HomeMy WebLinkAboutPlanning Comm Reports 1998/02/11
Page No. 2, Item:~
Meeting Date: 2/11/98
adopt an Ordinance and Resolution to amend the General Development Plan, Site Utilization Plan
and Land Use map for Rancho Del Rey Specific Planning Area (SPA) III.
MAIN ISSUES:
1. The site has been marketed for approximately 2 years and has been found unsuitable for
many users, including most churches, due to the relatively small size of the site.
2. Access to the site will be limited to the northern portion along Paseo Ladera.
3. There are currently 18.6 acres designated for CFP which is 2.2 acres in excess of the
required amount for the entire Rancho del Rey community.
DISCUSSION:
Site Characteristics
The 1.8 acre project site located at the northeast corner of Paseo Ladera and Paseo Entrada is
currently vacant. It is surrounded on all sides by existing single family dwellings.
General Plan. Zoning and Land Use
Site
North
South
East
West
General Plan
PQ (Pub/Quasi-Pub)
Res (3-6 DUlAC)
Res (3-6 DUlAC)
Res (3-6 DUlAC)
Res (3-6 DUlAC)
Zoning(SPA Desig)
PC (CPF)
PC (RS)
PC (RS)
PC (RS)
PC (RS)
Existin!! Land Use
Vacant
Single Fam. Res.
Single Fam. Res.
Single Fam. Res.
Single Fam. Res.
Proposal
To amend the General Development Plan, Site Utilization Plan and Land Use Map for Rancho Del
Rey Specific Planning Area (SPA) III to change designation from CPF (Community Purpose
Facility) to OS-3 (Open Space).
ANALYSIS:
Communitv Purpose Facility Requirement
Ordinance 2452A, adopted by City Council on April 23, 1991, requires Master Planned
Communities to set aside a certain amount of land for community purpose facilities. The adopted
standard is 1.39 net usable acres per 1,000 project population. The first step in determining the
requirement fonn Rancho del Rey is to estimate the project population. A population of 11,771
Page No. 3, Item:~
Meeting Date: 2/11/98
is expected at project build-out. Using this population estimate, the facility yields a requirement
of 16.4 acres for the Rancho del Rey community. Net acres provided for CPF sites is 18.6 acres,
which leaves a net of 2.2 acres in excess of what is required.
Current Pennitted Uses
"Community Purpose Facility" uses would include uses for a variety of community and social
service groups, including churches. Day Care Facilities or private schools are only allowed as
ancillary to these uses (See Attachment "4")
Proposed Pennitted Uses
The OS-3 designation, in addition to open space, allows a variety of low impact uses (i.e.
Christmas tree sales) as well as churches, day care facilities and public-quasi public uses. For a
more complete listing, see Attachment "5".
Land Use Compatibility
The site is a 2.2 acre vacant parcel located at the northeast intersection of Paseo Ladera and Paseo
Entrada. It is surrounded by on all sides by residential development. The proposed amendment
would allow a number of uses considered to be of relatively low impact. This includes uses such
as churches and day care facilities along with other public and quasi public uses. Staff does not
believe these uses to be more intensive or any less compatible than uses allowed under the current
CPF designation.
Other existing day care facilities in the area include La Petite Academy on 1.76 acres at the
northeast corner of East "J" and Paseo Rancheros and at Childrens World the northeast corner
of Telegraph Canyon Road and Paseo del Rey (612 Paseo del Rey) on 1.10 acres. The current
enrollment at La Petite Academy is 160 children and for Childrens World is 144 children. There
is also another location for La Petite Academy at the northeast corner of East "H" Street and
Corral Canyon Road (795 Corral Canyon Road) which is a 1.31 acre site. The current enrollment
at this location is approximately 160 children.
Due to the existing grading of the site, no access will occur along the southern boundary off of
Paseo Entrada. The existing slope conditions, along with the configuration of the site, will allow
access to the site only along the sites northern boundary. These same conditions have resulted
in the site being lower than the surrounding residential development, especially to the east,
resulting in a natural buffer.
Page No. 4, Item:~
Meeting Date: 2/11/98
Noise
No significant noise impacts are anticipated as a result of the proposed change in land use
designation from CPF to OS-3. As mentioned previously, the applicants desire is to market the
site for use as a day care facility as the primary use. It is anticipated the noise impacts would be
similar or less than with a day care facility built as an ancillary use under the current CPF
designation.
