HomeMy WebLinkAboutPlanning Comm Rpts. 2005/01/26
REVISED
AGENDA
PLANNING COMMISSION MEETING
Chula Vista, California
Public Services Building
276 Fourth Avenue
Chula Vista, CA 91910
Wednesday, January 26, 2005, 6:00 p.m.
CALL TO ORDER: Cortes_ Madrid_ O'Neill_ Hall
Hom_Felber_
ROLL CALL/MOTIONS TO EXCUSE
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
APPROVAL OF MINUTES:
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
November 10, 2004
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 04-16; Consideration of an amendment to the
Eastlake Business Center II SPA as follows: 1) to
add a section to the PC District Regulations
clarifying the allowable land uses for businesses
located within a newly proposed 36 acre Design
District Overlay located within the Eastlake
Business Center; 2) amend the Business Center II
Design Guidelines to add a new section for sign
guidelines applicable only to projects located within
the newly created Design District Overlay. The
project area is located at the intersection of Otay
Lakes Road and Fenton Avenue. Applicant: The
Eastlake Company LLC.
Staff recommends that the public hearing be opened and continued to February 9,
2005.
Planning Commission
- 2 -
January 26, 2005
2. PUBLIC HEARING:
PCC 04-04; Consideration of a Conditional Use
Permit for the development of the Mater Dei Parish
Church and private high school in the Village of
Santa Venetia (Village Six), northeast corner of
Magdalena Avenue and Birch Road.
Project Manager: Harold Phelps, Associate Planner
3. ACTION ITEM:
Discussion of Check Cashing Establishments.
Staff Recommendation: That the Commission consider Commissioner Cortes' motion
requesting the City Council consider establishing a moratorium on check cashing
establishments within the City of Chula Vista.
BUSINESS:
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, andlor participate in a
City meeting, activity, or service, request such accommodations at least 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 (TOO) at 585-5647. California Relay Service is also available for the hearing
impaired.
AGENDA
PLANNING COMMISSION MEETING
Chula Vista, California
Public Services Building
276 Fourth Avenue
Chula Vista, CA 91910
Wednesday, January 26, 2005, 6:00 p.m.
CALL TO ORDER: Cortes_ Madrid_ O'Neill_ Hall
Hom_Felber_
ROLL CALL/MOTIONS TO EXCUSE
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE
APPROVAL OF MINUTES:
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
November 10,2004
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 04-16; Consideration of an amendment to the
Eastlake Business Center II SPA as follows: 1) to
add a section to the PC District Regulations
clarifying the allowable land uses for businesses
located within a newly proposed 36 acre Design
District Overlay located within the Eastlake
Business Center; 2) amend the Business Center II
Design Guidelines to add a new section for sign
guidelines applicable only to projects located within
the newly created Design District Overlay. The
project area is located at the intersection of Otay
Lakes Road and Fenton Avenue. Applicant: The
Eastlake Company LLC.
Staff recommends that the public hearing be opened and continued to February 9,
2005.
Planning Commission
-2-
January 26, 2005
2. PUBLIC HEARING:
PCC 04-04; Consideration of a Conditional Use
Permit for the development of the Mater Dei Parish
Church and private high school in the Village of
Santa Venetia (Village Six), northeast corner of
Magdalena Avenue and Birch Road.
Project Manager: Harold Phelps, Associate Planner
BUSINESS:
. Discussion of Check Cashing Establishments.
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, andlor participate in a
City meeting, activity, or service, request such accommodations at least 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 the hearing
impaired.
PLANNING COMMISSION AGENDA STATEMENT
Item:---1
Meeting Date: 01/26/05
ITEM TITLE:
Public Hearing: Conditional Use Permit (PCC-04-004) for the development
of the Mater Dei Parish Church and Private High School in the Village of
Santa Venetia (Village Six), northeast corner of Magdalena Avenue and
Birch Road.
The project site is located within the Village Six Sectional Planning Area (SPA) of the Otay Ranch
General Development Plan (GDP). The project proposal consists of a church and private high school
that may be developed over four phases.
The Mater Dei Parish Catholic Church includes the development of a church sanctuary to
accommodate 1,800 seats, along with a church administration office building and a pastoral center.
The Mater Dei High School includes school buildings to accommodate approximately 2,200
students, 150 faculty, and 50 staff personnel. The school buildings consist of classrooms,
administration offices, library, fine arts and theater, student services, chapel and gymnasium.
Outside areas include a football stadium, sports fields, swimming pool, basketball courts, batting
cage and tennis courts.
The Environmental Review Coordinator has reviewed the proposed project for compliance with the
California Environmental Quality Act and has conducted an Initial Study, IS-04-002, in accordance
with the California Environmental Quality Act. Based upon the results of 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 they are less than significant; therefore, the
Environmental Review Coordinator has prepared a Mitigated Negative Declaration, rS-04-002.
BOARDS/COMMISSIONS RECOMMENDATION: The Resource Conservation Committee
(RCC) recommended approval of the Mitigated Negative Declaration at their January 3, 2005 public
hearing. The Design Review Committee (DRC) will hear the design of the project at their January
24,2005 public hearing. Staff will report on the DRC's action at the Planning Commission meeting.
RECOMMENDATION: That the Planning Commission adopt the Mitigated Negative
Declaration (MND) and approve Resolution PCC-04-004 including the required findings for
approval and subject to the conditions contained therein.
DISCUSSION:
I. Site Characteristics
The project site consists of a vacant 51.17 -acre area located in the southeastern portion of Village Six
in the Otay Ranch Planned Community. Birch Road borders the site to the south, the future State
Route 125 to the east, Magdalena Avenue to the west, and single-family residences to the north (See
Attachment One).
Page 2, Item:
Meeting Date: 01126/05
The site is situated high above the surrounding Villages Six and Seven in Otay Ranch. The site has
been rough graded and contains steep slopes that run along the southern (Birch Road) and western
(Magdalena Avenue) edges of the property. Berms have also been graded along the SR-125 corridor
at the eastern side of the property. A wall has already been erected along the northern boundary
separating the project site from the adjacent single-family residential use to the north (Neighborhood
R-6 "Jasmine"). Currently, there are three detention silt basins located on the project site.
Primary access to the project site will be from Birch Road and secondary access driveways will be
provided at two points along Magdalena Avenue. Frontage roadway improvements are already
completed along Magdalena Avenue from Santa Venetia to Lokoya Drive (the last residential
collector before Birch Road intersection), and from Magdalena Avenue and Lokoya Drive to Birch
Road. Birch Road is under construction and will be completed in 2005 from La Media A venue all
the way to SR-125.
2. General Plan, Zoning and Land Use
The private high school and church are specifically listed land uses in the PC District Regulations,
which state that the subject properties for the church (SPA Neighborhood CPF-2 in the CPF Zone)
and the private high school (SPA Neighborhood R-II in the SF3 Zone) are permitted subject to
Design Review by the DRC and a Conditional Use Permit approval by the Planning Commission.
The site is located within the Otay Ranch General Development Plan with a Land Use Designation of
LMV (Low-Medium Village Density Residential) in the Planned Community (PC) Zone. The
project is consistent with the regulations of the PC Zone and with the LMV General Development
Plan and General Plan land use designation.
The current surrounding land use designations, zoning and existing land uses are:
North:
South:
East:
West:
Village Six/Single-Family Residences
Future Village Seven/Single-Family Residences
Future Interstate 125 and Future Freeway Commercial Regional Mall
Village Six/Single-Family Residences and Future Elementary School
3. Proposal
The proposed project includes development a church sanctuary to accommodate 1,800 seats, a
church administration office bui lding and pastoral center.
The private high school includes school buildings to accommodate total build out of approximately
2,200 students, 150 faculty, and 50 staff personnel. The school buildings consist of classrooms,
administration offices, library, fine arts and theater, student services, chapel and gymnasium.
Outside areas include a stadium, sports fields, swimming pool, basketball courts, batting cage and
tennis courts.
The applicant is requesting approval to build the project in four phases as outlined below, although
Page 3, Item:
Meeting Date: 01126/05
the project may ultimately be built at one time.
Phase One: Consists of installing a temporary sanctuary, which will be a double-width commercial
coach trailer, and provide 68 temporary parking spaces. This facility will be located in the northeast
corner of the site at the intersection of Magdalena A venue and Santa Venetia Street where parking
lot "A" will ultimately be built. This phase is a temporary use area and will be removed upon
construction of Phase Two.
Phase Two: Consists of the construction of the gymnasium facility with 500 temporary parking
spaces. This phase would eliminate the need for the commercial coach trailer and would become the
next temporary sanctuary along with the permanent building use as a gymnasium.
Phase Three: Consists of the construction of the high school chapel. two classroom buildings, student
support building, church administration building, maintenance building, stadium, basketball courts,
athletic fields and parking lots "A" through "C".
Phase Four: Consist of the completion ofthe permanent sanctuary building, pastoral center, the two
final classroom buildings, the library, school administration building, fine arts & theatre building,
pool complex, tennis courts and parking lot "D."
The completed project will include significant landscaped treatment, lighting, signage, pedestrian
pathways, fencing, retaining walls, barrier walls, and a screening fence for the baseball batting cage
and sports field chain link fencing throughout the site. Although sound walls were originally
required along Birch Road to mitigate noise from the SR-125 toll way, a noise study was completed
and concluded that said walls were not necessary.
BACKGROUND:
The project was contemplated as early as 1999 by the San Diego Diocese, who met with Otay Ranch
planning staff concerning a location in the Otay Ranch for a new parish church and, in addition, a
private high school campus that would be able to supplement and/or eventually supplant the existing
Marian Catholic Private High School located in Southwest San Diego (Nestor) near Imperial Beach.
The land was made available by the McMillin Company through the development of the Village Six
SPA Plan that was adopted on January 22, 2002. The 11.5-acre parish church pad was designated
exclusively for a Community Purpose Facility as required by the SPA Plan, and the 32.5-acre private
high school pad was designated for either the school or single-family homes as an alternative.
The Design Review Committee (DRC) preliminarily reviewed the project on June 2 2003, prior to
the formal submittal July 22 2003. After changes to both the overall project-building program that
included the addition of an on campus chapel building, as well as changes to the overall building
design, the DRC provided another preliminarily review of the project on AprilS 2004.
In .June 2003 the DRC believed the modern architecture was an acceptable approach in an attempt to
promote a culturally neutral design concept, so long as the design was further developed to
incorporate some of the building materials and colors found in the other residential developments
Page 4, Item:
Meeting Date: 01/26/05
incorporate some of the building materials and colors found in the other residential developments
within Village Six which generally conforms with the California Heritage theme in the surrounding
residentiaJ neighborhoods and the European Countryside theme found in the Vi]lage Core.
In April 2004 the DRC found that the project modifications adequately addressed their prior concern
and that the layout of the campus and church did incorporate elements of the surrounding
architecture in terms of the use of specific types of building materials and colors used on the campus
buildings in addition to the religious structures, the plaza courtyard, the trellis-covered walkways, the
perimeter walls and fencing, and the surrounding landscaping, which represent the California
Heritage architectural elements that are currently being utilized in the surrounding residential
neighborhoods.
In addition, the project required significant review to address environmental impacts with regard to
such impacts as traffic and noise. There was also significant review needed to address the logistics
for allowing the project to be built in phases, if necessary, As a result, revisions to the project were
made by the applicant to mitigate certain effects to the point where clearly no significant effects
would occur.
The Village Six SPA plan recognized the potentia] for the private high school to be a regional (South
Bay) attraction, and provided for full access off of Birch Road into MDHS with a traffic signal. As
part of the traffic analysis, it was determined that the site plan would be able to accommodate all
drop-off queuing or stacking on-site beyond the main (Birch Road) entrance driveway to a drop-off
area located between the southwest campus entrance and parking lot "B." Parents and students will
be able to leave this high school entrance and turnaround within the same parking lot '"B" and exit
back onto the main driveway and return to Birch Road.
In addition, because of the proximity of the SR-125 off-ramp, a dedicated right (trap) lane into the
campus main entrance was considered because of the potential for queuing during peak morning
periods. However, after further evaluation it was determined that this would not be beneficial the
majority ofthe time, although it may be desirable to provide advance advisory warning to westbound
motorist of a potential queue in the right lane near the main (Birch Road) driveway entrance to the
high school. Therefore. the conditions of approval provide that traffic striping and signage east of
the main entrance driveway may be required to guide traffic exiting SR-125 approaching the high
school entrance to move left of the right hand lanes in proximity of the entrance prior to occupancy
of Phase Three or the completion of the project (if phasing is not needed), and a traffic study will be
submitted that shall recommend signing and striping on Birch Road east of the main entrance to
address any potential conflicts at this point.
With regards to noise impacts, as a result of the acoustical analysis it was determined that sound
walls that were originally required by the Vi]lage Six Environmental Impact Report (EIR) to run the
entire length of Birch Road atop the landscape slope in front ofthe main entrance to the high school
all the way to the sanctuary church building are no longer needed.
Another significant change that occurred during the extended review time was that a preferred
emergency access entrance to the football stadium, as shown on the enclosed entitlement plans, is
Page 5, Item:
Meeting Date: 01/26/05
being provided directly from Birch Road to the rubberized track around the football field. The
previous two proposals had extremely intrusive or difficult turning radius roadways and tumarounds
that would have required extensive grading at either end of the stadium or deep paths behind the
grandstands in order to conform with Fire Department standards.
ANALYSIS:
Site Plan:
The site layout is substantially similar to the illustration provided in the Village Six SPA Plan
Village Design Plan diagram (See Attachment Two). The sanctuary church building is located at the
promontory point of the project site (northeast corner of Magdalena Avenue and Birch Road). The
major parking fields are located between the church and private high school facilities. The campus
buildings are clustered close to Magdalena A venue and the interior village. The faculty parking lot
at the corner of Magdalena A venue and Santa Venetia Street and the athletic fields buffer the campus
core from the adjacent residential to the north and wrap around the portions of the site adjacent to the
SR-125 toll way. The football stadium is located adjacent to Birch Road up to the intersection of
Magdalena Avenue, where the church sanctuary, pastoral center, and church administration building
are located.
There are no specific building and zoning standards specified for the project site such as setback and
height requirements in the Planned Community (PC) District Regulations, which allows for these
standards to be set by the Design Review and Conditional Use Permit. All structures are
significantly setback from the street due to the amount of slope on the sides except for the adjacent
residential neighborhood to the northeast. The average campus building height is 35-ft., and the
gymnasium is 42-ft. tall. The tallest element on the campus, which is adjacent to Magdalena
A venue, is the chapel building spires at 58-ft.
The church sanctuary building will be highly visible atop the promontory point of the 50-ft. slope
above the intersection of Magdalena A venue and Birch Road, itself a 53-ft. building profile with a
65-ft. spire. The pastoral center building rises to 40-ft. in height and the church administration
building is 30-ft. high. Both of these building are only visible from Birch Road. The football
stadium grand stands are set into the slope above Birch Road and the field is approximately at the
same grade as Birch Road, so the stadium lights at 60 - 80-ft. above the slope are the most visible.
Architecture:
The general guidelines from the Village Six SPA Plan state that the California Heritage design
theme, including Spanish Colonial, Mission, Ranch House, Bungalow, Moorish, Agrarian, etc.
should be reflected in the architecture found throughout the village.
Of note, the project falls within the Non-Residential Design Guidelines (11.4.6) described as a
Secondary Area outside the Village Core in the Village Design Plan Chapter of the Village Six SPA
Plan, which states, "'there is no pre-determined architectural style defined for non-residential
Page 6, Item:
Meeting Date: 01/26/05
buildings within the Village Core or other locations, except for the community-wide general
guidelines (II.4.6-1)." The Design Guidelines for the Architecture, Building Siting, Color and
Materials for the Non-Residential Parcels CPF-2 and S-2 (Mater Dei Church and High School
Complex) fall outside the village core boundary so it is not included in the Village Six Master
Design Precise Plan that has specific architectural provisions.
In the original application for Design Review, the Applicant stated that the it was the desire of the
San Diego Diocese to have a culturally neutral architectural design for their buildings, specifically
avoiding the Spanish Colonial or Mission theme that is predominant with Catholic churches
throughout California. Therefore, the architecture of the church sanctuary complex and the private
high school campus proposes a modern architectural design that incorporates building materials such
as stone and colors that represent the California Heritage design theme.
Landscaping:
The conceptual landscape plans show that the minimum 10 percent landscape coverage required for
the parking areas and the overall minimum 15 percent landscaping for the entire site has been
exceeded. The calculations reveal that while 9 percent occurs within the parking fields, 17 percent
including perimeter landscaping around each parking field is provided. In addition 25 of the 51
acres, or 49 percent ofthe site is landscaped with passive or active open space use. Buildings cover
just 5 acres or 10 percent of the site, and including the 9 acres or 17 percent parking areas, only 27
percent (13.8 of51.1 acres) of the site is paved.
According to the Applicant's Landscape Architect, the planting palette concept for this project is a
contemporary interpretation of the contrast found in early agrarian landscapes. The strong geometric
layout ofthe bosques, hedges, and allee landscape in hardscape (parking lots, pedestrian paths, and
student quad amphitheater, plaza gathering areas represents orchards, groves, and windrows of early
farms. The remaining areas are landscaped with informal spacing of trees, random drift of shrubs
and groundcovers that recalls the indigenous landscape. Although the concept relates to a period of
land use, it is not intended to replicate an early California ranch, farm or rancho, nor is it trying to
restore the native landscape.
Of note, the landscape slopes along Birch Road and Magdalena A venue were previously designed as
part of the Village Six Master Landscape Plan.
Parking:
According to the Village Six Sectional Planning Area (SPA) Plan Planned Community (PC) District
Regulations, the parking requirements for churches require one parking space for every 3.5 seats in
the sanctuary or main auditorium, and a high schools requires one parking space for every 4 students.
In this case, the applicant is providing 965 parking spaces over the entire site.
The sanctuary will eventually seat 1,800 patrons, requiring 514 spaces. Parking Lot D is
immediately adjacent to the sanctuary and provides 478 spaces. Parking Lot C is also immediately
Page 7, Item:
Meeting Date: 01/26/05
adjacent and provides 154 spaces, for a total of 632 parking spaces immediately available for the
sanctuary .
As for the high school, the program is to accommodate up to 2,200 students, 150 faculty and 50 staff.
Parking Lot B provides 198 spaces adjacent to the football field and campus. Parking Lot A
provides 135 spaces adjacent to the campus and is proposed for exclusive faculty use. Parking Lot D
is also adjacent to the campus providing 478 spaces, for a total of811 parking spaces immediately
available for the high school.
Based on the Village Six SPA Plan off-street parking requirements, 514 spaces are needed for the
1,800-seat sanctuary and 632 are provided in the immediately adjacent parking lots C and D. Forthe
high school, 550 spaces are needed for 2,200 students and 811 parking spaces are provided in the
immediately adjacent parking lots A, Band D.
