other performance objectives for any of the public
services:
a) Fire protection? 0 0 CS:J 0
b) Police protection? 0 0 CS:J 0
c) Schools? 0 0 0 CS:J
d) Parks? 0 0 0 CS:J
e) Other public facilities? 0 0 0 CS:J
Comments:
Response to XIIIa. The Chula Vista Fire Department currently meets the standard threshold for
fire/emergency medical services (EMS) protection for the proposed development area. Fire Station No.3
is located at 1410 Brandywine Avenue, within the proxirnity of the project site. The department staff has
set the following design requirements for the proposed project: (I) a 20-foot-wide fire lane with 13.5 feet
of unobstructed vertical clearance on the western side of the site, (2) fully sprinklered buildings, and (3) a
fire flow of 1,500 gallons per minute at 20 pounds per square inch. These measures are standard
requirements incorporated for all similar types of projects. With these requirements met, Fire Department
staff has determined that no new facilities will be needed. The Fire Department estimates their
emergency response time to the project site to be two minutes, and paramedic-level services by American
Medical Response to be less than three minutes, which is consistent with the goals for providing
emergency service. Development of the project site will not result in a significant impact to the fire
services of the Chula Vista Fire Department.
Response to XIIIb. It should be recognized that the Police Department eXlstmg level of service is
deficient due to the fast growing development within the City of Chula Vista. Currently, the police
department is addressing the threshold standard for deficiency by preparing a long-range strategic plan
and a police facility master plan. The strategic plan will evaluate scrvice levels, staff levels, methods of
developrnent, and any other factors related to service delivery. This will also includc an evaluation of the
established threshold, which may need to be adjusted.
The Chula Vista Police Department has determined thai the site is located within a service area in which
they will be able to serve while still maintaining their current level of services. Because the project will
pi AfCV I APE/Rev-MND/c vautnls-accept (] ON/I)})
20
Chula Vista Auto Park Expansion
not cause a substantial degradation in the level of service, no significant impact would occur. The project
will not change the requirement to pay public facilitics fees for policc services based on equivalent
dwelling units by devcloprnent phase at the rate in effect at the time building permits are issued. There
are no significant impacts associated with project implementation.
Response to XIIIc. The proposed project will not generate an increase in dwelling units or population in
the project area. Therefore, it will not resuJt in a direct need for new or aJtered school facilities or
services. The project is in an area served by the Chula Vista Elementary School District and the
Sweetwater Union High School District. A developer fee of $0.33 per SF (or fee in effect at the time of
buiJding permit issuance) for nomesidential development will be imposed at the building permit stage to
address indirect impacts to school facilities.
Response to XIIId. The proposed project will not generate an increase in dwelling units or population in
the project area. The project will not result in a need for new parks or park services; therefore, no impacts
are anticipated to park services.
Response to XlIIe. Thc proposed project will not result in a need for any other new or aJtered
governmental services. Therefore, the project wil1 not impact any other public facilities.
Public Services Mitigation
Other than payment of established fees for public facilities and adhcrence to established building codes,
no significant impacts have been identified and no mitigation is required.
pi NCVI APE1Rcv-MND1cvautois-accept (1 Q,miD3)
21
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XIV. RECREATION.
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
o
o
o
~
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
o
o
o
~
Comments:
Response to XIVa. The proposed project will not result in additional residential development and
corresponding population. Therefore, the proposed Auto Park East expansion will not increase the
demand for neighborhood or regional parks or other recreational facilities and would not cause substantial
deterioration in existing facilities.
Response to XIVb. The proposed project does not include any recreational facilities and does not require
the construction or expansion of recreational facilities that might have an adverse physicaJ effect on the
environment. The project will not preclude the future designation, construction, and use of a regional trail
system as part of the Otay Valley Regional Park (OVRP). It is speculative and thus infeasible to identify
impacts of a future trail within the adjacent OVRP. Therefore, implementation of the proposed project
will not result in adverse physical effects to recreation facilities.
Recreational Mitigation
No significant impacts have been identified and no mitigation is required.
PIA/CYIAPE/Rcv MNO/cvautois.arceJ-'t (10/'JIU3)
22
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XV. TRANSPORTATIONITRAFFIC. Would the project:
a) Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
o
~
o
o
b) Exceed, either individually or cumulatively, a level of 0 ~ 0 0
service standard established by the county congestion
management agency for designated roads or
highways?
c) Result in a change in air traffic patterns, including 0 0 0 ~
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature 0 0 0 ~
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? 0 0 ~ 0
f) Result in inadequate parking capacity? 0 0 ~ 0
g) Conflict with adopted policies, plans, or programs 0 0 ~ 0
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Comments:
Implementation of the proposed project will result in transportation/traffic impacts; however, mitigation
measures will be incorporated to reduce impacts to less than significant. Further discussion has been
included in the MND.
Transportation Mitigation
The MND incorporates mitigation measures that will reduce impacts associated with the proposed project
to less than significant.
Pi NCY, APE/Rev MNflicvaut,,!s accept (I ()/(j103)
23
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
less Than
Significant
Impact
No Impact
XVI. UTILITIES & SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
Comments:
D
D
D
D
D
D
D
D
D
D
D
D
D
D
[8J
D
D
D
D
[8J
D
D
[8J
[8J
[8J
[8J
D
[8J
Response to XVIa. The proposed project is the implementation of the Auto Park East Specific Plan to
include the development of new car dealerships, a gasoline service station with convenience store, car
wash, fast-food facility, and restaurant. The Specific Plan will address the public facilities, services, and
infrastructure needed to serve the project and enable the surrounding area to function properly. The
proposed development is consistent with the planned zoning for the site and, thus, has been assumed in
the planning for wastewater facilities. Therefore, it will not exceed wastewater treatment requirements.
The project will be required to comply with the RWQCB NPDES Permit No. CA 0108758. In addition,
prior to issuance of a grading permit, the project will be required to provide necessary improvements that
are consistent with the applicable Master Plans (Sewer, Water, and Drainage) and City engineering
standards.
PINCYIAPEiRev-MNDlcvautois-aCLcpt (1 0/9/03)
24
Chula Vista Auto Park Expansion
Response to XVIb. Implemcntation of the proposed project will not result in the construction of new
water or wastewater treatment facilities or expansion of the existing facilities. The proposed tentative
parcel rnap indicates that there are existing drainagc lines to scrve the proj ect site. Thcre are storm drains
that will nccd to be extended to adcquately serve the proposed project. A scwer study will be submitted to
the City Engineer to ensure that the project will provide adequate sewer capacity.
Response to XVIc. The proposed tentative parcel rnap indicates that there are existing drainage lines to
serve the project site. There are storm drains that will need to be extended to adequately serve the
proposed project. The City Engineer will review and approvc all offsite improvements to ensure that
storm drainage is adequately addressed. Therefore, no significant impacts would result.
As described in the project description, the project will include the import of 472,830 cubic yards of soil
to create a level development area. All of the imported soil will be placed above the 100-year floodplain
as depicted in the most recent Federal Ernergency Management Act (FEMA) maps. Additionally, the
project pad will include the construction of nine private storm drains, which, after passing through onsite
cleaners and flow regulators, will flow into the Otay River floodplain. One municipal storm drain pipe
located at the western portion of the property will be extcnded approximately 120 feet. Because the
project includes onsite cleaners and flow regulators, there would be no impact to water quality or erosion
associated with the discharge of storm water.
Response to XVId. The Otay Water District provides water services to the proposed project and has
determined, based on fire flow requirements and projected land use, that sufficient supplies of water are
planned to be available.
Response to XVIe. The City of Chula Vista operates and maintains its own sewer collection system,
which connects to the City of San Diego's Metropolitan Sewer System. It has been determined that
adequate capacity exists to support the proj ect.
Response to XVIf. Solid wastes !Tom the proposed project will be trucked to the Otay Landfill, which is
estimated to have the capacity to rcceive solid wastes for the next 25 years. Additionally, waste disposal
needs will be minimized by incorporation of recycling and waste reduction measures identified in the
City's Source Reduction and Recycling Element of the County's Integrated Waste Management Plan
(1996). Therefore, adequate capacity exists to support this project.
Response to XVIg. See response XVIf above.
Utilities and Service Systems Mitigation
No significant impacts have been identified and no mitigation is required.
pi NCV/API::/Rcv-MND"(;vautois accept (I O!Y/03)
25
Chula Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
XVII. THRESHOLD ANALYSIS. Would the project:
a) Exceed the City's fire/EMS Threshold Standards?
o
o
o
o
b) Exceed the City's police Threshold Standards?
c) Exceed the City's traffic Threshold Standards?
d) Exceed the City's parks/recreation Threshold
Standards?
e) Exceed the City's drainage Threshold Standards?
o
o
o
o
o
o
o
f) Exceed the City's sewer Threshold Standards?
g) Exceed the City's water Threshold Standards?
h) Exceed the City's air quality Threshold Standards?
i) Exceed the City's economics Threshold Standards?
j) Exceed the City's schools Threshold Standards?
k) Exceed the City's libraries Threshold Standards?
o
o
[8J
o
o
o
o
o
o
o
o
[8J
[8J
o
o
[8J
[8J
[8J
[8J
o
o
o
o
o
o
[8J
o
o
o
o
[8J
[8J
[8J
Comments:
Response to XVlIa. The City's threshold standards require that fire and medical units respond to calls
within seven minutes or less in 85 percent of the cases and within five minutes or less in 75 percent of the
cases. The Chula Vista Fire Department estimates their emergency response time to the project site to be
two minutes and paramedic-level services by American Medical Response to be less than three minutes.
The proposed project will comply with this threshold standard. See response XIIIa.
Response to XVlIb. The City's threshold standards require that police units respond to 84 percent of
Priority 1 calls within seven minutes or less and maintain an average response time to all Priority 1 calls
of 4.5 minutes or less. Police units must respond to 62.1 percent of Priority 2 calls within seven minutes
or less and maintain an averagc response time to all Priority 2 calls of seven minutes or less. The Chula
Vista Police Station is located at 276 Fourth Avenue. The Police Department has indicated that they will
be able to serve the project site while still maintaining their current level of service.
Response to XVIIc. The traffic threshold standards require that all intersections must operate at a level
of service C or better, with the exception that LOS D will occur during the peak two hours of the day at
signalized intersections. The proposed project will generate 23,170 ADT, with 850 inbound!
650 outbound trips during the AM peak hour and 814 inboundl944 outbound trips during the PM peak
hour at the proposed driveways. All signalized intersections in the project area are calculated to currently
PI NCVi APEfRev"1\lNI ),.'<.:v:lutois-accept (! 0/9/(13)
26
Chula Vista Auto Park Expansion
operate at LOS D or bettcr during the AM and PM peak hours. The Main Street/Roma Court intersection
is constructed, but does not currently carry traffic. Minor-street left-turn movements at the Main
StrcetlMaxwell Road signalized intersection are currently calculated at LOS D or better during both the
AM and PM peak hours. The Level of Service at the signalized intersections remains unchanged with the
addition of project traffic, with the exception of the Main Street/I-805 southbound ramps intersection,
which is calculated to degrade to LOS E during the PM hour as cumulative projects are incorporated. The
projcct proposes to implement mitigation measurcs to reduce impacts associated with access to the project
site and cumulative project development which are consistent with the City's threshold standards.