Traffic/Parking
The City Engineering Department has reviewed the propose project and has determined that it
would not adversely affect the existing level of service on roads or intersections in the area. If
a use is proposed that appears to generate a high volume of traffic (ie a day car facility for more
than 45 children or greater than 3,000 s.f of building) additional traffic analysis would be
required. This is based upon the proposed project, independent of whether the land use
designation changes to the proposed OS-3 designation or remains under the current CFD
designation. As another example, a church which is permitted by right under the CFD designation
may have a greater impact than a day care facility as primary use.
If a day care facility were to occupy the site, there are strict operational standards which must
be adhered to. One of these standards requires that all children in attendance be signed in and out
by the responsible/authorized adult. As a result, parents will be pulling into and out of the
parking area and will not be stopping or parking along Paso Litera.
CONCLUSION
Staff has concluded that the requested amendment to the Rancho del Ray SPA III plan is
appropriate based upon the above discussion. Therefore, staff recommends that Planning
Commission approve Resolution PCM 98-10 recommending the City Council adopt an ordinance
to change the appropriate maps and the land use designation from CPF to OS-3.
Attachments
1. Existing land use regulations (CPF)
2. Proposed land use regulatious (05-3)
3. Addendum to EIR 89-tO
(H:. .jeffi pcrpt\advocate
RESOLUTION NO. PCM-98-10
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION
APPROVING AN AMENDMENT TO THE GENERAL DEVELOPMENT PLAN, SITE
UTILIZATION PLAN AND LAND USE MAP FOR RANCHO DEL REY SPECIFIC
PLANNING AREA (SPA) ill IN ORDER TO CHANGE DESIGNATION ON SUBJECT
PARCEL FROM CFP (COMMUNITY PURPOSE FACILITY) TO OS-3 (OPEN SPACE)
WHEREAS, a duly verified application for a Miscellaneous Amendment to the Rancho Del Rey
Specific Planning Area (SPA) III was filed with the Planning Department of the City of Chula Vista on
November 22, 1997 by Rancho del Rey Investors, L.P. and,
WHEREAS, said application requested an amendment to the General Develop Plan Map, Site
Utilization Plan and Land Use Map in order to change designation on subject parcel from CFP (Community
Purpose Facility) to OS-3 (Open Space), and
WHEREAS, the Planrring Director set the time and place for a hearing on said rezone application and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of general
circulation in the city and its mailing to property owners and residents within an area greater than 500 feet of
the exterior boundaries of the property at least 10 days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely May 6, 1998 at 7:00
p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was
thereafter closed.
WHEREAS, the Commission has reviewed and considered an addendum to EIR 89-10 and
recommends the City Council consider the addendum.
NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the
Commission has determined that the amendment to the General Development Plan Map, Site Utilization Plan
Map, and Land Use District Map of Rancho Del Rey Sectional Planning Area (SPA) III Plan is consistent with
the Chula V ista General Plan and will not jeoperadize the orderly development of the area contained within
the boundaries of the SPA.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION recommends that the
City Council adopt an Ordinance and Resolution to amend the General Development Plan Map, Site Utilization
Plan Map and Land Use District Map in order to change the designation from CFP to OS-3 for property
described on Exhibit "A", "B", and "C".
And a copy of this resolution be transmitted to the owners of the property and the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 6th day of May 1998, by the following vote: to-wit:
AYES:
NOES:
ABSENT:
ATTEST:
Diana Vargas, Secretary
EXHIBIT "A"
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RESOLUTION NO.
RESOLUTION OF THE CITY OF CHULA VISTA CITY COUNCIL APPROVING
AMENDMENTS TO THE RANCHO DEL REY SECTIONAL PLANNING AREA (SPA)
PLAN GENERAL DEVELOPMENT PLAN AND SITE UTILIZATION PLAN IN
ORDER TO CHANGE THE DESIGNATION FROM CPF (COMMUNITY PURPOSE
FACILITY) TO OS-3 (OPEN SPACE) ON A 1.8 ACRE PARCEL LOCATED AT THE
NORTHEAST CORNER OF PASEO LADERA AND PASEO ENTRADA.