Since the overall site provides a total of 965 parking spaces the parking requirements are clearly
exceeded, as long as both the sanctuary and high school facilities do not operate at peak demand at
the same time. According to the applicant's submitted hours of operation for all activities and
facilities, this will not occur. The tables below compare operational activities with their
accompanying parking demand for weekdays, weekends and Sundays to ensure there is no conflict.
The phasing and hours of operation are memorialized in the conditions of approval.
Phasing and Hours of Operation - Sanctuarv Complex
Phase One:
The commercial coach/office will operate during the hours of 9:00 a.m. - 5 :00 p.m. The temporary
coach will be used for occasional meetings Monday thru Thursday between the hours of6:30 p.m.-
9:00 p.m. Mass services will occur daily between the hours of 5:30 p.m. - 6:15 p.m., related
meetings from 6:30 p.m. - 9:00 p.m., Saturday mass at 5:30 p.m., and Sunday mass at 7:30 a.m.
PROPOSED PROJECT Phase] Comnletion Winter 2005
Square Footage Proposed Employees Parking Spaces
Caoacitv Req.iProvided
2,840 Weekday Mass 2 staff members Weekday Mass 31/68
20-100; Sunday Mass
Saturday and 65/68
Sunday Mass up
to 219
Phase Two:
Upon the start of Phase Two, the activities and commercial coach of Phase I will cease operation.
The gymnasium will be constructed during Phase 2 to be used as a temporary sanctuary and provide
daily mass and meetings with the same hours as noted in Phase 1. The reconciliation services and
Page 8, Item:
Meeting Date: 01/26/05
mass will take place on Saturday at 4:00 p.m. and 5:30 p.m., respectively. Sunday mass will occur at
7:30 a.m., 9:00 a.m., 10:30 a.m., and 12:00 noon.
PROPOSED PROJECT - Phase II Como/etioll Fall 2006
Gymnasium 45,530 Special Special
(Temporary use for Events/Games Events/Daily
church services) 100 Mass/Sunday
Weekday Mass 20- Mass
100
Salurday/Sunday Weekday
Mass 58/500
1000/1500 if delay Sunday
429/500
Phase Three:
The existing gymnasium will now only operate as a sanctuary on Saturday and Sunday, according to
the service times noted in Phase Two. The Chapel will be constructed during this phase and provide
daily mass at 5 :30 p.m. The sanctuary administrative office will be constructed during this phase and
the hours of operation will be 9:00 a.m. - 5:00 p.m., meetings will be between the hours of6:30 p.m.
- 9:00 p.m. on Mondays thru Thursdays.
PROPOSED PROJECT - Phase 111 Como/etioll Fall 2007
Chapel 4,156 Weekday Mass 20-
100
Saturday/Sunday
Mass
1,500
Classroom Bldgs. (#3/#4) 58,701 1,000
Student SUODort 12,602
Church Admin. 12,087
Maintenance Bld~. 2,064
Slorage 800
Stadium, Basketball
Courts, Ball Fields
Parking Lot A 135
Parkin~ Lot B 198
Parking Lot C 154
Total Parking Weekday
279/776
Sunday
514/776
Phase Four:
Monday thru Friday the following services will be provided; a) mass services will take place at 8:00
a.m.; b) CCD Class will be conducted after school; c) adult instruction classes will take place in the
evenings; d) funeral services and mass typically take I-hour with procession following; e) pastoral
Page 9, Item:
Meeting Date: 01/26/05
center will have various activities and undefined hours at this time.
The reconciliation services and mass will take place on Saturday at 4:00 p.m. and 5:30 p.m.,
respec 'll 7 0 d 12
tively. Sundav mass WI occur at :30 a.m., 9:00 a.m., 10:3 a.m., an :00 noon.
PROPOSED PROJECT - Phase IV Como/elion Fal/2009
Church 31,306
Pastoral Center 11.8]8
Classroom Bldg. 58,701 1,200; tolal
2,200
Librarv 14,757
Administration 11,768
Fine Arts Theatre 25,710
Pool, Tennis Courts
Parking Lot D 478 spaces
Build out Tolal: 290,000 2,200 students Cumbined
1.800 church Parking Lots
members max. Weekday
579/965
Sunday
514/965
Hours of Operation - High School
The hours of operation of the high school are 7:40 a.m. to I :55 p.m. As reflected on the site plans, a
student drop off and pick up area is designated for operation from 7:10 a.m. - 7: 45 a.m. for the
student drop off, and 1:40 p.m. - 2: 1 0 p.m. for the student pickup. Students will walk to the
adjoining sanctuary for services on Wednesday from 9:30 am to 10:30 am.
Seasonal sporting events will occur at the high school during the following months, days and hours:
a) Fall Sport events occur from September - November, at 3:00 p.m. and 7:00 p.m.; b) Winter Sport
events occur from November - June, at 3:00 p.m. and 7:00 p.m.; c) Spring sport events occur from
March - June, at 3:00 p.m.; d) Friday night football contains pre/game from 6:00 p.m. - 7:00 p.m.
and post/game from 9:00 p.m. - 10:00 p.m.
Extra curricular activities will take place in the amphitheatre, fine arts/theater and pool. The
amphitheater will only operate during school hours and be used only for school purposes. The fine
arts/theater will be used only for school purposes during school hours and 3-4 nights per month
during the school year. Pool use will operate during daylight hours and be used for school purposes
and possibly community use. This is to be determined later and reevaluated by the City as required
per the City Municipal Code, standards and regulations.
CONCLUSION:
The proposed church sanctuary and private high school facility is a conditional land use in the Otay
Ranch GDP and is a planned for Community Purpose Facility (CPF) element of the Village Six SPA
Page 10, Item:
Meeting Date: 01126/05
Plan. The facility provides a needed eleemosynary supported religious and educational facility
serving not only for the Village of Santa Venetia neighborhood but the entire Otay Ranch community
as well as the South Bay region. Therefore, staff recommends approval of the project based on the
findings and conditions as noted in the draft Planning Commission resolution.
A TT ACHMENTS:
1. Locator Map
2. Village Six Design Plan Exhibits for Church & Private High School Campus
3. Notice of Decision DRC-04-04 (Design Review Committee)
4. Draft Planning Commission Resolution PCC-04-004
5. Draft Mitigated Negative Declaration IS-04-002
6. Application Documents with Disclosure Statement
7. Site/Landscape Plan/Floor Plans/Elevations
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· ~ PROJECT
LOCATION
CHULA VISTA PLANNING AND BUILDING DE PARTM E NT
LOCATOR PROJECT PROJECT DESCRIPTION:
Q) APPLICANT: Mater Dei Catholic Church CONDITIONAL USE PERMIT
PROJECT NEC Ma~dalena Avenue
ADDRESS. & Birch oad Request: Proposal for Mater Dei Catholic Church and private high
school campus.
SCALE: FILE NUMBER
NORTH No Scale PCC-04-004 Related cases: DRC-04-04, IS-04-002
J :\planning\carlos\locators\pcc04004.cdr 07.20.04
NON-RESIDENTIAL
Non-Residential
(Outside of Village Core)
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Exhibit 50
(01/22102)
VILLAGE DESIGN PLAN
1146-5
N()N-RESIDENTIAL
Neighborhoods CPF-2 & R-I1/S-2
Design Issues Summary
Description: These Neighborhoods are outside ofthe village core and designated for development
with a church and church-related high school. Because they are outside of the core, their
contribution to and need to adhere to the core design/aesthetics program is not significant. These
sites are nearly independent in their uses but should respect the village and community design
framework. The only uses sensitive edge is that of the school along single family residential
Neighborhood R-6. This will likely be a typical rear yard fence edge. The other two edges should
incorporate appropriate streetscape treatments for SR-125 on the east, Birch Road on the south and
the village entry street on the west.
Since development of these Neighborhoods will be independent of the village core and subject to
a separate design review process, a concept sketch has been substituted on the folJowing page for
the design issues map.
Land Use District:
CPF/SF3
Concept:
Community Purpose Facilities; church and related high school
Entry:
Birch Road and village entry street; coordinate with village entry
streets intersection and other Neighborhood entries
Edges:
SF residential on north; streets on alJ others
Landscaping:
Streetscapes
Building Detailing:
Village entry street edge
(01/22/02)
VILLAGE DESIGN PLAN
11.4.6-6
NON-RESIDENTIAL
=--- Illustrative of Proposed
Chuch & Private High School Campus
Exhibit 51
(01122/02)
11.4.6-7
VILLAGE DESIiiN PLAN
ATTACHMENT "A"
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Design Review Committee
OlY OF
CHULA VISTA
NOTICE OF DECISION
DRC-04-04
Mater Dei Parish Church & Private High School
Notice is hereby given that the City of Chula Vista Design Review Committee has considered
DRC-04-04, a Design Review Permit for the Mater Dei Parish Church and Private High School
in the Village of Santa Venetia (Village Six). The Mater Del Parish Church and Private High
School will be located at the northeast comer of Magdalena A venue and Birch Road (APN 543-
052-13/14).
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act and has conducted an Initial Study, IS-04-002, in
accordance with the California Environmental Quality Act. Based upon the results of 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 effccts or mitIgate the effects to a point where clearly no
significant effects would occur; therefore, the Environmental Rcview Coordinator has prepared a
Mitigated Negative Declaration, IS-04-002.
The Design Review Committee approvcd said request based upon the following findings of
facts:
1. That the proposed development is eonsistent with the development regulations of
the Village Six Sectional Planning Area (SPA) Plan Planned Community (PC)
District Regulations for the Community Purpose Facility (CPF) and Single Family
Three (SF3) Zones.
The Mater Dei Parish Church and Private High School is a specifically listed land use in
the PC District Regulations, which state that the subject properties for the church (SPA
Neighborhood CPF-2/CPF Zone) and the private high school (SPA Neighborhood R-
II/SF3 Zone) is permitted subject to Design Review and Conditional Use Pemlit
approval by the Plannmg Commission.
2. The proposed development is consistent with the design and/or development
standards of the Village Six Sectional Planning Area (SPA) Plan.
The project site is located outside the Village Core, and therefore is not subject to the
Village Six Master Precise Plan; however, the Village Design Plan of the Village Six
Sectional Planning Area (SPA) Plan requires unifying design elements and the design of
the Mater Dei Parish Church and Private High School has responded to the surroundmg
design influences and the California Heritage architectural theme by utilizing the colors,
building materials and landscape elements specificd for the surrounding residential
ncighborhoods located in Village Six.
NOTICE OF DECISION
DRC-04-04
PAGE 2
3. The design features of the proposed development are consistent with, and are a cost-
effective method of satisfyinl(, the City of Chula Vista Design Manual and
Landscape Manual.
The project site and building design are consistent with, and are a cost-effective method
of satisfying, the City of Chula Vista Design Manual and Landscape Manual.
The Design Review Committee hereby approves the design of the Mater Dei Parish Church and
Private High School and recommends that the Planning Commission adopt the attached
Mitigated Negative Declaration and approve the attached draft Planning Commission Resolution
PCC-04-004 including any modifications to the recommended conditions of approval noted
below:
PASSED AND APPROVED BY THE DESIGN REVIEW COMMITTEE OF THE
CITY OF CHULA VISTA, CALIFORNIA, the 24th day of January, 2005, by the following
vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Richard M. Rosaler, AICP Zoning Administrator
-
Rosemarie Rice, Design Review Committee Secretary
J:\PLANNrN(j\I~^ROLD\RES{)LUTlONS\DRC' 1J4~04DcClSION DOC
2
RESOLUTION NO. PCC-04-004
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION ADOPTING THE MITIGATED NEGATIVE
DECLARATION AND APPROVING CONDITIONAL USE
PERMIT PCC-04-004 FOR THE DEVELOPMENT OF THE
MATER DEI PARISH CHURCH AND PRIVATE HIGH
SCHOOL IN SANTA VENETIA VILLAGE SIX, LOCATED AT
THE NORTHEAST CORNER OF MAGDALENA AVENUE
AND BIRCH ROAD.
WHEREAS, a duly verified application for a Design Review and Conditional Use PermIt
was filed with the City of Chula Vista Planning Department on July 22, 2003 by the Roman
Catholic Bishop (Diocese) of San Diego, A Corporate Sole "(Applicant);" and
WHEREAS, said Applicant requests permission to construct a church sanctuary and
private high school facility (Mater Dei Parish Church and Private High School) at property
located at northeast corner of Magdalena Avenue and Birch Road (APN 543-052-13/14) by way
of Design Review and Conditional Use Permit if approved by the Design Review Committee and
Planning Commission; and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Environmental Quality Act and has conducted an Initial
Study, IS-04-002, in accordance with the California Environmental Quality Act. Based upon the
results of 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 effects would occur; therefore, the Environmental Review
Coordinator has prepared a Mitigated Negative Declaration, IS-04-002; and
WHEREAS, the Resourcc ConservatIOn Committee considered this matter at a noticed
public hearing held on January 3cd 2005 and recommended adoption of the Mitigated Negative
Declaration and forwarded a recommendation of approval to the Design Revicw Committee and
Planning Commission, and
WHEREAS, thc Design Review Committee considered this matter at a noticed puhlic
hearing held on January 24th 2005 and recommended adoption of the Mitigated Ncgative
Declaration and approved the design and forwarded a recommendation of approval to the
Planning Commission, and
WHEREAS, the Planning Director set the time and place for the public hearing for said
Conditional Use Permit and notice of said hearings, 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-ft. of the exterior boundaries of the property as well as rcsidents adjacent the extcnor
boundaries of the property at lcast 10 days prior to the hearing; and
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 2
WHEREAS, the hearing was held at the time and place as advertised, namely January
26th 2005 at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed; and
WHEREAS, the Planning Commission considered all reports, evidence, and testimony
presented at both public hearings with respect to subject application.
WHEREAS, the Planning Commission of the City of Chula Vista made the followmg
findings, as herein below set forth, and sets forth, thereunder, the evidentiary basis that permits
the stated finding to be made.
1. That the proposed use at this location is necessary or desirable to provide a service or
facility which will contribute to the general well being of the neighborhood or the
community.
The proposed church sanctuary and private high school facility is a desirable land use that
provides a needed eleemosynary supported religious and educational facility that will
contribute to the general well being of the Santa Venetia Village Six neighborhood, the Otay
Ranch community, and the South Bay region.
2. That such use will not under the circumstances of the particular case be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity.
The proposed church sanctuary and private high school facility will not be detrimental to the
health, safety or general welfare of persons residing or working in the vicinity or injurious to
property or improvements in the vicinity. The use is subject to conditions that will provide
the necessary controls and maintenance of the facilities such that there will be remedies
should the activities on the site become detrimental to the health, safety or general welfare of
persons residing or working in the vicinity or injurious to property or improvements in the
vicinity.
3. That the proposed use will comply with the regulations and conditions specified in the
code for such use.
The proposed church sanctuary and private high school facility will be developed and
maintained in compliance with the Otay Ranch General Development Plan (GDP), the
Village Six Sectional Planning Area (SPA) Plan Planned Community (PC) District
Regulations, and the Zoning Code for requirements not included in the SPA Plan as provided
for Planned Community (PC) zoned properties in accordance with the Municipal Code. The
conditions of approval require compliance with all applicable codes and regulations on an
on-going basis for use of the facilities on the proposed project site.
4. That the granting of this Conditional Use Permit will not adversely affect the General
Plan of the City or the adopted plan of any government agency.
PLANNING COMMISSION RESOLlITlON
PCC -04-004
PAGE 3
The Village Six Sectional Planning Area (SPA) Plan specifically required the Conditional
Use Permit process to bc utilized in order to provide the necessary controls over the church
sanctuary and private high school facility, and to ensure compliancc with the Otay Ranch
General Devclopment Plan (GDP) and the City ofChula Vista General Plan.
WHEREAS, the Planning Commission ofthc City ofChula Vista grants Conditional Use
Permit PCC-04-004 subject to the following conditions whereby the applicant and/or property
owners shall:
1. Prior to the issuance of any permits required by the City of Chula Vista for the use of
the subject property in reliauce on this approval, the applicant shall fulfill to the
satisfaction of the City, the following requirements:
Planning and Building Department Conditions:
A. Plans and elevations submitted for building permits shall be in conformance with the
final set of entitlement plans provided for review and approval by the Design Review
Committee and Planning Commission for full build out of the sanctuary complex and
private high school facility, as well as for each of the phasing plans that include sitc plans
with temporary and permanent buildings and improvements as needed. Any changes to
the approved set of plans or any changes to the phasing plans will require review and
approval by the Director of Planning and Building for substantial conformance or
modification to this conditional use permit.
B. The hours of operation for the full build out of the sanctuary complex and private high
school facility as well as for each of the phasing plans as outlined in the project tables
and discussed in the staffreport shall apply to the project and are adopted along with the
record set of plans with the conditional use permit file. Any changes to the approved
hours of operation or any changes to the phasing plans hours of operation will require
review and approval by the Director of Planning and Building for substantial
conformance or modification to this conditional use permit.
C. Provide planting and irrigation plans for full build out of the sanctuary complex and
private high school facility, as well as for each of the phasing plans in conformance with
the conceptual landscape plans full build out and for each phase. All planting excluding
the hydro-seed mix turf groundcover shall be on permanent irrigation systems. Provide
planting and irrigation plans in conformance with the conditions of approval for review
and approval by the Landscape Planner prior to issuance of building permit.
D. A water management plan shall be required in conjunction with the planting and
irrigation plans for each phase for review and approval by the Landscape Planner prior to
issuance of building permit.
E. Comply with all requirements of the Building Division including the following:
. Submit architectural plans that are stamped and signed by a licensed architect.
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 4
. Plans shall include a site plan and building clevations that are consistent with this
approval.
. Structural plans and calculations must be stamped and signed by a California
Registered Civil/Structural Engineer.
. Project shall comply with 2001 CBC, CMC, CPC, and CEC. Project shall comply
with 2001 ADA and Title 24 Energy requirements.
. Plans shall indicate type of occupancy.
F. A graffiti resistant treatment shall be specified for all wall and building surfaces. This
shall be noted on any building and wall plans and shall be reviewed and approved by the
Planning Director prior to issuance of building permits. Additionally, the project shall
conform to Sections 9.20.055 and 9.20.035 ofthc Chula Vista Municipal Code regarding
graffiti control.
G. The Lighting Plan for the facility showing that the proposed lighting to be shielded to
remove any glare from adjacent properties shall be maintained in conformance with
Section 17.28.020 of the Municipal Code.
Environmental Section (Mitigation Monitoring) Conditions:
H. The applicant shall implement to the satisfaction of the City Environmental Review
Coordinator the mitigation measures identified (nos. 1-10) in the Mater Dei High School
and Church Complex Mitigated Negative Declaration (IS-04-002) and Mitigation
Monitoring and Reporting Program. See attached copy of the Mitigation Monitoring
Reporting Program.
1. The applicant shall implement to the satisfaction of the City Environmental Review
Coordinator all pertinent mitigation measures identified in the Otay Ranch Village Six
Sectional Planning Area (SPA) Plan Final Second Tier Environmental Impact Report EIR
98-0, as noted below:
LANDFORM/ALTERATION AND AESTHETICS
. Mitigation Measure 5.2-]
Prior to approval of grading plans, the applicant shall prepare grading and building plans
that conform to the landform grading guidelines contained in the proposed Village Six
SPA Plan and the grading ordinance, the Otay Ranch GDP, and General Plan. The plans
shall be prepared to the satisfaction of the Director of Planning and Building and the City
Engineer.
