HomeMy WebLinkAboutOrd 1992-2499 ORDINANCE NO. 2499
AN ORDINANCE OF THE CITY OF CHULA VISTA APPROVING THE
PLANNED COMMUNITY DISTRICT REGULATIONS FOR THE SALT
CREEK RANCH SECTIONAL PLANNING AREA (SPA) PLAN
WHEREAS, the area of land which is the subject matter of this ordinance is
a parcel of land located north of the EastLake Business Park, northeast of the
Upper Otay Reservoir and south of the San Miguel Mountain, and is
diagrammatically presented in Exhibit "A" ("Project Area"); and,
WHEREAS, a person having control over all or a portion of the development
of the project area to-wit: the Baldwin Company has proposed or is in the process
of proposing the development of the project area with the following improvements:
a plan for the construction of 2,662 dwelling units (on 749.7 acres}, a
neighborhood and community park {29.3 acres), two elementary school sites {3.1
acres}, a fire station site {1.0 acre}, 2 community purpose facility sites (7
acres), natural open space areas and nature roads, all of which is more
specifically described in Section 2.0 "Project Characteristics, of the document
entitled "Final Supplemental Environmental Impact Report - Salt Creek Ranch SPA"
{EIR No. 91-3} prepared by ERCE Environmental and Energy Services Inc.
{"Consultant" now known as Ogden Environmental & Energy Services, Inc.) and dated
February 1992 ("FSEIR") which project description contained therein, and is
further refined on pages R-1 through R-5, is incorporated hereby by reference as
the "Project" as if fully set forth herein and which takes precedent to any
inconsistencies with other descriptions or reference to the project herein
contained; and,
WHEREAS, in conjunction with the Salt Creek Ranch SPA Plan, the Baldwin
Company and City staff have concurred on Planned Community {"PC") District
Regulations {"Zoning Regulations") for the Project Area, a copy of which is on
file in the office of the City Clerk as Document No. PCM-gl-4; and,
WHEREAS, the City Council did, by the adoption of Resolution No. 16554
{"Certifying Resolution"}, certify that the Final Supplemental Environmental
Impact Report, as defined therein, was prepared in accordance with the
requirement of the California Environmental Quality Act, the Environmental Review
procedures of the City of Chula Vista, and the guidelines lawfully promulgated
thereunder, and as further certified that the information contained therein has
been reviewed and considered by them; and,
WHEREAS, the recitals and resolutions of the City Council contained in said
Certifying Resolution are incorporated herein as if set forth in full here at;
and,
WHEREAS, a public hearing was held before the Planning Commission on the
Baldwin Company's proposed Salt Creek Ranch Sectional Planning Area Plan, Public
Facilities Financing Plan, Air Quality In~Drovement Plan, Water Conservation Plan
and Design Guidelines ("Public Hearing"} on or about February 26, 1992 and March
11, 1992; and,
Ordinance No. 2499
Page 2
WHEREAS, prior to the first reading of this ordinance, the City Council of
the City of Chula Vista adopted Resolution No. 16555 by which it approved the
Salt Creek Ranch Sectional Planning Area Plan, the Public Facilities Financing
Plan, the Air Quality Improvement Plan, the Water Conservation Plan and Design
Guidelines {"SPA Approval Resolution").
The City Council of the City of Chula Vista does ordain as follows:
A. CEQA Findings
The City Council does hereby adopt, as their own, each and every one
of the findings as are set forth in the document entitled "Salt
Creek Ranch Sectional Planning Area Plan Supplemental EIR-gl-03,
Candidate CEQA Findings, March, 1992", attached as Exhibit "C" to
the SPA Approval Resolution.
B. Certain Mitigation Measures Feasible and Adopted
The City Council does hereby find, pursuant to Public Resources Code
Section 21081 and the CEQA Guidelines Section 15091, that the
mitigation measures that are identfied in FSEIR under Section 5.0,
are feasible and will become binding upon the City in approving the
Project.
C. Infeasibility of Alternatives
The Council hereby finds that none of the proposed project
alternatives set forth in the FSEIR can feasibly and substantially
lessen or avoid environmental impacts that will not be substantially
lessened or avoided by the adoption of all feasible mitigation
measures for the Project.
D. Adoption of Mitigation Monitoring Program
As required by Public Resources Code Section 21081.6, the Council
hereby adopts the mitigation monitoring and reporting program
("Program") set forth in Exhibit "D" to the SPA Approval Resolution,
which is incorporated herein by reference. The Council hereby finds
the Program is designed to ensure that, during project
implementation, the Permittee/Project applicant, and any other
responsible parties, implement the Project components and comply
with the feasible mitigation measures identified in Paragraph B
above.
E. Statement of Overriding Considerations
Even after the adoption of all feasible mitigation measures and
alternatives, certain significant or potentially significant adverse
environmental effects caused by the Project will remain. Therefore,
the Council hereby issues, pursuant to CEQA Guidelines Section
15093, its Statement of Overriding Considerations as set forth in
Exhibit "E" of the SPA Approval Resolution thereby identifying the
Ordinance No. 2499
Page 3
specific economic, social, and other considerations that render
those unavoidable significant adverse environmental effects
acceptable.
F. PC District Regulations
The City Council does hereby conditionally approve and adopt the
Planned Community District Regulations, also referred to herein as
the Zoning Regulations, for the Salt Creek Ranch project. The
conditions of this approval are as follows:
1. The Developer shall identify permanent locations for the
additional 4.45-acres of Community Purpose Facility ("CPF"
sites"} land which will be subject to approval of the Director
of Planning prior to approval of the tentative subdivision
map, and that, in accordance with the Chula Vista Municipal
Code, there be no reversion of acreage clause for CPF sites in
the approved SPA Plan.
2. All plant materials, sizes and locations within parks and open
space areas will require approval by the Director of Parks and
Recreation prior to final subdivision map approval.
3. That Developer implement each and every Mitigation Measure
identified in the FSEIR as Mitigation Measures.
4. That Baldwin implement each and every aspect of the Mitigation
Monitoring Program hereinafter referred to.
Failure of the conditions of approval to occur shall, at the option of the
City exercised at a public hearing, notice of which and an opportunity at
which Baldwin has been given to be heard on the matter, revoking the
zoning regulations hereinabove conditionally approved.
A~tif°~~<~
Presented by
Ordinance No. 2499
Page 4
EXHIBIT A
Ordi nance No. 2499
Page 5
EXHIBIT C
SALT CIaRRK R.~d%ICH
SECTIO~ P{G ~ (SPA) Pl.4J~l
SUPp{,~J.. EIR-91-03
CANDIDATE CEQA FINDINGS
IN ACCORDAN(X Wrll-1 SECTION 21081
OF THE CALIFORNIA ENVIRON1VIENTAL QUALITY ACT
AND SECTION 15091 OF 'iI ILE 14
OF THE CALIFORNIA ADMINISiRATION CODE
MARCH 1992
Ordinance No. 2499
Page 6
I. INTRODUCTION
Section 21081 of the California Environmental Quality Act (CEQA) requires that no project
shall be approved by a public agency when significant environmental effects have been identified,
unless one of the following findings is made and supported by substantial evidence in the record:
1. Changes or alterations have been required in or incorporated into the project which avoid
or substantially lessen the significant environmental effect as identified in the Final
Environmental Impact Report (EIR).
2. Changes or alterations are the responsibility of another public agency and not the agency
making the finding.
3. Specific economic, social, or other considerations make infeasible the mitigation measures
or project alternatives identified in the Final EIR.
The following findings are made relative to the conclusions of the Final Supplemental EIR
for the proposed Salt Creek Ranch Sectional Planning Area (SPA) Plan (SCH#89092721) and all
documents, maps, and illustrations listed in Section VI ofthese findings. The project,s discretionary
actions include the following:
· Sphere of influence boundary change and annexation to the City of Chula
Vista;
· Sectional Planning Area (SPA) Plan; and
· P-C (planned community) zoning approval.
The Salt Creek Ranch project includes approximately 1,200 acres of land in the southern
foothills of San Miguel Mountain, north of EastLake Technology Park an, .d northwest of Upper Otay
Lake. The project site is located in the northern portion of the 37 square mile Eastern Territories
as defined by the City of Chula Vista. Salt Creek Ranch is situated on land currently under the
jurisdiction of the County of San Diego; however, all but 240 acres in the extreme northeastern
corner of the project site are within the City of Chula Vista,s adopted Sphere of Influence.
The original SPA Plan project proposed a maximum of 2,817 residential units (773.1 acres),
neighborhood parks (31.0 acres), natural open space (360.8 acres), two elementary school sites (24
acres), a fire station site (1.3 acre), two community purpose facilities sites (7 acres), and major
roads.
Analysis during preparation of both the draft SPA Plan document and draft EIR revealed
various environmental impacts of the original SPA Plan project. In response, the applicant refined
the project in an attempt to reduce or mitigate those impacts. Alternative 75.3 (Final SPA Plan
Design Alternative) was resubmit~ed to the City as the revised SPA Plan. This modified design
represents the current SPA Plan; it is examined in the Final EIR and in the Response to Comments
Section of the Final EIR. This design proposes 2,662 residential units (749.7 acres), two
neighborhood parks (total 29.3 acres), two school sites (23.1 acres), two community purpose
facilities sites (7 acres), and a fire station site (1 acre). The Final SPA Plan Design Alternative is
environmentally superior to the project as originally proposed.
The following findings are applicable to the project as revised and analyzed as the Final SPA
Plan Alternative in the Final EIR and in the Response to Comments section of the Final EIR.
Ordinance No. 2499
Page 7
H. cl-tY OF (241JLA VISTA FINDINGS
1. The City of Chula Vista, having reviewed and considered the information contained in the
record and the Final EIR for the Salt Creek Ranch SPA Plan finds that changes have been
incorporated into the project which mitigate, avoid, or reduce the level of identified impacts
to insignificance or to levels acceptable to the City.
2. The City of Chula Vista Planning Commission has determined that any remaining significant
effects on the environment found to be unavoidable are acceptable due to overriding
Concerns.
3. The City of Chula Vista having reviewed and considered the information contained in the
Final EIR and the record, finds that none of the significant environmental effects anticipated
as a result of the proposed project are within the responsibility of another public,agency
except for air quality and water supply and water quality.
4. The City of Chula Vista, having reviewed and considered the information contained in the
Final EIR and the record, finds that no specific economic, social, or other considerations
make infeasible the mitigation measures identified in the Final EIR.
5. The City of Chula Vista has independently reviewed, considered and evaluated the Final EIR
and the record. On the basis of that review, the City of Chula Vista finds that the Final EIR
reflects the City's exercise of independent judgment over the environmental analysis
contained in the Final EIR pursuant to Public Resources Code Section 21082.1. The City, s
finding is supported by documents and other substantial evidence in the record
6. The Planning Commission acknowledges that these Recommended CEQA Findings are
advisory and do not bind the City Council from adopting findings to the contrary if they are
supported by substantial evidence in the record.
The City ofChula Vista's Threshold/Standards, adopted November 17, 1987, were developed
to assure that the quality of life enjoyed by the City, s residents is maintained while growth occurs.
That quality of life is also important to those who wish to develop within the City. Implementation
of the Threshold/Standards program assures that significant, adverse impacts are avoided or reduced
through sound planning and that public services and the quality of the environment will be
preserved and enhanced. Based on these threshold/standards, changes have been incorporated into
the project to mitigate or avoid environmental effects. The ll issues addressed in the
Threshold/Standards are discussed in Sections III and IV below.
IH. SIGNIFICANT, UNMITIGATED IMPACTS
1. Aesthetics
Impact
The project, in combination with the various development projects in the Eastern Territories
area, would unavoidably contribute to a cumulative adverse effect of the existing natural
landform and aesthetic character of the area. This impact would occur with either the
original project or the Final SPA Plan Design Alternative.
Ordinance No. 2499
Page 8
Mitigation
The proposed mitigation measures (Section 1V.2, p.9) would not mitigate this impact to
below a level of significance.