Response to XVlId. The City's threshold standard for parks does not apply to this project. Because the
proposed project does not generate dwelling units or population in the project area, it will not adversely
irnpact City of Chula Vista threshold standards for parks and recreation.
Response to XVlIe. The City's threshold standards require that storm water flows and volumes not
exceed City engineering standards. Individual projects will provide necessary improvcments consistent
with the drainage master plan(s) and City engineering standards. The proposed project will not prevent
the project from meeting City standards. The City of Chula Vista requires that increased runoff from
urbanization be detained to levels at or below natural conditions for the 10-, 50-, and 100-ycar frequency
storms. Future development at the project site must comply with the RWQCB's NPDES Pcrmit No. CA
0108758. BMPs appropriate to the characteristics of the project must be employed to reduce pollutants
available for transport or to reducc the amount of pollutants in runoff prior to discharge to a surface watcr
body. The project will not result in any significant changes to the drainage patterns, and implcmentation
of BMPs will rcsult in storm water dischargc volumes which meet the established City threshold.
Response to XVIIf. The threshold standards require that sewage flows and volumes not exceed City
engineering standards. City cngineers have indicated that existing facilities are adequate to serve the
proposed project. A sewage participation fee will bc paid to the City for each phase of the project at the
time of connection to the public sewer. Thcrefore, the project is in compliance with the threshold
standards.
Response to XVlIg. The threshold standards require that adequate storage, treatment, and transrnission
facilities are constructed concurrently with planned grow1h and that water quality standards are not
jeopardized during grow1h and construction. The proposed project will use the water services of the Otay
Water District, which has determined that supplies of water will be available and supplied through two
8-inch mains which serve the project site. There are no new facilities required, except for thc addition of
three 2-inch and three I-inch water rnain connections and meters located within the site.
The proposed project will comply with water conservation measures by (1) fitting restrooms with low-
flow showerheads and toilets; (2) landscaping areas with drought-tolerant plants; and (3) installing
efficient irrigation systems, such as soil moisture sensors and drip irrigation. This will avoid any
significant irnpacts.
Response to XVIIh. The threshold standard for air quality states that "the City shall annually provide the
San Diego Air Pollution Control District with a 12- to 18-month developrnent forecast and request an
evaluation of its impact on current and future air quality management programs, along with recent air
P/Ait.V 'APE,'Rc\' M~lJ/cvautois-ac(;erl (IO;l)/()~)
27
Chula Vista Auto Park Expansion
quality data. The growth forecast and APCD response letters shal1 be provided to the Growth
Management Ordinance (GMO) for inclusion in its annual review."
The Regional Air Quality Strategy is based on growth projections derivcd from community and general
plan land use designations. The project area parcels are in the City of Chula Vista, which is within the
San Diego Air Basin. The 1991/1992 RAQS, as revised by the required 1994 triennial update, is being
implemented by APCD throughout the air basin. If a project is consistent with the City's General Plan, it
can be considered consistent with the grow1h assumptions in the RAQS (State of California 1995). The
proposed project is general1y consistent with Chula Vista's General Plan. Therefore, the proposed project
is consistent with the growth assumptions in the RAQS.
The proposed project is not growth inducing, and has heen designed to accommodate transit planning
principles and pedestrian routes as part of the project plan. Therefore, the proposed project is consistent
with the goals and objectives ofthe RAQS and satisfies the threshold standard for air quality.
Response to XVIIi. The goal for cconomics is "to provide land uses and activities which respond to the
economic needs of the residents and the City ofChula Vista." The threshold standard is as fol1ows:
1. The City shall be provided with an annual fiscal impact report that provides an evaluation of the
impacts of grow1h on the City, in terms of both operation and capital improvements. This report shall
evaluate actual growth over the previous 12-rnonth period, as wel1 as projected grow1h over the next
12- to IS-month period and 3- to 5-year period.
2. The City shal1 be provided with an annual economic monitoring report that provides an analysis of
economic development activity and indicators over the previous 12-month period, as well as projected
growth over the next 12- to IS-month period and 3- to 5-year period.
The existing fiscal analysis for the project area estimated City revenues, expenditures, and the resulting
net fiscal impact on the City, which was determined to be positive. AI1 of the relevant City threshold
issues are evaluated in the report, which is available for review at the Planning Department, 276 Fourth
Avenue, Chula Vista, California 91910. The proposed project would not significantly affect the existing
fiscal analysis, except to increase the income-producing potential of the area. This is considered a
positive impact.
Response to XVIIj. The City's goal with respect to schools is "to ensure that the Chula Vista City
School District and Sweetwater Union High School District have the necessary school sites and funds to
meet the needs of the students in new development areas in a timely manner". The proposed project
would not result in the construction of any residential units and would not add to the City's school
population. Therefore, the threshold standard for schools is not applicable to thc project and causes no
impact.
Response to XVIIk. The goal for the libraries is to "provide a high quality, contemporary library system
which meets the varied needs of the community". The threshold standard for the population ratio for
library facilities is to provide 500 square feet (gross) of adequately equipped and staffed libraries per
1,000 population. The proposed project would not result in the construction of any residential units and
Pi N('V I APEiRev !\-fNDicvautois-acccpt i I 0/9/0,)
2S
Chula Vista Auto Park Expansion
would not add to the city's population. Therefore, the threshold standard for libraries is not applicable to
the project and causes no impact.
Thresholds Mitigation
XVIIa. The proposed project shall be conditioned to pay public facilities fees for fire services at the rate
in effect at the time building permits are issued.
XVIIb. The proposed project shall be conditioned to pay public facilities fees for police services at the
rate in effect at the time building permits are issued.
XVlIc. The proposed project shall implement the following mitigation measures as a condition of the
Tentative Map associated with access-related impacts:
I. Prior to issuance of building permits, the appJicant shall enter into an agreement with the City to
design, construct, and secure a fully actuated traffic signal including interconnect wiring, mast arms,
signal heads, and associated equipment, underground improvements, standards, and luminaries at the
Main Street/Roma Court intersection. Design of the intersection should include a westbound 250-foot
left turn lane and a 90-foot transition. The traffic signal at the Main Street/Rom a Court intersection
should provide protected east/west left-turn phasing and permitted north/south left-turn phasing. The
northbound approach shaH be striped with a dedicated left-turn lane and a 20-foot-wide shared
through/right lane.
2. Prior to issuance of building permits, the applicant shaH enter into an agreement with the City to
design, construct, and secure a fuHy actuated traffic signal, including interconnect wiring, mast arms,
signal heads, and associated equipment, underground improvements, standards, and luminaries at the
Main StreetlMaxweH Road intersection. Design of the intersection should include a westbound
250-foot left turn lane and a 90-foot transition. The northbound approach shall be striped with a
dedicated left-turn lane and a 20-foot-wide shared through/right lane. The southbound approach (from
Maxwell Road) shall provide a shared left/through lane and a dedicated right-turn lane to allow for
landfill traffic to make right turns on red.
3. Prior to issuance of building permits the applicant shaH enter into an agreement with the City to
design, construct, and secure a left turn pocket at Main Street/Brandywine Avenue. Design should
include a length of 250 feet with a 90-foot transition at all left-turn lanes at the Main
StreetlBrandywine Avenue offsite.
4. Coordinate the new Roma Court and Maxwell Road traffic signals with the existing traffic signals at
Brandywine Avenue and Nirvana Avenue.
5. Dedicate right-of-way along the project frontage on Main Street to Prime Arterial standards.
6. Prior to issuance of building permits, the appJicant shall enter into an agreement with the City to
design, construct, and secure a 200-foot eastbound right turn lane on Main Street at the following
intersections:
PI AJCY/APE/Rev-MND/cvautl't5 accept (IU/9/0J)
29
ChuJa Vista Auto Park Expansion
. Auto Park Court
. Roma Court
. Auto Parkway
. Auto Park Drive (south side of Maxwell Road)
Dedicated right-turn lanes shall be a minimum of 200 feet long, 12 feet wide, with a 90-foot
transition, if possible. The longer storage length will provide extra storage and more length for
vehicles to decelerate within the turn lane and not within the through lanes on Main Street.
The relatively long storage lengths have been recommended since Main Street is a six-lane faciJity
with a posted speed limit of 50 MPR.
The following measure will mitigate the cumulative impact at the Main Street/I-80S southbound ramp
intersections.
7. Prior to issuance of building permits, the applicant shall contribute to the Traffic Development Impact
Fund (TDlF) toward the construction of a second westbound left-turn lane to be provided at the Main
Street/I-80S southbound ramp intersection.
These measures would facilitate traffic flow and allow for all intersections in the study area to operate at
LOS C or better at non-peak hours and LOS D during peak hours of the day, which are consistent with the
City's threshold standards.
XVlId. No mitigation is required.
XVIIe. No mitigation is required.
XVIIf. The proposed project shall be conditioned to pay public facilities fees for sewer services at the
rate in effect at the time building permits are issued.
XVlIg. No mitigation is required.
XVlIh. No mitigation is required.
XVIIi. No mitigation is required.
XVlIj. No mitigation is required.
PI /\/('V / ^PF.!Rev-MND/C>~Hltms-accepl (10/<)/011
:10
Chub Vista Auto Park Expansion
ISSUE
Potentially
Significant
Impact
less Than
Significant
with
Mitigation
Incorporation
No Impact
Less Than
Significant
Impact
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the impacts that are individually
limited. but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects. and the effects of probable future
projects. )
c) Does the project have environmental effects, which
will cause substantial adverse effects on human
beings, either directly or indirectly?
o
~
o
o
o
~
o
o
o
o
~
o
Comments:
Response to XVIIIa. Section IV and V of this Initial Study determined that the proposed project wi]]
have a significant environmental effect on Biological Resources and potential impacts to Cultural
Resources. However, mitigation sha]] be incorporated to reduce impacts to less than significant. Further
discussion has been included in the MND. The MND has incorporated mitigation measures that sha]]
reduce impacts associated with the proposed project to less than significant.
Response to XVIIIb. The proposed project, in combination with adjacent land uses, would result in
cumulative impacts to Transportation/Circulation. However, as discussed in the MND, mitigation
measures sha]] be incorporated by the City of Chula Vista to reduce cumulative impacts to less than
significant.
Response to XVIIIc. As noted in Section VII of this Initial Study, the MND addresses the potential
environmental effect on human beings, either directly or indirectly. However, mitigation will be
incorporated to reduce impacts to Jess than significant. Further discussion has been included in the MND.
The MND has incorporated mitigation measures that wi]] reduce impacts associated with the proposed
project to less than significant. Therefore, the proposed project will not result in substantial adverse
effects to human beings, either directJy or indirectJy.