. Mitigation Measure 5.2-3
The CUP for the private high school shall include a provision that requires that stadium
and baseball field lights shall not be used after 10:00 P.M. on Sunday through Thursday
and shall not be used after II :00 P.M. on Friday or Saturday.
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 5
· Mitigation Measure 5.2-4
As a condition of the CUP, the installatIon ofhghts at the stadium or at the baseball field
shall not be permitted llntil a lighting consultant experienced in stadium lighting design
standards to the satisfaction of the Director of Planning and Building. To the extent
feasible for the events to be conducted within the stadium and baseball field, the lights
shall be designed to direct downward and shall be shielded such that the light bulbs are
not exposed to any residential areas In either Village Six or Village Seven. Lights shall
be installed pursuant to the lighting plan approved by the Director of Planning and
Building.
CULTURAL RESOURCES
· Mitigation Measure 5.4-1
Concurrent with the start of grading, the project area should be brushed and a field
reconnaissance should be conducted and the presence or absence of midden-bearing
deposits determined. All brushing and grading within Village Six shall be monitored.
The monitoring of the brushing and grading shall be conducted by one or more
archaeologists, as dictated by the size of the grading operation. All utility cxcavations,
road grading, and brush removal shall be coordinated with the archaeological monitor.
Any resources that are graded shall be intensively monitored during grading to ensure
that any important features, isolates, or deposits are either recorded and collected or
excavated. Should any resources bc cncountcred during the monitoring of the brushing
or grading which were not previously recordcd, the grading shall be temporarily stopped
or redirected to another area while the nature of the discovery is evaluated. Any
resources that may be encountered shall require testing to determine their significance. If
the testing demonstrates that a resource is significant, then a data recovery program shall
be prepared in accordance with mitigation measure 5.4-2.
· Mitigation Measure 5.4-2
If, as a result of the reconnaissance conducted in accordance with 5.4-1 above, a
significant deposit is identified, a research program shall be prepared to recover a valid
sample of the materials present within the site.
. Mitigation Measure 5.4.3
If a significant deposit is identified a data recovery program shall be completed. This
program shall be completed under the direction of a qualified archaeologist to the
satisfaction of the Director of Planning and Building. If significant materials are
rccovered, curation shall be required in a facility that is appropriate for the maintenance
of archaeological materials.
GEOLOGY
PLANNING COMM]SSION RESOLUTION
PCC-04-004
PAGE 6
. Mitigation Measure 5.5-1
During construction, liquefiable soils within the colluvium/alluvium shall be removed
and replaced with compacted fill.
. Mitigation Measure 5.5-2
During construction, highly expansive soils shall be kept below finish grade. Where
cxcavations expose highly expansive materials at finish grade, these materials shall be
excavated a minimum of four feet below finish grade. Where cxcavations expose vcry
highly expansive material at finish grade, these materials shall be excavated a minimum
of five fcet below finish grade. The excavations shall be replaced with a compacted fill
soil that has a low to moderate expansion potential.
. Mitigation Measure 5.5-3
During construction, the developer shall remove loose, compressible soils and replace as
compacted fill in areas that will be subjected to new fill or structural loads.
. Mitigation Measure 5.5-4
During grading, the developer shall construct earthen buttresses on unstable slopes with
drains installed, as warranted, at the rear of the buttresses to control groundwater.
. Mitigation Measure 5.5-5
Grading of building pads shall be designed
relatively uniform depth of compacted fill.
excavating the cut portion of the building pad.
so that foundations bear entirely on a
This may be accomplished by over
. Mitigation Measure 5.5-6
Prior to approval of grading plans for the proposed projcct, the applicant shall submit an
additional geotechnical investigation. The detailed analysis shall be subject to approval
of the City Engineer. The analysis shall include, but not be limited to, a delineation of
specific locations where liquefiable, compressive, and expansive soils would affect
structural stability and where graded slopes would expose bedrock susceptible to
instability.
PALEONTOLOGY
. Mitigation Measure 5_6-\
Prior to issuance of any on-sitc (or off-site) grading permits, the applicant shall confirm
to the City of Chula Vista that a qualified paleontologist has been retained to carry out the
following mitigation program. Thc paleontologist shall attend pregrade meetings to
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 7
consult with grading and excavation contractors. (A qualified paleontologist is defined as
an individual with an M.S. or Ph.D. in paleontology or gcology who is familiar with
paleontological procedures and techniques.)
. Mitigation Measure 5.6-2
A paleontological monitor shall be on-site at all times during the original cutting of
previously undisturbed sediments of highly sensitive geologic formations (Otay and San
Diego Formations) to inspect cuts for contained fossils. The paleontological monitor
shall work under the direction of a qualified paleontologist. The monitor shall
periodically (every several weeks) inspect original cuts in deposits with an unknown
resource sensitivity (Quatcrnary alluvium). (A paleontological monitor is dcfined as an
indivIdual who has experience in the collection and salvage of fossil materials.)
. Mitigation Measure 5.6-3
If fossils are discovered, the paleontologist (or pa]eontological monitor) shall recover
them. In instances where recovery requires an extended salvage time, the paleontologist
(or paleontological monitor) shall be allowed to tcmporarily direct, divert, or halt grading
to allow recovery of fossil remains in a timely manner. Where deemed appropriate by the
paleontologist (or paleontological monitor), a screen-washing operation for small fossil
remains shall be set up.
· Mitigation Measure 5.6-4
Prepared fossils, along with copics of all pcrtinent field notes, photographs, and maps,
shall be deposited (with the applicant's permission) in a scientific institution with
paleontological collections such as the San Diego Natural History Museum. A final
summary report shall be completed which outlines the results of the mitigation program.
This report shall include discussion of the methods used, stratigraphy exposed, fossils
collected, and significance ofrccovered fossils.
WATER RESOURCES AND WATER QUALITY
. Mitigation Measure 5.9-]
Prior to issuance of a grading permit, a detailed drainage systcm design study shall be
prepared to the satisfaction of the City Engineer, shall include:
a) Peak runoff at each inlet, outlet, interceptor, concentration, or confluence
point, both predevelopment and post development conditions; and
b) The mtegration of the proposed systcm with the existing and proposed
downstream drainage facilities to effectively control flows within the
entire system.
c) Maps showing existing and post development conditions for existing
topography and proposed grading plans incorporating a drainage system
PLANNING COMMISSION RESOLlITlON
PCC -04-004
PAGE 8
design wIth main 1ines and detentionldesilting facilities pursuant to
Section 3-202.1 of the Chula Vista Subdivision Manual; and on-site
detentionldesilting facilities shall be incorporated in the design for the
various phases of construction and post construction.
. Mitigation Measure 5.9-2
Prior to the issuance of the first grading permit, the applicant shall submit a SWPPP
including assignment of maintenance responsibilities for review and approval by the City
Engineer prior to issuance of grading permits. The SWPPP shall be consistent with the
requirements of the Clean Water Act and the BMPs of the RWQCB. BMPs identified in
the SWPPP shall include but shall not be limited to the following:
a) Temporary erosion control measures designed in accordance with the
Chula Vista Grading Ordinance shall be employed for disturbed areas and
shown on the grading plans
b) No disturbed surfaces shall be left wIthout erosion control measures in
place during the winter and spring months.
c) Sediment will be retained on-site by a system of sediment basins, traps, or
other appropriate measures, and shown on the grading plans.
d) Silt and oil and other contaminants will be prevented rrom entering the
storn1 drain system or removed from the system, by a means acceptable to
the City Engineer. Storm drain inlets shall be labeled "No Dumping-
Drains to Ocean."
e) All parking lots shall be designed to allow storm water runoff to be
directed to vegetative filter strips or oil-water separators to control
sediment, oil, and other contaminants.
f) Permanent energy dissipaters will be included for drainage outlets.
g) A combination of on-site structural and non-structural BMPs for the
treatment of urban pollutants in compliance with the Municipal Permit.
TRAFFIC, CIRCULATION, AND ACCESS
. Mitigation Measure 5.10-15
As a condition of any off-site roadway improvement approval, monitoring of any grading
for the presence of cultural and paleontological resources shall be required. If such
resources are encountered during grading operations, the protocol described in Section
5.6 of this EIR shall be required.
. Mitigation Measure 5.10-16
As a condition of any oft:site roadway improvement approval, the City Engineer shall
require applicable construction-related water quality mitigation measures.
. Mitigation Measure 5.10-17
PLANNING COMMISSION RESOLIITION
PCC-04-004
PAGE 9
As a condition of any off-site roadway improvement approval, preparation of a traffic
control plan for delays and hazards associated with construction impacts shall be
prepared by the applicant and subject to the approval of the City Engineer.
bIR Q!lbJ,ITY
. Mitigation Mcasurc 5.11-1
The following mitigation measures shall be implemented during construction and placed
as notes on all grading plans:
a) Minimize simultaneous operation of multiple construction equipment units
b) Use low pollutant-emitting construction equipment
c) Use electrical construction equipment as practical
d) Use catalytic reduction for gasoline-powered equipment
c) Use injection timing retard for diesel-powered equipment
f) Water the construction area twice daily to minimize fugitive dust
g) Stabilize graded areas as quickly as possible to minimize fugitive dust
h) Pave permanent roads as quickly as possible to minimize dust
i) Use electricity rrom power poles instead of temporary generators during
building, if available
j) Apply chemical stabilizer or pave the last 100 feet of internal travel path
within a construction site prior to public road entry
k) Install wheel washers adjacent to a pavcd apron prior to vehicle entry on
public roads
I) Remove any visible track-out into traveled public streets within 30
minutes of occurrence
m) Wet wash the construction access point at the end of each workday if any
vehicle travel on unpaved surfaces has occurred
n) Providc sufficient perimeter erosion control to prevent washout of silty
material onto public roads
0) Cover haul trucks or maintain at least 12 inches of freeboard to reduce
blow-off during hauling
p) Suspend all soil disturbance and travel on unpaved surfaces if winds
cxcced 25 miles per hour
HAZARDS/RISK OF UPSET
. Mitigation Measure 5.14-1
The usc, transport, storage, and disposal of hazardous materials shall be conducted in
compliance with the relevant regulations of federal, state, and local agcncies, including
the EPA, California Department of Heath Services (DHS), and Caltrans.
PUBLIC SERVICES/UTILITIES
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 10
. The applicant shall pay applicable development impact fees at time of building
permit issuance.
J. Any changes to the berm hcights located along the SR-125 corridor, at the eastern side of
the project, shall require coordinated review by the City Planning and Building
Department, Engineering Department and Cal Trans.
Resource Recycling and Conservation Coordinator Condition:
K. Commcrcial properties must have trash enclosures, bins, or carts that meet design
specifications. The locations and orientation of storage bins and dumpsters must be pre-
approved by the City franchise trash hauling company. Provide sufficient space for
designated rccyclables. A shared paper/cardboard bin, along with food and beverage
container cart with other storage may be permitted. A commercial trash enclosure large
enough for solid waste, mixed paper, and a cart for food and beverage containers must be
provided to meet the minimum 50 percent recycling requirement. Contact the City
Conservation Coordinator at 691-5122.
Fire Department Conditions:
L. Phase One plans shall be revised to ensure that turning radius in the parking lot meets fire
department standards for emergency vehicle access. In addition, the temporary
commercial coach shall comply with Fire and Building Codes for cxiting.
M. Building plans for individual buildings shall be designed to ensure no other uses for Fire
Sprinkler Riser Rooms. Building 13 shall have the Fire Sprinkler Riser located on an
exterior wall.
N. Add fire hydrant between Buildings 7 and 9 to ensure proper maximum spacing. In
additIOn, the Post-Indicating Yalve (PlY) and Fire Department Connection (FDC) for
building 9 shall bc relocated closer to the driveway.
O. Building plans shall include a sheet showing the fire lanes throughout the site. The
access road traveling between the c]assrooms shall be visibly identified to allow for a
distinction or delineator between the surfaces.
P. Building plans shall show the emergency access to the football stadium from the
exclusive Birch Road driveway apron incorporating a mechanical gate with a "Knox"
override key switch and a "Opticom" strobe system, or other automated operating system
and/or fail safe feature, all to the satisfaction of thc Firc Marshal and Police ChIef. Any
barrier or control installed across the driveway without expressed wntten approval of
both the Fire Marsha] and Police Chief shall be subject to immedIate removal by City
forces.
Police Department Conditions:
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 11
Q. Obtain a security survey from the Crime Prevention Unit of thc Police Department.
Specific recommendations shall be provided for access control, surveillance detection,
and police response. In addition, training of management and employees in security
procedures and crime prevention shall coincide with the commencement of operations.
The Crime Prevention Unit should be contacted at 691-5127 for more information.
Gelleral Sen'ices Ellgilleerillg Divisioll COllditiolls:
R. All requirements of the Public Works Department shall be met at the building permit
stage. The Public Works Department Engineering Division will require fees for sewer
capacity and connections, development impact for public facilities, and traffic signal fees
as defined in the development checklist as part of the building permit application.
S. Traffic striping and signagc east of the main entrance to the high school along Birch
Road shall be provided to the satisfaction of the City Engineer when construction occurs
to the completion of Phase Two and prior to the commencement of Phase Three, unless
the high school can provide sufficient evidence that the traffic striping and signage is not
needed.
T. Prior to the occupancy or use of the site as shown for Phase Two, Magdalena Avenue
from existmg improvements to Birch Road, Birch Road from La Media Road to
Magdalena Avenue, and La Media Road from existing improvements to Birch Road shall
be completed.
U. Prior to the occupancy or use of the site as shown for Phase Three, Birch Road rrom
existing improvements to the main entrance to the project along Birch Road shall be
completed.
V. A geotechnical investigation is required at the grading plan submittal stage, which will
include:
. Foundation rccommendations based on the proposed structure
. Pavement recommendations for new pavement proposed.
W. Thc project shall meet ADA requirements for parking and accessibility.
X. Bicycle facilities shall be provided to encourage bicycle transportation.
Y. A hydrology study shall be provided demonstrating that post-developed flows do not
exceed pre-development flows
Z. No visible obstructions shall be placed within the sight lines at the driveway
entrances. Ensure all monument signs and landscape elements on the slopes near the
entrances do not obstmct visibility and demonstrate on building plans.
AA. Implement Bcst Management Practices (BMP's) to prevent pollution of the storm
watcr conveyance systems, hoth during and after constmction. Permanent storm
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 12
water reqUIrements shall bc incorporatcd into thc projcct dcsign, and shall bc shown
on the plans. Any construction and non-structural BMP's reqUIrements that cmlliot be
shown graphically must either be noted or stapled on the plans.
BB. BMP design plans shall include design concepts that rcduce runoff and prevcnt
pollutants from entering drainage systems, such as minimizing impervious surfaces,
directing rooftop runoff to landscape areas, and other BMP's.
cc. Complete the applicable forms in the Development and Redevelopment Storm Water
Management Requircmcnts Manual, and comply with the requirements of said
Manual.
DD. Water quality and watcrshed protection principles shall be incorporated in the design
of the project. Such measures shall be designed to minimize discharge of pollutants
into the storm drainage systems.
EE. A water quality study will be required to demonstrate compliance with the
requirements of the National Pollutant Discharge Elimination System (NPDES)
Municipal Permit, including Standard Urban Storm water Mitigation Plans (SUSMP)
and Numeric SIzing Criteria requirements.
FF. The applicant is required to comply with the SUSMP and Numeric Sizing Criteria of
the NPDES Municipal Permit Order No. 2000-01.
GG. The hydrology study will bc required with the first submittal of grading and
improvement plans. Such study shall demonstrate the post-development flow rate for
a given design storm does not exceed the pre-development flow ratc at the outlet of
the site.
HH. Adjacent storm drain inlets shall be protected at all times during the construction of
new bUIldings and improvement as well as the removal or demolition of existing
structures dunng phasmg changes.
II. Drainage facilities shall be shown on all plans submitted for review.
II. The geotechnical/soils study shall be required with the first submittal of grading and
improvement plans.
2. Prior to use or occupancy of the property in reliance on this approval, the following
requirements shall be met to the satisfaction of the City:
A. The site shall be developed and maintained in accordance with the approvcd plans which
include site plans, architectural elevations, exterior materials and colors, landscaping,
sign program and grading on filc in the Planning Division, the conditions containcd
hcrein, Title 19, and thc Village Six Sectional Planning Area (SPA) Plan.
PLANNING COMMISSION RESOLlITIOr;
PCC-04-004
PAGE 13
B. Prior to any use of the project site or business activity being commenced thereon, all
Conditions of Approval shall be completed to the satisfaction of the Planning Director.
C. All landscape and hardscape improvements shall be installed in accordance with the
approved landscape plan and the comments of the City Landscape Planner.
D. All ground-mounted utility appurtenances sueh as transformers, AC condensers, etc.,
shall be located out of public view and adequately screened through the use of a
combination of concrete or masonry walls, berming, and/or landscaping to the
satisfaction of the Planning Director.
E. All roof appurtenances, including air conditioners and other roof mounted equipment
and/or projections, shall be shielded from view and the sound buffered from adjacent
properties and streets as required by the Planning Director. Such screening shall be
architecturally integratcd with the building design and constructed to the satisfaction of
the Planning Director. Details shall be includcd in building plans.
F. Provide a fire extinguishcr per 3,OOO-sq. ft. or every 75-ft. of travel distance, with a
minimum rating of 2A-lOBC, or the convenience store must include a fire sprinkler
systcm. A fire flow of 3,000 gallons per minute for duration of three (3) hours must be
provided.
G. The back flow prevent or shall be screened from view, and the Fire Department
connection shall not be located with the back flow preventor.
II. This Conditional Usc Permit approval shall expire if building permits are not issued or
the approved use has not commenced within one year from the date of this approval,
unless a written request for an extension is received prior to the expiration date.
3. The following on-going condition shall apply to the subject property as long as it relies
upon this approval.
A. All buildings, parking and landscaping shall be maintained according to the approved
plans unless modifications are approved by the City of Chula Vista noted under
Condition l-B.
B. Hours of Operation shall be maintained according to the approved hours of operation
tables unless modifications are approved by the City of Chula Vista in the manner noted
under Condition 1-8.
C. The phasing plans and hours of operation for each phase shall be maintained according to
the approved phasing plans and hours of operation tables unless modifications are
approved by the City ofChula Vista in the manner noted under Condition I-B.
D. Firc lanes are to be maintaincd and have an unobstructed width of not less than 20-ft.
width and 13-1/2-ft. vertical clearance.
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 14
E. Applicant shall maintain catch basin filters on site, which shall be periodically inspected
as schcduled by the City ofChula Vista Engineering Department.
F. Approval of this request shall not waive compliance with the Village Six Sectional
Planning Area (SPA) Plan, Title 19 of the Municipal Code, and all other applicable
Federal, State and City Ordinances in effect at the time of building permit issuance.