Finding
The only impact associated with landform alteration and aesthetics that cannot be mitigated
m below a level of significance is the cumulative impact Aside from the mitigation measures
in the Final EIR, no other measures were suggested in comments submitted on the Draft
EIR. Because no evidence of other measures has been presented by the preparers of the
Final EIR, the City, federal, state or local agencies or any other interested persons, no
further mitigation is determined m be feasible or reasonable.
(see Section W.2)
2. Water Supply
Impact
The project (as with any developmen0 would contribute an incremental cumulative impact
on the region,s water supply. This conclusion applies to both the project as originally
proposed and the Final SPA Plan Design Alternative.
Mitigation
· Prior to approval of final map, the Master Plan of Water for Salt Creek Ranch shall
be approved by the City Engineer and OWD. Further, this plan shall be revised to
include a discussion of implementation and phasing, and participation in the water
allocation program and TSF financing for this project and other protects in the
OWl) Master Plan senrice area.
· The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of final grading plans.
The following is incorporated from EIR-89-3:
- Prior to issuance of bu~ding permits, the project site shall either be annexed by the
OWD into Improvement District No, 22, or a new improvement district shall be
established for the project area, In addition, the project developer shall obtain
written verification from OWD at each phase of development that the tract or
parcel will be provided adequate water service,
· The project proponents shall, if feasible, negotiate an agreement with OWE) to
commit to use of reclaimed water at the earliest possible date so that OWl) can
ensure that an adequate supply is available, If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Department of Health,
· Water conservation measures for on-site landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent, in
Ordinance No. 2499
Page 9
coordination with the City Public Works Department and in consultation with OWD
or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Depamnent of Water Resources, and
include but are not limited to planting of drought tolerant vegetation and the use
of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
· The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a. Low-flush toilets (Section 17921.3, Health and Safety code).
b. Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article 1, T20-1406F).
c. Insulation of hot water lines in water recirculating systems
California Energy Commission).
Finding
The cumulative Lmpact to regional water supply cannot be mitigated to below a level of
significance. Aside from the mitigation measures in the Final EIR, no other measures were
suggested in comments submitted on the Draft EIR. Because no evidence of other measures
has been presented by the preparers of the Final EIR, the City, federal, state or local
agencies or any other interested persons, no further mitigation is determined to be feasible
or reasonable.
(see Section 1V. 11)
3. Off-site Area of Impact (Biological Resources)
Impact
The development of Salt Creek Ranch would necessitate the construction of additional off-
site facilities (i.e., water lines, seer lines and water reservoir) in order to accommodate the
flaPare residents with adequate water and sewer services. Three off-site areas direc~y
adjacent to the project site would house these facilities. The location of these parcels is
shown and discussed in the Final EIP,. The following is a brief summary:
Hunte Parkway This 46-acre parcel would contain the proposed alignment of
Hunte Parkway and the Salt Creek Interceptor line. Both
improvements are proposed along approximately the same
alignment which has not yet been determined. Ultimately, sewage
flows will be collected and treated at the future Otay Valley Water
Reclamation Facility.
East "H" Street This 7.3-acre parcel would contain a portion of the flaPare
alignment of East "H" Street and the Proctor Valley !0-inch sewer
line. Both improvements are proposed along approximately the
same alignment which has not yet been determined. This
proposed gravity sewer line would tie in with the existing 15-inch
Ordinance No. 2499
Page 10
gravity line within the Spring Valley Sanitation District which
conveys flow to the Spring Valley Outall.
Waterline/Reservoir This lll-acre parcel would contain a proposed waterline, access
road, and reservoir in order to provide water service to Zone 1296.
The pad elevation of the reservoir should be approximately 1,270
feet. A specific reservoir site has not been established.
The off-site improvements will incrementally add to the impacts detailed in the Salt Creek
Ranch GDP EIR 89-3. Impacts to coastal sage scrub are cumulatively significant and remain
partially mitigation through preservation and restoration. Sensitive placement of the
alignment and constriction of construction corridors will. significantly reduce potential
impacts to habitats and sensitive species through avoidance. If a large population of San
Diego coast barrel cactus cannot be avoided, a mitigation program to include relocation
should be initiated.
Mitigation Measures
Hunte Parkway To mitigate potential impacts to disturbed wetlands to below the
level of significance, enhancement of riparian habitat at a 1: 1 ratio
to any impacted wetlands shall be implemented. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into the wetland mitigation
plan (RECON 1991). Prior to conslruction, a 1603 Streambed
Alteration Agreement must be obtained from the California
Department of Fish and Game.
East 'H" Street To mitigate the loss of 11.0 acres of coastal sage scrub and
impacts to California gnatcatcher to below the level of significance,
a strategy of avoidance and habitat enhancement shall be
implemented. To avoid impacting the full 11 acres, the
construction corridor shall be restricted down from 100 feet on
each side of the roadway to a smaller area. The avoidance will
reduce impacts to the gnatcatcher territory to below 6.2 acres.
This will retain the territory and reduce the impact to the
gnatcatcher to a level of non-significance. All remaining impacts
shall require enhancement of coastal sage scrub at a ratio of 1:1.
The mitigation site should be at a nearby location and connected
to a larger area of planned open space. The mitigation acreage
shall be added to the mitigation acreage for the Salt Creek Ranch
development and incorporated into the habitat enhancement plan
eRECON 1991).
To mitigate impacts to coast barrel cactus to below the level of
significance, a strategy of avoidance and preservation shall be
implemented. To avoid impacts to as many individuals as possible,
the construction corridor shall be restricted. The remaining
individuals that would be impacted should be preserved via
transplantation into open space. A detailed preservation plan
should be designed by a qualified biologist/horticulturist, who
would assist in site selection, implement a 5-year monitoring plan,
and submit regularly scheduled reports to the City of Chula Vista.
Ordinance No. 2499
Page 11
To mitigate impacts to Otay tarplant to below the level of
significance, avoidance of the population to greatest extent feasible
shall be implemented. The alignment of the roadway shall avoid
the northernmost portion of the site and the construction corridor
should be restricted in this area.
Reservoir, rWaterline To mitigate the loss of 30.7 acres of burned coastal sage scrub to
below the level of significance, a combination of avoidance and
habitat enhancement shall be implemented. To avoid impacts to
the full 30.7 acres, the construction corridor shall be restricted.
All remaining impacts would require habitat enhancement of
nearby burned coastal sage scrub at a ratio of 1:1. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek
Ranch development and incorporated into their habitat
enhancement plan fiLECON 1991).
To mitigate impacts to San Diego golden star to below the level of
significance, avoidance of the population to the greatest degree
feasible shall be implemented. The alignment shall remain in the
currently proposed position to the greatest extent feasible and the
construction corridor shall be restricted in the area where the
population occurs.
Finding
Potential impacts to coastal sage scrub are reduced through revegetation plans, but remain
significant as def'med by the Cit'y's General Plan.
No additional mitigation measures were suggested in comments submitted on the Draft EIR.
Any further mitigation of the projecfs biological impacts is irffeasible for the following
reasons:
· From a planning and environmental standpoint, the City, s basic objective for this
project is to promote the goal contained in its General Plan to 'accommodate a full
diversity of housing types, while maintaining an orientation to detached
single-family housing,' and to further implement the following objectives of its
General Plan:
"Objective 10. Encourage the development of a diversity of housing types and
prices."
"Objective ll. Assure that new development meets or exceeds a standard of high
quality planning and design.'
'Objective 13. Encourage planned developments, with a coordinated mix of urban
uses, open, spaces, and amenities.~
'Objective 14. For new developments in Eastern Territories, the predominant
character should be low medium density, single-family housing. Where appropriate
in terms of physical setting encourage development of quality, large-lot housing.'
Ordinance No. 2499
Page 12
Salt Creek Ranch SPA Plan addresses each of these General Plan policies. The
residential planned community provides a broad variety of housing types, ranging
from multi-family attached units to large estate lots consisting of at least one acre.
Multi-family housing is provided in accordance with the Chula Vista General Plan,
which previously took into account the location of multi-family housing in areas
convenient to public services, facilities and roadway circulation. Salt Creek Ranch
is uniquely situated between the urbanized areas of Chula Vista to the west and the
undeveloped areas to the east. The project is an entirely residential community
which will provide residents of Chula Vista with high quality, upper-end housing
products which are currently limited in the South Bay area. Salt Creek Ranch will
also provide important transitions from the higher density developments adjacent
to future SR-125 to the lower density estates in the eastern portion of Salt Creek
Ranch. Development within Salt Creek Ranch will transition from the R-M and
R-LM categories in the western portion of the property to the low density R-L
category in the eastern and northern portions of the property site.
Because the proposed project realizes the City, s basic General Plan housing policies,
any further restrictions on development in the eastern portion of the project as
further mitigation of the project's impact on coastal sage scrub would frustrate and
impede attainment of the City's basic project objectives.
® In addition, from an environmental perspective, this project satisfies the mitigation
criteria for coastal sage scrub which is contained in the Chula Vista General Plan
Update EIR. According to the General Plan EIR, off-site mitigation by acquisition
of equivalent coastal sage scrub habitat is only suggested where there is a loss of
"multiple gnatcatcher nesting territories." With respect to this project, all direct
and cumulative impacts to the California gnatcatcher have been mitigated to below
a level of significance.
® No evidence has been presented by the preparers of the EIR, City Planning Staff or
any other interested persons which demonstrates that additional mitigation is
warranted in light of the mitigation measures discussed in EIR 89-3 already
incorporated into the project. These measures include:
® The modified Salt Creek Ranch GDP will preserve approximately 50 additional acres
of coastal sage scrub than anticipated by the General Plan. This area is proposed
as open space in order to preserve habitat for two species of special concern, the
California gnatcatcher and the cactus wren.
· The project applicant has agreed to participate in a regional or sub-regional
multi-species coastal sage scrub conservation plan (or else preservation of a
regional corridor on-site) which w~l preserve a wildlife corridor from the San
Miguel mountains to the Upper Otay reservoir. This commitment w~l result in
permanent protection of additional acreage of coastal sage scrub, or additional on-
site open space for the regional corridor.
® The project applicant has agreed to revegetate approximately 30 acres of disturbed
habitat within the proposed open space areas with coastal sage scrub.
· The project applicant has taken substantial steps to preserve a majority of the 365
acres of coastal sage scrub on the project site. Less than one quarter of the coastal
Ordinance No. 2499
Page 13
sage scrub or approximately 89.6 acres will be lost to project development under
the modified alternative A plan.
· Approximately 29 percent of the propen-y, or 351 acres, is proposed for open space
(not including parks). An approximately 50 acre area located north of the Upper
Otay l~eservoir is designated for residential development in the General Plan, but
is proposed as open space in the GDP. This open space was set aside to preserve
sufficient habitat for two species of special concern, the gnatcatcher and the cactus
IV. SIGNIFICANT, MITIGABLE IMPACTS
1. land Use
Impact
The Final EIR for the Salt Creek Ranch GDP identified potential incompatibilities with
adjacent land uses. Potential conflicts include the proposed development's interface with
the EastLake Business Park, the Upper Otay water supply reservoir, the Chula Vista
Greenbelt, the SDG&E power easement, and the Otay Water District reclamation facility.
Similar potential incompatibilities are identified for the Final SPA Plan Design Alternative.
In addition, the provision of affordable housing has been addressed in both the Final EIR
for the Salt Creek Ranch GDP and in the Final Supplemental EIR for the SPA Plan.
Interface with EastLake Business Park
Potential compatibility conflicts could occur from the placement of residential uses adjacent
to the EastLake Business Park which borders the project site to the south.
Upper Otav Water Supplv Reservoir
The proposed project is residential development in proximity to the Upper Otay water
supply reservoir.
Chula Vista Greenbelt
The Chula Vista General Plan depicts the Citl/s Greenbelt traversing Salt Creek Ranch
through Salt Creek Canyon and stream valley. The development's interface with the
Greenbelt is important from an open space impact and continuity of use perspective.