PI NCYiAPE'Rev-IvJND/cvautois-accept (!lJ/Q/03 \
31
Chula Vista Auto Park Expansion
XIX. PROJECT REVISIONS OR MITIGATION MEASURES
The mitigation measures have been incorporated into the project and will be implemented during the
future design, construction, or operation of the project. These measures include the following:
Air Quality Mitigation
. Use Jow-pol1utant-emitting construction equipment.
. Use electrical construction equipment determined by the City Engineer.
. Use catalytic reduction for gasoline-powered equipment.
. Use injection timing retard for diesel-powered equipment.
. Water the construction area twice daily to minimize fugitive dust.
. Stabilize (for example, hydroseed) 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 construction.
. Implement track-out control as follows:
a. Apply chemical stabiJizer or pave the last 100 feet of internal travel path within a construction
site prior to public road entry.
b. InstaU wheel washers adjacent to a paved apron prior to vehicle entry on public roads.
c. Remove any visible track-out into traveled public streets within 30 minutes of occurrence.
d. Wet wash the construction access point at the end of each workday if any vehicle travel on
unpaved surfaces has occurred.
e. Provide sufficient perimeter erosion control to prevent washout of silty material onto public
roads.
.
Cover haul trucks or maintain at Jeast J 2 inches of freeboard to reduce blowoff during hauling.
.
Suspend al1 soil disturbance and travel on unpaved surfaces if winds exceed 25 mph.
PI NCVi APFJRev-MNDlcvJ.utois accept (I 014/0 ~)
32
Chub Vista Auto Park Expansion
Biological Resources Mitigation
Mitigation for Direct Impacts
Wetlands
A habitat restoration program shan be required that win include a minimum of I: I habitat creation for an
impacts to jurisdictional waters and wetlands (USACOE and CDFG). In addition, impacts to riparian
scrub and southern winow scrub shan be mitigated through creation, enhancement, or restoration for a
total mitigation ratio as shown in the table below. The restoration plan win be prepared (by the applicant)
to the satisfaction of the City. Additionally, prior to issuance of a grading permit, the appJicant will be
responsible in showing evidence of receiving RWQCB 401 Certification, USACOE 404 Permit, and
CDFG 1603 Agreement.
om ensatory . Itlf!atlOn
Project Mitigation Mitigation
Wetlands Effects
(Acre) Ratio (Acres)
Riparian Scrub* 0.18 3:1 0.54
Southern Willow Scrub 0.02 3:1 0.06
Tamarisk Scrub* 0.26 2:1 0.52
Total 0.46 - 1.12
c
M"
'Includes disturbed phases of this vegetation type.
Upland Habitat
There are no direct impacts to the sensitive upland habitats; therefore, there are no mitigation measures
required.
Sensitive Animals
No raptors (generally December through June) or other migratory species nests (March through
September) shan be disturbed in accordance with the Migratory Bird Treaty Act. A buffer of a minimum
300 feet shall be established around any raptor nest if occupied during construction activities to avoid
indirect impacts.
Mitigation for Indirect Impacts
Noise
Significant impacts related to construction noise will be avoided by limiting construction work to outside
of the LBV's typical breeding season (February 15 to August 15); this restriction would also
avoid/minimize the possibility of indirectly impacting any other potentially occurring sensitive riparian
birds (such as southwestern willow flycatcher) that may be utilizing/nesting in the adjacent wetlands.
According to the noise report for the project (Giroux & Associates 2002), "If construction is performed
during the LBV nesting/breeding season, and LBVs are found nesting within 500 feet of the nearest point
PIAiCVIAPElRev.MNDlcvautOJs accept (IO/W03)
33
Chula Vista Auto Park Expansion
of equipment operations, a noise mll1gation plan shan be submitted and approved by the City's
Environmental Review Coordinator. Such a plan will identify the noise mitigation measures to be
utilized, and the protocols to be employed to monitor noise protection compliance." Therefore, the
applicant will also retain a biological monitor to be present during construction activities affecting
jurisdictional areas during the nesting season. If any significant effect is observed that further
construction be conducted outside of the nesting season. Where noise impacts cannot be completely
avoided, a noise monitoring program shan be developed in consultation with the USFWS and the CDFG.
In addition, the report states, "Dealership operations noise win be mitigated as follows:
. An services and repair activities shall be conducted within the service bays that are shielded from
the adjacent riparian habitat.
.
Outdoor loudspeakers will not be instaned. An employee paging shall be through personal
communication devices."
Based on the dealership operations noise analysis provided by Giroux & Associates, after incorporating
the above mitigation measures, the estimated operational noise level would be 50 dB at the habitat edge
and 40 dB toward the center of the wellands. Both of these estimates fan below the 60-dB noise impact
threshold for LBV.
Human Encroachment
To avoid significant impacts from human encroachment/visual threats during the use of the project, a
barrier, such as a split-rail fence, shall be constructed at the top of the "keystone" masomy wall, between
the entire length of the boundary between the project and the wetlands.
To reduce impacts associated with the "keystone" masomy wall, the wan would be screened with a
barrier planting consisting of either noninvasive ornamental material and/or native trees/shrubs.
Landscape plans shall be reviewed and approved by the City's Environmental Review Coordinator and
the project biologist prior to installation and the plantings. The landscaping shall be monitored twice
during the first year to ensure that the plantings are providing an effective visual barrier. If the barrier
plantings fail to survive and/or the plants do not adequately screen the wetlands, then additional plantings
or solid wall instanation would be required, as directed by the project biologist. These measures shall be
made a condition of the landscape plan.
Additionally, there will be no easy public access to the project site that would facilitate illegal dumping.
The car lots will be under 24-hour, seven day a week security monitoring. The fencing along the southern
border of the project site shall be installed to protect adjacent habitat from illegal dumping. The
landowner and the City of Chula Vista shall prevent and enforce illegal entry into the adjacent wetland
habitat.
Lighting
The adverse effects of project lighting would be mitigated to below a level of significance by utilizing
shielded fixtures that are oriented away from the adjacent wetland habitats. The project biologist shall
evaluate all lighting (at night) to ensure that native habitats are not incidentally inuminated. Any lighting
PI A/('ViAPE/Rev MND/cvautois-accept (10/01/03) 34
Chula Vista Auto Park Expansion
design plans that intend to utilize overhead High Intensity Discharge (HlD) lighting (e.g., high-pressure
sodium, metal halide, mercury vapor, etc.) fixtures in areas proximal to (within 50 feet or less of) the
wetlands must be reviewed and approved by the project biologist prior to installation.
Invasive Species
Plants. Significant impacts to surrounding (nonimpacted) wetland vegetation will be avoided by using
noninvasive and/or native plant material in the project landscaping palette. Landscape plans shall be
reviewed by the project biologist prior to the installation of plant material.
Animals. To avoid significant impacts from the inadvertent attraction/promotion of exotic or otherwise
deleterious animal species, all garbage cans and dumpsters containing food refuse shall be set back from
the nearest wetlands by a distance of no less than 100 feet and be tightly covered and securely locked
when not in use. In addition, the use of outdoor restaurant/other food service seating shall be prohibited
within 100 feet of the nearest wetland area.
Urban Runoff/Water Quality Impacts
Significant urban runoff/water quality impacts will be reduced to below a level of significance by
implementing the following mitigation measures:
I. Prior to issuance of grading permits, the applicant shall complete all applicable forms and comply
with the City ofChula Vista's Storm Water Management Standards Requirements Manual.
2. Prior to the issuance of grading permits, the applicant shall demonstrate to the satisfaction of the
City Engineer that Best Management Practices (BMPs) will be implemented to prevent polJution
of the storm water conveyance systems, both during and after construction. Permanent storm
water requirements shall be incorporated into the project design and be shown on the project plans.
Any construction and nonstructural BMP requirements that cmIDot be shown graphically must be
either noted or stapled on the plans.
3. The project shall comply with the City's requirements and the National Pollutant Discharge
Elirnination System (NPDES). Standard Urban Storm Water Mitigation Plans (SUSMP) and
Numeric Sizing Criteria are applicable to this project. Adequate provisions shall be made in the
planning and design stages of the project to facilitate compliance with such requirements.
4. Prior to the issuance of grading permits, a water quality study shall be reviewed and approved by
the City Engineer that demonstrates compliance with the requirements of the NPDES Construction
and Municipal Permits, including SUSMP and Numeric Sizing Criteria requirements, in
accordance with the City's Manual.
PINCY 'APF/Rcv-MNDI~vaU1<)is-accept (10/9iOCI)
35
ChuIa Vista Auto Park Expansion
Cultural Resources Mitigation
Archaeology
An archaeological monitor shall be onsite during aJl excavation actIvItIes. In the event that cultural
resources are identified (other than those apparently deposited during the import of the prior fill), the
archaeologist shall be authorized to divert the construction activities, investigate the cultural resources,
and salvage material to ascertain the significance of any site. With the incorporation of the mitigation
measure, the impacts are reduced to below a level of significance.
Paleontology
A paleontologist and/or paleontological monitor to be retained to monitor construction prior to any cutting
within sensitive forn1ations. This area is known to be underlain by one such strata: Otay Formation. If
grading is to occur within the Otay Formation, a qualified paleontologist and/or paleontological monitor
shaJl be onsite during the initial grading to inspect for well-preserved fossils. In the event well-preserved
fossils are found, the paleontologist shaJl have the authority to divert, direct, or temporarily halt
construction activities in the area of discovery to allow recovery of fossil remains in a timely manner.
Hydrology and Water Quality Mitigation
Significant urban nmoff/water quality impacts will be reduced to below a level of significance by
implementing the following mitigation measures:
I. Prior to issuance of grading permits, the applicant shall complete all applicable forms and comply
with the City of Chula Vista's Storm Water Management Standards Requirements Manual.
2. Prior to the issuance of grading permits, the applicant shall demonstrate to the satisfaction of the
City Engineer that Best Management Practices (BMPs) will be implemented to prevent pollution
of the storm water conveyance systems, both during and after construction. Permanent storm
water requirements shall be incorporated into the project design and be shown on the project plans.
Any construction and non structural BMP requirements that cannot be shown graphically must be
either noted or stapled on the plans.
3. The project shall comply with the City's requirements and the National Pollutant Discharge
EJimination System (NPDES). Standard Urban Storm Water Mitigation Plans (SUSMP) and
Numeric Sizing Criteria are applicable to this project. Adequate provisions shall be made in the
planning and design stages of the project to facilitate compliance with such requirements.
4. Prior to the issuance of grading permits, a water quality study shall be reviewed and approved by
the City Engincer that demonstrates compliance with the requirements of the NPDES Construction
and Municipal Permits, including SUSMP and Numeric Sizing Criteria requirements, in
accordance with the City's Manual.