I. RECITALS
A. Project Site
WHEREAS, the property which are the subject matter of this Resolution are diagrammatically
represented in Exhibits A ("Project Site")
B. Project; Application for Discretionary Approval
WHEREAS, on November 22, 1997, Rancho Del Rey Investors, LP ("Applicant") filed an
application for an amendment to the Rancho Del Rey Sectional Planning Area (SPA) Plan; and
WHEREAS, the proposed amendments to the SPA Plan, General Development Plan, Site
Utilization Plan and Land Use Map consist of changing Parcel _ Land Use District
designation from CPF, Community Purpose Facility, to OS-3 (Open Space); and
C. Prior Discretionary Approvals
D. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on said Project on
May 6, 1998, and voted _ to recommend that the City Council approve the Project, based
upon the findings listed below; and,
E. City Council Record of Applications
WHEREAS. a duly called and noticed public hearing was held before the City Council of the
City of Chula Vista on May 26, 1998 on the Project, received the recommendations of the
Planning Commission, and heard public testimony with regard to the same.
II. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public hearing
on this project held on May 6, 1998, and the minutes and resolutions resulting therefrom, are hereby
incorporated into the record of this proceeding.
III. CERTIFICATION OF COMPLIANCE WITH CEQA
IV. SPA FINDINGS
A. THE SECTIONAL PLANNING AREA PLAN AS AMENDED IS IN CONFORMITY WITH
THE RANCHO DEL REY SPA III GENERAL DEVELOPMENT PLAN, AS AMENDED,
AND THE CHULA VISTA GENERAL PLAN.
The proposed SPA amendment reflects land uses that are consistent with the Rancho Del Rey
SPA III General Development Plan, as amended, and the Chula Vista General Plan in that the
land uses allowed under the OS-3 are similar in nature to public/quasi-public uses allowed
under the "Public/Quasi Public" General Plan designation.
B. THE RANCHO DEL REY SECTIONAL PLANNING AREA PLAN, AS AMENDED, WILL
PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREA.
The proposed SPA amendment will allows the currently vacant site to be developed with a use
that helps meet the needs of the surrounding community. The site is too small to accommodate
some of the uses allowed under the current CPF designation. The SPA amendment will allow
the site to be marketed for use as a day care facility which will provide a needed service for
the residents of the surrounding community.
C. THE RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) PLAN AS AMENDED
WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL
ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL QUALITY.
The land uses allowed within the OS-3 designation are typically public/quasi public uses which
are generally of a low impact nature. While a church or day care facility is also allowable
under this land use designation, the size of such of a facility, given the size of the parcel, will
not cause a significant impact on the surrounding residential development. Physical constraints
of the site will prohibit vehicular access to the parcel off of Paseo Entrada. Thus, access to
the parcel will not negatively impact adjacent residential development.
V. COUNCIL DIRECTION
The City Council of the City of Chula Vista hereby directs that the parcel located at the northeast
corner of Paseo Ladera and Paseo Entrada, as shown on the attached Exhibit Band C, be redesignated
Open Space 3 on the General Development Map and Site Utilization Map.
VII. EFFECTIVE DATE OF THIS RESOLUTION
This amendment to the General Development Plan and Site Utilization Plan shall take effect and be
in full force the thirtieth day from its adoption.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
John M. Kaheny
City Attorney
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE RANCHO
DEL REY SECTIONAL PLANNING AREA III PLAN BY CHANGING THE LAND
USE DESIGNATION FROM FROM CPF (COMMUNITY PURPOSE FACILITY) TO
OS-3 (OPEN SPACE) ON A 1.8 ACRE PARCEL LOCATED AT THE NORTHEAST
CORNER OF PASEO LADERA AND PASEO ENTRADA.
A. RECITALS
1. Project Site
WHEREAS, the property which are the subject matter of this Resolution are diagrammatically
represented in Exhibits A ("Project Site")
2. Project Applicant
WHEREAS, a duly verified application, PCM 98-10, for a Miscellaneous Amendment was
filed with the Planning Department on November 22, 1997 by Rancho del Rey Investors, PS
(Applicant); and
3. Project Description; Application for a Miscellaneous Amendment
WHEREAS, the proposed amendments to the SPA Plan, General Development Plan, Site
Utilization Plan and Land Use Map consist of changing Land Use District designation from
CPF, Community Purpose Facility, to OS-3 (Open Space); and
4. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on said Project on
May 6, 1998, and voted to recommend that the City Council approve the Project, based
upon the findings listed below; and,
E. City Council Record of Applications
WHEREAS. a duly called and noticed public hearing was held before the City Council of the
City of Chula Vista on May 26, 1998 on the Project, received the recommendations of the
Planning Commission, and heard public testimony with regard to the same.
B. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public hearing
on this project held on May 6, 1998, and the minutes and resolutions resulting therefrom, are hereby
incorporated into the record of this proceeding.