G. This Conditional Use Pemllt permit shall be subject to any and all new, modified or
deleted conditions imposed after approval of this permit to advance a legitimate
governmental interest related to health, safety or welfare which the City shall impose
after advance written notice to the Permittee and after the City has given to the Pemlittee
thc nght to he hcard with regard thereto. However, the City, in exercising this reserved
right/condition, may not impose a substantial expense or deprive Pemlit tce of a
substantial rcvenue source which the Permittee cannot, in the normal operation of the use
permittcd, be expected to economically recover.
II. Applicant/operator shall and does hereby agree to indemnify, protect, defend and hold
harmless City, its Council members, officers, employees, agents and representatives,
from and against any and all liabilities, losses, damages, demands, claims and costs,
including court costs and attorneys' fees (collectively, "liabilities") incurrcd by the City
arising, directly or indircctly, from (a) City's approval and issuance of this conditional
usc permit, (b) City's approval or issuance of any other permit or action, whether
discretionary or non-discretionary, in connection with the use contemplated herein.
Applicant/opcrator shall acknowledge their agreement to this provision by executing a
copy of this conditional use permit where indicated, below. Applicant's/operator's
compliance with this provision is an express condition of this conditional use permit and
this provision shall be binding on any and all of Applicant's/operator's successors and
assIgns.
EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The property owner and the applicant shall execute this document by signing thc lines provided
below, said execution indicating that the property owner and applicant have each read,
understood, and agreed to the conditions containcd herein. Upon execution, this document shall
be recorded with the County Clerk of the County of San Diego, at the sole expense of the
property owner and/or applicant, and a signed, stamped copy of this recorded documcnt shall be
returned within ten days of recordation to the Agency's secretary. Failure to return said
document to the Agcncy's secretary shall indicate the property owners/applicant's desire that the
project, and the corresponding application for building permits and/or a business license, be held
in abeyance without approval. Said document will also be on file in the Agency's office and
known as document No.
Signaturc of Property Owner
Date
Signature of Representatlvc
Date
PLANNING COMMISSION RESOLUTION
PCC-04-004
PAGE 15
NOTICE OF A V AILABILlTY AND DETERMfNA nON
The Notice of Availability for the Draft Mitigated Negative Declaration on the Mater Dei High
School and Church Complex (IS-04-002) was posted on December 20, 2004, and the 30-day
public review period ended on January 20, 2005. This document was subject to change
depending on any specific comments or issues raised during the public review period. The
Planning Commission hereby directs the Environmental Revicw Coordinator to post a Notice of
Detenmnatlon and file the same with the County Clerk in accordance with State CEQA
GUldclincs.
INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the Planning Commission that Its adoption of this Resolution is dependent
upon the enforceability of each and evcry term, provision, and condition herein stated; and that
in the evcnt 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
bc dccmcd to be automatically revoked and of no further force and effcct ab initio.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
does hereby adopt the Mitigated Negative Declaration and approve the Conditional Use Permit
PCC -04-004 in accordance with the findings and subject to thc conditions contained in this
resolution.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA
VIST A, CALIFORNIA, this 26th day of January, 2005, by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
Marco Polo Cortes, Chair
ATTEST:
Diana Vargas, Sccrctary
J"\]>I .\NNJN(J\HARCH.U\RESO].IIT!ONSIP(:RESOp,c()4 U04 DOC
Mitigated Negative Declaration
PROJECT NAME:
Mater Dei High School and Church Complex
PROJECT LOCATION:
lnlersection of Birch Road and Magdalena Avenue
ASSESSOR'S PARCEL NO.:
643-052-13 and 643-052-14
PROJECT APPLICANT:
Catholic Diocese of San Diego
CASE NO.:
IS-04-002
DATE OF DRAFT DOCUMENT:
December 17, 2004
DATE OF RESOURCE CONSERVATION COMMISSION MEETING:
January 3, 2005
DATE OF FINAL DOCUMENT:
January 20, 2005
Prepared by:
Maria C. Muett
A. Proiect Setti1]g
The project site consists of a vacant 51.l7-acre area located in Village Six of the Otay Ranch Planned
Community. Birch Road borders the site to Ihe south, the future State Route ]25 to the east,
Magdalena Avenue to the west, and single-family residences to the north, (refer to Exhibit 'A' -
Location Map). There are three detention silt basins located throughout the project site. The project
site has been rough graded and contaInS steep slopes that run along the southern and western edges of
the property. Berms have also been graded along the SR-]25 corridor at the eastern side of the
property. Primary acccss to the project site will be off of Birch Road and Magdalena Avenue (across
from the future elementary school site). Refer to Exhibit 'B' - Site Plan.
Frontage roadway improvements arc completed along Magdalena A venue from Santa Venetia to
Lokoya Drive (last residential collector before Birch Road intersection); from Magdalena Avenue and
Lokoya Drive to Birch Road (expected to be completed by the end of 2004). Birch Road is to be
compleled by the developer of Village SIX in 2005 from La Media Avenue all the way to SR-125.
Land uses surrounding the project sIte consist of the following:
North:
South:
East:
West:
Village Six/Single-fami1y residences
Village Seven/Smg1e-family residences
Future Interstate] 25 and Freeway Commercial retail use
Village Six/SIngle-family residences and future elementary school site
B. Proieet Description
The project proposal consists of a pnvale hIgh school and church complex for development in four
separate phases. The project sIte is located within the Village Six SPA ofOtay Ranch. The proposcd
project includes development of a church complex conslsling of a sanctuary to accommodate total
buildout of ] ,000-] ,gOO seats, admInistratIOn office and Pastoral Center. The Mater Dei High School
includes school buildings to accommodate total buildout of approxImately 2,200 students,
] 50 faculty, and 50 slaff personnel. The school buildings consist of classrooms, administration
offices, library, fine arts and theater, student services, chapel and gyrrmasium. Outside areas include
a stadium, sports fields, swimming pool, basketball courts, batting cage and tennis courts. The site is
located within the Otay Ranch General Development Plan with a Land Use Designation of LMV
(Low-Medium Village Density Residentialf CPF-2 & R-lIlS-2) In the Planned Community (PC)
Zone.
The four phases of development are outlIned below. It is important to note that the development
phases may be concurrent:
Phase 1:
Phase 2
Phase 3
Phase 4
Construction of the temporary sanctuary, within a modular unit, with 68 temporary
parking spaces. This facihty would be located in the northeast comer of the project site
where parking lot "A" will ultimately be built. Erosion control measures shall be in place
on all disturbed and undeveloped area. During Phase 1, as required by the Engineering
Division the project design includes extension of 30-inch pipe into inlet and extension of
inlet. This phase is a temporary use area and will be removed upon construction of Phase
2.
Construction of the gymnasium facility with 500 temporary parking spaces. Erosion
control measures shall be in place on all disturbed and undeveloped area. This phase
would be a pennanent building use.
Construction of the chapel, two classroom buildings, student support building, church
administration building, maIntenance building, stadium, basketball courts, ath1etic fields
and parking lots "A" through "C". Erosion control measures shall be in place on all
disturbed and undeveloped area. This phase would be a pennanent building use.
Construction of the buildout phase including the main sanctuary building, pastoral center,
the two final classroom buildings, the library, school administration building, fine arts &
theatre building, pool complex, tennis courts and parking lot "D". Erosion control
measures shall be in place on all disturbed and undeveloped area. This phase would be a
pennanent building use.
The project site is accessible via one public driveway and one emergency access located off of Birch
Road and two driveways located off of Magdalena A venue. The project includes landscaped
treatments, lighting, slgnage, drainage facilities pedestrian pathways, fencing, retaining walls, barrier
walls, a screening fence for the baseball batting cage and sports field chain link fencing. The site was
rough graded in 2003, in accordance with the mitigation measures identified in the EIR 98-01.
Proposed fill grading will occur over the entirety of the 51.17-acre sIte. Grading includes ] 16,600
cubIc yards to be excavated (primarily for the stadium). The excavated soil will be relayered over the
who1e project site. The proposed grading includes maximum cut depth of 17.50 feet, average cut
depth at 7-feet, as well as maximum deplh offill at 2-feet. It is anticipated that no soil would need to
be imported to or exported from the site.
The project specIfic noise study determIned that the nOIse barriers specified In EIR 98-0 I are not
reqUIred given the precise project sHe design. Noise issues are dIscussed further in the NOIse Section
below.
Prior Approvals and Environmental Documentation
The Otay Ranch General Development PlanfSRP Program Final EIR (EIR 90-0 I) and the Sphere of
Influence Update EIR have addressed the development of VIllage SIX. The Otay Ranch Program EIR
2
was certified by the City Council and San Diego County Board of Supervisors on October 28,] 993.
The City of Chula Vista certified Ihe Sphere of Influence Update EIR and Mitigation Monitoring
Program on March 2], ] 995.
A Second Tier Environmental Impact Report addressed the adoptIOn of a Sectional Planning Area
Plan for Village Six of the Otay Ranch. In addition, the EIR included the evaluation of two concept
tentative maps and a possible use of an area identified for a church and private high school. The
impact area considered in this EIR totaled approximately 443 acres; this mcluded 386 acres within the
project area and 56.3 acres in two borrow/storage areas. The City of ChuJa Vista certified the Final
Second Tier EIR and Mitigation Monitonng Program in December 200].
Environmental review for the proposcd project has been required to address any potential
environmental impacts beyond those original1y anticipated in the Village Six EIR. This document is a
tiered environmental document to the EIR. Refer to the Phasing Table below for Phase descnptions,
construction dates, parking quantity, studentlpanshioners and staff quantity.
3
--
PROPOSED PROJECT - Phase] Comnletion Winter 2005
Proposed Uses Square Pruposed Employees Parking !:-'pllces
FUQtage Capacity Req.,'Prm'idcd
Temporary Modular Unit 2.840 Weekday Mass 2 staff members Weekday Mass
for church services & 20-100; 31/68
office use Saturday and Sunday A-fass
Sunday Mass up 65/68
to 219
1----- PROPOSED PROJECT
Phase II Comnletlon Fall 2006
Gynmasium 45,530 Special Special
(Temporary use for Events/Games Events/Daily
church services) 100 Mass/Sunday
Weekday Mass Mass
20-100
Saturday/Sunday Weckday
Mass 58/500
100011500 if Sunday
delay 429/500
f--= PROPOSED PROJECT - Phase III Completion Fall 2007
Chapel 4,156 Weekday Mass
20-100
Sahlrday/Sunday
Mass
!,SOO
Classroom Bldgs. (#3/#4) 58,701 1,000
f--c---
Student Support 12.602
Church Admin. 12,087.__ -------.-
Maintenance Bldg. 2.064 ----- --
Storage 800
StadIUm, Basketball
Courts, Ball Fields
Parking Lot A 135
Parking Lot B 198
Parking Lot C 154
Total Pal king Weekday
279/776
Sunday
514/776
PROPOSED PROJECT - Phase IV Completion Fall 2009
Church 31,306
Pastoral Center 1],8]8
Classroom Bldg. 58,701 1,200; tala I
2,200
Library 14,757 _u
AdministTation 11,768
--.---...
Fine Arts Theatre 25,710
---..-.
Pool, Tennis Courts
ParkIng Lot D 478 spaces
BUlldout Total: 290,000 2,200 students Combined
1,800 church Parking Lots
memhers max. Weekday
579/965
Sunday
5/4/965
_._-~- .---- ".--- .._~-
4
The project plans call for the redistribution of square footage between the sanctuary and school
classrooms, as well as the relocatIOn of sports fields. The proposed sports fields are not any closer 10
the adjacent smgle-family residences than previously analyzed in EIR 98-01. The total square
footage of the proposed church complex and high school is thc same as that analyzed in the certified
EIR for the Otay Ranch Village SIX and SPA. The squarc footage of the high school and church
complex in the EIR is 290,000 square fcet.
Hours of Operation - High School
The hours of operation of the high school arc 7:40 a.m. to 1:55 p.m. As reflected on the site plans, a
student drop off and pick up area is designated for operation from 7: 10 a.rn. - 7: 45 a.m. for the
student drop off, and 1:40 p.m. ~ 2: 10 p.m. for the student pickup. Students will walk to the
adjoining sanctuary for services on Wednesday from 9:30 am to ]0:30 am.
Seasonal sporting events will occur at the high school dunng the following months, days and hours:
a) Fall Sport events occur from September - November, at 3:00 p.rn. and 7:00 p.m.; b) Winter Sport
events occur from November - June, at 3:00 p.m. and 7:00 p.m.; c) Spring sport events occur from
March ~ June, at 3:00 p.m.; d) Friday night football contains pre/game from 6:00 p.m. - 7:00 p.rn.
and post/game from 9:00 p.m. ~ 10:00 p.m.
Extra curricular activities will take place in the amphitheatre, fine arts/theater and pool. The
amphitheater will only operate during school hours and be used only for school purposes. The fine
arts/theater will be used only for school purposes during school hours and 3-4 nights per month
during the school year. Pool use will operate during daylight hours and be used for school purposes
and possibly community use. ThIs is to be dctermined later and reevaluated by the City as required
per Ihe City Mumcipal Code, standards and regulations.
Hours of Operation - Sanctuary Complex
Phase I
The commercial coach/office wIll operate during the hours of 9'00 a.m. - 5:00 p.m. The temporary
coach will be used for occasional meetings Monday thru Thursday between the hours of 6:30 p.m. -
9:00 p.m. Mass services will occur daily between the hours of 5:30 p.m. ~ 6:15 p.m., related
meetmgs from 6:30 p.m. ~ 9:00 p.m., Saturday mass at 5:30 p.m., and Sunday mass at 7:30 a.m.
Phase 2
Upon the start of Phase 2, the activities and commercial coach of Phase 1 will cease operation. The
gynmasium will be constructed during Phase 2 to be used as a temporary sanctuary and provide daily
mass and meetings with the same hours as noted in Phase I. The reconciliation services and mass
WIll take place on Saturday at 4:00 p.m. and 5:30 p.m., respectIvely. Sunday mass will occur at 7:30
a.m., 9'00 a.m., 10:30 a.m., and 12:00 noon.
Phase 3
The existmg gymnasium will now on1y operate as a sanctuary on Saturday and Sunday, according to
the service times noted in Phasc 2. The Chapel wIll be constructed dunng this phase and provide
dally mass at 5.30 p.m. The sanctuary administrative oftice will be constructed during this phase and
the hours of operation will be 9:00 a.m. - 5:00 p.m., meet lOgs will be between the hours of 6:30 p.m.
- 9:00 p.m. on Mondays thru Thursdays.
5
Phase 4
Monday thru Fnday the following services will be provIded; a) mass services will take place at 8:00
a.m.; b) CCD Class will be conducted after school; cJ adult instruction classes will take place in the
evenings; d) funeral services and mass typically take I-hour wIth procession following; eJ pastoral
center will have various activIties and undefined hours at this time.
The reconcilIation servIces and mass will take place on Saturday at 4:00 p.m. and 5 :30 p.m.,
respeclIvely. Sunday mass will occur at 7:30 a.m., 9:00 a.m., 10:30 a.m., and 12:00 noon.
C. ComplIance with Zoning and Plans
The sIte is located within the Otay Ranch General Development Plan with a Land Use Designation of
LMV (Low-Medium Village Density Residential) and CPF-2 & R-I ]/S-2 (Community Purpose
Facility & Single Family Residential) in the Planned Community (PC) Zone. The project is
conSIStent with the regulatIOns of the PC Zone and with the LMV General Plan designation. The
project requires the approval of Design Review by the Design Review Commiltee and a conditional
use permit by the Planning Commission.
D. Public Comments
On October 28, 2004, a Notice of ]nitial Study was circulated to property owners within a 500-foot
radius of the project site. The public comment period ended on November 8, 2004; staff received
one verbal communication regarding the project description and planning process. ]n addition staff
receIved one written communication regarding traffic and nOIse Issues. These issues are addressed in
the technical studies noted below.
On December 20, 2004, the Notice of Availability of the Proposed Mitigated Negative Declaration
for Ihe proiect was posted in Ihe County Clerk's Office and circulated to propertv owners and
residents within a 500-foot radius of the proiect site. The 30-dav public comment period closed on
Januarv 20, 2005. No written comments were received from the public.
E. Identification of Environmental Effects
An Initial Study conducted by the City of Chula Vista (including an altached Environmental
ChecklIst fonn) determined that the proposed projcct would not have a significant environmental
etTecl because of mitigation measures incorporated into the project, and the 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.
Ae~lhetics
The applIcant has submllted a lIghting plan in accordance wIth the mitigation measures of the Final
Second Tier ElR for Otay Ranch Village Six. The proposed lIghtmg plan addresses all proposed
exterior lighting and the type used; metal halide. The applicant does not propose lIghting at the
playmg fields directly adjacent to the single-family residenl1al propertIes to the north. The proposed
lighting includes stadium lighting, parking lot lIghting, church complex and school bUIldings lighting,
court lIghling as well as, walkway and landscape area lighling. The lighting study indicates that no
lighling rays or glare shall spread onto adjacent or surrounding residential properties.
In addition, compliance with glare regulations (SectIon 19.66.100) of the Chula Vista MUnIcipal Code
(I 'VM(') is required. No source of substantial glare or lIghl will result that would adversely affect day
or nighttime vicws in the area. No significant aesthetic impacts to the surrounding residential
6
properties that will result In substantially degrading the existing visual character or quality of the site
and its surroundings as a resull of the proposed project will occur.
Hvdrologv and Water Qualitv
Hydrology
The preparatJon of a drainage study will be required in conjunction with the preparation of final
grading plans. Post-developed !lows shall not exceed pre-developed !lows and shall be dIrected away
from neighboring properties. The drainage study will be required to demonstrate the amount of !lows
contributed by the proposed project and the adequacy of proposed facilities to handle said !lows to the
satisfaction of the City Engineer. According to the Engineering Department, no significant impacts to
the City's storm drainage system are anticipated to result from the proposed development.
Water Quality
According to the Final Second Tier EIR, potential long-term, and indirect significant water quality
impacts may be created as a resull of development within Village Six. All development within
Village Six IS required to be in compliance with the appropriate Water Resources and Water Quality
mitigation measures noted in the EIR. These mitigation measures include the approval of a detailed
drainage study prior to Issuance of a grading permit, submittal of a Storm Water Pollution Prevention
Plan (SWPPP), erosion control measures on all disturbed areas, plus erosion control measures in
place during winter and spring months for the undisturbed areas, and treatment of urban pollutants.
As a resull of compliance with these measures the impacts are mitigated to a level less than
signIficant.
CO/1stI1J1'tiO/1 BMPS
Due to the size and existing condition of the project site, the preparation and implementation of a
Storm Water Pollution Prevention Plan (SWPPP) and the filing of a Notice of Intent wIth the
Regional Water Quality Control Board will be required. ConstructIOn BMPS will be fully addressed
in the SWPPP. During construction, BMPS from Ihe California Best Management Practices
Handbook will be used, which have been frequently used on job sites and have been proven effective.