PI,4.JCV I APEiRev-MNDicvautois-rllcept (I OI'>!O~)
36
Chula Vista Auto Park Expansion
Noise Mitigation
Short-term construction noise intmsion win be limited as a condition of the Grading Permit and Tentative
Map to weekday and Saturday hours between 7:00 a.m. and 7:00 p.m. Those same permits wiH also specify
construction access routing to restrict construction truck traffic past any existing residential or other noise-
sensitive uses in the vicinity of the project area.
Mitigation measures associated with noise impacts on the adjacent biological resources shan be mitigated in
accordance with measures listed under Biological Resources Mitigation.
Geology/Soils Mitigation
A geotechnical report was prepared by Geotechnics Incorporated (April 2001) detailing measures to be
implemented prior to and during site preparation and construction. These recommendations are based on
ernpirical and analytical methods typical of the standard practices implemented in southern California. By
incorporating the recommendations of that report into the final project plans, impacts to geology/soils would
be reduced to less than significant.
Furthermore, the geotechnical engineer and engineering geologist shan review the grading plans prior to
finalization to verify that the grading plans are in compliance with the rccommendations of the Geotechnics
report and detennine the necessity for additional recommendations and/or analysis. This measure shan be
placed as a condition on an grading pennits.
No additional mitigation measures are required.
Hazards/Hazardous Materials Mitigation
Based on the analysis prepared by LDR in determining potential hazards resulting from initiation of project
development, the fonowing mitigation measures win reduce impacts to less than significant:
. Random sampling and testing of the existing fin wiJ] be conducted. This sampling and testing event
will occur subsequent to grading operations. The results 1T0m this testing wiJ] be submitted to the
City for review. This measure will be required as a condition ofthe grading permits.
Transportation Mitigation
The foHowing are access-related mitigation measures and wilJ be placed as a condition of the Tentative
Map:
I. Prior to issuance of building permits, the applicant shaH enter into an agreement with the City to
design, construct, and secure a funy actuated traffic signal including interconnect wiring, mast
arms, signal heads, and associated equipment, underground improvements, standards, and
luminaries at the Main Street/Roma Court intersection. Design of the intersection should include a
westbound 250-foot left turn lane and a 90-foot transition. The traffic signal at the Main Street/
Roma Court intersection should provide protected east/west left-turn phasing and permitted north/
pi ^,ICV/ APEiRev_MNIJ!c\,autnis_acc<;pt (10/9/031
37
Chula Vista Auto Park Expansion
south left-turn phasing. The northbound approach shan be striped with a dedicated left-turn lane
and a 20-foot-wide shared through/right lane.
2. Prior to issuance of building permits, the applicant shall enter into an agreement with the City to
design, construct, and secure a fully actuated traffic signal, including interconnect wiring, mast
arms, signa] heads, and associated equipment, underground improvements, standards, and
lurninaries at the Main StreeUMaxwell Road intersection. Design of the intersection should
include a westbound 250-foot left turn lane and a 90-foot transition. Modify the traffic signal at
the Main Street/Maxwen Road intersection. The northbound approach shan be striped with a
dedicated left-turn lane and a 20-foot-wide shared through/right lane. The southbound approach
(from Maxwell Road) shall provide a shared through/left lane and a dedicated right-turn lane to
allow for landfill traffic to make right turns on red.
3. Prior to issuance of building permits the applicant shan enter into an agreement with the City to
design, construct, and secure a left turn pocket at Main StreetlBrandywine Avenue. Design should
include a length of 250 feet with a 90-foot transition at an left-turn lanes at the Main
Street/Brandywine Avenue offsite.
4. Coordinate the new Rorna Court and Maxwell Road traffic signals with the existing traffic signals
at Brandywine Avenue and Nirvana Avenue.
5. Dedicate right-of-way along the project frontage on Main Street to Prime Arterial standards.
6. Prior to issuance of building permits, the applicant shan enter into an agreement with the City to
design, construct, and secure a 200 foot eastbound right turn lane on Main Street at the following
intersections:
. Auto Park Court
. Roma Court
. Auto Parkway
. Auto Park Drive (south side of Maxwell Road)
Dedicated right-turn lanes shall be a minimum of 200 feet long, 12 feet wide, with a 90-foot
transition, if possible. The longer storage length will provide extra storage and more length for
vehicles to decelerate within the turn lane and not within the through lanes on Main Street.
The relatively long storage lengths have been recommended since Main Street is a six-lane facility
with a posted speed limit of 50 MPH.
The following measure will mitigate the cumulative impact at the Main Street/I-80S southbound ramps
intersection.
7. Prior to issuance of building permits, the applicant shall contribute to the Traffic Development
Impact Fund (TDIF) toward the construction of a second westbound left-turn lane to be provided
at the Main Street/I-805 southbound ramp intersection.
pi A/(~VI APE/Rc\ .MNl 1/cvautois-a,ccpt (10i9/1l,j
38
Chula Vista Auto Park Expansion
xx. AGREEMENT TO IMPLEMENT MITIGATION MEASURES
By signing the line provided below, the Applicant(s) and/or Operator(s) stipulate that they have each
read, understood, and have their respective company's authority to and do agree to the mitigation
measures contained herein and will implement same to the satisfaction of the Environmental Review
Coordinator. Failure to sign the line provided below prior to posting of this Mitigated Negative
Declaration with the County Clerk shall indicate the Applicant's and/or Operator's desire that the Project
be held in abeyance without approval and that the Applicant(s) and/or Operator(s) shall apply for an
Environmental Impact Report.
~~\~
'-Signature
r~.G l- )3r".\'>0 r
Printed Name
}C) - i 0 c:::3
Date
Bo~t It-.-MJ r / P-/t B ic l-f\ ~jJ)
Agent For
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this Project, involving at least
one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as
indicated by the checklist on the preceding pages.
o Aesthetics
~ Biological Resources
~ Hazards & Hazardous Materials
o Mineral Resources
o Public Services
o Utilities / Service Systems
o Agriculture Resources
~ Cultural/Paleontological Resources
~ Hydrology / Water Quality
~ Noise
o Recreation
o Mandatory Findings of Significance
~ Air Quality
~ Geology / Soils
o Land Use / Planning
o Population / Housing
~ Transportation / Traffic
XXII. DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, 0
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, ~
there WILL NOT be a significant effect in this case because the mitigation measures
described on an attached sheet have been added to the project. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project MAY have a significant effect on the environment, 0
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at 0
least one effect: 1) has been analyzed adequately in an earlier EIR pursuant to applicable
standards, and 2) has been addressed by mitigation measures based on the earlier analysis
P'AiCViAPEiR~".l'v\Nl),t:vaut')IS accept (I Oi'iiU3)
39
Chula Vista Auto Park Expansion
as described on attached sheets, if the effect is a "potentially significant impacts" or
"potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, 0
there WILL NOT be a significant effect in this case because all potentially significant effects
(a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and
(b) have been avoided or mitigated pursuant to that earlier EIR. including revisions or
mitigation measures that are imposed upon the proposed project. An addendum has been
prepared to provide a record of this determination.
~g~q/ &7~ ~.
LI/c?l ) of
Date I
Marilyn Ponseggi
Printed Name
City of Chula Vista
Agent For
P/AfCV/APElRev MNDlcvaulois-accept (10/9103)
40
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Responses to Comments
All letters received during the public review of the Draft Mitigated Negative Declaration (MND)
for the Auto Park East Specific Plan are reproduced in their entirety and are addressed in the
following Responses to Comments section, Numbered responses correspond to the numbered
comments at the point the comment occurs for purposes of continuity, The following is a list of
letters of comments received during the public review period,
Letter of Comment
I, Harlan R, Jeche, Unit Chief Southern Califomia Cleanup Operations Branch - Glendale,
California Department of Toxic Substances Control (DTSC), letter dated November 5,
2003
2, Mario H, Orso, Chief Development Review Branch, California Department of
Transportation, (Caltrans), District II, letter dated November 10, 2003
3, Dee Peralta, Planning and Facilities Supervisor, Chula Vista Elementary School District,
letter dated October 20, 2003
4, Christine Craven, Engineering Technician, Otay Water District, letter dated October 20,
2003 and Dianne Kilwein, P,E" Associate Civil Engineer, Otay Water District, letter
dated October 29, 2003
5, Cathy Obit, Acting Assistant Deputy Director, City of San Diego, Development
Services, letter dated November 14,2003
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RESOLUTION NO. PCM-02-1O
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA RECOMMENDING THAT THE CITY
COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION
AND MITIGATION MONITORING AND REPORTING PROGRAM
(lS-02-01O) AND INTRODUCE AN ORDINANCE APPROVING A
SPECIFIC PLAN (pCM-02-10) FOR THE AUTO PARK EAST
EXPANSION (FRED BORST, BORST FAMILY TRUST, AND FASK
LAND).