SDG&E Power Easement
Residential and recreational (trail) uses may be incompatible with the SDG&E high voltage
transmission lines.
Otav Water District Reclamation Facilities
Along the northern edge of the proposed project, the property interfaces with the
reclamation facilities. Since future residents would be located in close proximity to the
facility's storage tanks and reclamation pond, a potential compatibility issue involves a
potential visual impact on adjacent residential uses.
Ordinance No. 2499
Page 14
Affordable Housing
As discussed in the Final EIR for the Salt Creek P, anch SPA Plan, the City of Chula Vista is
in the process of revising its Housing Element and policies. The City is currently working
with the applicant to develop an affordable housing program which will provide low income
units as required by the City under the new policy. Prices are projected to begin at $79,000
in 1990 dollars. Although the SPA plan does not fully present an affordable housing
program as required by the GDP conditions of approval, the applicant has initiated
discussions with lenders, governmental entities and non-profit housing providers. The
specific Salt Creek Ranch affordable housing programs will evolve as the viability of funding
options are evaluated for feasibility and development plans become more precise. The
specific Salt Creek Ranch affordable housing programs will be subject to Planning
Commission review and approval concurrent with consideration of the Tentative Subdivision
Map. The affordable housing program will be consistent with the principals outlined in the
mitigation section of the Final Supplemental EIR. This issue is considered a significant
impact until the program is approve&
Mitigation
Interface with EastLake Business Park
A buffer zone has been designed to mitigate potential impacts associated with the
compatibility issue with the EastLake Business Park. This proposed buffer zone would:
· Include a slope which would vary in height (from 10 to 39 feet) and depth to
provide vertical and horizontal separation between uses.
· Vary in depth from an average of 50 feet to a minimum of 30 feet along the
single-family area.
· Vary in depth a minimum of 20 feet along the multi-family area.
· Be extensively landscaped with trees and shrubs to effectively screen and separate
housing from adjacent industrial uses.
· Contain a 10-foot wide meandering pedesuian/bike trail linking the school/park
site on the western edge to the Salt Creek Corridor.
· Contain open space connections from the single-family and multi-family areas to
this trail corridor. Multi-family recreational amenities will be linked to this trail
buffer.
Upper Otav Water Supply Reservoir
See Section IV 4, below.
Chula Vista Greenbelt
The SPA plan proposes open space for the greenbelt area including trail use and is
consistent with the General Plan. Uses proposed adjacent to the Salt Creek corridor include
low medium and low density residential, a school site, a neighborhood park, and a
Ordinance No. 2499
Page 15
community center. Landscaping and setbacks would provide visual and spatial buffer
between the greenbelt and adjacent uses.
SDG&E Easement
The potential land use compatibility impacts relative to use of the SDG&E easement as a
trail shall be mitigated by coordination with SDG&E during all phases of future planning.
The applicant shall obtain a written agreement with SDG&E to gain permission to use the
easements. The agreement shall discuss relevant issues including permissible uses,
maintenance, and liability. This agreement shall be obtained prior to tentative map
approval.
To mitigate potential health impacts associated with the proximity of residential and trail
uses to the high voltage transmission line, the applicant shall pull houses back away from
the easement by a conservative distance and provide buyers of homes adjacent to the
easement with a white paper informing them of the current controversy concerning
electromagnetic fields, the applicant should also either move the proposed trail away from
the easement or post signs at regular intervals in both English and Spanish alerting wail
users of the potential risks.
Otav Water District Reclamation Facilities
See Section II 2.
Affordable Housing
With respect to the potential impacts associated with provision of affordable housing, the
project applicant's affordable housing program shall be subject to review and approval by
the Planning Commission concurrent with Tentative Subdivision Map approval.
The program shall be consistent with the following principles:
As determined by the 1991 Housing Element revisions, applicant will continue to explore
various methods to devote ten percent (10%) of the Salt Creek Ranch units to affordable
housing.
As provided by the Housing Element, the City of Chula Vista shall continue to assist the
applicant to fulfill the Housing Element affordable housing policy through the following
actions:
· Seek State and Federal subsidies for moderate and low income housing. (Chula
Vista Housing Element, Part 2, page 24, 1985).
· Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
· Consider exploration of experimental planning, design and development techniques
and standards to reduce the cost of providing affordable housing. (Chula Vista
Housing Element, Part 2, 1985).
Ordinance No. 2499
Page 16
The applicant will prepare and implement an affirmative fair marketing program (Chula
Vista Housing Element, Part 2, 198S), including a marketing plan to attract qualified buyers
for non-market rate housing.
Finding
All significant land use impacts will be mitigated to below a level of slgnifieanee by the
implementation of the mitigation measures delineated above.
Impact
The proposed development would significantly alter the landform and visual character of
the site. This conclusion applies to both the original project and the Final SPA Plan Design
Alternative. See Section 3.2 of the Final Supplemental EIR.
Mitigation
Implementation of the proposed project would result in significant landform impacts to the
project site, and visual impacts for both the project site and the project vicinity. In order
to mitigate adverse impacts, specific design guidelines have been included within the SPA
Plan. Project development will require the implementation of all design guidelines
concurrent with the SPA Plan and subject to further review and approval by the Design
Review Committee (DRC). The guidelines which are contained within the SPA Plan
(Section III, Community Design Guidelines) address grading, landscaping, fencing, signing,
and scenic highways. Design guidelines are summarized below:
® Grading: In addition to incorporation of the requirements of the Chula Vista
Municipal Code and other applicable city policies, graded areas are to be contoured
to blend with natural landform characteristics and minimize disruption of the
natural topography. A balance between cut and fill shall be maintained, and all
grading and drainage system plans shall be prepared under the direction of a
licensed civil engineer. Final grading plans shall be reviewed by the City of Chula
Planning Department to determine whether large cut and fill slopes would impact
views of open space areas from residences and/or scenic highways, and areas of
high sensitivity such as the ridgeline and canyons in Sub-area 3 shall be subject to
further review by the DRC.
® Landscape: Plant materials shall be organized to provide buffering, transition, and
slope stabilization between land uses and streets, and between development and
open space areas. Manufactured slopes adjacent to habitat enhancement areas
shall be landscaped with vegetation consistent with the Habitat Enhancement Plan.
Landscaping and irrigation standards shall conform with the City of Chula Vista
Landscaping Manual.
® Scenic Highways: In accordance with the design guidelines, all homes abutting the
scenic highways (East H Street and Hunte Parkway) shall be set back from the
right-of-way a variable distance and landscaping shall be intensified to buffer views
of buildings. Any long distance views available from the scenic highway shall be
protected, and all signs within the viewshed of the scenic highway shall be subject
to further review.
Ordinance No. 2499
Page 17
To mitigate the potentially significant visual impacts associated with the Upper Otay
Reservoir, the applicant is proposing the following measures:
· Implementation of the Land Alteration Standards outlined in the GDP and Chapter
5 of the SPA Plan.
· Revegetation of visible slope banks with native coastal sage scrub.
· Use of contour grading techniques as shown on the conceptual grading plan.
· Minimization of grading on the eastem portion of the site.
· Variable rear setbacks for homes as shown in Chapter 5 of the SPA Plan.
· Variable side yard separation as shown on the ridge-top layout in Chapter 5 of the
SPA Plan.
· Retaining natural rock outcroppings as shown in the parks, open spaces, and tra~s
section of the SPA Plan.
· Installing landscaping as a backdrop to homes.
· Naturalize grading edges and tilt rear grading lines as shown on the Ridgeline
Grading Guidelines in Chapter 5 of the SPA Plan.
· Utilize berms along visible edges as shown on the Ridgeline Grading Guidelines in
Chapter 5 of the SPA Plan.
To mitigate the potential and visual impacts associated with the EastLake Technology Park,
the applicant is proposing the following measures which will mitigate these impacts to
below a level of significance:
· Provide a buffer zone along the southern edge of the property which will include
a slope along both the single- and multi-family areas. The slope will vary in height
(from approximately 10 to 39 feet) and width (from a minimum of 20 feet in the
multi-family area and 30 feet in the single family area, to a maximum of 150 feet
at its widest in the single family area).
· The buffer shall be extensively landscaped with trees and shrubs to effectively
screen and separate housing from adjacent induslzial uses.
· The buffer shall contain a 10-foot wide meandering pedestrian/bike tra~ linking the
school/park site on the western edge to the Salt Creek corridor. This trail corridor
shall contain open space connections from the single-family and multi-family areas,
and link multi-family recreational amenities.
Along the northern and northwestern edge, the proposed project interfaces with the Otay
Water District reclamation facilities. Since future Salt Creek residents would be located in
close proximity to the facilities storage tanks and reclamation pond, a potentially significant
visual impact exists. To mitigate the potentially significant visual impact associated with
the reclamation facilities, the applicant is proposing the following measures:
Ordinance No. 2499
Page 18
· A slope will be placed along the northem edge which would vary in height (from
~h~4ilht at the edge up to 26 feet) and depth (from daylight at the edge up to 50
feee) ts obstruct any views into this area.
· Ut~ization of grading techniques to prevent views from most of the homes into the
reclamation area.
·Placement of homes to take advantage of natural off-site topography to the north
which prevents views into the reclamation area.
· Utilization of landscaping and adequate rear yard setbacks to minimize views into
this area from neighborhoods 12 and 13.
Residences situated adjacent to the SDG&E power easement in Sub-area 3 would experience
visual impacts due to existing SDG&E transmission lines. Site planning measures such as
proposed grading techniques, landscaping and home orientation would minimize visual
impacts from the project to the fac~itles.
Finding
Implementation of the mitigation measures delineated above will reduce the project-specific
impacts to below a level of significance.
(See Section 1II.2) -
3. Hydrology
Impact
The Final SPA Plan Design Alternative would create less impervious surface area than the
original plan. Either project would increase impervious surface area, resulting in altered
drainage courses and increased flow rates downstream. See Final Supplemental EIR,
Section 3.3.
Mitigation
· For Basin A, development drainage shall be routed to road crossing points for outlet
into the natural channel flow. Structure types to convey stream flows under access
roads would be determined prior to Final Map approval.
· Within Basin B, there are two Salt Creek crossing points, East H Street and a
northern access road. The East H Street crossing shall incorporate a suitable
drainage structure which will accommodate the proposed trail system. The type
and sizing of this drainage system shall be determined prior to Final Map approval.
The northern structure shall be determined prior to Final Map approval. Developed
areas would be drained via storm drain systems to ou~et points adjacent to Salt
Creek.
· A low flow pump diversion system will be constructed to transport dry weather
flows out of Basin A (Upper Otay Lake Basin) and discharge them into Basin B (Salt
Creek Basin). This low flow diversion system will be designed for 137 gpm.
Ordinance No. 2499
Page 19
® A storm drain system shall be constructed within future Lane Avenue to convey
runoff within Basic C to existing facilities constructed by the Easthake I project.
The type of sizing of this system would be determined prior to Final Map approval.
® Drainage facilities and energy dissipators shall be constructed in accordance with
the approved hydraulic analysis and shall be in place and functioning prior m
completion of the grading operation.
® Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency 0iPA) as set
forth in the National Pollutant Discharge Elimination System (NPDES) permit
requirements for urban runoff and stormwater discharge.
Finding
All significant impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
4. Water Quality
Impacts
Potential impacts associated with watershed development in the Otay reservoirs watershed
include urban runoff, sewage spills, and sedimentation. See Final Supplemental EIR,
Section 3.4.
The Final SPA Plan Design Alternative proposes a reduced density residential development.
Potential water quality impacts would be reduced, but still potentially significant.
Mitigation
· The project shall be subject to review and approval by the State Department of
Health Services (DHS). The project shall implement mitigation measures as set by
DHS prior to issuance of any grading permit.