C. ENVIRONMENTAL DETERMINATION
D. CERTIFICATION OF COMPLIANCE WITH CEQA
E. SPA FINDINGS
1. THE SECTIONAL PLANNING AREA PLAN AS AMENDED IS IN CONFORMITY WITH
THE RANCHO DEL REY SPA III GENERAL DEVELOPMENT PLAN, AS AMENDED,
AND THE CHULA VISTA GENERAL PLAN.
The proposed SPA amendment reflects land uses that are consistent with the Rancho del Rey
SPA III General Development Plan, as amended, and the Chula Vista General Plan in that the
land uses allowed under the OS-3 designation are similar in nature to public/quasi-public uses
allowed under the "Public/Quasi-Public" General Plan designation.
2. THE RANCHO DEL REY SECTIONAL PLANNING AREA PLAN, AS AMENDED, WILL
PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED
SECTIONAL PLANNING AREA.
The proposed SPA amendment will allow the currently vacant site to be developed with a use
that helps meet the needs of the surrounding community. The site is too small to
accommodate some of the uses allowed under the current CPF designation. The SPA
amendment will allow the site to be marketed for use as a day care facility which will provide
a needed service for the residents in the surrounding community.
3. THE RANCHO DEL REY SECTIONAL PLANNING AREA (SPA) PLAN AS AMENDED
WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL
ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL QUALITY.
The land uses allowed within the OS-3 designation are typically public/quasi-public uses which
are generally of a low impact nature. While a church of day care facility is also allowable
under this land use designation, the size of such a facility, given the size of the parcel, will not
be a cause a significant impact on the surrounding residential development. Physical
constraints of the site will prohibit vehicular access to the parcel off of Paseo Entrada. Thus,
access to the parcel will not negatively impact adjacent residential development.
F. COUNCIL ACTION
The City Council of the City of Chula Vista hereby directs that the parcel located at the northeast
corner of Paseo Ladera and Paseo Entrada, as shown on the attached Exhibit B, be redesignated OS-3
Open Space and that all applicable maps found in the Rancho del Rey Specific Planning Area III Plan
be amended to reflect same.
G. EFFECTIVE DATE OF THIS ORDINANCE
This Ordinance shall take effect and be in full force the thirtieth day from its adoption
Presented by
Approved at to form by
Bob Leiter
Director of Planning
John Kaheny
City Attorney
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(f)
CHAPTER XIV: COMMUNITY PURPOSE FACILITY DISTRICT REGULATIONS
XIV. 1
PURPOSE
The Community Purpose Facility (CPF) District is established to
provide designated sites for specific public and quasi-publiC' uses
which are necessary to meet the social, spiritual, and service needs
of the resident population. These sites are provided to meet the
adopted standard of 1.39 acres of community purpose facilities per
1000 project population (Ordinance No. 2452).
XIV.2
PERMITTED USES
Only those uses which meet the specifications of "Community Purpose
Facility" below shall be permitted in the CPF District.
"Community Purpose Facility" means a structure for assembly, as
well as ancillary uses such as a parking lot and outdoor
activity areas, within a planned community, including but not
limited to those which serve the following types of purposes:
1. Boy scouts, girl scouts, and other similar organizations;
2. Social and human service activities, such as Alcoholics
Anonymous;
3. Services for homeless persons;
4. Services for military personnel during the holidays;
5. Senior care and recreation;
6. Worship, spiritual growth and development, and teaching of
traditional family values; and,
7. Day care facilities and/or private schools which are
ancillary to any of the above.
XIV.3
PROPERTY DEVELOPMENT STANDARDS
All development within the CPF District shall receive site plan and
architectural approval from the Chula vista Design Review Committee.
Dimensions shown on the approved site plan shall constitute the
applicable development standards for the project, except that the
following minimum standards shall apply where a CPF District adjoins
a residential district:
7116/96
XIV-I
CHAPTER IX: OPEN SPACE DISTRICTS
IX.O
PURPOSE
These zoning districts are intended for open space, landscaping,
recreation and public uses and are not to be confused with open
space maintenance districts. Only those additional uses which' are
complementary to, and can exist in harmony with, open space are
permitted. There is no lot size limitation and it is intended that
this district may be applied to a portion of a lot provided that
the remainder of the lot meets the requirements of the development
zone for which it is designated.