WHEREAS, a duly verified application for a Specific Plan was filed with the City of Chula Vista
Planning and Building Department; and
WHEREAS, the application requests the adoption of a Specific Plan for the development of the Auto
Park East Expansion on approximately 31 acres ofland on the south side of Main Street between Brandywine
Avenue and Ma.xwell Road and represented on Exhibit "A"; and
WHEREAS, the Specific Plan would implement the Redevelopment Plan for the Otay Valley Road
Redevelopment Project Area; and
WHEREAS, the Specific Plan would be consistent with the General Plan; and
WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-
02-0 I 0) has been prepared in accordance with the requirements ofthe California Environmental Quality Act,
the State CEQA Guidelines, and the Environmental Review Procedures of the City ofChula Vista; and
WHEREAS, the Planning Director set the time and place for a hearing on said application and notice
of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in
the City and its mailing to property owners within 500 feet of the exterior boundaries of the property at least
ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely on April 28, 2004 at
6:00 p,m, in the City Council Chambers, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed; and
WHEREAS, the Planning Commission considered an reports, evidence, and testimony presented at the
public hearing with respect to the application,
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION does hereby
recommend that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program (IS-02-O I 0), based on the findings and conditions contained therein for the Auto Park East
Specific Plan,
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION does hereby find that the
proposed Auto Park East Specific Plan is consistent with the City ofChula Vista General Plan and is supported
by public necessity, convenience, general welfare, and good zoning practice,
Resolution No, PCM-02-IO
Page No, 2
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION does hereby recommend'
that the City Council introduce an ordinance approving Specific Plan (PCM-02-1O) for the Auto Park East'
Expansion,
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City CounciL
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 28th day of April, 2004, by the fol1owing vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steve Castaneda, Chair
A TIEST:
Diana Vargas, Secretary
Exhibit f'
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ORDINANCE NO,
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA
ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION
MONITORING AND REPORTING PROGRAM (IS-02-010) AND ADOPTING A
SPECIFIC PLAN (PCM-02-10) FOR THE AUTO PARK EAST EXPANSION
(FRED BORST, BORST FAMILY TRUST, AND FASK LAND),
to RECITALS
A, Project Site
WHEREAS, the areas of land, which are the subject of this Ordinance, are represented in
Exhibit "A" and for the purpose of general description herein consist of approximately 31 acres on
the south side of Main Street between Brandywine Avenue and Maxwell Road ("Project Site");
and
B, Project; Application
WHEREAS, on September 5, 2001, Fred Borst, Borst Family Trust, and Fask Land
("Developer") filed an application requesting the adoption of a Specific Plan (PCM-02-10) for the
development of auto dealerships and supporting uses on the Project Site ("Project"); and
C, Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public hearing on this Project
on April 28, 2004, and voted to recommend that the City Council adopt the Specific Plan (PCM-
02-10); and
WHEREAS, the proceedings and all evidence introduced on this Project before the
Planning Commission at their public hearing held on April 28, 2004, and the minutes and
resolutions resulting therefrom, are hereby incorporated into the record of this proceeding; and
D, City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City Council on
May 18, 2004 on the application and to receive the recommendations of the Planning
Commission and to hear public testimony with regard to the same,
II. The City Council does hereby ordain as follows:
A. Certification of Compliance with CEQA
The City Council does hereby find that the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (15-02-010) have been prepared in accordance with
requirements of the Califomia Environmental Quality Act (CEQA), the State CEQA Guidelines,
and the Environmental Review Procedures of the City of Chula Vista, and hereby adopts the
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS-02-01 0),
B, Independent Judgment of City Council
The City Council does hereby find that in the exercise of their independent review and
judgment, the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
(15-02-010) in the form presented has been prepared in accordance with the requirements of the
Ordinance
Page 2
California Environmental Quality Act and the Environmental Review Procedures of the City of
Chula Vista,
C, Adoption of Specific Pian
The City Council does hereby adopt Auto Park East Specific Plan (PCM~02-10), attached
hereto and incorporated herein as though set forth in full, finding that the proposed automobile
sales and supporting land uses are permitted by the implementing zone and therefore consistent
with the General Plan and would implement the Auto Park expansion program of the
Redevelopment Plan for the Glay Valley Road Redevelopment Project Area, and that the public
necessity, conveniences, general welfare, and good zoning practice supports its approval and
implementation,
III, INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent upon
the enforceability of each and every term, provision, and condition herein stated; and that in the
event that anyone or more terms, provisions, or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal, or unenforceable, this Ordinance shall be deemed to
be automatically revoked and of no further force and effect ab initio,
IV, Adoption of this Ordinance (Second Reading) is conditioned upon the approval by the
Redevelopment Agency of the City Of Chula Vista of an Owner Participation, Agreement between
the Developer and the Redevelopment Agency,
V, This ordinance shall take effect and be in full force on the thirtieth day from and after the
adoption of the ordinance (Second Reading), which shall occur as stated above,
Presented by
Approved as to form by
Laurie Madigan
Community Development Director
Ann Moore
City Attorney
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CITY OF CHULA VISTA
AUTO PARK EAST SPECIFIC PLAN
(PCM-02-10)
Adopted by:
City ofChula Vista
City Council and Redevelopment Agency
Adoption Date:
Nf(l(Gh~eWt 7
TABLE OF CONTENTS
I. INTRODUCTION
A, Purpose
B, Statutory Authority
C. Relationship to Other Plans and Policies
D, Specific Plan Objectives
E. Site Location
F. Surrounding Uses
G. Site Characteristics
H. Issues and Opportunities
I. Development Concept
PAGE I
Page I
Page I
Page t
Page I
Page 2
Page 2
Page 2
Page 2
Page 3
II, LAND USE REGULATIONS
A, Pennitted Land Uses and Distribution
B, Prohibited Uses
cr, Outdoor Uses Prohibited - Exceptions
PAGE 4
Page 4
Page 5
Page 5
III, DEVELOPMENT STANDARDS
A, Lot Configuration
B, Lot Coverage/Floor Area
C. Height
D, Building Setbacks
IE, Parking
F, Landscaping
G, Signs
H. W alls/F ences
l Trail Easement
PAGE 6
Page 6
Page 6
Page 6
Page 6
Page 6
Page 6
Page 7
Page 7
Page 7
IV. DESIGN GUIDELINES
PAGE 8
V, PERFORMANCE STANDARDS AND CONDITIONS
A. Hours of Operation
III, Promotional Displays and Events
C. Outdoor Speakers and Pagers
D. Carwash Facilities
E. Facility Maintenance
F, Rideshare Incentives
G, Lighting
PAGE 8
Page 8
Page 8
Page 8
Page 8
Page 8
Page 8
Page 9
VI. INFRASTRUCTURE AND SERVICES
A, Water
B. Wastewater
C. Stonn Water and Drainage
D. Solid Waste and Recycling
E, Energy
.... Streets and Circulation
PAGE to
Page to
Page to
Page to
Page to
Page to
Page 10
VII, IMPLEMENTATION
PAGE 12
VIII. ENVIRONMENTAL REVIEW
PAGE 13
IX. AMENDMENTS TO THE SPECIFIC PLAN
PAGE 13
X, AUTO DEALER ASSOCIATION
PAGE 13
XI. ENFORCEMENT
PAGE 13
I. INTRODUCTION
A. Purpose
The Auto Park East Specific Plan, ("Project"), is a policy and regulatory tool that will guide the
development of the Project site using a focused development scheme, It provides a bridge between
the broad policies of the General Plan and the detailed development objectives for the site, This
Specific Plan supercedes the applicable zoning provisions for the site by establishing land use and
development regulations that are specifically adapted to the proposed development of the Project
site, The provisions of this Specific Plan are intended to be responsive to constraints and
opportunities on the site and the objectives of the Project while implementing adopted policy,
The Auto Park East Specific Plan has been prepared to plan and implement the easterly expansion of
the Chula Vista Auto Park, ("Auto Park"), on Main Street in the City ofChula Vista, The guiding
rationale behind this Specific Plan is to ensure the orderly and viable development ofthe Project site
and the implementation ofthe policies ofthe General Plan and the Otay Valley Road Redevelopment
Project Area, The comprehensive and coordinated development of the easterly expansion of the
Auto Park will benefit the City and the Otay Valley Road Redevelopment Project Area by removing
blight and facilitating new development that will expand commercial opportunities and the
employment base,
B. Statutory Authority
The Auto Park East Specific Plan is adopted by ordinance in accordance with Chapter 19,07,
Specific Plans, of Title 19, Zoning, ofthe Chula Vista Municipal Code and Sections 65450-65457 of
the California Government Code, Chapter 19,07 adopts and incorporates the Government Code
Sections 65450-65457 by reference as though set forth in full,
C. Relationship to Other Plans and Policies
The Auto Park East Specific Plan implements the broad policies of the General Plan and the
Redevelopment Plan for the Otay Valley Road Redevelopment Project Area by establishing
permitted land uses, development standards, design guidelines, and entitlement processes for the
expansion of the Chula Vista Auto Park, This Specific Plan supersedes the zone regulations for the
Project site, Where in conflict with the Chula Vista Municipal Code, this Specific Plan shall apply;
and where this Specific Plan does not address a topic, the Chula Vista Municipal Code and other
applicable policies and regulations shall apply,
D. Specific Plan Objectives
The primary objectives of the Auto Park East Specific Plan are:
I, The expansion ofthe existing Auto Park to create a regional destination automobile sales and
service park with supporting uses,
2, A distinct identity for the Auto Park and a thematic link to other attractions in the Otay
Valley through the Main Street Streetscape Master Plan,
3, The comprehensive and coordinated development, operation, and maintenance of the Project
site,
Auto Park East Specific Plan (PCM-02-1O)
4, An improved image of the Main Street corridor and adjacent land uses,
5, The provision of all necessary infrastructure, services, and facilities allhe time of need,
E. Site Location
The Auto Park East Specific Plan site is located along Main Street within the City of Chula Vista,
approximately one half mile east of Interstate 80S, The Project site consists of approximately 31
acres on the south side of Main Street to the east of Brandywine Avenue and to the west of Maxwell
Road,
F. Surrounding Uses
Immediately adjacent land uses include the existing Auto Park to the west, the Auto Park North
expansion site and industrial parks to the north (across Main Street), and the Otay Valley Regional
Park and Otay River to the south and east. Miscellaneous industrial and commercial uses are located
along the Main Street corridor along with open space related to the Otay River Valley, The Otay
Landfill is located to the northeast of the Project site; the Coors Amphitheater and Knott's Soak City
are located to the east.
G. Site Characteristics
The Project site includes approximately 3 I acres on the south side of Main Street with approximately
2,910 feet of frontage along Main Street and a maximum depth of approximately 600 feet. A
substantial portion of the site was previously used for agricultural uses and was primarily
undeveloped with the exception of the former City Animal Shelter, which was demolished in 2002,
The site has been stocked with imported fill under an uncontrolled embankment permit.
H. Issues and Opportunities
The relative shallow depth of the site and its extensive frontage along a Prime Arterial Street could
result in design and access issues for future development. The prime arterial designation for Main
Street presents the need to carefully consider suitable types ofland use for the site, However, these
same attributes present opportunities for appropriate types of land uses such as the proposed Auto
Park East expansion, The Specific Plan addresses these and other issues and opportunities through
land use, development regulations, and design standards,
1. Issues
a, The relatively shallow depth of the site is a development consideration and a potential design
constraint.
b, The adjacency ofthe site to the Otay Valley Regional Park and habitat could affect the types
of appropriate uses and operations that could be allowed on portions of the site,
c, Main Street is designed as a prime arterial intended to move large volumes of traffic at
relatively high speeds with minimal access,
d, Key intersections and the Main Street corridor east of Interstate 805 lack identity and the
Page 2 of 13
Auto Park East Specific Plan (PCM-02-1 0)
existing streetscapes have no unifying theme,
2. Opportunities
a, The planned development ofthe site will providc for an appropriate use ofthc under-utilized
propcrty and further thc rcdcvelopmcnt objectives of thc Otay VaJley Road Rcdevelopmen1
Project Arca,
b, Comprehensive planning and design wiIJ result in efficient circulation, safe acccss, and the
effective use of infrastructure and other improvements,
c, There are adequate public facilities and services that now exist or that can bc easily provided
to serve thc site,
d, The relatively great distances between thc site and the nearest residential developments serve
as effective buffers of uses and activities on the site, including light and noisc,
e, Key intersections can be used to create focal points, and this segment of Main Street can be
unified under one streetscape and landscape theme,
r. Close proximity to Interstate 805, the water park, the amphitheater, the planned regional
park, and other potential land use attractions in the Otay Valley creatc the opportunity to
develop a coordinated theme and imagc for the Main Street corridor.