· Prior to or concurrent with SPA Plan approval, a diversion ditch plan, or other
acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared
and approved by the City of Chula Vista, City of San Diego and DHS. The plan
shall analyze the possibility of sewage system failures; effects of increased levels of
nutrients salts and pesticides from landscaping and irrigation; and effects of
petroleum products from surface street runoff. Additional environmental analysis
may be required based on the specific drainage ditch or other plans. Design of
these plans shall also consider providing additional capacity for concurrent or
future development.
· The project applicant shall conduct an on-site mitigation monitoring program to
establish baseline data for runoff from the project site. This monitoring program
will be continued until 400 units in the sub-basin have been constructed in the
sub-basin.
· The project proponent shall submit a erosion control plan prepared by a registered
civil engineer and a registered landscape architect in accordance with City of Chula
Ordinance No. 2499
Page 20
Vista design standards. The plan shall be approved prior to issuance of Fading
permits and shall include placement of sandbags, temporary sediment basins, and
an erosion control maintenance plan.
· The project proponent shall submit a storm drain plan prepared by a registered civil
engineer in accordance with City of Chula Vista design standards. The plan must
be approved prior to the issuance of grading permits and shall include permanent
erosion control facilities.
Development of the subject project must comply with all applicable regulations
established by the United States Environmental Protection Agency (EPA) as set
forth in the National Pollutant Discharge Elimination System {NPDES) permit
requirements for urban runoff and stormwater discharge.
Finding
Implementation of the mitigation measures delineated above and changes incorporated into
the project will mitigate all project and cumulative water quality impacts to below a level
of significance.
5. BioloXical Resources
Impact
The habitats, biological resources, and sensitive species occurring on-site have been detailed
in Final EII~. 89-3 for the approved Salt Creek Ranch GDP. The proposed SPA is quite
similar to the approved GDP. The SPA limits of grading have been altered so that they
extend beyond the GDP limits in some areas. In other areas, however, the SPA limits of
grading have been confined furLher inside the GDP limits. The amount of each habitat that
would be impacted by the new grading limits includes an additional 1.5 acres of coastal
sage scrub, 0.2 additional acre of riparian habitat, 3.3 acres less of native grassland and 1.8
acre more of disturbed grassland.
The additional areas of impact represent the sum of many small and disjunct areas of
impact. Thus the 1.5 acres of impact to coastal sage scrub would be distributed throughout
the site and is not a singular area or the sum of a few areas. Additional SPA impacts to
coastal sage scrub are incremental and are not considered significant. The impact to
California gnatcatcher is no greater than it would be under the GDP. Thus the SPA would
not create any new significant impacts to California gnatcatcher. Although coastal sage
scrub would be slighfiy more impacted overall, a 2.7 acre patch of sage scrub would be
newly placed in natural open space. This patch contains a large cactus thicket and a cactus
wren nest. Implementation of the SPA would not impact any cacnxs wren nests on the site,
while the GDP would have impacted one thicket and one nest. The SPA would not create
any new significant impacts to cactus wren.
The additional impact to riparian habitats is 0.2 acre. All weftand impacts require
mitigation, due to the USFWS and ACOE 'no net loss of weftands" policy. Therefore,
impacts to riparian habitat are considered significant.
Native ~rassland on-site would be impacted less than it would have been under the GDP.
The increased amount of native grassland retained on-site would allow more suitable
habitat for the sensitive plant species that may occur there. Species with a high potential
Ordinance No. 2499
Page 21
of occurrence include Orcutes brodiaea (Brodiaea orcuttii), Otay tarplant CHemizonia
conjugens), and San Diego County needle grass (Stipa diegocrisis). Whie the SPA would
reduce impacts to native grassland overall, the native grassland habitat on-site should be
surveyed as recommended in the original EIR.
The SPA would impact an additional 1.8 acres of disturbed grassland habitat. The loss of
this disturbed habitat is not considered significant.
Mitigation
To mitigate additional impacts to 0.2 acre of riparian habitat to below the level of
significance, creation/enhancement ofriparian habitat shall be implemented. At a 2:1 ratio,
0.4 acre of riparian habitat shall be created or enhanced. This mitigation acreage shall be
added to the mitigation acreage for the Salt Creek Ranch development and incorporated
into the weftand mitigation plan prepared by RECON.
Finding
Impacts to riparian weftand habitat would be mitigated to below a level of significance
through the mitigation measures delineated above.
(See Section III.3)
6. Cultural Resources
The potential impacts to cultural resources as a result of implementation of the SPA Plan
are identical to those that would occur with implementation of the GDP. These impacts
were discussed in detail in Final EIR 89-3. See also Final Supplemental EIR, Section 3.6.
Mitigation
· Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include project redesign, or indexing the content of a site by excavating a small
sample then capping the site with 2 feet of ~l and incorporating these sites or
portions of these sites into the Salt Creek Park system (Chula Vista Greenbelt).
· If avoidance of important prehistoric archaeological resources cannot be achieved,
a data recovery program m mitigate development impacts shall be conducted,
including, where necessary, surface collection and mapping of artifacts, a phased
data recovery program, and monitoring. This phased approach shall employ a
random sample in conjunction with a focused inventory for features (i.e., hearths).
The data recovery program shall be in accordance with a regional approach for all
prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III, thereby
allowing a comprehensive understanding for these sites. This regional
understanding would also be in agreement with the Bonita-Miguel Archaeological
District within which CA-SDi-4,530/W-643 falls.
· The data recovery shall follow the Advisory Council's guidelines as defined within
Treatment of Archaeological Properties, A Handbook (ACHP 1980). The Ireatment
plan shall be oriented to address local and regional research questions and clearly
identify the methods to be used to address the research questions. Research
Ordinance No. 2499
Page 22
questions to be addressed are listed in ERCE's June 1989 Salt Creek Ranch Cultural
Resource Evaluation on file at the City of Chula Vista Planning Department.
® To ensure that potentially important historic archaeological resources assumed to
be present at the eight locales listed above are not adversely affected, a program
to include monitoring of grading activities with the possibility of data recovery is
recommended. This program shall provide for excavation, recording and collection
of resources if significant features, such as privies or trash deposits, are located
during grading. This program shall include analysis of recovered artifacts in
relation to an approved research design and a report of findings.
· Indirect impacts may occur to historic sites located adjacent and exterior to the
project boundary CH-11, H-15, H-16, H-17). Fencing of project boundaries and
strict avoidance of off-site impacts in these areas should occur. The remaining nine
sites {CA-SDi-7,197A, CA-SDi-7,211, CA-SDi-8,206C, CA-SDi-9,169, CA-SDi-7,977,
CA-SDi-11,045, CA-SDi-ll,046, CA-SDi-ll,626, and H-9) are identified as not
important and, as such, need not be addressed in this document.
Finding
All significant cultural, historic, and paleontological impacts will be mitigated to below a
level of significance by the implementation of the mitigation measures.
7. Traffic
Impact
The original proposed project would generate 31,290 daily vehicle trips with 2,777 trips
expected during the morning peak hour and 2,986 trips expected during the afternoon peak
hour. The Final SPA Plan Design Alternative proposes 155 fewer dwelling units than the
original project thus resulting in reduced vehicular trips. However, the cumulative impacts
to the roadway system would be similar. See Final Supplemental EIR, Section 3.7.
Mitigation
Scenario 1A (with Phase I and Proctor Valley Road Unpaved)
· The project applicant will construct East "H" Street through the project (Phase I
boundaries) to ultimate four-lane major street standards, consistent with the City
of Chula Vista design criteria.
· The project applicant will construct Hunte Parkway to ultimate four-lane major
street standards through the project and off-sita south to Telegraph Canyon Road,
consistent with the City of Chula Vista design criteria.
® The project applicant will construct Lane Avenue as a Class II collector from East
'H' Street to meet existing improvements at its current terminals in the East Lake
Business Park, consistent with the City of Chula Vista,s design criteria.
· At the discretion of the City Traffic Engineer, the project applicant will install traffic
signals or bond for future installation at the following intersections:
Ordinance No. 2499
Page 23
East "H" Street/Lane Avenue
East "H" Street/Hunte Parkway
Lane Avenue/Telegraph Canyon Road
Hunte Parkway/Telegraph Canyon Road
® The project applicant will implement transportation demand management
strategies, including provisions of transit service and bus stops in order to reduce
the peak hour demand on the street network.
® Reduce the development potential of Phase I by 120 dwelling units. This reduction
will result in an acceptable level of service (LOS D) of the intersection of East "H"
Stteet and Hidden Vista Drive.
· The project applicant will construct a two-lane roadway between Salt Creek 1 and
Salt Creek Ranch to connect East "H" Street.
Scenario 2 (with Phase I, II, and III and State Route 125)
· The project applicant will implement all the measures described under Scenario 1
previously.
· The project applicant will construct State Route 125 as a four-lane roadway
between East "H" Street and State Route 54 with enhanced geometrics at the
intersections.
Finding
All significant impacts will be mitigated to below a level of significance by the
implementation of the mitigation measures delineated above.
8. Noise
Impact
Traffic-generated and urban noise would result from project implementation. On-site future
noise levels due to cumulative traffic will require on-site noise attenuation along various
roadways. See Final Supplemental EIR, Section 3.8.
Mitigation
· The noise impact on the residences along East "H" Street shall be mitigated by the
placement of a solid wall or a wall/berm combination on the building pads at the
top of the slopes adjacent the roadway. The walls must be of solid masonry
construction with a material weight of at least 3.5 pounds per square foot which
would not allow any air spaces along their entire length.
· Each noise wall or wall/ben combination shall be placed on the building pads at
the top of the slope between the residences and the roadway and shall be 5 feet
high. The end of each noise wall must wrap around the building pad enough to
block the line of sight from all points in the exterior living space to any portion of
the impacting roadway. Figure 3-35 depicts the proposed locations of the noise
walls or wall/berm combinations. If the walls or wallToerm combinations are
Ordinance No. 2499
Page 24
incorporated into the project design, exterior noise levels would be reduced to
below a level of significance.
® Even with the incorporation of the above mitigation measures, exterior noise level
under buildout conditions will continue to exceed 60 clBA Ldn on portions of the
project site. Therefore, in accordance with the standards set by Title 24, an interior
acoustical study will be required for all multi-family units proposed for the site.
Possible mitigation measures to reduce interior noise levels below the 45 dBA Ldn
interior noise standard may include, but are not restricted to, mechanical
ventilation and closed window conditions.
Finding
Future on-site cumulative noise impacts will be mitigated to below a level of significance
by the implementation of the mitigation measures delineated above.
9. Water
Impact
The project will demand 1,531,531 gpd of potable water and 188,139 gpd of reclaimed
water for a total average water demand of 1,719,670 gpd. See Final Supplemental EIR,
Section 3.9.1.
Mitigation
· Prior to approval of final map, the Master Plan of Water for Salt Creek Ranch shall
be approved by the City Engineer and OWE). Further, this plan shall be revised to
include a discussion of implementation and phasing, and participation in the water
allocation program and TSF financing for this project and other projects in the
OWE) Master Plan senrice area.
· The exact locations for the proposed pump station and 3 million gallon reservoir
to serve the 1296 Zone shall be determined prior to approval of final grading plans.
· Prior to issuance of building permits, the project site shall either be annexed by the
OWD into Improvement District No. 22, or a new improvement district shall be
established for the project area. In addition, the project developer shall obtain
written verification from OWE) at each phase of development that the tract or
parcel will be provided adequate water sentice.
· The developer shall participate in whatever water conservation, no net increase in
water consumption, or fee off-set program the City of Chula Vista has in effect at
the time of building permit issuance.
· The project proponents shall, if feasible, negotiate an agreement with OWE) to
commit to use of reclaimed water at the earliest possible date so that OWE) can
ensure that an adequate supply is available. If such an agreement is pursued, all
documentation shall be subject to site-specific environmental analysis, and shall
conform to the applicable regulations of the City of Chula Vista, Regional Water
Quality Control Board and the State Department -of Health.