In addition to the purpose outlined in Chapter VII, the Open Space
Districts are included in the Planned Community District
Regulations to achieve the following objectives:
To preserve open space for the conservation of natural
resources
Maintain the natural character of the land
Provide for public/quasi-public and recreational uses
Conserve areas of historic and community significance for the
enjoyment of future generations
Provide for private use of land under limited development
Promote public health and safety
IX.1
PERMITTED AND CONDITIONAL USES
The following uses shall be permitted where the symbol "P" appears
and shall be permitted subject to a Conditional Use Permit where
the symbol "C" appears. Uses where the symbol "A" appears shall be
subject to Administrative Review.
Land Use
Q.S..=.l * *
Arboreta - (horticultural garden)
Christmas tree sales
Commercial recreation
Day care facilities*
Fruit and vegetable stands
Incidental concessions
Parks
Parking Areas
Places of worship
Public and quasi-public uses
Recreational facilities
Tract signs and offices (temp.)
Tree farming
utilities (public and private)
Similar uses approved by the
Planning commission
C
P
A
P
P
A
P
P
P
A
A
P
A
P
P
P
P
P
P
A
AA
P
A
A
C
A
P
p
*subject to City Ordinance
**See NOTE on following page
7/16/96
IX-!
NOTE:
Any proposed use which includes non-ambulatory occupancy
in OS-3 District (parcel CF-1) shall be subject to
additional geotechnical review to evaluate seismic safety.
The city Engineer shall determine the suitability of the
site for the proposed use based on the geotechnical data.
IX.2
PROPERTY DEVELOPMENT STANDARDS
The following regulations shall apply to
conditional Use. The requirements are
stated.
the site of a Permitted or
minimum, unless otherwise
Density - Maximum dwelling unit per
legal lot
Lot width (feet)
o
o
Lot depth (feet)
o
Front yard setback (feet)
20
Rear yard setback (feet)
20
side yard setback,
total/each side (feet)
20/10
Building height
35 feet or two
stories, whichever is
less
Height of poles, clock towers,
or special features
Per site Plan
approval
IX.3
SIGNS
Signs approved as a component of the SPA Plan shall be permitted
within open space districts included within the SPA. Other signs
shall be permitted only as provided in Chapter XI of these
regulations.
7116/96
IX-2
ADDENDUM TO EIR-89-10
(RANCHO DEL REY SECTIONAL PLANNING AREA III)
RDR SPA III Amendment
PROJECT NAME:
GDP/SPA ITT Amendment trom CPF (Community Purpose Facility
designation to OS-3 (Open Space-3) to allow "for profit day care" facilities
PROJECT LOCATION:
Northeast of the intersection of Pas eo Ladera and Paseo Entrada, one block
north of Telegraph Canyon Road; Rancho del Rey, Chula Vista, CA.
PROJECT APPLICANT:
Rancho Del Rey Investors, L.P. (McMillin - RDR, inc.)
PROJECT AGENT:
Gary Cinti, Cinti Land Planning
CASE NO.:
IS-98-11
DATE: March 3, 1998
I. INTRODUCTION
The environmental review procedures ofthe City ofChula Vista allow the Environmental Review
Coordinator (ERC) to prepare an addendum to a Negative Declaration or Environmental Impact
Report (EIR) if one of the following conditions is present:
I. The minor changes in the project design which have occurred since completion of the Final
EIR (EIR-89-1 0) have not created any new significant environmental impacts not previously
addressed in the Final EIR.
2. Additional or refined information available since completion of the Final EIR regarding the
potential environmental impact of the project, or regarding the measures or alternatives
available to mitigate potential environmental effects ofthe project, does not show that the
project will have one or more significant impacts which were not previously addressed in the
Final EIR.
This addendum has been prepared in order to provide additional information and analysis concerning
service impacts as a result of the proposed land use amendment trom CPF to OS-3. FEIR 87-01, for
the Rancho Del Rey General Development Plan (GDP), analyzed the potential impacts of
designating the subject property Community Purpose Facility (CPF) in the GDP. SEIR 89-10 was
a supplemental EIR prepared for thc adoption of Rancho Del Rey SPA III. It further analyzed the
impacts of designating the subject site CPF in the SPA. The site is now proposed to be re-
designated OS-3 in order to accommodate a "for profit" day-care facility. As this analysis has
determined, the basic conclusions of the Final EIR have not changed. As discussed below, the
impacts of the proposed amendment to the Rancho Del Rey (RDR) General Development Plan
(GDP)/ Section Planning Area (SPA) III land use district are substantially similar to those of the
previous designation as analyzed in FEIR 87-01 and SEIR 89-10.
Therefore, in accordance with Section 15164 of the CEQA Guidelines, the City has prepared the
following addendum to EIR-89-IO.