Examples of construction BMPs include silt fences, sandbags, and hay bales, which are strategically
placed around curb inlets, catch basins, and driveways in order to prevent sill and sediment from
enlering the storm drain system.
Post-CO/1structio/1 BMPs
In accordance with the mitigation measures of the EIR, the applicant is required to submit a SWPPP
includIng maintenance responsibilities for review and approval by the CIty Engineer prior to issuance
of grading permlls. The SWPPP shall be consistent with the requirements of the ('lean Water Act and
Ihe BMPS of the Regional Water Quality Control Board (RWQCB).
The proposed sIle desIgn BMPs include reducing ImpervIOusness and utilizing landscaping
throughout the slle to provide some detention and infiltration. Landscaping will be provided on the
project sIte In accordance with City standards. All trash contaIner areas shall be designed not to allow
run-on from adjoining areas and be screened or walled to prevent off-sile transport of trash.
Ad,htlOnal BMPs Include catch hasins, gravel bags, filter fahric material/sill fencing, hydroseeding of
undlsturhed areas, honded fiber matrix on all unprotected slopes, maintenance and cleanup of all
nUisance matenals. ReqUlrcd post-construction BMPs will be subject to the approval of a projecI-
specIfic water quality study hy the City Engineer, and may therefore vary 10 some degree from the
proposed BMPS described. However, the overall resull must be the same regardless of the speedlc
7
BMPs approved. The City EngIneer will take all necessary steps to ensure that the approved BMPs
will be implemented and will he sufticienl to treal site runoff prior to existing the sIte and entering the
public storm drain in accordance with the applicable eSlablished water quality standards.
Noise
To assess the potential noise impacts of the project, an acoustical impact analysis was prepared by
InvestIgatIve SCIence and Engineering, Inc., Acoustical Site Assessment for Mater Dei High School
and Church Facilitv - Chula Vista, CA, and dated December 16, 2004, a copy of which is available
for review at the Planning and Building Department. The results of this analysis are summarized
helow.
Noise Standards
The acoustical analysis assessed the project with respect to the regulations contained in Chapter
] 9.6R, Performance Standards and Noise Control, of the Chula Vista Municipal Code (noise control
ordinance) and the noise element of the Chula Vista General Plan. Pursuant to the noise control
ordinance, no person shall operate, or cause to be operated, any source of sound at any location within
the city or allow the creation of any nOIse on property owned, leased, occupied, or otherwise
controlled by such person which exceeds the established noise level limits (C.V.M.C. 9
19.68.030(A)(4)). The noise level limits of the noise control ordInance vary by receiving land use
category and time of day (daytime versus nighttime). Per Section 19.68.030 (B)(4) of the noise
control ordinance, if the ambient noise level exceeds the established nOIse level limit, then the
allowable noise exposure standard shall be the ambient noise level. The existIng and potential future
nOIse-sensitive uses adjacent to the project site potentIally affected by project-generated noise consist
of single-family residences to Ihe north, and surrounding residential single-family residences to the
west.
Ambient noise levels were measured during daytime hours at three locations dunng a ] -hour period.
Measurements collected at the monitoring locations reflected the typical worst case eXIsting sound
levels. The hourly average sound level (Leq) recorded over the monitoring period was a maximum of
60A dBA and this level was due to the combination of traffic along the existing surface street and
nearby construction noises. The lowest recorded level 52.3 dBA was measured along Magdalena
A venue where sparse resIdential activities were noted. These levels were determined to be
compatible with the proposed development plan.
For the evaluation of potentIal off-site receivers due to on-site noise sources, the CIty noise ordinance
allows the facility to make hourly average noise levels of up to 55 dBA or the ambient, whichever is
higher, during Ihe daytime hours at the residential property line. When evaluating the potential noise
impacts to on-site receivers due to ofT-site sources (i.e., traffic), for this project the City has specified
a land use compatibility noise standard of 70 community noise equivalent level (CNEL) for the
athlelic fields and 65 CNEL for the remaining lm-site outdoor use areas. It is noted that the noise
analysIs presentcd in EIR YR-01 used a land use compatibIlity noise standard of 65 CNEL for the
entire school sIte. The analysis presented in EIR 98-01 was based on a preliminary site design.
Based on the proposed final site design assessed In the 2004 project specific nOIse analysIs, the City
has determined that a 70 CNEL land use compatibility noise standard IS appropriate for the athletic
tields.
Tramc Noise
As indicated, for this project the City's exterior noise level threshold for the noise-sensItive exterior
uses excluding the athletic flclds IS 65 CNEL. For the athletic playmg fields, the CIty has determined
that the applicable nOIse level threshold is 70 (,NEL. As noted above this standard differs trom that
8
assumed in the noise analysis presented in EIR 98-0 I
The projected traffic noise impacts along Magdalena Avenue, Birch Road and future SR-125 were
assessed m the project specific analysIs. The proposed project would generate a total of 8,727
average daily traffic (ADT) at proJcct buildout, which would be added 10 the local roadways over
time correspondmg to complction of thc four project constructIOn phases. The previous project
analyzcd m EIR 98-0 I was estimated to generate 8,435 ADT. Therefore, this proposed project is
estimated to generate 292 additional ADT relative to that assessed m EIR 98-0 I. Nevertheless, this
small change in proJcct-gencrated traffic is not anticipated to adversely affect the buildout roadway
noise levels in the area.
Noise Barriers
Accordmg to the Otay Ranch Village Six Master Plan EIR (EIR 9~-0]) and the Engineenng Division,
the future predicted traffic volume along SR-125 is approximately 147,000 ADT with a southbound
off ramp volume of 12,000 ADT, near the school and church complex. Traffic noise impacts were
identitied in Ihe EIR noise technical study and mitigation was proposed to reduce impacts to less than
significant.
As indicated, an updaled site-specific noise analysis was prepared for the proposed project in 2004.
The updated analysis considered the final proposed sIte plan as well as the existing and proposed
future topography of the project site including the existmg berms along the future SR-125 corridor.
The results of this site-specific noise analysis indicate that there are no anticipated traffic generated
noise Impacts to the school and church facility. Consequently, no mitigation, including that specified
in EIR 98-0 I, is required. Thus the noise barriers specified m EIR 98-0 I are not required for
implementatIOn of the proposed project.
Stationary Noise Sources
Potentially sIgnificant stalionary noise sources associated with the school and church operations and
development activities consist of school events, rooftop air conditioners or equipment, short-term or
phased construction activities, public address system, and school bells. A summary of the analysis of
estimated nOise generated by these stationary sources is as follows:
Public Address Svstem/Bells
Typical noise sources generated trom school facilities and sports events include public address
systems and bell signal systems that are essential to a school facility. The City of Chula Vista Noise
Ordinance, Section 19 68.050, regulates these signaling devices. The school and church shall be
required to comply with the City's Municipal Code Section 19.68.050, allowing the church and
school to operate the bell as a signaling device and limits the sounding of these devices to no more
than t"\vo minutes contmually in any 60-minute period or intermittent sounding over a five-minute
period in any hour. No significant noise impacts are expected to occur to any residential receptors as
a result ofthe operation of the public address system or bell signaling system.
11~~4 C/R()(d~m(}unted Equipment
OperatIOn and details regarding the aIr condItioning (HV AC) and root~mounled eqUIpment are not
available at Ihis tIme. Upon completion of the mechamcal design, the applicant shall be required to
submit separate nOise analyses and mechanical plans for each phase subject to review the City
Environmental Revlcw Coordinator prlor to issuance of building permits for each phase.
'J
Upon review of addltlOna] noise analysis, if it is detennined that there are potential noise impacts
created by the HV AC or otber mechamcal equIpment, then applicable mitigation measures shall be
developed to insure these Impacts are lessened to a level of less than significant. The applicant shall
be required to be In compllance with applicable mitigation measures identIfied in the updated noise
analysis. This mitIgatIOn measure is contained in Section F below
Conslr,!ction Noise
ConstructIon activities have the potential to cause short-term nOIse Impacts to nOIse-sensitive uses
adjacent to the project site (i.e., single family residences). Noise produced by conslruction equipment
varies substantially depending upon the type of equipment being used and its operation and
mamtenance. Noise impacts associated with construction activities typically occurs in several distinct
phases, each with Its own noise characteristics, including demolItIOn, sIte prepar3tion, and
ccmstTllctlOTI.
Construction noise is exempt from the noise limIts specified in Section 19.6~.040 of the Chula Vista
Municipal Code. However, pursuant to Section 17.24.050(1) of the Chula Vista Municipal Code,
construction work in residential zones that generates noise disturbing to persons residing or working
in the vlelmty is not pennitted between ] 0:00 p.m. and 7:00 a.m. Monday Ihrough Friday and
between 10:00 p.m. and ~:OO a.m. Saturday and Sunday, except when necessary for emergency
repairs required for the health and safety of any member of the community. Due to the presence of
resldenlial development adjacent and surrounding areas of the project site, this provision of the
Municipal Code applIes to the project, which would ensure that residents would not be dislurbed by
construction nOIse during the most noise sensItive penods of the day.
On-Site Phased Construction Nnise Impacts
Although constructIOn nOIse IS exempt from the levels specified in Sectton 19.68.040, at the request
of the City potenttal construction noise levels were estimated for assessment of potential impacts to
on-sIte receivers (e.g., classrooms). CumulatIve worst-case levels associated with construction
equipment were calculated for the closest sensitive on-sIte receptors that mclude the phasing areas
(i.e., classrooms/school buildings or church facilities). The City of Chula Vista does not have fixed
operation standards for these types of construction activities, however, assessment is discussed below.
The nOIse levels due to construction activities estimated for a worse case scenario are an eight-hour
average of 74 dBA Leq approxImately 100 feet from the construction activities. These levels have
the potenttal to adversely affect noise-sensitive uses such as classrooms and other schoo] or church
buildmgs. As such, these noise levels are considered by the City to represent a potentially significant
impact. Although the City does not rcgulate construction noise during the day it should be noted that
if noise levels are found to be excessive enough to disrupt classroom activities, or impact students or
teachers in the classrooms or church buildings, onsite temporary nOIse barrIers or other noise
abatement measures shall be implemented on a case-by-case basis to provide adequate attenuation to
the affected phased areas.
The placement of any required noise barriers would be between the construetton activitIes of the
current phase and the impacted huildings of any prevIously completed phase. Examples of acceptable
barrier matenals mclude, but are not lImIted to, masonry block, wood frame wIth stucco, O.5-inch
thick Plexiglas. or 0.25-mch thIck plate glass. Temporary construction barriers shall be constructed to
the satisfaction of the Environmental Review Coordinator. This mitigatIOn measure IS con tamed in
SectIon F below.
10
C fraffl c/Circu lati on
To assess the potential traffic/circulatIOn impacts of the project that inc1udes phasing plan,
methodology, findmgs and recommendations, a traffic impact analysIs was prepared by Bill Darnell
& Associates, Inc., TrafJic Impact Studv for the Proposed 2,200 Student Mater Dei High School and
Church Facilitv within Otav Ranch Village Si.' - CiUlla Vista, CA, dated September 10,2004. A copy
of this study is avaIlable for review at the Planning and Building Department. The results of this
analysIs are summarIzed below.
Significance Criteria
The CrIteria utilized to determine if a traffic impact at an intersection or street segment is considered
signiticant is based on CIty of Chula Vista standards. Both project specific and cumulative impacts
can be signiticant Impacts. The applicable significance criteria utilized in the project traffic impact
analysis are as follows:
Signalized/Unsignalized Intersections
A project specltlc Impact to a signalized or unsignalized intersection would result if both of the
following criteria are met:
1. Level of service is LOS E or LOS F.
2. Project trips comprise 5% or more of entering volume.
CumulatIve impact If only conditIon #1 is met.
Street S'egments
A project specitic impact to a street segment would result iflhe following criteria are met:
1. Level of service is LOS D for more than 2 hours or LOS E/F for 1 hour.
2. Project trips comprise 5% or more of segment volume.
3. Project adds greater than 800 ADT to the segment.
Cumulative Impact if only conditIOn #1 is met.
ExistIn~ Conditions
The project site IS on the north side of BIrch Road, west of the future State Route 125. Public access
to the site will be provided via one location off of Birch Road and two locatIOns off of Magdalena
Avenue. At thc present time, Magdalena A venue and Birch Road and the future SR-125 are not
completed. Slreet improvements linked to the phased or acceleraled project development are
addressed below.
Parking ReqUlrem,DJs
An analysis of the parkmg rcqUlred for each phase of the project was completed. During each phase
and bUlldout the proposed parking as noted above in the Phasing and Parking Tables will satIsfy the
City MUnIcIpal Code. The project proposes a total of 965 parking spaces and the reqUIred spaces per
the City MUnIcIpal Code is a total of 950 spaces. Based on City Code a mmimunI of 579 parking
spaces will he reqUIred to accommodate the typical weekday dcmand and a minimum of 514 parking
spaces will he requIred to accommodate the Sunday Mass. The proposed buildnul-parking total of 965
11
will meet the City parking requirements. No parking Impacts arc created by the phased or buildout
project; therefore no mitigation measures arc required.
ProJect Tnp GeneratIOn
Thc analysis of the buildout condItIOns with the addition of the lull project would provide an
assessment of Ihe worse case scenano. The previously approved projecI (i.,e., a 45,000 square fool
church and 2,200 hIgh school students) was estImated to generate 8,435 ADT with 1,626 AM peak
hour trips and 434 PM peak hour trips. This proposed project would generate 292 additional trips,
105 more AM peak hour trips and 8 additional PM peak hour trips than previously approved.
Phase/Breakdown
The Phases of the proposed project are estimated to generate the following average daily trips (ADT);
a) Phase I is estimated to generate 226 ADT with 1 AM peak hour trip and 102 PM peak hour trips,
b) Phase 2 is estimated to generate 326 ADT with I AM peak hour trip and 112 PM peak hour trips,
c) Phase 3 is estimated to gencratc 3,959 ADT with 735 AM peak hour trips, and 292 PM peak hour
trips and, d) buildout of all four phases, the estimated generation is 8,727 ADT; 1,73] AM peak hour
trips and 442 PM peak hour trips.
The roadway network surrounding VIllage Six and the project site shall be built out to their ultimate
configuration by 2006. Phase] is anticipated to be completed by winter of 2005, prior to the
construction of Birch Road west of SR-125, the traffic generated by Phase I is esllmated to be
minimal and no significant traffic impacts to Magdalena A venue are antIcIpated. No mlligation
measures arc required.
Level of Service (LOS)
Project Access Levels of Service
The entrance to the temporary Church Facility (the modular unit) will be constructed during Phase I
and w1l1 take access via the Magdalena A venue/Santa Venetia Street intersection. This intcrsectlOn
was analyzed under 2005 plus Phase I condition. All three-project access points and the Birch
RoadlMagdalena A venue intersection were analyzed under buildout conditions. As analyzed, all
approaches at the Magdalena A venue/Santa Venetia Street mtersection wIll operale at LOS B or
better during the AM and PM peak hours under the Phase 1-2005 condilions. Under the build out
conditions, completion of Phase 4, the critical movements at all three access points and the
Magdalena A venuelBirch Road mtersectlOn will operate at LOS C or better during both the AM and
PM peak hours.
The increase of ADTs generated by the proposed project was not considered to be significant and no
degradatIOn of intersecllon or stred segments occurred and the level of servlce (LOS) was maintained
at LOS "C" or better.
Street Segments/Access - Future CondItIOns
According to the Engineering DivisIOn, Birch Road to the west of the proposed project sIte IS planned
to be constructed to provIde SIX (6) travel lanes with three (3) lanes in each direction. Magdalena
Avcnuc IS proposed for constructIOn between Birch Road and Santa Venetia Street to provide four (4)
travel lanes wIth two (2) lanes m each dIrection.
12
Engmeering requirements include the signalization of the school's main access off of Birch Road.
The secondary high school access localion off of Magdalena A venue will be controlled hy stop signs.
The school staff entrance on Magdalena A venue wlll he aligned with Santa Venetia Street, located on
the south side of thc Village 6 elementary school SltC. The Magdalena Avenue and Santa Venetia
Street intersection is currently constructed as a signalized T-mlersection. Upon completion of the
proposed project, the intcrscction and signal wi]] require adjustmcnt to include the staff entrance.
The roadway nctwork surroundmg V i]]age 6 and the proposed project sIte sha]] he built out to its
ultImate configuration by 2006. These street segments are either currently in the process of bemg
constructed and/or planncd for the future. In the case of SR-125 anticipated completion is in 2006.
Phase 1 was origina]]y scheduled for Fa]] 2004 but delayed until Winter 2005, prior to the
construction of Birch Road located west of the portion adJacenl to State Route ]25. Thus the Phase]
traffic was assessed withm thc existing roadway network and as noted no sIgnIfIcant impact
identified. The remaining phases arc not anticipated for completion until Fa]] of 2006 or later. The
roadway network wi]] be bUIlt out to its ultimate configuration prior to the Phases 2-4 generatmg
traffic. In the case of phasing or acceleratcd completion of the project, the Engmeering Division
requires the following improvements of the surrounding street segments for the proposed Conditional
Use Perrmt to meet both contingencies, eilher by Phase or upon full completion. These are includcd
as mitigation measures for the proposed project:
Phase 1 - No mitigatIOn measures required for Phase 1.
Phase 2 - Prior to occupancy of Phase 2, Magdalena A venue from the existing improvements to
Birch Road; Birch Road to La Media Road to Magdalcna A venue; and La Media Road from the
eXIsting improvements to BIrch Road sha]] be completed.
Phase 3 - Prior to occupancy of Phase 3. Birch Road from the existing improvements to the main
entrance of the project along Birch Road sha]] be completed. Submitlal of a striping and signing plan,
prepared by a State of Cali forma licensed traffic engineer is reqUired. In accordance with the
requiremcnts ofthe traffic study, the stripmg and signage plan sha]] analyze the nccd for signing and
striping of a right-turn-only lane on wcstbound BIrch Road, east of the main entrance. If it is
determined that signage and striping are rcquired, the insla]]ation of the required signagc and striping
sha]] be completed by a licensed Caltrans-ccrtified traffic control contractor to thc satisfaction of the
City Engineer and at no cost to the CIty.
Phase 4/buildollt - In the evcnt of the proposed project accelerated to completion without phases, a]]
tramc mitigation measures and off-sIte improvements must be met prior to fina] occupancy.
Based upon the results of the Traffic Impact Analysis and incorporated conditions and measures, no
significant project specific or cumulatIve impacts to the study area or street segments are estimated to
result from the development of the proposed project. These mitigation measures are contained in
Section F below.
Air Qualitv
The project site is located within the San Dlego Air Basm (SDAI3). The proposed project will result
in an mcrease in air pollutants during both the construction and operational phases of the proJecl.