Ordinance No. 2499
Page 25
· Water conservation measures for on-site landscaping and for maintenance of
roadside vegetation shall be created and implemented by the project proponent, in
coordination with the City Public Works Department and in consultation with OWD
or other qualified water agency/organization. Conservation measures are
recommended by the State Resources Agency Department of Water Resources, and
include but are not limited to planting of drought tolerant vegetation and the use
of irrigation systems which minimize runoff and evaporation loss (see also
following measure).
· The following water conservation measures should be provided; implementation
shall be approved prior to issuance of certificates of use and occupancy;
a) Low-flush toilets (Section 17921.3, Health and Safety code).
b) Low-flush showers and faucets (California Administrative Code, Title 24,
Par 6, Article 1, T20-1406F).
c) Insulation of hot water lines in water recirculating systems (California
Energy Commission).
Finding
All significant impacts associated with water supply and distribution will be mitigated by
the implementation of the mitigation measures delineated above.
(See Section I11.5)
10. Waste Water
Impact
The project will generate approximately 788,760 gpd of wastewater. See Final
Supplemental EII~, Section 3.9.2.
Mitigation
· Prior to approval of final map, the Master Plan of Sewerage for Salt Creek Ranch
shall be approved by the City Engineer. Further, this plan shall be revised to
include a discussion of funding and implementation/phasing in relation to this
project and other associated projecfs phasing in the area.
· Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be
determined prior to approval of final map.
· Ultimate capacity of the Salt Creek Interceptor shall be determined prior to
approval of f'mal map.
· A storm water diversion plan shall be prepared that will protect the Upper and
Lower Otay reservoirs from sewage contamination, as discussed in Section 3.4,
Water Quality.
Ordinance No. 2499
Page 26
® The project shall be subject to payment of waste water development fees {w fund
trunk sewer and other upgrades) or equivalent proportionate facility financing
mechanism identified by the City, when adopted. Payment shall occur prior to
issuance of building permits or earlier.
Finding
All significant impacts associated with waste water will be mitigated by the implementation
of the mitigation measures delineated above.
11. Off-site Area~ of liBpact - I ~ndforln/A,:~""thefie~
Impact
The pad elevation of the proposed reservoir is higher than the elevation of the project site
and would be visible from the surrounding area. See Final Supplemental EIR, Section
3.10.2.
Mitigation
· Landscaping shall be planted around the tank to shield views of the tank.
· The water tank shall be painted an unobtrusive color.
Finding
All significant impacts associated with off-site landform/aesthetics impacts will be mitigated
by the implementation of the mitigation measures delineated above.
12. Off-site Areas of Impact - Cultural Resources Impact
Hunte Parkway Impacts to the Hunte Parkway parcel include the
construction of Hunte Parkway and a proposed sewer
interceptor line. Both developments are proposed along
approximately the same alignment. Impacts relating to
the proposed interceptor line are anticipated along a
lOO-foot wide pipeline construction corridor and grading
and fill impacts related to Hunte Parkway are anticipated
to be restricted to a 134-foot wide corridor. Construction
of both the proposed interceptor line and Hunte Parkway
will affect portions of CA-SDi-12,037, CA-SDi-12,038, and
CA-SDi-12,039 and Isolate 1-314.
East "H" Street A lO-inch pipeline and a segment of East 'H" Street are
proposed for the East 'H' Street parcel. Trenching and
clearing as necessary is anticipated along the 100-foot
wide pipeline construction corridor proposed along the
northern side of this parcel. Impacts related to the
construction of East 'H' Street are anticipated to be
restricted to a 170-foot wide corridor along the existing
Proctor Valley Road alignment and include grading and fill
operations. Construction of both the lO-inch pipeline and
Ordinance No. 2499
Page 27
proposed East "H" Street segment will affect portions of
site CA-SDi-4,530/W-643, which has been tested and
determined to be important pursuant to CEQA criteria.
Water Reservoir/Water Line Impacts to the off-site water reservoir/water line parcel
include trenching and grading along a 100-foot wide
corridor and construction of a water-storage facility. Both
direct and indirect impacts of equipment staging and
access may affect cultural resources CA-SDi-ll,403 Locus
F, CA-SDi-ll,403 Locus G, CA-SDi-l l,415, CA-SDi-12,030,
A-SDi-12,031, CA-SDi-12,032, CA-SDi-12,033,
CA-SDi-12,034, CA-SDi-12,035, CA-SDi-12,036,
CA-SDi-12,260, and CA-SDi-12,261. Locus E of site
CA-SDi-ll,403 is beyond the potential impact area and
will not be effected by project development as it is
currently planned.
Mitigation
® The California Environmental Quality Act (CEQA) require mitigation of impacts to
important cultural resources. Sites CA-SDi-11,403 Locus F, CA-SDI-11,415,
CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035 within the water
reservoir/water line parcel and CA-SDi-12,038 within the Hunte Parkway parcel
were determined to qualify as important cultural resources by testing pursuant to
CEQA, and mitigation of impacts to these cultural resources is required. Site
CA-SDi-4,530/W-643 within the "H" Street parcel has been previously tested and
determined important under CEQA, and mitigation measures are necessary m
address impacts to that site. Site CA-SDi-4,530/W-643 also falls within the
Bonita-Miguel Archaeological District which requires evaluation under federal
criteria.
· Sites CA-SDi-12,030, CA-SDi-I2,033, CA-SDi-12,036, CA-SDi-12,037, and
CA-SDi-12,039 and isolates 1-314, SC-I-1, SC-I-2, SC-I-3, and SC-I-4 were determined
to not qualify as important cultural resources, and therefore no additional
archaeological work for these resources is necessary. Cultural resources
CA-SDi-12,260, CA-SDi-12,261 and CA-SDi-11,403 Locus G were not tested or
evaluated at this time. Evaluation for determination of importance under CEQA
through a cultural resource testing program is necessary at these sites.
· Mitigation of impacts to important cultural resources can be achieved through
either avoidance or by conducting a data recovery program. Avoidance could
include capping sites with 2 feet of ~l or redesign of project components.
Recommended mitigation measures include the following:
· If avoidance of archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts to important cultural resource sites shall
be conducted, including, where necessary, surface collection and mapping of
artifacts, a phased data recovery program, and monitoring during facility or other
construction. This phased approach shall employ a random sample in conjunction
with a focused inventory for features (e.g,, hearth's). The data recovery program
shall be in accordance with a regional approach for all prehistoric sites within Salt
Creek Ranch, Salt Creek I and EastLake Ill, thereby allowing a comprehensive
Ordinance No. 2499
Page 28
understanding for these sites. This regional program is in agreement with the
Bonita-Miguel Archaeological district.
· The data recovery program shall follow the Advisory Council's guidelines as defmed
within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The
treatment plan shall be oriented to address local and regional research questions
and clearly identify the methods to be used to address the research questions.
Research questions to be should be addressed are provided in ERCE's June 1989
Salt Creek Ranch Cultural Resource Evaluation, on file at the City of Chula Vista
Planning Department.
Finding
All significant impacts associated with off-site cultural resources impacts will be mitigated
by the implementation of the mitigation measures delineated above.
V. SCOPE OF FINAL SUPPI,EI~AL EIR AI~ lIMPACTS NOT FOUND TO BE SIGlqlFICANT
The Final Supplemental EIR addresses potential environmental impacts of the proposed Salt
Creek Ranch SPA Plan. The proposed project is described in detail in Section 2, Project Description,
of the Final Supplemental EIR. The Final Supplemental EIR contains the full range of sections
required under CEQA for a Supplemental EIR: Introduction, Project Description, Impact Analysis,
Alternatives Analysis, Summary of Unavoidable Significant Impacts, References and Consultant
Identification.
Each of the issue areas/sections listed below were identified by the City of Chula Vista as
potentially significant environmental impacts requiring an updated analysis and/or new analysis
beyond that discussed in Final EIR 89-3 for the Salt Creek Ranch GDP (SCH No. 8909272}). The
Final Supplemental EIR reviews in suff'xcient detail these potential impacts associated with
implementation of the project, constituting the scope of this Final Supplemental EIR:
· Land Use
· Landform/Aesthetics
· Hydrology
· Water Quality
· Biological Resources
· Cultural Resources
· Transportation and Circulation
· Noise
· Public Services and Utilities (Water and Wastewater) Off-site Areas of Impact
· Those issue areas considered not to require further analyses beyond that discussed in Final
EIR-89-3 by the City of Chula Vista are listed below.
· Conversion of Agricultural Lands (addressed in EIR 89-3)
· Geology/Soils (addressed in EIR-89-3) Air Quality (addressed in EIR-89-3) Fiscal Analysis
(addressed in EIR-89-3) Public Services/Utilities (addressed in EIR-89-3)
Police Protection
Fire Protection
Schools
Parks, Recreation and Open Space Gas, Electricity, Energy Public Transit
Ordinance No. 2499
Page 29
Libran/Facilities
Solid Waste Disposal
During the comment period on the Draft Supplemental EIR0 a commentator suggested an
approximate alternative alignment for access to off-site properties to the north of the Salt Creek
Ranch site. The City finds that this alternative is not feasible or reasonable for the reasons set forth
below:
· The issue of access was addressed during the General Development Plan (GDP)
environmental review process for the Salt Creek Ranch project, The Final EIR for the GDP
was certified in September, 1990. The Chula Vista City Council approved the Salt Creek
Ranch GDP and certified the related Final EIR {EIR-89-3) in September, 1990, The
administrative record from the GDP environmental review process contains correspondence
and other documents relating to access for properties north of the Salt Creek Ranch project
site. In addition, the record contains the Salt Creek Ranch GDP, which includes the traffic
circulation plan (Figure 36) showing the approved access points, and a slope encroachment
analysis (Figure 25) illustrating on-site slope constraints affecting the access points. This
slope analysis illustrates that the approved access point avoids encroachment into areas to
the north which are located within a 25 percent slope area, The record also contains the
Final EIR for the Salt Creek Ranch GDP. The Final EIR shows that on-site biological
constraints {primarily coastal sage scrub) eliminated other reasonable or feasible alternate
access points. The approved Salt Creek Ranch GDP and related Final EIR also illustrate that
alternate access points to the north would now encroach into designated on-site open space
areas. The Salt Creek Ranch GDP, the Final EIR and the record from the GDP
environmental review process are available for public review at the City, s Planning
Department located at 276 Fourth Avenue, Chula Vista, California.
· Based on existing available information for on-site sensitive resources and off-site
conditions, the access that is identified in the SPA Plan EIR is consistent with the access
analyzed in the Final EIR for the GDP and is considered to be adequate to serve the
properties north of the project site. Further analysis of off-site development access will
require, among other things, the submission of proposed development plans (none
submitted to date), the documentation of off-sire constraints and independent environmental
review at that time.
VI. ~ RECORD
For the purposes of CEQA and these f'mdings, the record of the Planning Commission and
City Council relating to these actions include the following:
1. Advisory Council on Historic Preservation CACHP). 1980. Treatment of Archaeological
Properties: A Handbook. Federal Register 45 FR78808.
2. American Ornithologists' Union. 1983. Checklist of North American Birds. 6th F. dition.
American Ornithological Union [Washington, D.C.].
3. Archaeological Planning Collaborative (APC). 1980. An Archaeological Record Search and
Field Survey of the Janal Ranch Property San Diego County, California, Report on ~e at the
South Coastal Information Center, San Diego State University.
Ordi nance No. 2499
Page 30
4. Atwood, J. 1980. The United States distribution of the California black-tailed
gnatcatcher. Western Birds 11:65-78.
5. Atwood, J.L. 1988. Speciation and geographic variation in black-tailed gnatcatchers.
Ornithological Monograph 42. 72p.
6. Basmaciyan-Darnell, Inc. 1989. Traffic Study for Salt Creek Ranch, City of Chula Vista.
Revised January 22, 1990.
7. Batcheider, Ed. 1991. City of Chula Vista Planning Deparanent. Personal communication,
October 15.