II. PROJECT DESCRIPTION
The project proposes a change in the land use designation for a 1.9 acre site located in the Rancho
del Rey SPA III Community from Community Purpose Facility (CPF) to Open Space - 3 (OS-3).
According to the RDR SPA III plan, the CPF designation is intended for such uses as social and
human services activities, religious institutions, etc.. The CPF zone also allows day care facilities
that are ancillary to any of the other permitted uses. Also according to the RDR SPA III plan, the
OS-3 zone is intended for open space, landscaping, recreation and public uses that can exist in
harmony with open space uses. A day care facility is pennitted subject to City ordinance. Unlike
the CPF designation, in the OS-3 zone, a day care facility does not have to be ancillary to another
use.
In order to accomplish the proposed change in land use designation, an amendment to the Rancho
Del Rey General Development Plan (GDP) and the Rancho Del Rey SPA III Plan Land Use District
Regulations will be required.
III. PROJECT SETTING
The site is a vacant parcel located northeast of the intersection of Pas eo Ladera and Paseo Entrada,
one block north of Telegraph Canyon Road. It is surrounded by residential development. The
properties to the north and south ofthe site are part of RDR SPA III and have been developed within
the last two years. Properties to the east and west are bomes that pre-date RDR SPA III. The project
site was fully graded as a part of the overall mass grading ofRDR SPA III and utilities have also
been installed.
IV. COMPATIBILITY WITH ZONING AND PLANS
The present PC designation is CPF (community public facility) and the SPA Site Utilization Plan
also designates the site as Community Facility. The Open Space - 3 designation allows similar types
of uses. According to the applicant's submittal, even with the redesignation ofthis site, Rancho Del
Rey will continue to exceed the minimum requirements for CPF uses. No conflicts with the
proposed zoning and General Plan/Specific Plan designations are noted.
V. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
1. Public Services Impacts
Fire
The nearest Fire Station (Station #4) is currently located approximately 4 miles from the
project site. This station could provide service to the site within 5 to 5 y, minutes. This
response time is within City standards. Within the next year the Fire Department will be
relocating Station #4 approximately one to one and half miles from the site. This would
decrease response time to approximately 3 to 4 minutes. The Fire Department can
adequately deliver service to the site without an increase in equipment or personnel. The
Addendum to EIR 89 10
IS-98-11 - Rancho dcl Rcy SPA III
Page 2
proposed use is similar to those previously analyzed in FEIR 89-10. No additional
significant impacts have been identified. Impacts and mitigation measures remain as
identified in the previous FEIR.
Police Department
The estimated response times of 6 minutes and 30 seconds for Priority I calls and 8 minutes
and 59 seconds for Priority 2 calls are below the recommended thresholds. Staff at the
Police Department indicate that crime prevention personnel are available to assist the
applicant with security recommendations. Pending the approval of this project, additional
site plans should be forwarded to the Crime Prevention Unit for evaluation. The proposed
land use designation change pennits similar uses to those currently allowed by the CPF
designation. No additional significant impacts have been identified. Impacts and mitigation
measures remain as identified in the previous FEIR
2. Utility and Service Systems
Noise
No significant noise impacts are expected to result from the proposed change in designation
to accommodate a "for profit" day care facility. The impacts would be similar or less with
the OS-3 designation since the "for profit" day care facility is substantially the same as a day
care facility as an ancillary use. Day care facilities are considered sensitive receptors for
noise. Uses in the immediate vicinity are all residential and will not create significant noise
impacts to a day care facility or any of the other uses listed as pennitted in the OS-3 zone.
Schools
This project is in CFD #3 and all properties are assessed to fully mitigate impacts on school
facilities.
Traffic
The Threshold/Standards Policy requires that all intersections must operate at a Level of
Service (LOS) "C" or better, with the exception that Level of Service (LOS) "D" may occur
during the peak two hours of the day at signalized intersections. No intersection may reach
an LOS "F" during the average weekday peak hour. Intersections of arterials with freeway
ramps are exempted from this policy.
The City Engineering Department has reviewed the proposed project and has detennined that
it would not adversely affect the existing level of service on roads or intersections in the area.
The project would be associated with a Level of Service "C" for Paseo Ladera, Telegraph
Canyon Road and East "J" Street both before and after project completion. Direct access
to the project site is via Paseo Ladero and Paseo Entrada. The uses that could be developed
on this site with an OS-3 designation would comply with the Threshold Policy. If a use is
proposed that appears to generate a high volume of traffic (i.e. a day care facility for more
than 45 children or a greater than 3,000 square foot building), additional traffic analysis
specific to the proposed use, will be required at that time.