Fugitive dust would be crcated during demolition, grading and construction activities. Although air
quality impacts resulting from construction-related operalions are potentially signitlcant, Ihey are
considered short-term in duration smce construction-related activities are a relatively short-term
actJvity. Dust control measures Implemented dunng grading operations would be regulated in
accordance with the rules and regulallOns of the County of San Diego Air Pollution Control DistrIct
(APCD) and thc CalifornIa Air Resources Board. Any alr quality impacts were covered m thc VIllage
13
Six EIR, and the required mItIgation measures would mitigate short-tenn constmction-related air
quality impacts to below a level of significance. No additional mitigation measures are required.
F. Mlti.&!!!on NecessaD'_lli.AYQld SIgnificant Impacts
Noise
The fo11owmg noise mItIgatIOn reqUIrements sha11 be shown on a11 applicable demolItion, grading,
and building plans as details, notes, or as otherwise approprIate, and/or sha]] be made conditIons of
project approval where appropriate.
1. Pursuant to Scction 17.24.050(J) of the Chula VIsta MUnIcipal Code, project-related construction
activities sha]] be prohibIted between the hours of 10:00 p.m. and 7:00 a.m. Monday Ihrough
Friday and between 10:00 p.rn. and 8:00 a.m. Saturdays and Sundays.
2. On-site noise monitoring by a registered noise consultant sha]] be conducted during grading and
construction activities. If noise impacts are Identified, then an additional noise analysis with
appropriate mitIgation measures sha]] submlttcd for approval by the Environmental Rev,ew
('oordinator. The applIcant sha]] be reqUIred to comply with the appropriate mitigation measures
that may include temporary construction noise barners to provide nOIse atlenuatlOn for nOIse
impacts to the affectcd classrooms or other school and church buildings prior to Ihe next phased
development.
3. In the event of constmctlOn noise impacts to the phased classrooms or church buildings, the
placement of any required noise barriers sha11 be placed between the construction actIvities of the
current phase and the impacted buildings of any previously completed phase. Examples of
acceptable barrier materials include, but are not lImited to, masonry block, wood frame with
stucco, 0.5-inch thick Plexiglas, or 0.25-mch thIck plate glass. Temporary construction barriers
shall be constructed to the satisfaction of the City's Environmental Review Coordinator.
4. Prior to approval of building permIts for each phase of the development, and upon completion of
the mechanical design for the HV AC and root~mounted equipment, the applIcant sha]] be
required to submit separate no'se analyses and mechanical plans for review the City
Environmental Review Coordinator to insure that noise levels from the equipment wi]] not exceed
the City ofChula Vista's Noise Ordinance Standards.
5. Upon review of the additional noise analyses, if it is detennined that there are potential noise
impacts created by the HV AC or other roof mounted equipment, then applIcahle mitIgatIOn
measures sha11 be developed to msure these impacts lessen to a level of less than significance.
The applIcant sha]] be reqUIred 10 be in complIance with these applicable mitIgation measurcs.
6. A]] rooftop pumps, fans and air conditIOners on the school and/or church complex buildings sha]]
include mechanical silencers and he screened by a mimmum 3-foot hIgh rooftop parapct.
Traffic
7. Prior to occupancy of Phase 2, Magdalena Avenue trom the eXlstmg Improvements to BIrch
Road; Birch Road to La Mcdia Road to Magdalena A venue; and La Media Road from the
existIng improvements to Birch Road shall be completed.
X. Prior to occupancy of Phase 3, Birch Road trom the existing improvements to the maIO entrance
of the project along Birch Road sha]] be completed.
14
9 Prior to occupancy of Phase 3, submittal of a stnpIng and sIgning plan, prepared by a State of
CalIfornIa lIcensed traffic engineer IS required. In accordance with the requirements of the traffic
study, the striping and slgnage plan shall analyze the need for sIgnIng and stripIng of a rlght-turn-
only lane on westbound Birch Road, east of the main entrance. If It IS determined that signage
and stTiping are required, the Installation of the required signage and stripIng shall he compleled
by a lIcensed Caltrans-certified traffic control contractor to the satisfaction of the City Engineer
and at no cost to the City.
10. In the event that the project is completed withoul phases, all mitigation measures and off-site
improvements shall be met prior to final occupancy of the project.
G. Consultation
1. Individuals and Organizations
City ofChula Vista;
Marilyn R.F. Ponseggi, Planning and Building
Paul Hellman, Planning and Building
Steve Power, Planning and Building
Marisa Lundstedt, Planning and Building
Rick Rosaler, Planning and Building
Harold Phelps, Planning and Building
Brad Remp, Planning and Building
Frank Rivera, Engineering
Samir Nuhaily, Engineering
Silvester Evetovich, Engineering
Dave Kaplan, Engineering
Dino Serafini, Engineering
Sandra Hernandez, Engineering
Beth Chopp, Engineering
Mark Caro, Parks and Recreation
Justin Gipson, Fire Department
Amy Lindquist, Fire Department
Richard Preuss, Police Department
Dave Byers, Public Works/Ops.
Applicant/Property Owner:
Catho1ic Diocese of San Dlego
Agent:
Thomas Chrislian and Karyn Malmgren
NTD Stichler
Others:
Otay Ranch Water District
Chula Vista Elementary School DIstrict
Charly Bull and DavId GottJi-edson, RECON
15
2. Documents
CIty ofChula Vista General Plan, 1989 (as amended)
Title 19, ('hula Vista MuniCIpal Code
Acoustical Site Assessment for Mater Dei High School and Church Faclhty - Chula Vista, CA,
Investigative Science and Engineenng, Inc., December 16,2004.
Traffic Impact Study for Mater Dei High School and Church FacIlity located within Vil1age Six,
Damel1 & Associates, Inc., September] 0, 2004.
Imhal Studv
This environmental detennination is based on the attached Initial Study, and any comments
receIved in response to the Notice of Initial Study. 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.
~~j-
Marilyn R. . nseggi .
Environmental Review CoordJnator
Date: ~_
J'\P1anning\MARIA \Imtlal Shldy\IS-04-002final1MND doc
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C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT DESCRIPTION:
C) APPUCANT DIOCESE OF SAN DIEGO INITIAL STUDY
PROJECT R.11/S.2 & CPF.2 Request: Proposal for a private high school and church
ADDRESS: Otay Ranch Village Six
complex within otay Ranch Village Six, R-11/S-2 and
SCALE: I FILE NUMBER: CPF-2.
NORTH No Scale 18-04-002 Related Case(s): DRC-04-04,PCC-04-D04
Exhibit A
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ATTACHMENT A
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
Mater Dei High School and Church CO/1/vlex - IS-04-002
This Mitigation Monitoring and Reporting Program has been prepared by the City ofChuJa Vista
in conjunction with the proposed Serrano Family Parcel Map project The proposed project has
been evaluated in an Initial Study/Mitigated Negative Declaration prepared in accordance with
the California Environmental Quality Act (CEQA) and City/State CEQA Guidelines (IS-04-
002), The legislation requires public agencies to ensure that adequate mitigation measures are
implemented and monitored for Mitigated Negative Declarations,
AB 3180 requires monitoring of potentially signi licant and/or significant environmental impacts,
The Mitigation Monitoring and Reporting Program for this project ensures adequate
implementation of mitigation for the following potential impactsts).
L Noise
2, Traffic
MONITORlNG PROGRAM
Due to the nature ofthe environmental issues identified, the Mitigation Compliance Coordinators
shall be the Environmental Review Coordinator, and City Engineer of the City of Chula Vista.
The applicant shall be n;sponsible to ensure that the conditions of the Mitigation Monitoring and
Reporting Program are met to the satisfaction of the Environmental Review Coordinator and
City Engineer. Evidence in written fonn eonfinning compliance with the mitigation measures
specified in Mitigated Negative Declaration IS-04-002 shall be provided by the applicant to the
Environmental Review Coordinator and City Engineer. The Environmental Review Coordinator
and City Engineer will thus provide the ultimate verification that the mitigation measures have
been accomplished,
Table I, Mitigation Monitoring and Reporting Program Checklist, lists the mitigation measures
contained in Section F, Mitigation Necessary to Avoid Significant Effects, of Mitigated Negative
Declaration IS-04-002, which will be implemented as part ofthe project In order to detennine if
the applicant has implemented the measure, the method and timing of veri fie at ion are identified,
along with the City department or agency responsible for monitoring/verifying that the applicant
has completed each mitigation measure, Space for the signature of the verifying person and the
date of inspection is provided in the last column,
J, \PJannmg\MAR 1.'\ \lnitial Study\JS-04-D02MMRPtex I.Joe
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ENVIRONMENTAL CHECKLIST FORl>t
=Of
CHUIA VISTA
----,-~---
1. Name of Proponent:
Catholic Diocese of San Diego
2, Lead Agency Name and Address:
City of Chula Vista
Planning and Building Department
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent:
3888 Paducah Drive
San Diego, CA 92123
(858) 490-8215
4. Name of Proposal:
Mater Dei High School and Church
Complex
5. Date of Checklist:
December 14, 2004
6. Case No. :
1S-04-002
ENVIRONMENTAL ANALYSIS QlIESTIONS:
Less Than
Potentially Significant Less Than
With
Issues: Significant Mitigation Significant No Impact
Impact Incorporated Impact
I. AESTHETICS, Would the project
a) Have a substantial adverse effect on a scenic vista? 0 0 . 0
b) Substantially damage scenic resources, incJuding, 0 0 0 .
but not limited to, tress, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or 0 0 . 0
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
o
o
.
o
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
in the area')
Comments:
a.b) The proposal incIudes devclopment of a high school and church complex, with landscaped treatments
and wall treatments along Magdalena A venue and Birch Road in accordance with the City of Chula
Vista Municipal Code, Otay Ranch Village Six Sectional Planning Area Plan Design Guidelines, and
the Final Second Tier Environmental Impact Report (EIR 98.0 I) aesthetic mitigation measures,
These Iandscape improvements would ensure that there are no negative aesthetic impacts to the
Magdalena Avenue, Birch Road and the off ramp of SR-125 corridor. The project site contains no
scenic vIstas or views open to the public, The proposed project would not damage any scenic
resources, vegetation, nor historic buiIdings within a state scenic highway,
c) See Mitigated Negative Declaration, Section E,
d) Sce Lc, above,
Miti2ation: No mItigation measures are required,
II. AGRICULTURAL RESOURCES. Would the
project;
a) Convert Prime Fannland, Unique Fannland, or
Fannland of Statewide Importance (Fannland), as
shown on the maps prepared pursuant to the Fannland
Mapping and Monitoring Program of the California
Resources Agency, to non,agricultural use?
o
o
o
.
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
o
o
o
.
c) Involve other changes in the existing environment,
which, due to their location or nature, could result in
conversion ofFannland, to non-agricultural use?
o
o
o
.
2
Issues:
Comments:
Potentially
Si~nificant
Impact
Less Than
Significant
With
Mitigation
Incorponted
No Impact
Less Than
Significant
Impact
a-c) The project site was identified as a future community purpose facility site for a private high school and
church use m the Otay Ranch Village Six SPA and EIR. Therefore, as per the Final Second Tier EIR,
appropnate mitigation measurcs were implemented to reduce significant agricultural impacts between urban
uses and agriculture operations as reflected in the agricultural plan, The agricultural plan mcluded measures
as buffers, vegetation shielding, notification to adjacent property owners, and fencing. The proposed project is
required to be in compliance with the applicable mitigation measures and no further agricultural impacts are
created as a result of the proposed project.
Miti{!ation: No mitigation measures are required,
Ill. AIR QUALITY, Would the project:
a) Conflict with or obstruct implemcntation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected aIr
quality violation?
c) Rcsult m 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
cxcced quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial pollutant
concentratJons?
e) Create objectionable odors affecting a substantial
number of people?
D
D
.
D
D
D
.
D
D
D
.
D
D
D
.
D
D
D
.
D
3
Issues:
Comments:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No Impact
Less Than
Significant
Impact
a-e) The project site is located within the San Diego Air Basin (SDAB), The proposed land use has
bcen included in the regional air quality projects and plans and will not conflict with or violate any
applicable air quality plans or standards, According to the Final Second Tier ErR, the construction
of the proposed project would result in the generation of significant temporary equipment exhaust
emissions, plus long-tenn significant cumulative emissions from project.generated vehicle trips,
As a result, the listed mitigation measures in the Summary ofImpacts and Mitigation Table within
the ErR, shall be implemented during construction and placed as notes on all grading plans for
dcvelopment within Village Six to lessen impacts to a level ofless than significant
Mitil!ation: No mitigation measures are required,
IV, BIOLOGICAL RESOURCES.
project:
Would the
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or ''Pccial status
specles m local or regional plans, policies, or
regulations, or by the California Department ofFish
and Game or ns, 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,
regulations or by the California Department of Fish
and Game or US, Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 ofthe
Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc,) through direct
removal, filling, hydrological interruption, or other
means?
4
o
o
o
.
o
o
o
.
o
o
D
.
Less Than
Potentially Significant L('ssThan
With
Issues: Significant Mitigation Significant No Impact
Impact Incorporated Impact
d) Interfere substantially with the movement of any 0 0 0 .
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 0 0 0 .
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?
o
o
o
.
Comments:
a) The project site was rough graded and leveled in 2003, in accordance with the Final Second Tier EIR,
Based upon a field inspection by City staff, no candidate, sensitive, or special status species are present
within or immediately adjacent to the proposed development area,
b) Based upon the Chula Vista MSCP Subarea Plan and field inspection by City staff, no sensitive natural
communities are present within or immediately adjacent to the proposed development area,
cJ Based upon the Chula Vista MSCP Subarea Plan and field Inspection by City staff, no wetlands are present
within or immediately adjacent to the proposed development area,
d) Based upon the Chula Vista MSCP Subara Plan and field inspection by City staff, no native resident or
migratory wildJife corridors or native wildlife nursery sites eXIst within or immediately adjacent to the
proposed development area,
e J No biological resources would be affected by the proposal and no conflicts with local policies or
ordinances protection biological resources would result
f) No impacts to local, regional or state habitat conservation plans would result since the project site is a
designated development area pursuant to the adopted Chula Vista MSCP Subarea Plan and no biological
resources are present on the proposed project site,
Mitigation: No mitigation measures are required,
V. CULTURAL RESOURCES. Would the project
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
o
o
o
.
5
Issues:
Potentially
Significant
Impact
Less Than
Significant
\Vith
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
State CEQA Guidelines 9 15064.5?
b) Cause a substmtial adverse change in the
significance of an archaeological resource pursuant
to State CEQA Guidelines 9 15064.5?
o
o
o
.
c) Directly or indirectly destroy a umque
paJeontological resource or site or unique geologic
feature?
o
o
o
.
d) Disturb any human remains, including those interred
outside of fonnal cemeteries?
o
o
o
.
Comments:
a-d) According to the Otay Ranch VilJage Six Final Second Tier EIR, there are potentialJy significant cultural
resources present in the VilJage Six SPA area, As a result, the listed cultural resource mitigation
measures were required; such as brush and field reconnaissance and alJ brushing and grading within
VilJage Six shalJ be monitored, This includes the proposed project and any future grading and
construction activities, AlJ utility excavations, road grading and brush removal shalJ be coordinated with
the archaeological monitor. These mitigation measures lessen the potential for cultural resource impacts
as a result of the proposed project to a level ofless than significant.
Mitigation: No mitigation measures are required,
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potentia]
substantial adverse effects, including the risk of
loss, injury or death involving.
L
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?
o
o
o
.
(,
Issues:
II.
Strong seismic ground shaking?
111.
Seismic-related
liquefaction?
including
ground
failure,
IV,
Landslides?
b)
Result in substantial soj] erosion or the Joss 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, 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?
7
Potentially
Significant
Impact
o
o
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
o
o
o
o
Less Than
Significant
Impact
.
o
o
.
.
.
o
No Impact
o
.
.
o
o
o
.
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Jmpact
No Impact
Comments:
a-e) There were potentially significant geological impacts identified in the Village Six SPA area, The
apphcant is required to be in comphance with the applicable geological mitigation measures identified in
the Final Second Tier EIR for the Otay Ranch SP AlVillage Six, These impacts consist of potential
earthquakes along off-site faults that would be a direct, long-term significant impact associated with the
impJcmentation of Village Six,
The listed geological mitigation measures consist of eonstruction and grading activity restrictions that
includes removal and replacement of hquefiable soils with eompacted fill, and keepmg highly expansive
soils below finish grade, During construction remove loose compressible soils, and replace compacted fill
in areas that will be subjected to new fill or structural loads, During grading the developer shall construct
earthen buttresses on unstable slopes with drains installed at the rear of the buttresses to control
groundwater. Prior to approval of grading plans or the proposed project submittal of an additional
geotechnical study, The required mitigatIon measures lessen the potential for geological resource impacts
to a level of less than significant.
Miti2:ation: No mitigation measures are required.
VII. HAZARDS AND HAZARDOUS
MATERIALS, Would the project:
a) Create a signIficant hazard to the public or the 0 0 0 .
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the 0 0 0 .
enviromnent through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
enviromnent?
c) Emit hazardous emissions or handle hazardous or 0 0 . 0
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or
proposed school?
d) Be located on a site whieh is included on a list of 0 0 0 .
ha7<lrdous materials sites compiled pursuant to
Government Code section 65962,5 and, as a
result, would it create a significant hazard to the
8
Issues:
public or the environment?
e)
For a project located within an airport ]and 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?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No Impact
f)
For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
for peop]e residing or working in the project area?
Less Than
Significant
Impact
o
o
.
g)
Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
o
o
o
.
h)
Expose people or structures to a significant risk of
loss, injury or death involving wild]and fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intennixed with wildlands?
o
o
o
.
Comments:
o
o
o
.
o
a-h) The proposed project consists of a private high school and church, Per the Final Second Tier EIR, there
arc potentially significant impacts related to transport of hazardous materials as a result of project
implementation. The project is subject to applicable mitigation measures regarding the use, transport,
storage and disposal of hazardous materials in accordance with regulations of federal, state, and local
agencies, The high school project will be required to be in compliance wIth the EIR mitigation measures
as well as Federal, State, County of San Diego and local agency' regulations regarding hazards and
hazardous materials, The required mitigation measures lessen the potential for Hazards/Hazardous
Materials impact created by the proposed project to a level oflcss than significant.
Mitigation: No IllitIgation measures are required,
VIII. HYDROLOGY AND WATER QUALITY.
Would the project:
a) Rcsult in an increase in pollutant discharges to
~
o
o
o
.
Issues:
receiving waters (including impaired water bodies
pursuant to the Clean Water Act Section 303(d) list),
result in significant alteration of receiving water
quality during or following construction, or 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 loca] groundwater table
levcl (e,g" the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which pennits
have been granted)? Result m a potentially
significant adverse impact on groundwater quality?
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 ofthe
site or area, including through the alteration of the
course of a stream or river, substantially increase the
rate or amount of surface runoff in a manner which
would result in flooding on- or off.site, or place
structures within a IOO-year flood hazard area which
would impede or redirect flood flows?
e) 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?
f) Create or contribute nmoff water, which would
exceed the capacity of existing or planned
stonnwater drainage systems or provide substantial
additlOnal sources of polluted runoffl
10
Potentially
Significanl
Impact
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
o
o
Less Than
Significant
Impact
.
.
.
o
o
No Impact
o
o
o
.