I. Development Concept
The Chub Vista Auto Park is intended to be a regional automobile sales and service destination
located within the Otay VaIJey Road Redevelopment Project Area, The existing 24-acre Auto Park
was constructed in 1991-1995, The Auto Park North expansion was approved in June 2003 and wi}]
add apPFoximately 39 acres to the Auto Park, The Auto Park East expansion wiIJ add approximately
3 I acres 10 the Auto Park for a total of approximately 94 acres,
The Auto Park East Specific Plan would allow new car dealerships on at least 75 percent ofthe site,
The Specific Plan would aIJow the construction of at least 200,000 square feet of dealership
buildings, not including parking structures, The floor area for these buildings would vary depending
on the development proposals submitted for individual dealerships, These buildings would typicaIJy
include showrooms, offices, service stations, and parts departments, Up to 25 percent of the site
could be developed with supporting uses such as automotive repair and supply, service station, car
wash, and restaurants,
The development concept is illustrated in Exhibit "A."
Page3 of 13
Auto Park East Specific Plan (PCM-02-IO)
II. LAND USE REGULATIONS
A. Permitted Land Uses and Distribution
The Auto Park East Specific Plan allows the development of new automobile sales dealerships and
supporting uses, The following are the uses permitted within the Auto Park East Specific Plan:
1, Automobile Sales, Automobile, as used in this Specific Plan, shall mean passenger cars,
light trucks, and motorcycles, Automobile sales uses shall occupy at least 75 percent of the
gross Project area and at least 60 percent of the Project frontage along Main Street.
a, Retail sales, leasing, and display of new automobiles;
b, Fleet sales and wholesaling of new automobiles when incidental to on-site retail sales of
new automobiles;
c, Retail sales, leasing, and display of used automobiles when incidental to on-site retail
sales of new automobiles and not exceeding 50 percent oftotal inventory;
d, Automobile rentals when incidental to on-site retail sales or service of automobiles;
e, Automobile inventory parking when incidental to on-site retail sales of automobiles;
fi Automobile service, maintenance, and repair (including body repair) when incidental to
on-site retail sales of new automobiles,
g, AncilJary customer services within dealership buildings, including but not limited to
business centers and food services,
2, Automobile Inventory Parking (not an incidental use), Automobile Inventory Parking shall
not occupy more than 25 percent of the gross Project area and no more than 40 percent ofthe
Project frontage along Main Street.
3, Supporting Uses (not an incidental use), Supporting uses shall not occupy more than 25
percent of the gross Project area and no more than 40 percent of the Project frontage along
Main Street.
a, A TV Sales and Service
b, Automobile Accessories Sales, Installation, and Service
c, Automobile Glass Repair
d, Automobile Glass Tinting
e, Automobile Parts Sales
f. Automobile Upholstery
g, Automobile Audio and Video Sales, Installation, and Service
h, Automobile Detailing
t. Automobile Service Station, with or without convenience store
Page 4 of 13
Auto Park East Specific Plan (PCM-02-IO)
J, Car Rental
k, Car Washing
I. Auto Body Collision Repair
m, Custom Wheels / After Market Specialty Wheels
n, Office
0, Restaurant / DeJi
p, RV Sales, Parts, and Service
q, Tire Sales, InstaJlation, and Service
n Truck Rental and Trailer Rental
4, Accessory Uses and Structures, Accessory uses and structures thai are appurtenant to the
above permitted uses, provided that such uses and structures are screened from public view
or incorporated into the architecture and design of this Specific Plan and subsequent
development plans,
B. Prohibited Uses
Any use not expressly permitted by this Specific Plan or its amendments is prohibited,
C. Outdoor Uses Prohibited - Exceptions
Outdoor uses and storage are prohibited, and aJl permitted uses shall be conducted within completely
enclosed buildings, except for the foJlowing:
Ii. Automobile display,
2, Automobile inventory parking,
3, Parking and loading facilities,
4, Dining,
5, Promotional displays and events pursuant to Section V,B.
Page 5 of 13
Auto Park East Specific Plan (PCM-ill-IO)
III. DEVELOPMENT STANDARDS
A. Lot Configuration
I. Lot Size (min.): 10,000 square feet.
2. Lot Width (min.): 100 feet.
3. Lot Depth (min.): 100 feet.
B. Lot Coverage/Floor Area
The maximum lot coverage shall not exceed 50 percent. The cumulative floor area for automobile
sales uses shall not exceed 200,000-square feet or any square footage that would result in total
average daily trips (ADT) in excess of 1 0,000 in Project traffic generation, unless demonstrated that
total ADT for the Project site will not exceed 23,170. The cumulative floor area for supporting uses
shall not exceed any square footage that would result in total ADT in excess of B, 170 in Project
IDaffic generation. Parking structures shall not be counted towards the maximum floor area allowed
on the Project site.
C. Height
The maximum height of buildings and other structures shall not exceed 45 feet, except for
architectural features and other exceptions as provided in the Chula Vista Municipal Code.
B. Building Setbacks
I. Main Street Setback: 30 feet.
2. Southern Project Boundary Setback: 60 feet.
a. Top of Slope Setback: 30 feet.
b. Top of Wall Setback: -0- feet.
3. All Other Setbacks: 10 feet.
E. Parking and Loading
Off-street parking and loading shall be provided pursuant to the provisions @f the Chula Vista
Municipal Code. On-street parking shall be allowed, except along Main Street.
F. Landscaping
A minimum ofl5 percent of the Project site shall be landscaped. Lots shall be landscaped to a depth
of at leastl 0 feet along property lines, except for approved driveways, parking areas, display areas,
Page 6 of 13
Autu Park East Specific Plan (PCM-02-1 0)
loading areas, and other approved facilities. Landscaping consisting of noninvasive and/or native
plant materials, including trees, shrubs, and ground cover, shall be installed and maintained along the
southern Project boundary on all manufactured slopes and walls. Landscape plans shall be consistent
with the Design Guidelines (Section IV) and shall be submitted with the required development plans
to the Design Review Committee for design review (Section VII).
G. Signs
In addition to the following specific requirements, the Chula Vista Municipal Code provisions
regulating signs shan apply to signs within the Auto Park East Specific Plan.
1. A planned sign program shan be prepared for each parcel and shall be submitted with the
required development plans to the Design Review Committee for design review (Section
VII). Planned sign programs shall be consistent with the Design Guidelines (Section IV).
The Design Review Committee shall consider only architectural compatibility of the sign
structures, and non-communicative aspects of the signs, such as location, size, height,
orientation, lighting, etc., and shall not consider the graphic design or message on the sign
face.
2. All planned sign programs shall incorporate by reference an of the provisions of the Chula
Vista Municipal Code, Chapter 19.60, Signs.
3. Signs within Caltrans jurisdictional areas shan be subject to approval by Caltrans.
K. Walls/Fences
Walls along the southern Project boundary shall be screened with barrier plantings and/or incorporate
landscape planters or pockets that use noninvasive and/or native plant materials, including trees,
shrubs, and ground cover. A post and rail fence (per City Standard) shan be instaned within the
southern Project boundary. Other walls and fences may be permitted pursuant to the provisions of
the Chula Vista Municipal Code. Wall and fence plans shall be consistent with the Design
Guidelines (Section IV) and shall be submitted with the required development plans to the Design
Review Committee for design review (Section VII).
1\ Trail Easement
A IS-foot wide trail easement shaH be provided within the southerly Project boundary to allow for
the potential construction, operation, and maintenance of a trail serving the Otay Valley Regional
P,.,.k. The easement shall be provided as an assignable irrevocable offer of dedication in favor of the
City.
Page 7 of 13
Auto Park East Specific Plan (PCM-02-HJ)
IV. DESIGN GUIDELINES
The City of ChuJa Vista Design Manual and Landscape Manual and the Main Street SITeetscape
Master Plan shall apply to the Auto Park, including individual parcels. The landscape design of
individual parcels shall also be consistent with the approved landscape design ofthe existing Auto
Park. Improvements and landscaping in the Main Street right-of-way and adjacent setbacks shall be
consistent with the Main Street Streetscape Master Plan.
V. PERFORMANCE STANDARDS AND CONDITIONS
The performance standards of the Chula Vista Municipal Code shall apply to land uses in the Auto
Park. In addition, the following standards and conditions of operation shall apply to land uses in the
Auto Park.
A. Hours of Operation
1ihe hours of operationlbusiness hours shall be limited to 6:00 a.m. 10 )2:00 a.m. The hours of
operation for collision repair facilities shall be limited to 7:00 a.m. 10 7:0() p.m.
B. Promotional Displays and Events
li'romotional displays and events (Including signs listed in Section m.G.3.) may be allowed for each
dealership up to 120 days each calendar year subject to the review and approval of plans by the
Zoning Administrator.
c. Outdoor Speakers and Pagers
'The use of outdoor speakers, intercoms, sound systems, and audible pagers shall be prohibited.
D. Carwash Facilities
Car washing shan only be allowed at approved carwash facilities. Carwash focilities shall include
water recycling, and runoff/pollution prevention features.
E. Facility Maintenance
Facilities, grounds. and appurtenant off-site improvements, including buildings, structures, signs,
landscaping, irrigation, parking lots, streets, medians, parkways, slopes, and drainage systems shall
be maintained as provided in the covenants, conditions, and restrictions (Section X).
F. Rideshare Incentives
Businesses shall provide employees with rideshare or alternative commuting incentives. Preferential
parking shall be provided for carpools and vanpools.
Page 8 of 13
Auto Park East Specific Plan (PCM-02-IO)
G. Lighting
Lighting plans shall be consistent with the Mitigation Monitoring and Reporting Program, and:
include the use of minimal lighting levels, directed lighting, shielded fixtures, and low pole/standard'
heights. Non-security lighting shall be turned off by 12:00 a.m.
Page 9 of 13
Auto Park East Specific Plan (PCM-02-IO)
VI. INFRASTRUCTURE AND SERVICES
A. Water
A Water Conservation Plan (WCP) shall be prepared for each parcel prior to the issuance of building
permits.
B. Wastewater
Sewer service to the Project site is provided by the City, which operates and maintains its own
wastewater collection system, which connects to the City of San Diego Metropolitan Sewer System.
A sewer study/analysis shall be prepared for all development within the Project. Any necessary
easements for the installation, operation, and maintenance of sewer facilities shall be provided. A
sewage participation fee and other applicable sewer fees shall be paid at the time of connection to the
public sewer.
C. Storm Water and Drainage
All devclopment shall comply with the City of Chula Vista Storm Water Management Standards
Requirements Manual and shall employ Best Management Practices (BMPs) to prevent pollution of
the storm water conveyance systems, both during and after construction. In addition, all
development shall comply with the requirements of the National Pollution Discharge Elimination
System (NPDES) Municipal Permit, including Standard Urban Storm Water Mitigation Plans
(SUSMP) and Numeric Sizing Criteria. A Storm Water Pollution Prevention Program (SWPPP)
shall be implemented concurrently with the commencement of any grading activities in the Project
area.
D. Solid Waste and Recycling
All development plans shall provide recycling and trash enclosures with sufficient capacity to
provide for the separate collection of trash, mixed paper, rigid container, and yard waste generated by
each business with not more than five weekly collection stops per material per week. Enclosures
shall be sized pursuant to the RecycJing and Solid Waste Plan Guide. A solid waste and recycling
plan for each business shall be submitted to the Special Operations Manager for review and approval
prior to issuance of building permit. Automotive businesses may take part in the City sponsored
State Certified Used Oil and Filter Drop Off Program.