Addendum to EIR 89-10
15-98-11 - Rancho del Rey SPA III
Page 3
Drainage
The Engineering Department has detennined that proposed RDR SPA III/ GDA
amendments to the site will have no significant impacts to the existing site or adjacent
properties. The stonn drain system has been installed as part of the RDR SPA III mas
grading operation and it is adequate to accommodate development of this 1.9 acre site. A
National Pollution Discharge Elimination System (NPDES) Stonnwater Pennit currently
covers all ofRDR SPA III for construction. This site will fall under than existing pennit and
be subject to its requirements. Future use of the site will not require an NPDES Stonnwater
Pennit.
Soils
No Soils Report will be necessary at this time.
3. Open Space
No impacts to open space are noted.
VI. CONCLUSION
Public service and traffic impacts are found to be less than significant for the proposed project with
confonnance to all City requirements regarding fire, police and school facilities.
Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I
hereby find that the proj ect revisions to the proposed proj ect wi II result in only minor technical
changes or additions which are necessary to make the Environmental Impact Report adequate under
CEQA.
/
I
Dougla:> . Reid
Environmental Review Coordinator
.:'~f
REFERENCES
Chula Vista General Plan (1989)
Title 19, Chula Vista Municipal Code
City of Chula Vista Environmental Review Procedures
EIR 87-01 - El Rancho Del Rey (December 15, 1987)
EIR 89-10 - Rancho Del Rey SPA III Final Environmental Impact Report
Rancho Del Rey SPA III Plan (Fehruary 18, 1997)
Addendum to EJR 89-10
15-98-11 - Rancho de! Rey SPA III
Page 4
Case No.IS-98-U
ENVIRONMENTAL CHECKLIST FORM
1.
Name of Proponent:
Rancho Del Rey Investors, L.P.
2.
Lead Agency Name and Address:
City of Chula Vista
276 Fourth A venue
Chula Vista, CA 91910
3.
Address and Phone Number of Proponent:
2727 Hoover A venue
National City, CA. 91950
(619) 477-4117
4.
Name of Proposal:
RDR GDP/SPA III - CDF GDP/SPA
Amendment to OS-3
5.
Date of Checklist:
March 2, 1998
Po I.(~ n t.i all y
Sigllificant
Impar.t
P(]lr~nli[-jHy
Signifir'anl
IJn!ess
Milig(jt.r~d
Le::;::; lIlan
Significant
Impact
No
Impact
I. LAND USE AND PLANNING. Would tbe
proposal:
a) Conflict with general plan designation or 0 0 0 181
zoning?
b) Conflict with applicable environmental 0 0 0 181
plans or policies adopted by agencies with
jurisdiction over the project?
c) Affect agricultural resources or operations 0 0 0 181
(e.g., impacts to soils or farmlands, or
impacts from incompatible land uses)?
d) Disrupt or divide the physical arrangement 0 0 0 181
of an established community (including a
low-income or minority community)?
Page No.1
I\JknLiil!ly
Signific;Hll
I 111 p;\{;L
PoLenliiJlly
SignificanL
Unlrs~
MiLigiJLrd
Less lhdn
SignificanL
Imparl
No
Impact
Comments: The proposed Open Space - 3 designation allows similar types of uses to the
existing CPF designation such as day care facilities, etc. Even with the redesignation of this site,
Rancho Del Rey will continue to exceed the minimum requirements for CPF uses. No conflicts
with the proposed zoning and General Plan/Specific Plan designations are noted
II. POPULATION AND HOUSING. Would
the proposal:
a) Cumulatively exceed official regional or
local population projections?
b) Induce substantial growth in an area either
directly or indirectly (e.g., through
projects in an undeveloped area or
extension of major infrastructure)?
c) Displace existing housing, especially
affordable housing?
Comments: The proposed project will not induce population growth or displace housing.
The propsed change is in conformance with the City's General Plan and the SANDAG
population projections. The project proposes a change to the existing land use designation
of a vacant 1.9 acre site.
III. GEOPHYSICAL. Would the proposal result
in or expose people to potential impacts
involving:
a) Unstable earth conditions or changes in
geologic substructures?
b) Disruptions, displacements, compaction or
overcovering of the soil?
c) Change in topography or ground surface
relief features?
d) The destruction, covering or modification
of any unique geologic or physical
features?
e) Any increase in wind or water erosion of
soils, either on or off the site?