.
Issues:
Comments: See Mitigated Negative Declaration, SectlOn E,
Mitil!ation: No mitigation measures are reqUIred,
IX, LAND USE AND PLANNING. Would the
project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the
project (induding, 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?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
11
Potentially
Significant
Impact
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
Less Than
Significant
Impact
o
.
.
No Impact
.
o
o
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Comments:
a) The proposed project is consistent with the General Plan land use and SPA Plan, The character of the
surrounding area IS maintained and, therefore, the project would not disrupt or divide an estab1ished
community,
b) The project site is within the Otay Ranch Phoned Community, Village Six, R-II/S.2 and CPF-2 Zone
(Smgle Family Residential and CommtUllty Purpose Facility) and PC (planned Community) General Plan
designations, The project has been found to be consistent with the app1icable zoning regulations, General Plan
and Otay Ranch SPA Plan guide1ines and regulations,
c) The proposed project requires approval of a Conditional Use Permit in accordance with the Otay Ranch SPA
regulations and City Zoning Ordinance, The proposed project would not conflict with any applicable adopted
environmental plans or po1icies and is consistent with EIR 98.01, Fwihermore, the project would not encroach
into or indirectly affect the Habitat Preserve area ofthe adopted Chula Vista MSCP Subarea Plan,
Miti!!ation: No mitigation measures are required,
X, MINERAI, RESOURCES, Would the project:
a) Result in the loss of availabi1ity nf a known mineral
resource that would be of value to the region and the
residents of the state?
o
o
o
.
b) Result in the loss of availabi1ity of a locally
important mineral resource recovery site de1ineated
on a local general plan, specific plan or other land
use plan?
o
o
o
.
12
Issues:
Comments:
Potentially
Sj~nificant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No Impact
Less Than
Significant
Impact
a) The project site has been rough graded and monitored in accordance with the Fina] Second Tier EIR, thus
would not result in the Joss of avai1ability of a known mineral resource ofva]ue to the region or the residents of
the State of California,
b) Pursuant to the Environmental Impact Report for the City of Chula Vista General Plan, the State of California
Department of Conservation has not designated the project site for mineral resource protection,
Mitigation: No mitigation measures are required,
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 phn or noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of excessive
groundbome vibration or groundbome noise 1evels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
d) A substantial tempomry 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 pub1ic 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
13
o
o
o
.
o
o
o
.
o
o
o
.
o
o
o
.
o
o
o
.
o
o
o
.
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
In the project area to excessive noise levels?
Comments:
au{]) See Mitigated Negative Declaration, Section E.
e) The project is not located within an airport land use plan nor within two miles of a public airport or public use
airport; therefore, the project would not expose people working on-site to excessive noise levels,
f) The project is not located within the vicinity of a private airstrip; therefore, the project development would not
expose people working on-site to excessive noise levels,
Miti~ation: See Mitigated Negative Declaration, Section F,
XII. POPULATION AND HOUSING. Would the
project
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of road 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
necessitating the construction of
housing elsewhere?
of people,
replacement
o
o
o
.
14
Issues;
Potentially
Significanl
Impact
Less Than
Significant
With
Mitigation
J ncorporated
Less Than
Significant
Impacl
No Impact
Comments:
au{;) The proposed project was identified as an allowable use with a Conditional Use Permit per the Zoning
Ordinance and is in compliance with the General Plan and the Otay Ranch V J1lage Sex SPA, This specific project
does not involve any residential development that would induce substantIal population growth in the area or require
substantial intTastructure improvements, No pennanent housing exists on the project site and no displacement of
liousing or person would occm as a result of the proposed project Based upon the type of the proposal, no
population growth inducement is anticipated,
Miti{!ation: No mitigation measmes are required,
XIII. PUBLIC SERVICES. Would the project:
Result in substantial adverse physical impacts associated
with the provision of new or physically altered
governmental facilities, 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 perfonnance objectives for any pubJic services:
a, Fire protection? 0 0 . 0
b, Police protcction? 0 0 . 0
C, Schools? 0 0 0 .
d, Parks? 0 0 . 0
e, Other public facilities? 0 0 . 0
15
Issues:
Potentially
Significant
Imp:u::t
).ess Than
Significant
With
Mitigation
Incorporated
Less Than
Sil':nificant
Impact
No Impact
Comments:
a) According to the Final Second Tier ErR, VilJage Six project development would result in impacts to fire and
emergency medical services if construction of these facilities does not coincide with anticipated population
growth and mcreased demand for services, Mitigation measures that include financing in accordance with the
fees and phasing in the approved PFFP for the Vinage 6 SPA Plan and monitoring of Fire Department
responses to emergency fire and medical cans for the GMOC annual report, were required to Jessen the level of
impact to less than signficant
The applicant of the proposed project is required to suhmit plans for a fire sprinkJer system prior to building
construction and is required to comply with the Fire Department policies for new budding construction,
As of July 2003, the remodeling of Fire Station 4 and as of September 2003, the opening of new Fire Station 7
on the eastern side of the City have improved fire services and response times throughout the City, The
proposed project would not have a significant effect upon or result in a need for new or altered fire protection
services, The City performance objectives and thresholds win continue to be meL
b) According to the Final Second Tier ErR, VilJage Six project development would result in impacts to Jaw
enforcement services due to anticipated increase in cans for service and travel time required for such services,
Mitigation measures in ElR 98-01 addressed impacts by the payment of development impact fees (DIF),
c) The proposed project would not induce population growth; thcrefore, no significant adverse impacts to public
schools would result According to the Cliula Vista School District letter dated November 4, 2004, since the
proposed project is limited to construction of buildings for rehgJOus and education purposes therefore, it is
exempt trom school fees,
d) Because the proposed project would not induce population growth, it would not create a demand for
neighborhood or regional parks or facilities or impact existmg park facilities, The proposal includes sporting
facilities, courts and fields,
e) The proposed project would not have a significant effect upon or result in a need for new or expanded
govemmental services and would be served by existing or planned public intrastructure,
XIV, RECREATION, Would the project
a)
Increase the use of existing neighborhood and
regional parks or other recreational facilities such
that substanhal physIcal deterioration of the facility
would occur or be accelerated?
o
o
o
.
b)
Does the projcet include recreational facilities or
require the construction or expansion of recreational
o
o
D
.
]()
Issues:
facihties, which have an adverse physical effect on
the environment?
Comments:
Potentially
Significant
Impact
Less Than
Significant
'''Hh
Mitigation
Incorporated
No Impact
Less Tban
Significant
Impact
a) Because the proposed project would not induce population growth, it would not create a demand for
neighborhood or regional parks or facihties, nor impact existing neighborhood parks or recreational facilities,
b) The project does not include the construction or expansion of recreational facilities, According to the Parks and
Rccreation Element of the General Plan, the project site is not planned for any future parks and recreation
facilities or programs, The proposal does include sports facilities, courts and fields for recreational purposes
used by the school and occasional sports uses,
Mith:!ation: No mitigation measures are required.
XV, TRANSPORTATION / TRAFFIC. Would the
projcct
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 )'1
b) Exceed, either mdividually or cumulatively, a level
of semce standard established by the county
congestion management agency for designated roads
or highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially mcrease hazards due to a design
feature (e,g" sharp curves or dangerous
intersections) or incompatible uses (c,g" fann
17
o
o
o
.
o
o
.
o
o
o
.
o
o
o
o
.
Issues:
equipment)?
e) Result in inadequate emergency access?
1) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e,g" bus
hlrnouts, bicycle racks)?
Comments: See Mitigated Negative Declaration, Section E.
Miti!!ation: See Mitigated Negative DecJaration, Section F,
XVI. UTILITIES AND SERVICE SYSTEMS.
Would theprojcct
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 cons1ruction of new stonn
water drainage facilities or expansion of existing
facIlities, the construction of which could cause
signIficant envirorunental effects?
d) lIave sufficient water supplies available to serve the
project rrom existing entitlements and resources, or
18
Potentially
Significant
Impact
o
o
o
o
o
o
o
Less Than
Significant
With
l\1itigation
Incorporated
.
o
o
o
o
o
o
Less Than
Significant
Impact
o
o
o
.
o
.
.
No Impact
o
.
.
o
.
o
o
Issues:
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?
19
Potentially
Significant
Impact
o
o
o
Less Than
Signifiunt
With
Mitigation
Incorporated
o
o
o
Les50 Than
Significant
Impact
o
.
o
No Impact
.
o
.
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Comments:
a) The project site is located within an urban area that is served by aII necessary utilities and service
systems, No exceedance of wastewater requirements of the Regional Water Quality Control Board would
result from the proposed project.
b) See XVLa, No construction of new water or wastewater treatment facilities or the expansion of existing
facilities would be necessary,
c) No construction of new stonn drainage facilities or expansion of existing facilities would be necessary,
d) The project sitc is within the potable water service area of the Otay Water District. Pursuant to
correspondence from thc Otay Water District, the project may be serviced from existing potable water
mains, No new or expanded entitlements are anticipated for the proposed project.
e) See XVLa, and b,
1) The City of Chula Vista is served by regional landfilIs with adequate capacIty to meet the solid waste
needs of the region in accordance with State law,
g) The proposal would comply with federal, state and loca] reguIations reIated to solid waste,
Mitigation: No mitigation measures are required,
XVII, THRESHOLDS
Will the proposal adversely impact the City's
T7lreshold Standards?
A) Libmry
o
o
o
.
The City shaII construct 60,000 gross square feet
(GSF) of additional library space, over thc JW1e 30,
2000 GSF total, in the area east of Interstate 805 by
buildout The construction of said facilities shaII be
phased such that the City will not fall below the city-
wide ratio of 500 GSF per 1,000 population, Library
facilihes are to be adequately eqUIpped and staffed,
20
Issues:
B)Police
a) Emergency Response: Properly equipped and staffed
police units shall respond to 81 percent of "Priority One"
emergency calls within seven (7) minutes and maintain
an average response time to all "Priority One"
emergency calls of 5.5 minutes or less,
b) Respond to 57 percent of "Priority Two" urgent calls
within seven (7) minutes and maintain an average
response time to all "Priority Two" calls of 7,5 minutes
or less.
C) Fire and Emergencv Medical
Emergency response: Properly equipped and staffed fIre
and mcdical units shall respond to calls throughout the City
within 7 minutes in 80% of the cascs (measured annually),
D) Traffic
The Threshold Standards require that all intersections must
operate at a Level of Service (LOS) "C" or better, with the
exception that Level of Service (LOS) "D" may occur
during the peak two hours of the day at signalized
intcrsections, Signalized intersections west of 1-805 are not
to operate at a LOS below their 1991 LOS, No intersection
may reach LOS "E" or "F" during the average weekday
peak hour, Intersections of arterials with freeway ramps
are exempted /Tom this Standard,
E) Parks and Recreation Areas
The Threshold Standard for Parks and Recreation is 3
acres of neighborhood and community parkJand with
appropriate facilities/I ,aDO population east ofI.80S,
F) Drainage
The Threshold Standards require that stonn water flows
and volumes not exceed City Engmeering Standards,
Individual projects will provide necessary improvements
consistent with the Drainage Master Plan( s) and City
Engineering Standards,
21
Potentially
Significant
Impact
o
o
o
o
D
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
o
D
Less Than
Significant
Impact
.
.
.
o
.
No Impact
o
o
o
.
D
Issues:
G) Sewer
The Threshold Standards require that sewage flows and
volumes not exceed City Engineenng Standards,
Individual projects will provide necessary improvements
consistent with Sewer Master Plan(s) and City Engineenng
Standards,
H) Water
The Threshold Standards require that adequate storage,
treatment, and transmission facilities are constructed
concurrently with pIanned growth and that water quaIity
standards are not jeopardized during growth and
construction.
Applicants may also be required to particIpate in whatever
water conservation or fee offset program the City of Chula
Vista has in effect at the time of building pennit issuance,
00
Potentially
Significant
Impact
D
D
Less Than
Significant
With
Mitigation
Incorporated
D
D
Less Than
Significant
Impact
.
.
No Impact
D
D
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
Comments:
a) The project is not a housing development: therefore, no impacts to library facilities would result No adverse
impact to the City's Library Threshold standards would occur as a result of the proposed project
b) According to the Police Department, adequate police protection services can continue to be provided upon
completion of the proposed project The proposed community ptupose facility project would not have a
significant effect upon or resuIt in a need for substantIal new or aItered police protection services beyond that
addressed in the Final Second Tier EIR. No adverse impact to the City's Police Threshold standards would
occur as a resuIt of the proposed project
c) According to the Fire Department, adequate fire protectIOn and emergency medical services can continue to be
provided to the site, As of July 2003, the remodelmg of Fire StatIOn 4 and as of September 2003, the opening
of new Fire StatJon 7 on the eastern side of the City have 1I1Jproved fire semces and response times throughout
the City, The proposed project would not have a sIgnificant effect upon or result in a need for new or altered
fire protection services beyond that addressed in the Final Second Tier EIR No adverse impact to the City's
Fire and Emergency Medical Threshold standards would occur as a result of the proposed project
d) See Mitigated Negative Declaration Section E, According to the Traffic Engineering Section, with the
addition of projected generated traffic, all roadway segments and intersections within the study area are
estimated to continue to operate at level of service "C" or better in compliance with the City's Traffic
Threshold Standards,
e) Because the project site is slated for devclopment as a private school and church complex, this Threshold
Standard is not applicable,
1) A drainage study will be prepared in conjtmction wIth the final grading and improvement plans, Drainage
facilities designed in accordance with the Drainage Master Plan(s) and City Engineering standards will be
installed at the time uf sIte development The applicant proposes new and improved drainage facilities
incorporated within the project site, No adverse impacts to the City's stoon drainage system or City's Drainage
Threshold standards will occur as result ofthe proposed project
g) The proposed project is located within the Poggi Canyon Sewer Basin that will be served by the Poggi Canyon
Basin Sewer Interceptor. According to the Engineering Division, the closest sewer facility is the IS-inch sewer
line of the Poggi Canyon Basin Sewer Interceptor that runs along Olympic Parkway, 'The hydraulic analysis for
the construction of the Poggi Canyon Basin Sewer Interceptor took into accOlfit the flows of this proposed
project The Engineering Department has determined that these facilities are adequate to serve the proposed
project No new sewer facilities are anticipated to be required and no adverse impacts to the City's Sewer
Threshold standards will occur as a result of the proposed project
h) Pursuant to correspondence received /Tom the Otay Water DIstrict, dated July 14, 2004, there is a 12.inch
potable main on Magdalena Avenue and an 8-mch recycled main, 12-inch and 16.inch potahle mains on Birch
Road and the 12.inch recycled main on Birch Road that are ctnTently serving and may continue to serve the
project site,
The developer will be required to comply with the approved Suh-Area Master Plan (SAMP) for the Otay Ranch
Village Six, Each smice must contain an approved RIP Backtlow DeVIce installed hy the owner. The Project
impacts to the Authority's storage, treatment and transmission h.cihtJes would be less than sIgnificant
23
Issues:
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
Califomia history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable'!
("Cumulatively considerable" means that the
incremental cffects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current project, 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?
Comments:
Potentially
Significant
Impal't
Less Than
Significant
With
Mitigation
Incorporated
No Impact
Less Than
Significant
Impact
o
o
o
.
o
o
o
.
o
o
.
o
a) The project site is vacant and has been rough graded in accordance with the Fina] Second Tier EIR, The
project site is located within an established tITbanized area within the Otay Ranch Village Six, and is within
the designated development area of the adopted Chula Vista MSCP Subarea Plan, There are no known
sensitive plant or animal species or cultural resources currently on the slte.
b) AI; described in the Mitigated Negative Declaration, slgmficant direct project impacts would be mitigated to
below a level of significance through the required mitigation measures, No cumulatively considerab]e
impacts associated with the project when viewed in connection with the effects of past projects, other current
projects and probable future projects have been identIfied and none are contemplated that were not aJready
addressed in the Final Second Tier EIR ofthe Otay Ranch Village SIX SPA.
c) See Mitigated Negative Declaration, Section E. Potential impacts to humans associated with the traffic
generatIon, short-term construction nOIse and project operation noise would be mitigated to below a 1evel of
significance,
24
XIX. PROJECT REVISIONS OR MITIGATION MEASURES:
Project mitigation measures are contained in Section F, Mitigation Necessary to Avoid Significant
Impacts, and Table I, Mitigation Monitoring and Reporting Program, of Mitigated Negative
Declaration IS-04-002,
XX. AGREEMENT TO IMPLEMENT MITIGA nON MEASURES
By signing the line(s) provided below, the Applicant and/or Operator 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 wiH implement same to the satisfaction of the Environmental Review Coordinator.
Failure to sign below prior to posting of this Mitigated Negative Declaration with the County Clerk shaH
indicate the Applicant and/or Operator's desire that the Project be held in abeyance without approval
and that the Applicant and/or Operator shaH apply for an Environmental Impact Report,
~~J<f'---~ - K~v~
Printed Name and Title of Applicant
(or authorized re entative)
,.--
'V~
Date
Printed Name and Title of 0 erator
(if different from Applicant)
~ )jJt
Signature of Operator I
(if different from Applicant)
Date
25
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 "PotentJally Significant Unless Mitigated,"
as indicated by the checklist on the previous pages,
D Land Use and Planning
D Population and Housing
D Geophysical
D AhTIcultural Resources
D HydrologylWater
D Air Quality
D Paleontological
Resuurces
.-r ransportationff raffi c
D Biological Resources
D Energy and Mineral
Resources
D Public Services
D Utilities and Service Systems
D Aesthetics
DHazards and Hazardous
Materials
D Cultural Resources
. Noise
D Recreation
D Mandatory Findings of Significance
26
XXII. DETERMINATION:
On the basis of this initial evaluation.
I find that the proposed project could not have a significant effect on the
environment, and a Negative Declaration wi]] be prepared,
I find that although the proposed project could have a significant effect on the
environment, there wi]] 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 the proposed project may have a significant effect on the envirorunent,
and an Environmental Impact Report is required,
I find that the proposed project may have a significant effect(s) on the envirorunent, but
at least one effect: I) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on
the earlier analysis as described on attached sheets, if the elfect is a "potentia]]y
significant impacts" or "potentially significant unless mitigated," An Environmental
Impact Report is required, but it must analyze only the elfects that remain to be
addressed,
I find that although the proposed project could have a significant elfect on the
envirorunent, there will not be a significant effect in this case because all potentially
significant elfects (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 detennination,
Muv~-'~
Marilyn R' onseggi ~
Environmental Review Coordinator
City ofChula Vista
/ /;;'O/(}5"
Date I
J.\PJanning\MARJA \Initial Study\IS-04-(}02{ :hecklist doc
27
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CITY OF CHULA VISTA
Planning & Building Department
276 Fourth Avenue
(619)691-5101
Development Processing
Application Form.. Type A
Page One
QTY OF
CHULA VIS1A
I TYPE OF REVIEW REQUESTED (Check One) Ii
D Conditional Use Permit [staff use onlY) Case No,: P<X- o,,\-O()~
Filing Date. 'T- 1.2. -'C)~ By: LT
o Variance Assigned Planner: PhdtJ<:
,
Receipt No,: o,t- <!)oY12..3>'f
o Design Review Proiect Ace!; Bp:'- \\ 6\
o Special Land Use Permit (Redevelopment Areas Only) Deposit Ace!: PQ- ~r2.-
Related Cases: O~- n'-\-O'i: \~-04-()oJ.
o Miscellaneous: OZA ublic Hearing
I APPLICANT INFORMATION I
Applicant Name Phone No,
~9c~se of San Dieno (858 \ 490,R?15
Applicant Address
3888 Paducah Drive I San Dieqo, CA 92186:,,5728
Applicant's Interest in Property if applicant is not owner, owners authorization
)5 Own o Lease o In Escrow o Option to purchase is required to process request, See signature
on Page Two,
Phone No, .