E. Energy
An Air Quality Improvement Plan (AQIP) shall be prepared for each parcel prior to the issuance of
building permits.
F. Streets and Circulation
Main Street is designated as a prime arterial. The development of the Project site and appurtenant
Page lOof13
Auto Park East Specific Plan (PCM-02-IO)
off-site facilities shall be consistent with the standards and specificalioJ16 fiOr this roadway
classification, unless otherwise modified by appropriate action.
Intersections at Main Street shall be fully signalized, except for right-in-orny and/or right-out-only
intersecti<Jns, subject to the approval ofthe City Engineer. Street alignments and intersections shaH
be considered and coordinated with the alignments and intersections of streets on the north side or
Main Street.
Driveway access shall not be allowed along Main Street. The numbers and locations of driveway
approaches shall be minimized and shared whenever feasible. Reciprocal access shall be provided
between all parcels. Private streets and driveways with reciprocal access shall be allowed in addition
to or in lieu of public streets, subject to approval of the City Engineer. Internal circulation and
access shall be provided between the easterly terminus of Auto Park Drive and Maxwell Road at
Main Street. On-street parking shall be allowed within the Project boundaries.
Public transit improvements shall be integrated into the Project design as determined by the
responsible transit agencies. These improvements may include, but are not limited to, bus turnouts,
shelters, and benches. Pedestrian, bicycle, and other transportation modes shall be accommodated as
appropriate or required within the public right-of-way and on individual lots. All improvements
shall meet ADA requirements for parking and accessibility.
Page II of 13
Auto Park East Specific Plan (PCM-02-i~),
VII. IMPLEMENTATION
A. Applications and Plans
11he City's review of applicatiollS and plans shall be governed by the provisions ofithis Specific Plan,
any existing or future agreements, the adopting ordinances and resolutions, and applicable federal,
state, and local ordinances.
B. Modifications
Modifications to provisions of this Specific Plan may be made by the Zoning Administrator upon
findings of substantial conformance with this Specific Plan. If the Zoning Administrator is unable to
make findings of substantial conformance, then an amendment ofthis Specific Plan may be proposed
~Section IX).
C. Design Review
Development plans for individual parcels shall be submitted to the Design Review Committee for
review and approval pursuant to the design review process of the Chula Vista Municipal Code and
prior to the issuance of building pennits for the parcel.
D. Off-Site Improvements
All required off-site improvements, including, but not limited to landscaping, medians, parkways,
s.ireets, sidewalks, curbs and gutters, streetlights, traffic signals, signs, utilities, and other facilities,
services, and infrastructure, shall be completed prior to issuance of certificate of occupancy.
E. Compliance
All land divisions and consolidations, improvement plans, grading plans, landscape plans, and
building plans shall comply with local, state, and federal codes, regulations, standards, and
guidelines; this Specific Plan; and any existing or future agreements.
F. Owner Participation Agreement
A master Owner Participation Agreement (OPA) shall be required for the implementation of the
Auto Park East Specific Plan.
Page 12 of 13
Auto Park East Specific Plan (PCM-02-1O)
VIII. ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) has been prepared for the Auto Park East Specific Plan,
pursuant to the California Environmental Act (CEQA), fmding that the Project with mitigation will
not create significant environmental impacts. This environmental document shan be considered
adequate and no other environmental review shan be required for subsequent development plans,
provided the plans are in conformance with the Auto Park East Specific Plan. The project revisions
and/or mitigation measures contained in the Mitigation Monitoring and Reporting Program (MMRP)
shan be implemented by the Project and, where in conflict with the provisions of the Specific Plan or
other applicable policies, the MMRP shan apply.
IX. AMENDMENTS TO THE SPECIFIC PLAN
The Auto Park East Specific Plan may be amended pursuant 10 applicable state and local laws, codes,
and regulations.
x. AUTO DEALER ASSOCIATION
An auto dealer association shall be established and maintained for the duration of the Project. All
auto dealerships and other business and property owners within the Auto Park East Specific Plan
shan be required to maintain membership at an times with the association. Articles of incorporation,
by-laws, and covenants, conditions, and restrictions (CC&R' s) shan be prepared and submitted to the
Redevelopment Agency for review and approval and shall take effect prior to occupancy.
1Ihe CC&R's shan include provisions for the maintenance and operation of dealerships and an other
rand uses, including appurtenant rights-of-way and off-site facilities. These provisions shall include
maintenance standards for bui Idings, structures, signs, landscaping, irrigation, parking lots, private
streets, medians, parkways, slopes, drainage systems, and all other infrastructure.
XI. ENFORCEMENT
The provisions of the Auto Park East Specific Plan shall be enforced pursuant to the provisions for
enforcement contained in the Chula Vista Municipal Code.
Page 130f13
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PLANNING COMMISSION AGENDA STATEMENT
Item:
Meeting Date:
::L-
4/28/04
ITEM TITLE:
ZA V -03-16; Consideration of a Variance to allow a 0 ft. side yard setback for
a carport addition to an existing residence located at 520 Glover A venue.
The Applicant, Dr. Gil Turullol, is requesting a variance to allow a carport structure to encroach
into setback along the north property line. The request is to allow a zero (0) ft. setback from
property line in order to allow the structure to be constructed up to the north property line.
The Environmental Review Coordinator has reviewed the propose project for compliance with the
California Environmental Quality Act and has determined that the project qualifies for a Class 5
(minor alterations in land use limitations) categorical exemption pursuant to section 15305 of the
State CEQA guidelines. Thus, no further environmental review is necessary.
RECOMMENDATION:
That the Planning Commission adopt the attached Resolution ZA V -03- I 6, approving Variancc ZA V-
03-16 based on the findings and subject to the conditions contained therein.
DISCUSSION:
1. Project Background
The variance request carne as a result of a citation issued by the City's Code Enforcement Division.
The applicant had previously constructed a large carport attached to the existing house and is located
in front of an existing one-car garage. The carport is approximately 30 ft. long by 11 ft. wide. On
May 15,2003, the property owner was notified (by a notice of violation) that the carport had been
constructed without any building permits. Subsequently the applicant was informed that the
structure encroached into the setback. On June 11,2003, thc applicant applied for a Variance request
in order to allow the structure to encroach into the required tlve-foot side yard setback. On July 8,
2003. an incomplete letter was sent to the applicant indicating additional information was needed in
order to continue processing the application request.
On September 4, 2003 a complete letter was sent to the applicant indicating that the project could
continue to be processed. On October 14,2003 the Zoning Administrator informed the applicant that
thc variance request would be referred to the Planning Commission pursuant to section 19. I 4.050 of
Chula Vista Municipal Code. Since that time, stafl'has been working with the applicant to improve
the visual appearance ofthe carport. During this time the applicant had requested two continuances
of the scheduled public hearing for this project and has submitted a rcdesigned carport with
architcctural enhanccments that will blend in with the cxisting home as well as help enhance the
overall appearance of the neighborhood.
Page 2, Item:
Meeting Date:4/28/04
2. Project Settin!!;
The property consists of a 50 x 190 ft. lot (approx. 9000 sq. ft.) located in the R-3 (Multi-Family)
Zone. In addition to a single family home and one car garage located in the front half of the lot, the
property also contains three units on the rear half ofthe property. The "existing" carport is attached
to the north side of the cxisting home and is located in front of the existing one car garage. Required
parking for three units is provided in the rear of the property with access ofT an improved alley.
3. General Plan Land Use and Zonin!!;
General Plan
Zoning
Current Land Use (See Locator Map)
Site: Residential
North: Residential
South: Residential
East: Residential
West: Residential
R-3
R-3
Multi-family units
Single family dwelling
Multi-family dwelling
Multi-family dwelling
Multi-family dwelling
R-3
R-3
R-3
4. Project Description
The project requires a reduction in the required side yard setback from 5 feet to 0 feet, in order to
allow for the placement of a approximately 325 sq. ft. carport encroaching within the side yard
setback.
5. Project Data
Assessor's Parcel Numher: 573-0 I 0- I 200
General Plan Designation: RM (Residential- Medium)
Current Zoning: R-3 Multi-Family
Lot Area: 7,000 (required) 9,045 (existing)
Side Yard Setback North: 5 feet (required) 0* (proposed)
*Requires a Variance
6. Staff Analysis
The R3 zone requires a 5-foot building setback measured from thc side property line and also
rcquires a minimum lot width of 65 feet Bccausc the existing lot is only 50 ft. wide, the proposed
carport structure will encroach into this setback along its entire length and will be constructed at the
property line. Staff concurs with the applicant that due to the existing site development the
proposed location of the carport is the most suitable location for additional covered parking. Staff
believes construction of the carport will encourage ofT street parking, thus improving the appearance
Page 3, Item:
Meeting Date:4/28/04
of the area. In order to compensate for this tive-foot reduction in potential building separation from
structures on the adjacent parcel, the property owner the north has indicated their willingness to grant
for a five-foot wide "no build" easement along their south side property line. This will retain some
of the building separation that would otherwise be achieved by side yard setbacks. The project will
he conditioned to require the adjacent property owner to record the easement.
The configuration of cxisting structures on the parcel substantially limits alternatives for providing
additional covered parking by the placement of a carport structure on the applicant' s property. The
site contains an existing single-family residence/unit in the front half of the property with only a 1-
car garage to provide parking. The rear of the property is taken up with thrce units and associate
parking, with access from an existing alley. While the property is being used and is classified as an
R-3 multi-family site. the lot is only SO feet in width. This is IS feet less than the current 65-foot
minimum lot width. In addition, the existing singlc-family home/unit was built around 1940 when
there was not a requirement to provide 2 covered parking spaces. Based upon field inspection and
information provided by residents ofthe area, there is a lot of congestion along the street caused by a
prevalence of on-street parking. The applicant desires to reduce this congestion by providing
additional covered parking on-site. Due to the reduced lot width coupled with the other existing site
constraints caused by existing development and associated parking, the only suitable location for the
proposed carport requires it to encroach into the side yard setback.
There are a number of multi-family developments in the immediate vicinity that contain large off-
street parking arc as in the front. Allowing the applicant to construct the carport structure will allow
the applicant additional off-street parking opportunitics.
The existing carport structure, built without permits. will be torn down or otherwise modified in
order to achieve architectural compatibility with the existing residence. In addition. the building
setback between structures will be maintained based upon the adjacent property to the north granting
a "no build" easement at the southernmost portion of their lot. adjacent to the proposed carport
addition. This will insure there will be the same amount of building separation as would otherwise
be insured by the normal building setback. The addition of the carport should be beneficial to
adjacent properties as an encouragement for residents to park on-site thereby improving the street.
The granting of this variance would not adversely affect the General Plan of the City ofChula. Goal
3 Objective 11 of the General Plan. which calls for development that".. .meets or exceeds a standard
of high quality planning and design." The applicant will provide provide enhanced architectural
treatment to the front and side of the carport.