8. Bauder, E.T. 1986. San Diego Vernal Pools, recent and projected losses; their conditions;
and threats to their existence 1979-1990. U.S. Fish and Wildlife Service, Office of
Endangered Species.
9. Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater River Press. 241pp.
10. California Administrative Code, Title 24, Chapter I, Subchapter I, Article 4.
11. California Administrative Code, Title 24, Par 6, Article 1, T20-14%F.
12. California Department of Fish and Game. 1%5. California Fish and Wildlife Plan. The
Resources Agency, Volume 3(c):908.
13. California Department of Fish and Game. 1985. Designated endangered or rare plants The
Resources Agency, June 19.
14. California Department of Health Services (DHS). 1976. Letter addressed to County of San
Diego.
15. California, State of. 1988. Title 24, Noise Insulation Standards, December.
16. Chula Vista, City of. 1974. Noise Element of the General Plan; June.
17. Chula Vista, City of. 1974. Scenic Highway Element of the Chula Vista General Plan.
18. Chula Vista, City of. 1982. Chula Vista General Plan, EastLake Policy Plan, City Council
Resolution No. 109%, September 7.
19. Chula Vista, City of. 1982. Housing Element.
20. Chula Vista, City of. 1988. Noise Element of General Plan.
21. Chula Vista, City of. 1989. Municipal Code.
22. Chula Vista, City of. 1989. Planning Department, Cultural Resources Testing and
Evaluation of the Salt Creek Ranch Project, June.
23. Chula Vista, City of. 1989a. General Plan Update. March.
24. Chula Vista, City of. 1989b. General Plan Update EIR 88-2. March.
Ordinance No. 2499
Page 31
25. Chula Vista, City oL 1990. Salt Creek Ranch Annexation/General Development
Plan/Pre-Zone Final Environmental Impact Report LECI/EIR 89-3). August, including the
entire administrative record from that environmental review and approval process.
26. Cowardin, L.J., F.C. Golet, and E.T. LeRoe. 1979. Classification of Wetlands and Deepwater
Habitats of the United States. U.S. Fish and Wildlife Senrice, U.S. Department of Interior,
December.
27. Davis, McMillan and Susan M. Hector. 1989. Cultural Resource Survey and Archaeological
Testing of a 20-Acre Portion of the Rancho San Miguel Properly, Bonita, California. Ms. on
file at the South Coastal Information Center San Diego State University. San Diego,
California.
28. Dennis Gallegos, Andrew Pigniolo, and Roxana Phillips. 1988. A Cultural Resource Testing
and Evaluation for the Salt Creek Ranch Project, Chula Vista, California. Report on file with
the City of Chula Vista.
29. ERCE Environmental and Energy Services Company. Noise Modeling for EastLake IIL
30. ERCE. 1989. Phase 1 Report, Amber Ridge California gnatcatcher study. Prepared for
Weingarten, Siegel, Fletcher Group, Inc.
31. ERCE. 1991. Technical Appendix for,'the California Gnatcatcher Sweetwater River Habitat
Conservation Plan. Prepared for San Diego Association of Governments. April 1991. 87pp.
32. Everett, W.T. 1979. Threatened, declining and sensitive bird species in San Diego County.
San Diego Audubon Society, Sketches, June.
33. F&G Regulations (Code No. 6.26 of Chapter 3, Article 1.
34. Federal Highway Administration's Stamina 2.0 Noise Prediction Model.
35. Federal Highway Administration. 1978. Highway Traffic Noise Prediction Model
{FHWA-RD-77-108), December.
36. Federal Highway Traffic Noise Prediction Model, FHWA-RD-77-108.
37. preel, Richard. 1976. Letter from Richard Freel (BLM Riverside District Manager) to
Russell L. Kaldenberg. August 3, 1976. Letter on file with Russell Kaldenberg, USDI, BLM,
Palm Spring Area Office, Palm Springs, California.
38. Grinnel, d. and A.H. Miller. 1944. The distribution of the birds of California. Pacific Coast
Avifauna 27.
39. Harris, Cyril M. 1979. Handbook of Noise Control. 2rid eds, McGraw-Hill, Inc.
40. Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of
California. Nongame-Heritage Program, California Department of Fish and Game.
41. Jones, J.K., Jr., D.C. Carter, H.H. Genoways, R.S. Hoffman, and D.W. Rice. 1982. Revised
checklist of North American mammals north of Mexico. Occasional Papers of the Museum
Texas Tech. University 80:1-22.
Ordinance No. 2499
Page 32
42. Kuper, T.H. 1977. Reconnaissance of the marine sedimentary rocks of southwestern San
Diego County, Plates 1-4; in G.T. Farrand (ed.), Geology of southwestern San Diego County
and northwestern Baja California. Guidebook, San Diego Association of Geologists.
43. Mclntire Group, The. 1990. Preliminary Hydraloglcal Analysis for Salt Creek Ranch.
44. Mestre Greve Associates. 1989. Noise Analysis for Salt Creek I, March.
45. Mnnz, P.A. 1974. A flora of southern California. University of California Press, Berkeley.
1086pp.
46. Oberbauer, T.A. 1979a. Distribution and dynamics of San Diego County grasslads.
Unpublished M.A. theses, San Diego State University, San Diego.
47. Otay Water District Central Area Master Update. 1987.
48. Pacific Southwest Biological Services (PSBS). 1981.
49. Pacific Southwest Biological Services (PSBS). 1982.
50. Pacific Southwest Biological Services (PSBS). 1989. Report of a biological assessment of
the Rancho San Miguel Property, San Diego County, California. San Miguel Partners, San
Diego, California. 56pp.
S1. Rea, kM. 1986. Cactus Wren. In A.R. Philips (ed.), Known Birds of North Middle
American. Part 1. Denver Museum of Natural History. p. 119.
52. RECON. 1987. Home range, nest site, and territory parameters of the black-tailed
gnatcatcher population on the Rancho Santa Fe Highlands study area. September.
53. RECON. 1988. Survey of Biological Resources on the Baldwin Property. January.
54. RECON. 1991. Habitat Enhancement Plan for Salt Creek Ranch. Prepared for the Baldwin
Company. March. 19 pp.
55. Reinen, R.H. 1978. Notice of exercise of Section 404 jurisdiction over certain streams and
wetlands in California. Los Angeles District, Corps of Engineers. July 15.
56. Remsen, V. 1978. The species of special concern list: an annotated list of declining or
vulnerable birds in California. Western Field Ornithologist, Museum of Vertebrate Zoology,
University of California, Berkeley.
57. Ritz, Frank et al. 1989. Otay Ranch.Archaeological Survey: San Ysidro Mountains
Parcel/Proctor Valley Parcel, Otay River Parcel. Ms on file at ERC Environmental and
Energy Services Company.
58. San Diego Association of Governments (SANDAG). 1985. Final Series 6 Regional Growth
Forecasts, 1980-2000.
59. San Diego Association of Governments (SANDAG). 1987. Draft Series 6 Regional Growth
Forecasts.
Ordinance No. 2499
Page 33
60. San Diego Association of Governments (SANDAG). 1988. Traffic Generators Manual, July.
61. San Diego, County of. 1983. Conservation Element (Pan X) of the County General Plan.
Planning Depa~ b~xent, GPA-80-61.
62. San Diego County Traffic Engineering. 1990. Telephone Conversation with John Puskas
and Larry Hurt. December. ADT for Proctor Valley Road west of Melody Road counted in
June, 1989.
63. SDHS (San Diego Herpetologieal Society). 1980. Survey and status of endangered and
threatened species of reptiles natively occuning in San Diego County. Prepared for Fish and
Wildlife Committee, San Diego Department of Agriculture, 33 pp,
(>4. Smith, J.P. and R. York. 1984. Inventory of rare and endangered vascular plants of
California. California Native Plant Society, Special Publication No. 1, 3rd edition.
65. Smith, J.P. and K. Berg, 1988. Inventory of rare and endangered vascular plants of
California. California Native Plant Society, Special Publication No. 1, 4th edition.
66. Swanson, Clifford. Deputy Publie Works Director. City of Chula Vista. Written
communication, 1992.
67. Tare, J., Jr. 1986. The Blue List of 1986. American Birds 40:227-236.
68. Tare, J., Jr., and D.J. Tate. 1982. The Blue List for 1982. American Birds 35(1):3-10.
69. U,S. Nuclear Regulatoty Commission and U.S. Department of the Interior. 1478. Final Site
Environmental Statement, Sundesert Nuclear Plant Units 1 and 2, Report on file with
SDG&E, San Diego, California.
70. United States Army Corps of Engineers. 1986. Corps of Engineers weftand delineation
manual. Environmental Laboratory, Waterways Experiment Station, Vicksburg, MI.
Technical report, pp. 9-86.
71. United States Environmental Protection Agency, Compilation of Air Pollution Commission
Factors. AP-42, Supplement 7.
72. United States Fish and Wildlife Service. 1985a. Endangered and threatened wildlife and
plants: Review of plant taxa for listing as endangered or threatened species; Notice of
review; Federal Register, 50(188):39526-39527, September 27.
73. Wade, Sue A. 1988. Archaeological Survey of Baldwin 1200-Acre Property. Letter report
on file at ERC Environmental and Energy Services Company, San Diego, California.
74. WESTEC Services, Inc. 1981. EastLake EIR, Appendix A. Biological survey report, prepared
for the City of Chula Vista.
75. WESTEC Services, Inc. 1982. EastLake Final Environmental Impact Report, prepared for
the City of Chula Vista, February.
76. WESTEC Services, Inc. 1985. EastLake I Sectional Planning Area {SPA) Plan final
Environmental Impact Report, prepared for the City of Chula Vista, January.
Ordinance No. 2499
Page 34
77. Wier Biological. 1983. Biological survey report and planning constraints for the Alva-R-4S
Ranch, prepared for PRC Engineering, San Diego.
78. Wier, H.A. 1986. Biological survey report of the Singing Hills Specific Plan, McGinty
Mountain, San Diego, California. Prepared for McGinty Ranch General Plan Partnership,
San Diego, California.
79. Willdan Associates. 1991. Traffic Impact Study for Salt Creek Ranch.
80. Wilson Engineering. 1991. Master Plan of Reclaimed Water for Salt Creek Ranch.
81. Wilson Engineering. 1991. Master Plan of Sewerage for Salt Creek Ranch.
82. Wilson Engineering. 1991. Master Plan, of Water for Salt Creek Ranch.
83. Wilson Engineering. 1991. Urban Runoff Report for Salt Creek Ranch.
84. Wirth Associates, Inc. 1981. Site Survey and Analysis, Miguel to Mountain Springs Grade
(Jade), Archaeological Survey Report, Volume 1. Report prepared by, and on ~e with
Wirth Associates Inc., San Diego, California.
Also included in the record are the following studies prepared for the Salt Creek Ranch project:
1. Draft Salt Creek Ranch Specific Planning Area Plan (March 1991).
2. Final Salt Creek Ranch Specific Planning Area Plan (November 1991).
3. East Chula Vista Transportation Phasing Plan.
Also included as part of the Planning Commission and City Council record are the following:
1. Final EIR-91-03, Salt Creek Ranch (February 1992), including all related appendices.
2. Documentary and oral evidence presented to the Planning Commission and/or City Council
during public hearings on EIR-91-03 and the Salt Creek Ranch SPA Plan project.
3. Matters of common knowledge to the Planning Commission and/or City Council, including
these and all other formally adopted policies and ordinances:
a. The City of Chula Vista General Plan
b. The Zoning Ordinance of the City of Chula Vista
c. The Municipal Code of the City of Chula Vista
Ordinance No. 2499
Page 35
EXHIBIT D
SALT C31~.1~.1c, RANCH
SECTIONAL PLANNING ARF, A (SPA) PLAN
SUPPLE_MENTAL EIR-91=03
MITIGATION MONITORING PROGRAM
MARCH 1992
Ordinance No. 2499
Page 36
MITIGATION MONITORING PROGRAM
This mitigation monitoring program was prepared for the City of Chula Vista for the Salt Creek Ranch
Specific Planning Area (SPA) Plan project to comply with AB 3180, which requires public agencies to adopt
such programs to ensure effective implementation of mitigation measures. This monitoring program is
dynamic in that it will undergo changes as additional mitigation measures are identified and additional
conditions of approval are placed on the project throughout the project approval process.