Architect/Agent
N'I'D Arc hitects (R~") ?77_~11~
Architect/Agent Address
4719 Viewridge Ave. #200, San Diego I CA 92123
I GENERAL PROJECT DESCRIPTION (for all types) I
Project Name Proposed Use
Mater Dei High School & Church Complex Educational & worshio
General Description of Proposed Project
(Please use Appendix A to provide 0 luil description and justification for the project)
Private high school & church complex
Has 0 representative attended 0 Pre-Application Conference to discuss this project?
If so, what was the date? Pre.App No,:
L S!JB:!~~J PROPERTY INFORMATION (for all types) I
Location/Street Address
Intersection of Sire h Road & Magdalena A venue
Assessors Parcel No, Total Acreaqe Redevelopment Area [if applicable)
643-052-13, 14 51.17 N/A
'CUifenfGeneral Plan Designation ,--wrent Zone Designation i Planned Community [if applicable)
church & high school L.Mv CPF-2 & R-ll/S-2 Pc... Village Six
I,--urrem Land Use is this in Montgomery S,P.?
N/A No
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CITY OF CHULA VISTA
Planning & Building Department
276 Fourth Avenue
(619)691-5101
Development Processing
Application Form
Page Two
01Y OF
CHUlA VISTA
(staff use onlY)
Case No,:
PROPOSED PROJECT (all types)
Type of Use Proposed Landscape Coverage ('Yo of Lot) 54.7
o Residential 0 Comm. Dlnd. l)(IOther Building Coverage ('Yo of Lot) 9.3%
I RESIDENTIAL PROJECT SUMMARY I
Type of Dwelling Unit(s) Number of Lots
No, of Dwelling Units Proposed Existing
lBR
2BR
3+BR
Total
Density (DUs/acreJ I MaXimum Building Helgm I Minimum Lot Size Average LOT ~Ize
Parking Spaces Total Off-street Type of Parking (size: whether covered)
Required by Code:
Provided:
lopen Space Description (Acres each of private, common. and landscaping)
I NON-RESIDENTIAL PROJECT SUMMARY I
IGross Hoar Area (st) Proposed IiNGOOIII X X I ~ulldlng Height
290,000 varies
Hours of Operation (Days & Hours)
6:00 AM - 11:00 PM
Anticipoted Total # Employees I Max, 1{ aT employees at anyone Time
200 200
Parking Spaces Required Spaces Provided Type of parking (size)
950 967 gl_0" X 181-0"
I # of Students/cnlldren lif appicable} Age OT sTudems/Chlldren (if applicable) I ~eaTlng capaCiTy
2,200 14 - 18 years ch urch (999)
N-rP~I~T5 /~~
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Print Owner Name Owner Signature*
;, ' ' ,( '-, = (' ,.--""
-,--,~ ,,""'.... -"-- ~, ",' -( (Required if Applicant is not Owner)
* Letter of owner consent may be used in lieu of signature,
7 /'2.1 /~:3>
Dat~ '
7/1;/'3
Date
FORM A,PAGE 2 OF 2
11199
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Planning & Building Department
Planning Division - Development Processing
276 Fourth Avenue, ChuJa Vista, CA 91910
(619) 691-5101
mY Of
CHULA VISTA
Application Appendix "An
PROJECT DESCRIPTION AND JUSTIFICATION
PROJECT NAME: Mater Dei High School & Church Complex
APPLICANT NAME: Diocese of San Diego
Please describe fully the proposed project, any and all construction that may be accomplished
as a result of approval of this project and the project's benefits to yourself, the property, the
neighborhood and the City of Chula Vista, Include any details necessary to adequately explain
the scope and/or operation of the proposed project You may include any background
information and supporting statements regarding the reasons for, or appropriateness of, the
application, Use an addendum sheet if necessary,
For all Conditional Use Permits or Variances, please address the required "Findings" as listed in
listed in the Application Procedural Guide,
Description & Justification,
See Attachment I (2 page document)
Attachment 1
Application Appendix "A"
Conditional Use Permit
For Mater Del High School and Church Complex
City of Chula Vista
MATER DEI HIGH SCHOOL AND CHURCH COMPLEX
Description & Justification
1, General Project Scope:
A Mater Dei Parish Church Complex will include approximately 45,000 square
feet of buildings with a 999-seat sanctuary, seven religion education
classrooms, and various parish administrative support spaces,
B, Mater Dei High School will include approximately 245,000 square feet of
buildings to accommodate up to 2,200 students, 150 faculty, and 50 staff
personnel Buildings include administration, library, fine arts and theater,
student support, classrooms, chapel and gymnasium, Exterior athletic
facilities include football, baseball, soccer, softball, track and field, swimming
pool and tennis courts,
2, Parking and Traffic:
A The high school and church complex will provide approximately 950 parking
spaces located in four (4) main areas 100 spaces will be reserved
exclusively for full-time church use, 500 for students, and 150 for faculty The
remaining 200 spaces will be shared between the church, school and visitors,
B Five percent (110) of students will walk to school Ninety-five percent (2,090)
arrive in vehicles within 45 minutes (7 15 am, to 8:00 a,m,), Majority of
student vehicles and car pools enter and exit from main entrance on Birch
Road, Faculty, staff and daily church traffic will enter from Magdalena Avenue
to the north,
C 75 percent (1,568) of students will be picked up or leave at 2:00 p m, The
remaining 25 percent involved in after-school programs will be picked up or
leave no later than 6'00 p m,
D, Major athletic events and church services are off-peak and may utilize all
spaces,
E, For detailed evaluation of project traffic circulation and parking demand, refer
to SPA Six EIR
3, Project Benefits:
A As a Community Purpose Facility, and through the mission of the church,
Mater Dei parish will benefit the community of Chula Vista, the immediate
Otay Ranch area in particular, The existing catholic parishes in Chula Vista -
Corpus Christi, SI. Pius X, SI. Rose of Lima and Most Precious Blood are
impacted and cannot accommodate the growth of Otay Ranch, Mater Dei
Parish, which is centrally located along major collector streets, will benefit the
community by providing increased access to parish programs
Page 2 of 2
4,
Attachment 1
Application Appendix "A"
Conditional Use Permit
For Mater Dei High School and Church Complex
City of Chula Vista
B, Mater Dei High School is part of the Diocese of San Diego Secondary
Education Initiative (SEI), SEI was created by Bishop Brom to build three new
catholic high schools in San Diego County - Pax Christi High School at
Mission San Luis Rey in Oceanside, Cathedral High School in Carmel Valley
and Mater Dei High School in Otay Ranch The benefits of private catholic
education are obvious and can be measured by the increased demand for
enrollment Mater Dei will benefit the neighborhood and the City of Chula
Vista by providing opportunities for the community's youth to attend a new
catholic high school.
Background:
A The Trustee for the original property owners of Otay Ranch set aside 50
acres for the construction of a new catholic high school (Mary Birch Deed of
Gift) when the Otay Ranch property was sold to the Baldwin Company, This
deed of gift did not survive the bankruptcy and subsequent title reorganization
of Baldwin's assets, As a result, the diocese of San Diego had to purchase 50
acres of land from McMillan Land Development for full market value, A
primary goal of SEI is to provide accessible and affordable secondary catholic
education to the people of San Diego County, This property in SPA Six of
Otay Ranch is ideally located to achieve the goals of SEI while fulfilling the
vision of Mary Birch,
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em' OF
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APPLICATION APPENDIX B
Disclosure Statement
Pursuant to Council Policy 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, materia! supplier.
Roman Catholic Bishop
of San Diego, a corporate
sol e
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
RomRn (',qrhnl i (' Bi~hOp
of .'"' Diege
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.
Roman Catholic Bishop
ot San Diego
4, Please identify every person, including any agents, employees, consultants, or independent contractors you have
assigned to represent you before the City in this matter,
NTD Architects
Joel King
Thomas Beecher
5, Has any person' associated with this contract had any financial dealings with an 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 of more than $250 within the past twelve (12) months to a current member of the
Chula Vista City Councln No.K Yes _ If yes, which Council member?
2711 ~(1urth AVl'r1LJP
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Development Pro,essing
cnv Of
CHULA VISfA
APPLICATION APPENDIX B
Disclosure Statement - Page 2
7, Have you provided more than $340 (or an item of equivalent value) to an official" of the City of Chula Vista in the
past twelve (12}xnonths? (This includes being a source of income, money to retire a legal debt, gift, loan, etc,)
Yes_ No~
If Yes, which official" and what was the nature of item provided?
Date:
J/17/~'
,I ,
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V,(/),CA...-,/ft'h
ignature of Contractor/Applicant
~l,i (~~ryQr;.? r (""_1=>-::>
type name of Contractor/Applicant
Print or
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, district, or other
political subdivision, .or any other group or combination acting as a unit.
..
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,
2711 Fourth Av('nUt"
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Develof)menl ['rocE'ssing
em OF
CHUIA VISTA
APPLICATION APPENDIX C
Development Permit Processing Agreement
Permit Applicant
Applicant's Address:
Type of Permit
Agreement Date:
Deposit Amount
Diocese of San Diego
3888 Paducah DRive, San Diego, CA 92186-5728
Conditional Use Permit
$4,000.00
This Agreement ("Agreement") between the City of Chula Vista, a chartered municipal corporation CCity") and the
forenamed applicant for a development permit CApplicant"), effective as of the Agreement Date set forth above, is made
with reference to the following facts:
Whereas, Applicant has applied to the City for a permit of the type aforereferenced CPermit") which the City has
required to be obtained as a condition to permitting Applicant to develop a parcel of property; and,
Whereas, the City will incur expenses in order to process said permit through the various departments and before
the various boards and commissions of the City ("Processing Services"); and,
Whereas the purpose of this agreement is to reimburse the City for all expenses it will incur in connection with
providing the Processing Services;
Now, therefore, the parties do hereby agree, in exchange for the mutual promises herein contained, as follows:
1 Applicant's Duty to Pay
Applicant shall pay all of City's expenses incurred in providing Processing Services related to Applicant's Permit, including
all of City's direct and overhead costs related thereto, This duty of Applicant shall be referred to herein as "Applicant's
Duty to Pay,"
1,1, Applicant's Deposit Duty
As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount aforereferenced ("Deposit"),
1 1,1, City shall charge its lawful expenses incurred in providing Processing Services against
Applicant's Deposit If, after the conclusion of processing Applicant's Permit, any portion of the
Deposit remains, City shall return said balance to Applicant without interest thereon, If, during the
processing of Applicant's Permit, the amount of the Deposit becomes exhausted, or is imminently
likely to become exhausted in the opinion of the e City, upon notice of same by City, Applicant
shall forthw'lth provide such additional deposit as City shall calculate as reasonably necessary to
continue Processing Services, The duty of Applicant to initially deposit and to supplement said
deposit as herein required shall be known as "Applicant's Deposit Duty",
2, City's Duty,
City shall, upon the condition that Applicant is no in breach of Applicant's Duty to Payor Applicant's Deposit Duty,
use good faith to provide processing services in relation to Appiicant's Permit application,
2,1, City shall have no liability hereunder to Applicant for the failure to process Applicant's Permit application, or
for failure to process Applicant's Permit within the time frame requested by Applicant or estimated by City,
276 Fourth Av{'rJul'
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Development Proces<;ing
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CHULA VISTA
Development Permit Processing Agreement - Page 2
2,2, By execution of this agreement Applicant shall have no right to the Permit for which Applicant has applied,
City shall use its discretion in valuating Applicant's Permit Application without regard to Applicant's promise to pay for the
Processing Services, or the execution of the Agreement.
3, Remedies,
3,1, Suspension of Processing
In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has
the right to suspend and/or withhold the processing of the Permit which is the subject matter of this Agreement, as well as
the Permit which may be the subject matter of any other Permit which Appiicant has before the City
3,2, Civil Collection
In addition to all other rights and remedies which the City shall otherwise have at law or equity, the City has
the right to collect all sums which are or may become due hereunder by civil action, and upon instituting litigation to collect
same, the prevailing party shall be entitled to reasonable attorney's fees and costs,
4, Miscellaneous,
4 1 Notices,
All notices, demands or requests provided for or permitted to be given pursuant to this Agreement must be in
writing, All notices, demands and requests to be sent to any party shall be deemed to have been properly given or served
if personally served or deposited in the United States mail, addressed to such party, postage prepaid, registered or
certified, with return receipt requested at the addresses identified adjacent to the signatures of the parties represented.
4,2 Governing Law/Venue,
This Agreement shall be governed by and construed in accordance with the laws of the State of California,
Any action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San
Diego County, State of California, and if applicable, the City of Chula Vista, or as close thereto as possible, Venue for this
Agreement, and performance hereunder, shall be the City of Chula Vista,
4,3, Multiple Signatories
If there are multiple signatories to this agreement on behalf of Applicant, each of such signatories shall be
jointly and severally liable for the performance of Applicant's duties herein set forth,
4 4, Signatory Authority,
This signatory to this agreement hereby warrants and represents that he is the duly designated agent for the
Applicant and has been duly authorized by the Applicant to execute this Agreement on behalf of the Applicant. Signatory
shall be personally liable for Applicant's Duty to Pay and Applicant's Duty to Deposit in the event he has not been
authorized to execute this Agreement by Applicant.
4.5 Hold Harmless.
Applicant shall defend, indemnify and hold harmless the City, its elected and appointed officers and
employees, from and against any claims, suits, actions or proceedings, judicial or administrative, for writs, orders,
injunction or other relief, damages, liability, cost and expense (including without limitation attorneys' fees) arising out of
City's actions in processing or issuing Applicant's Permit, or in exercising any discretion related thereto including but not
limited to the giving of proper environmental review, the hoiding of public hearings, the extension of due process rights,
except only for those claims, suits, actions or proceedings arising from the sole negligence or sole willful conduct of the
City, its officers, or employees known to, but not objected to, by the Applicant Applicant's indemnification shall include
any and all costs, expenses, attorney's fees and liability incurred by the City, its officers, agents, or employees in
defending against such claims, whether the same proceed to judgement or not. Further, Applicant, at its own expense,
shall, upon written request by the City, defend any such suit or action brought against the City, its officers, agents, or
employees, Applicant's indemnification of City shall not be limited by any prior or subsequent declaration by the
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Development Permit Processing Agreement - Page 3
Applicant. At its sole discretion, the City may participate at its own expense in the defense of any such action, but such
participation shall not relieve the applicant of any obligation imposed by this condition,
4 6 Administrative Claims Requirements and Procedures.
No suit or arbitration shall be brought arising out of this agreement against the City unless a claim has first been
presented in writing and filed with the City of Chula Vista and acted upon by the City of Chula Vista in accordance with the
"~"",o, ,,' "'" '" CO,,'" , '" "' ,", CO",. ~," "oe '" 0'" Co,". ., ,.mo m., 'rom "m, '0 "mo ", "m'''oo. '"'
provisions of which are incorporated by this reference as if fully set forth herein, and such policies and procedures used
by the City in the implementation of same, Upon request by City, Consultant shall meet and confer in good faith with City
for the purpose of resolving any dispute over the terms of this Agreement.
Now therefore, the parties hereto, having read and understood the terms and conditions of this agreement, do
hereby express their consent to the terms hereof by setting their hand hereto on the date set forth adjacent thereto,
Dated:
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA
By.
Dated.
7/17/< "
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Memorandum
CllYOF
CHUlA VISTA
DeparHnent: of Planning and Building
DATE. January 20, 2005
TO: Chair Cortes and members of the Planning Commission
FROM: Nancy Lytle, Assistant Planning Director ;v'~7
SUBJECT: Check Cashing Establishments
Chair Cortes requested a discussion by the Commission of check cashing operations in Chula Vista,
Through participation in the City-County Reinvestment Task Force, this issue has received regional
attention, As further background for the discussion, the Chair reports that National City recently
adopted an urgency measure restricting these operations,
The attached document outlines some findings of the City-County Reinvestment Task Force for the
Commission's information,
J:\Planning\diana\Check Cashing memo to PC.doc
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CITY-COUNTY REINVESTMENT
TASK FORCE
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Jim Bliesner _ Reinvestment Director
Check Cashing/Payday Lenders
. Check Cashing storefi:onts tend to locate in low income, military communities,
. In San Diego the ratio of check cashing outlets to bank branches in low-income
communities is about ten to one, higher in some locations (Mid-City),
. Nationally, according to the Wall Street Journal, the average customer makes II
transactions per year at payday lenders,
. In Colorado, where formal data is conected, payday lenders charge off only 3% of
loans made ITom 1996-1997, while their loans had an average APR of 485 .26%,
Conversely, California Banks charged off 2,7% of credit card debt in those same
years, while having an APR of 15-22%,
. Since payday loans were legalized in California effective January 1, 1997 more
than 3,500 payday loan outlets have opened in the state,
. Twenty states currently have payday lending laws which restrict/define the
maximum allowable interest rate,
. Nearly all payday borrowers are required to have checking accounts as a
condition of receiving credit
. A number of major banks while not directly owning payday-lending stores are
major investors, For example Wells Fargo Bank has direct investments in at least
thirteen such operations throughout the US (UCC filings), In some cases banks
have listed their ownership as an activity in compliance with the Community
Reinvestment Act as "Joans to Jow income borrowers in low income
communities" ,
b25 Broadway-Suite 110, MS-A263 . San Diego, California 92101 . (619) 515-6148 FA,X (619) 515-60'13
1 im.B I iesnenq Isdcounty. c3. gOY
. AB 2156 (passed 5/6/04) requires the Commissioner of Corporations to report by
2007 on the implementation of the Ca Deferred Deposit Transaction Law, which
regulates the activities of people who conduct deferred deposit transactions,
prohibits deceptive advertising and permits the commissioner to establish rates
and charges for such transactions,
. SB898 (approved) provides the following; 1) reduces fee from $17,50 to $15,00,
2) prohibits $10 admin fee, 3) improves disclosure requirements, 4) requires data
reporting to State Justice Dept, 5) allows three month payback ofloans with %15
admin fee and 3%pmt rate).
. SB834 (on hold) provides the following; 1) reduces the allowable fee for payday
loans, 2) provides greater disclosure, 3) increased penalties for violation, 4)
licensing and bonding by Justice Dept, 4)increased record keeping and reporting
requirements,