Conclusion
The granting of the variancc, as conditioned, allows for increased functional use of the subject
property while protecting the character and quality oflife of the surrounding residential area. Based
on thc above. staff recommends that the Planning Commission adopt Variance ZA V-03-16 hased on
the tindings and subject to the conditions contained in the attached Planning Commission Resolution.
Page 4, Item:
Meeting Date:4/28/04
Attachments
.,
1. Locator Map
Planning Commission Resolution ZA V 03-16
Disclosure Statement
Project Plans
3.
4.
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RESOLUTION NO. ZA V 03-16
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION APPROVING A VARIANCE TO ALLOW
ENCROACHMENT INTO REQUIRED FIVE FOOT WIDE SIDE
YARD SETBACK FOR PROPERTY AT 520 GLOVER A VENUE
WITHIN THE R3 (MULTI-FAMILY) RESIDENTIAL ZONE.
WHEREAS, on June I I, 2003, Dr. Gil TuruUols "the Applicant" filed a Variance
application requesting a reduction in the side yard setback from 5 feet to 0 feet in order to
allow for the construction of a carport up to the property line on the north side of the site
locatcd at 520 Glover Avenue whieh resides in the R-3 (muti-family) residential zone; and
WHEREAS, the Environmental Review Coordinator has reviewed the propose
project for compliance with the California Environmental Quality Act and has determined that
the project qualifies for a Class 5 (minor alterations in land use limitations) categorical
cxcmption pursuant to section 15305 of the State CEQA guidelines; and
WHEREAS, the Planning Director set the time and place for a hearing on said request
for a variance and notice of said hearing, together with its purpose, was given by its publication
in a newspaper of general circulation in the city and its mailing to property owners and
residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the
hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely April
14. 2004, at 6:00 p.m. in Council Chambers, 276 Fourth Avenue, before the Planning
Commission; and said hearing was continued to the Commission's April 28th, 2004 meeting;
and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does
hereby find, determine, and resolve as follows:
The above described application for a variance is hcreby approved based upon the
following findings:
I. That a hardship particular to the property and not created by any act of the owner
exists. Said hardship may include practical difficultics in developing for the needs
of the owner consistent with the regulations of the zone; but in this context,
personal, family, or financial difficulties, loss of prospective profits, and neighboring
violations are not hardships justifying a variance. Further, a previous variance can
never have sct a precedent, for each casc must bc considered only on its individual
merits.
While the property is being used and is classified as an R-3 multi-family site, the lot is
only 50 feet in width. This is 15 feet less than the current 65-foot minimum lot width. In
addition, the existing single-family home/unit was built around 1940 when there was not
a requirement to provide 2 covered parking spaces. Based upon field inspection and
.-1 T7 ."/ C ff . ~{ [l. -f 2-...
Page 2
information providt:d by residents of the area, there is a lot of congestion along the street
caused by a prevalence of on-street parking. The applicant desires to reduce this
congestion by providing additional covered parking on-site. Due to the reduced lot width
coupled with the other existing site constraints caused by existing development and
associated parking, the only suitable location for the proposed carport requires it to
encroach into the side yard setback.
2. That such a variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same zoning districts and in the
same vicinity, and that a variance, if granted would not constitute a special privilege
of the recipient not en.joyed by his neighbors.
The variance is necessary for the enjoyment of substantial property rights enjoyed by a
majority of existing, and all ncw, R-3 developments in Chula Vista. Many such
dcvelopments are located less than one mile from the project site. Comparcd to the
applicant's property, these other dt:velopmcnts reside on lots that are at ]<;:ast 65 ft:et in
width, thereby allowing those property owners additional space to provide off-street
parking. Therefore, granting of this variance will allow the applicant additional off-
stret:t parking opportunities, given the constraints of the site caused by the dimensions of
the existing lot.
3. That the authorizing of such variance will not be of substantial detriment to
adjacent property and will not materially impair the purposes of this chapter or
public interest.
The existing carport structure. buill without permits, will be torn down or otherwise
modified in order to achieve architectural compatibility with the existing residencc. In
addition, the building setback between structures will be maintained based upon the
adjacent property to the north voluntarily granting a "no build" easement at the
southernmost portion of their lot, adjacent to the propost:d carport addition. This will
insure thcrc will be the same amount of building separation as would otherwisc be
insured by thc normal building setback.
4. That the granting of such variance will not adversely affect the General Plan of the
City or the adopted plan of any government agency.
The granting of this variance would not adversely affect the General Plan of the City of
Chula Vista. Goal 3 Objective I I of the General Plan, which calls for dcvclopment that
".. . meets or cxcccds a standard of high quality planning and design. The applicant will
provide enhanced architectural treatment to the front and side of the carport and will
encourage the parking of vehicles ofT-street.
NOW THEREFORE BE IT FURTHER RESOL VED that the Planning Commission of
the City of Chula Vista approves Variance ZA V 03-16 subject to the following conditions
required to be satisfied by the applicant and/or property owner(s):
Page 3
Planning & Building Department
1. The site shall bc dcveloped and maintained in accordance with the approved plans (elevations
and floor plan), the conditions contained herein, and Titlc 19 of the Chula Vista Municipal
Code.
2. Comply with all requirements and obtain all necessary permits from the Chub Vista Building
Division, Fire Department and Engineering Department. Plans must indicate the distance
including any overhangs. Walls adjacent to the property line must be constructed in such a
way so as to be restrictive to fire for one-hour (I -hour tire restrictive construction).
3. All exterior lighting shall include shielding to remove any glare Ii-om adjaccnt uses. Details for
said lighting shall be included in the architectural plans and shall be reviewed and approved to
the satisfaction of the Director of Planning and Building.
4. The adjacent property to the north (514 Glover Ave; APN 573-010-11) shall record the
granting of the agreed to five foot wide "no build" easement along the south side of their
propcrty, adjacent to the required live foot wide building setback. A copy of the executcd and
recorded deeds for both propertics shall be submitted to the Planning Division prior to approval
of building permits.
5. This variance shall bc subjcct to any and all new, modified or deleted conditions imposed after
approval of this variance to advance a legitimate governmental intcrcst related to health, safety
or welfare which the City shall impose aftcr advance written notice to the variancc holder and
after the City has given to the variance holder the right to be heard with regard thereto.
However, the City, in exercising this reserved right/condition, may not impose a substantial
expensc or deprive variance holder of a substantial revenue source which the variance holder
cannot, in the normal conduct of the use permitted. be expected to economically recover.
6. This variance shall become void and ineffective if not utilized within onc year from the
effective date thereoC in accordance with Section 19.14.260 of the Municipal Codc.
7. The applicant/property owner shall and does hereby agree to indemnify, protect, defend and
hold barmless City, its City Council members, officers, employees and representatives, from
and against any and all liabilities, losses, damages, demands, claims and costs, including court
costs and attorney's fess (collectively, liabilities) incurred by the City arising, directly or
indirectly. from (a) City's approval and issuance of this variance: and (b) City's approval or
issuance of any other perInit or action, whether discretionary O[ non-discretionary, in
connection with the use contemplated hcrein. (c) The applicant/property owner shall
acknowlcdge their agreement to this provision by cxecuting a copy of this variance wherc
indicated below. Applicant's/propcrty owner's compliance with this provision is an cxpress
condition of the variance and this provision shall he binding on any and all of
applicant's/property owners's successors and assigns.
Page 4
8. The applicant/property owni:r shall i:Xi:cute this document by signing the lini:s provided below,
said execution indicating that the property owner and applicant have each read, understood and
agreed to the conditions contained herein. Upon execution, this document shall be recorded
with the County Clerk at the sole expense of the property owner/applicant and a signed,
stamped copy returned to the City's Planning and Building Department. failure to return the
signed true copy of this document shall indicate the property owner/applicant's desire that thi:
proji:ct, and thi: corresponding application for building permits and/or a busini:ss license, be
held in abeyance without approval.
Signature of Property Owni:r of
520 Glover Ave
Date
Signature of Applicant
Date
9. Any violations of the terms or conditions of this variance may result in the imposition of civil
or criminal penalties and/or the revocation or modification of this variance.
10. It is the intention of the Planning Commission that its adoption of this Ri:solution is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that
in the event that anyone or more terms, provisions or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution and the permit
shall be deemed to be automatically revoked and of not further force and effect ad initio.
APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this
28th day of April 2004, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steve Castaneda, Chair
ATTEST:
Diana Vargas, Si:cretary
J"\Plal1lling\jert\wcstcrn c.v \520 Gover AvclPC n:so]S.doc
04/02/04 13:05 FAX
C.V. PLA~NING & BUILDING
I4i 002
P I ann
n g
& Building Department
Planning Division I Development Processing
CIlY Of
CHULA VISTA
APPLICATION APPENDIX B
Disclosure Statement
Pursuact to Council Polley 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial
interests, payments, or campaign contributions for a City of Chula Vista election must be filed. The following information
must be disclosed:
1. List the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor, material supplier.
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2. If any person' identified pursuant to (1) above is a corporation or partnership, list the names of all Individuals with
a $2000 investment in the business (corporation/partnership) entity.
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3. If any person' identified pursuant to (1) above is a non-profit organization or trust, list the names of any person
serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust
4.
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Please Identify every person, Including any agents, employees, consultants, Dr independent cDntractors you have
assigned tD represent you before the City in this matter.
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5.
Has any person' associated with this contract had any financial dealings IMth ajl-official" of the City of Chula
Vista as it relates to this contract within the past 12 months. Yes_ No~
If Yes, briefly describe the nature of the financial interest the official" may have in this contract.
6. Have you made a contribution qYn;~re than $250 within the past tweive (12) mDnths to a current member of the
Chula Vista C~y Council? No ~ Yes _If yes, which Council member?
276 Fourth Avenue
Chula Vista
California
91910
(619) 691-5101
ATT4cr/,[.([,t'T -3
04/02/04 13:05 FAX
C.V. PLA~N1NG & BUILDING
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Plann ng & Building Department
Planning Division I Development Processing
CnY OF
CHUIA VISTA
APPLICATION APPENDIX 8
Disclosure Statement - Page 2
7. Have you provided more than $340 (0; an item of equivalent value) to an officiai" of the City of Chula Vista in the
past twelve (12) months? (This includes being a source of income, money to retire a legal debt, gift, loan, etc.)
Yes_ No V--
If Yes, which official" and what was the nature of item provided?
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Date:
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Signa~ of con~rlAPPlicant .
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type name of Contractor/Applicant
Person is defined as: any individual. firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, distric~ or other
political subdivision, -or any other group or combination acting as a un~.
..
Official includes, but is not limited to: Mayor, Council member. Planning Commissioner, Member of a board,
commission, or committee of the City, employee, or staff members.
27b Fourth AV~nue
Chula Vista \ California
91<;10
(6191691-5101