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
~
~
~
~
~
~
~
~
Page No.2
f) Changes in deposition or erosion of beach
sands, or changes in siltation, deposition or
erosion which may modify the channel of
a river or stream or the bed of the ocean or
any bay inlet or lake?
g) Exposure of people or property to geologic
hazards such as earthquakes, landslides,
mud slides, ground failure, or similar
hazards?
Comments: The site has been fully graded and is currently vacant. The average slope of the
site is 2%. Any future development project would need to comply with the requirements of
the Uniform Building Code. The La Nacion fault, which is considered to be potentially
active, is located approximately half a mile east of the project site.
PolrnUally
Polenlial1y SignifirilIJt Less lhan
Significant Unless Significant No
Impacl MitigatE-d Impact Impact
D D D ~
D
D
D
~
IV. WATER. Would the proposal result in:
a) Changes in absorption rates, drainage D D D ~
patterns, or the rate and amount of surface
runoff?
b) Exposure of people or property to water D D D ~
related hazards such as flooding or tidal
waves?
c) Discharge into surface waters or other D D D ~
alteration of surface water quality (e.g.,
temperature, dissolved oxygen or
turbidity)?
d) Changes in the amount of surface water in D D D ~
any water body?
e) Changes in currents, or the course of D D D ~
direction of water movements, in either
marine or fresh waters?
Page No.3
l'oLenl.iiJlly
110i,('lIli,jlly SignificimL Less lhan
Siglllfir:i:lnL lJnlrss Signifiranl No
Impilct. MiLigated Jmpacl. JrnpaeL
g) Altered direction or rate of flow of D D D 181
groundwater?
h) Impacts to groundwater quality? D D D 181
i) Alterations to the course or flow of flood D D D 181
waters?
j) Substantial reduction in the amount of 0 D D 181
water otherwise available for public water
supplies?
Comments: The engineering department indicates that no adverse impacts to drainage are
noted since improvements for the site, including the storm drain system, have already been
installed as part of the mass grading and improvements for RDR SPA III. The project will
not be required to develop and implement a storm water pollution plan (SWPP) since the
site falls under the RDR SPA III permit. Development of the site will have to adhere to
that existing permit. No significant impacts to water or drainage are noted.
V. AIR QUALITY. Would tbe proposal:
a) Violate any air quality standard or
contribute to an existing or projected air
quality violation?
b) Expose sensitive receptors to pollutants?
D
D
D
181
D
D
D
181
c) Alter air movement, moisture, or
temperature, or cause any change in
climate, either locally or regionally?
d) Create objectionable odors?
D
D
D
181
D
D
D
181
e) Create a substantial increase in stationary
or non-stationary sources of air emissions
or the deterioration of ambient air quality?
D
D
181
D
Page No.4
II () l ( ~ [I L i illl Y
~il~fllrlca[ll
Impil(:L
Polrllllillly
Signifi(:,JIlI.
Unh'ss
Mitigated
Lesslhan
Significant
Impacl
No
Impact.
Comments: According to the City Engineering Department, a potential CPF user of the site
would generate approximately 228 one trips which would be comparable to a day care facility
of a maximum of 3,000 square feet or 45 children, however, the peak trips would be at different
times of day than other CPF users. The small number of trips to be generated would not result
in a significant increase in auto emissions or a substantially different impact than what was
anticipated to air quality in the previous EIRs. No other impacts to air quality are noted.
VI. TRANSPORTATION/CIRCULATION,
Would the proposal result in:
a) Increased vehicle trips or traffic D D 181 D
congestion?
b) Hazards to safety from design features D D D 181
(e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g.,
farm equipment)?
c) Inadequate emergency access or access to D D D 181
nearby uses?
d) Insufficient parking capacity one site or off- D D D 181
site?
e) Hazards or barriers for pedestrians or D D D 181
bicyclists?
f) Conflicts with adopted policies supporting D D D 181
alternative transportation (e.g. bus
turnouts, bicycle racks)?
g) Rail, waterborne or air traffic impacts? D D D 181
h) A "large project" under the Congestion D D D 181
Management Program? (An equivalent of
2400 or more average daily vehicle trips or
200 or more peak-hour vehicle trips.)
Comments: See discussion above under Air Quality. The traffic generated would not
adversely impact the surrounding primary access roads, Paseo Entrada and Paseo Ladera.
These would all remain with an L.O.S. of' C. The impacts to traffic or circulation are
substantially similar to those addressed in the previous EIRs.
Page No.5