The Salt Creek Ranch Sectional Planning Area (SPA) Plan EIR is supplemental to the Salt Creek Ranch
Annexation/General Development Plan Pre-Zone EIR (EIR 89-3, certified in September 1990)o A mitigation
monitoring program was also prepared for EIR 89-3, and measures that have not yet been implemented have
been incorporated into this updated mitigation monitoring program.
This monitoring program will serve a dual purpose of verifying completion of the mitigation measures for
the proposed project and generating information on the effectiveness of the mitigation measures to guide
future decisions. The program includes the following:
® Monitoring team qualifications
· Specific monitoring activities
· Reporting system
· Criteria for evaluating the success of the mitigation measures
The Salt Creek Ranch SPA Plan project includes approximately 1200 acres of land in the southern foothills
of San Miguel Mountain, north of EastLake Technology Park and northwest of Upper Otay Lake currently
under the jurisdiction of the County of San Diego. The project site is located in the northern portion of the
37 square mile Eastern Territories as defined by the City of Chula Vista. All but 240 acres in the extreme
northeastern comer of the project site are located within the City of Chula Vista's adopted Sphere of
Influence. Elevations on the project site range from approximately 550 feet above mean sea level (AMSL)
in the western portion of the site to over 1100 feet AMSL in the northern portion of the property.
The principal components of the Salt Creek Ranch SPA Plan include 2,662 residential units, 380 acres of
parks/open space, 31 acres of public facilities including two schools, a t'we station and a community purpose
facility, and 36 acres of major roads on approximately 1,197 acres. These project components are discussed
in detail in the EIR text.
The supplemental EIR environmental analysis, incorporated herein as reference, focused on 10 issues
determined to be potentially significant by the City of Chula Vista. The environmental analysis concluded
that for all of the environmental issues discussed, some of the significant and potentially significant impacts
could be avoided or reduced through implementation of recommended mitigation measures. The 10 issue
areas are land use; landform/aesthetics; hydrology; water quality; biological resources; cultural resources;
transportation and circulation; noise; public services and utilities; and off-site areas of impact. Cumulatively
adverse impacts were identified for landform/alteration and cumulatively significant, unmitigable impacts
were identified for water. With respect to the off-site areas of impact, cumulatively significant, partially
mitigable impacts were identified for biology, specifically coastal sage scrub.
Those issue areas considered not to require further analyses beyond that discussed in EIR 89~3 include:
conversion of agricultural land; geology/soils; air quality; fiscal; public services including police protection,
fire protection, schools, parks, gas and electricity; public transit, library facilities and solid waste disposal;
however, applicable mitigation measures which require implementation during construction of the project
have been included in this program.
Ordinance No. 2499
Page 37
AB 3180 requires monitoring of only those impacts identified as significant or potentially significant; the
monitoring program for the Salt Creek l~anch project therefore addresses the impacts associated with the
issue areas identified above.
Mitigation Monitorin~ Team
A monitoring team should be identified once the mitigation measures have been adopted as conditions of
approval by the Chula Vista City Council. Managing the team would be the responsib~ity of the Mitigation
Compliance Coordinator (MCC). The monitoring activities would be accomplished by the Environmental
Monkors (EMs), Environmental Specialists (ESs), and the MCC. Wh~e specific qualifications should be
determined by the City of Chula Vista, the monitoring team should possess the following capab~ities:
® Interpersonal, decision-making, and management skills with demonstrated experience in working
under trying field circumstances;
® Knowledge of and appreciation for the general environmental attributes and special features found
in the project area;
s Knowledge of the types of environmental impacts associated with construction of cost-effective
mitigation options; and,
s Excellent communication skills.
The responsibilities of the MCC throughout the monitoring effort include the following:
® Overall implementation and management of the monitoring program;
· Quality control of the site-development monitoring team;
· Administration and preparation of daily logs, status reports, compliance reports and the final
construction monitoring report;
· Liaison between the City of Chula Vista, the Salt Creek Ranch developer, and the applicant's
contractors;
· Monitoring of on-site, day-to-day construction activities, including the direction of EMs and ESs in
the understanding of all permit conditions, site-specific project requirements, conslraction schedules
and environmental quality control effort;
· Ensure contractor knowledge of and compliance with all appropriate permit conditions;
· Review of all construction impact mitigations and, if need be, propose additional mitigation;
· Have the authority to require correction of activities observed that violate project environmental
conditions or that represent unsafe or dangerous conditions;
· Maintain prompt and regular communication with the on-site EMs and ESs, and personnel
responsible for contractor performance and permit compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MCC in performing the
quality control functions at the construction sites. Their responsibilities and functions are to:
Ordinance No. 2499
Page 38
a. Maintain a working knowledge of the Salt Creek Ranch permit conditions, contract documents,
construction schedules and progress and any special mitigation requirements for his or her assigned
construction area;
b. Assist the MCC and Salt Creek Ranch construction contractors in coordinating with City of Chula
Vista compliance activities;
c. Observe construction activities for compliance with the City of Chula Vista permit conditions; and
d. Provide frequent verbal briefings to the MCC and construction personnel, and assist the MCC as
necessary in preparing status reports.
The primary role of the Environmental Specialists is to provide expertise when environmentally sensitive
issues occur throughout the development phases of project implementation and to provide direction for
mitigation.
Program Procedural Guidelines
Prior to any construction activities, meetings should take place between all the parties involved to initiate
the monitoring program and establish the responsib~ity and authority of the participants. Mitigation
measures which need to be defined in greater detail will be addressed prior to any project plan approvals
in follow-up meetings designed to discuss specific monitoring effects.
An effective reporting system must be established prior to any monitoring efforts. All parties involved must
have a clear understanding of the mitigation measures as adopted and these mitigations must be distributed
to the participants of the monitoring effort. Those that would have a complete list of all the mitigation
measures adopted by the City of Chula Vista would include the City of Chula Vista, the Salt Creek Ranch
developer, the MCC and the construction crew supervisor. The MCC would distribute to each Environmental
Specialist and Environmental Monitor a specific list of mitigation measures that pertain to his or her
monitoring tasks and the appropriate time frame that these mitigations are anticipated to be implemented.
In addition to the list of mitigations, the monitors will have mitigation monitoring report 0VIMR) forms with
each mitigation written out on the top of the form. Below the stated mitigation measure, the form will have
a series of questions addressing the effectiveness of the mitigation measure. The monitors shall complete
the MMR and file it with the MCC following their monitoring activity. The MCC will then include the
conclusions of the MMR into an interim and final comprehensive construction report to be submitted to the
City of Chula Vista. This report w~l describe the major accomplishments of the monitoring program,
summarize problems encountered in achieving the goals of the program, evaluate solutions developed to
overcome problems and provide a list of recommendations for future monitoring programs. In addition and
if appropriate, each EM, and/or ES will be required to fill out and submit a daily log report to the MCC.
The daily log report will be used to record and account for the monitoring activities of the monitor.
Weekly/monthly status reports, as determined appropriate, will be generated from the daily logs and
compliance reports and will include supplemental material (i.e., memoranda, telephone logs, letters). This
type of feedback is essential for the City of Chula Vista to conform the implementation and effectiveness of
the mitigation measures imposed on the project.
Actions in Case of Non-compliance
There are generally three separate categories of non-compliance associated with the adopted conditions of
approval:
® Non-compliance requiring an immediate halt to a specific task or piece of equipment.
Ordinance No. 2499
Page 39
® Infraction that initiates an immediate corrective action (no work or task delay).
® Infraction that does not warrant immediate corrective action and results in no work or task delay.
In all three cases, the MCC would notify the Salt Creek Ranch contractor and the City of Chula Vista, and
an ~ would be filed with the MCC on a daily basis.
There are a number of options the City of Chula Vista may use to enforce this program should
non-compliance continue. Some methods commonly used by other lead agencies include "stop work" orders;
frees and penalties (civil); restitution; permit revocations; citations; and injunctions. It is essential that all
parties involved in the program understand the authority and responsibility of the on-site monitors.
Decisions regarding actions in case of non-compliance are the responsibility of the City of Chula Vista.
The following text includes a summary of the project impacts, and a list of all the associated mitigation
measures. The monitoring efforts necessary to ensure that the mitigation measures are properly
implemented are incorporated into the measures. All the mitigation measures identified in the EIR are
anticipated to be translated into conditions of project approval. In addition, once the project has been
approved and prior to its implementation, the mitigation measures shall be further detailed.
SUM1VIARY OF PRO,IECT IMPACTS AND MITIGATION MEASURES
The following text includes a summary of the project impacts, a list of all the associated mitigation measures
and the monitoring efforts necessary to ensure that the measures are properly implemented. All the
mitigation measures identified in the F_jR are recommended to be translated into conditions of project
approval and are stated herein in language appropriate for such conditions. In addition, once the Salt Creek
Ranch project has been approved and during various stages of implementation, the mitigation measures shall
be further detailed by the designated monitors, City of Chula Vista, and the applicant.
I ~n4 Use
Summary of Ironacts
Potentially significant land use impacts involve compatibility and potential health impacts relative to use of
the SDG&E easement as a tra~, and the project's inconsistency with the General Plan with respect to the
provision of affordable housing.
Mitigation Measures
® The potential land use compatibility impacts relative to use of the SDG&E easement as a trail shall be
mitigated by coordination with SDG&E during all phases of funtre planning. The applicant shall obtain
a written agreement with SDG&E to gain permission to use the easements. The agreement shall discuss
relevant issues including permissible uses, maintenance, and liability. This agreement shall be obtained
prior to tentative map approval.
· To mitigate potential health impacts associated with the proximity of residential and tra~ uses to the
high voltage transmission line, the applicant shall pull houses back away from the easement by a
conservative distance and provide buyers of homes adjacent to the easement with a white paper
informing them of the current controversy concerning electromagnetic fields, the applicant should also
either move the proposed trail away from the easement or post signs at regular intervals in both English
and Spanish alerting trail users of the potential risks.
Ordinance No. 2499
Page 40
· With respect to the potential impacts associated with provision of affordable housing, the project
applicanes affordable housing program shall be subject to review and approval by the Planning
Commission concurrent with SPA plan approval.
· The program shall be consistent with the following principles:
· As determined by the 1991 Housing Element revisions, applicant will continue to explore
various methods to devote ten percent {10%) of the Salt Creek Ranch units to affordable
housing.
· As provided by the Housing Element, the City of Chula Vista shall continue to assist the
applicant to fulfill the Housing Element affordable housing policy through the following
actions:
Seek State and Federal subsidies for moderate and low income housing. (Chula
Vista Housing Element, Part 2, page 24, 1985).
Consider the use of density bonuses consistent with State law. (Chula Vista
Housing Element, Part 2, page 24, 1985).
Consider exploration of experimental planning, design and development techniques
and standards to reduce the cost of providing affordable housing. (Chula Vista
Housing Element, Part 2, 1985).
The applicant will prepare and implement an affirmative fair marketing program (Chula
Vista Housing Element, Part 2, 1985), including a marketing plan to attract qualified
buyers for non-market rate housing.
Should it become infeasible, impractical or inappropriate to provide affordable housing as
determined by the pending Housing Element revisions, the applicant and the City shall
consider alternative methods of achieving affordable housing opportunities including, but
not limited to the following:
Land Set Aside: An equitable donation of a building site which could be made
available to the County Housing Authority or other non-profit entity to construct
affordable housing.
Off-Site Proiects: Construction of an affordable housing project at an off-site
location, including consideration of renewal, rehabilitation and preservation
projects, and the provision of homeless assistance program.
In-Lieu Contributions: In-lieu contributions to be used to provide assistance to
other identified affordable housing efforts. The contribution shall be evaluated to
ensure its adequacy in relation to achieving assistance opportunities commensurate
to the level of the original project requirement.
· The applicant will actively explore the participation of South County jurisdictions in
non-profit housing agencies in the development, ownership and management of affordable
housing projects. The applicant will also assist these non-profit efforts to increase their
ability to secure additional funding resources to develop quality affordable housing.
Ordinance No. 2499
Page 41
Monitoring
Mitigation monitoring of the above measures shall occur by appropriate City review and approval as dictated
in each measure (i.e., City Planning review and acceptance prior to tentative map approval). The applicant
shall provide a copy of the written agreement from SDG&E to the City Planning Department prior to
tentative map approval. The applicant's affordable housing program shall be subject to review and approval
by the Planning Commission as a condition of project approval.
Laudform/Aesthetics
Summary of Impacts
Development of Salt Creek Ranch will permanently alter the existing landform, rural character, and visual
quality of the project site. Potentially significant visual impacts anticipated with the development of Salt
Creek Ranch include impacts to residents to the south and southwest of the project site, impacts to Chula
Vista Greenbelt users including the Upper Otay Reservoir, impacts to scenic highway users, and off-site visual
impacts associated with EastLake Technology Park, the Otay Water District reclamation facilities, and the
Upper Otay Reservoir.
Mitis~ation Measures
Project development will require the implementation of all design guidelines concurrent with the SPA Plan
and subject to further review and approval by the Design Review Committee (DRC). The guidelines which
are contained within the SPA Plan are summarized below:
® Grading: In addition to incorporation of the requirements of the Chula Vista Municipal Code and other
applicable city policies, graded areas are to be contoured to blend with natural landform characteristics
and minimize disruption of the natural topography. A balance between cut and fill shall be maintained,
and all grading and drainage system plans shall be prepared under the direction of a licensed civil
engineer. Final grading plans shall be reviewed by the City of Chula Vista Planning Deparunent to
determine whether large cut and fill slopes would impact views of open space areas from residences
and/or scenic highways, and areas of high sensitivity such as the ridgeline and canyons in Sub-area 3
shall be subject to further review by the DRC.
· Landscape: Plant materials shall be organized to provide buffering, transition, and slope stabilization
between land uses and streets, and between development and open space areas. Manufactured slopes
adjacent to habitat enhancement areas shall be landscaped with vegetation consistent with the Habitat
Enhancement Plan. Landscaping and irrigation standards shall COrkfOrm With the City of Chula Vista
Landscaping Manual, subject to fuzther review and approval by the DRC.
· Scenic Highways: In accordance with the design guidelines, all homes abutting the scenic highways
(East H Street and Hunte Parkway] shall be set back from the fight-of-way a variable distance and
landscaping shall be intensified to buffer views of buildings. Any long distance views available from the
scenic highway shall be protected, and all signs within the viewshed of the scenic highway shall be
subject to further review by the DRC.
Monitoring
The City of Chula Vista Design Review Committee will review, approve, and monitor all project design
guidelines, including grading, landscaping, fencing, signing, and scenic highway plans during all phases of
development.
Ordinance No. 2499
Page 42
Geology/Soils
Summapt of Impacts
Geotechnical constraints to development on-site include difficulty in rock excavation; soil and topsoil
removal; and slope instability. Seismic ground acceleration potential exists, typical of the area.
Mittigation Measures
The following measure is in reference to detailed recommendations from the GeoSoils February 1988 and
August 1988 reports. The reports are on file at the City Planning and Engineering Departments.
· Conclusions and recommendations of the February 1988 and August 1988 GeoSoils reports, pages 23
through 42, and 24 through 39, respectively, shall be adhered to in accordance with City procedures,
subject to approval of the City Engineer prior to any tentative map approvals. Recommendations therein
cover the following topics, actions and potential impacts: ripping, soil removals, slope stability/grading,
erosion control, sub-surface water control, earthwork grading and balancing, soil expansion, slope
design, grading guidelines, foundation recommendations, retaining wall design, graded slope
maintenance and planting, and procedures for grading plan review.
Monitoring
Implementation of the above geotechnical measure shall be verified by City review of future tentative maps,
which are subject to City Engineer approval. Subsequent geotechnical work shall delineate specific grading
and similar on-site monitoring activities to be conducted during project grading and construction by a
qualified geologist.
Hydrolo~
Summary of Impacts
The increase in impervious surface as a result of the proposed project would increase runoff flow rates
downsWeam.
Mitigation Measures
To ensure r. hat there are no hydrologic impacts, the following measures shall be implemented:
· For Basin A, development drainage shall be routed to road crossing points for ou~et into the natural
channel flow. S~ructure nypes to convey s~ream flows under access roads would be determined prior to
Final Map approval.
· Within Basin B, there are nqo Salt Creek crossing points, East H Street and a northern access road. The
East H Street crossing shall incorporate a suitable drainage sU"ucmre which will accommodate the
proposed trail system. The type and sizing of this drainage system shall be determined prior to Final
Map approval. The northeru structure shall be determined prior to Final Map approval. Developed
areas would be drained via storm drain systems to outlet points adjacent to Salt Creek.
· A low flow pump diversion system will be conswucted to transpor~ dry weather flows out of Basin A
(Upper Otay Lake Basin) and discharge them into Basin B (Salt Creek Basin). This low flow diversion
system will be designed for 137 gpm.
Ordinance No. 249g
Page 43
· A storm drain system shall be constructed within future Lane Avenue to convey runoff within Basic C
to existing facilities constructed by the EastLake I project. The type of sizing of this system would be
determined prior to Final Map approval.
· Drainage facilities and energy dissipators shall be constructed in accordance with the approved hydraulic
analysis and shall be in place and functioning prior to completion of the grading operation.
· Development of the subject project must comply with all applicable regulations established by the United
States Environmental Protection Agency (EPA) as set forth in the National Poilutant Discharge
Elimination System CNPDES) permit requirements for urban runoff and stormwater discharge.
Monitoring
Implementation of the above measures shall be guaranteed by City review of the required analysis and
drainage plans, which are subject to the City Engineer's and City Landscape Architect's approval prior to
tentative map submittal acceptance. The City will ensure conformance with all applicable City flood control,
Otay Water District and State Regional Water Quality Control Board regulations prior to issuance of grading
permits. Detailed monitoring (field) measures for the construction period shall be delineated at the
subdivision level.
Water Quality
Summary of ImPacts
Project development would create potential water quality impacts to downstream areas and the adjacent
Upper and Lower Otay Reservoir.
Mitigation Measures
· The project shall be subject to review and approval by the State Department of Health Services (DHS).
The project shall implement mitigation measures as set by DHS prior to issuance of any grading permit.
· Prior to or concurrent with Final Map approval, a diversion ditch plan, or other acceptable plan to
handle drainage to the Otay Drainage Basin, shall be prepared and approved by the City of Chula Vista
and DHS. The plan shall analyze the possibility of sewage system failures; effects of increased levels
of nutrients salts and pesticicles from landscaping and irrigation; and effects of petroleum products from
surface street runoff. Additional environmental analysis may be required based on the specific drainage
ditch or other plans. Design of these plans shall also consider providing additional capacity for
concurrent or future development.
· The project applicant shall conduct an on-site mitigation monitoring program to establish baseline data
for runoff from the project site. This monitoring program will be continued until 400 units in the
sub-basin have been constructed in the sub-basin.
® The project proponent shall submit a erosion control plan prepared by a registered civil engineer and
a registered landscape architect in accordance with City of Chula Vista design standards. The plan shall
be approved prior to issuance of grading permits and shall include placement of sandbags, temporary
sediment basins, and an erosion control maintenance plan.
· The project proponent shall submit a storm drain plan prepared by a registered civil engineer in
accordance with City of Chula Vista design standards. The plan must be approved prior to the issuance
of grading permits and shall include permanent erosion control facilities.
Ordinance No. 2499
Page 44
® Development of the subject project must comply with all applicable regulations established by the United
States Environmental Protection Agency (EPA) as set forth in the National Pollutant Discharge
Elimination System ChIPDES) permit requirements for urban runoff and stormwater discharge.
Monitoring
Mitigation monitoring of the above measures shall occur by appropriate City staff review and approval.
Specific, on-site field mitigation monitoring requirements and activities shall be established prior to any on-
site grading permits or tentative map approvals.
Biological Resources
Summary of Impacts
Project development will significantly and directly impact riparian wetlands, native grassland and coastal
sage scrub habitat, and the California gnatcatcher and cactus wren, both sensitive species. Construction
practices and long-term urban activities also present secondary threats to adjacent and/or sensitive
non-developed areas.
Mitigation Measures
· The project applicant shall comply with the measures outlined in the Habitat Enhancement Plan
prepared for the Salt Creek Ranch project during all stages of development.
· A spring (May-June) survey of the native grassland habitat on-site (Subarea 3) shall be conducted to
determine the presence/absence and abundance of sensitive plant species that could be expected to
occur in this habitat prior to approval of grading plans. The sensitivity of the loss of native grassland
habitat shall be determined after the results of this survey are provided to City staff.
· The developer shall agree to participate in a regional multi-species coastal sage scrub conservation plan.
If, prior to approval of the grading plan for areas lOa, lob, and 11 (which are identified as the three
easternmost "L" areas on Figure R-1 of the Final EIR), an acceptable off-site regional wildlife corridor
linking San Miguel Mountain with the Upper Otay Reservoir has not been adopted as part of the
conservation plan, then development of the 17 acre R-L development area in the eastern portion of the
property shall not occur and a reconfignration of the northeastern R-L area to provide a wider open
space area for a regional wildlie corridor shall be implemented. The width of the open space area shall
be sufficient to ensure long-term viability of the wildlife corridor. This condition shall also be applied
to conditions of the Tentative Subdivision Map.
· Selective grading shall be required and enforced, i.e., only areas immediately subject to development
should be graded.
· Grading shall be prohibited during the rainy season (November through March).
· Erosion prevention measures such as fences, hay bales, and/or detention basins shall be on-site during
development and in place prior to consreaction.
· Manufactured slopes and disturbed grassland in open space areas shall be revegetated with native scrub
species found in the area. Revegetation of these areas would have the benefits of potentially providing _
habitat for the California black-tailed gnatcatcher, increasing the quality of the dparian buffer in selected
areas, and reducing the probability of nonnative landscaping materials invading natural habitats.
Species suitable for this revegetation include the following:
Ordinance No. 2499
Page 45
Artemisia californica California Sagebrush
Erio~onum fasciculatum Flat-topped Buckwheat
Lotus scoDarins Deerweed
Salvia mellifera Black Sage
Salvia aViana White Sage
Havlonavvus venetus Goldenbush
Eschscholzia californica California Poppy
Lupinus spp. Lupine
· The coastal sage scrub revegetation areas shall be effectively hydroseeded, followed by a tackified straw
mulch. Materials and seed mixes may be changed only with the approval of the project
biologist/horticulturist.
s This habitat shall be in'igated as needed for the first year to accelerate establishment and coverage. The
hydroseeding shall be completed in the summer, if possible, so as to establish cover prior to the rainy
season. A number of annual species are included in the hydroseed mixture (California poppy and
lupines) to provide color to the slopes. The species should reseed themselves yearly.
General Recommendations
Implementation of the following recommendations w~l buffer and protect sensitive weftand and upland
habitats and the wildlife therein, and prevent further degradation of the habitat during and after the
consmaction process.
Construction Practices: Additional loss of habitat could occur from the use of heavy equipment in weftand
areas, on- and off-site. Nonsensitive construction practices resulting in additional impacts to wetland
vegetation would increase the total wetland impact acreage, and, ultimately, the amount of mitigation
required. Impacts to wetland vegetation adjacent to the grading areas would be reduced by adherence to
certain construction practices, as ou~ined below.
® Heavy equipment and construction activities shall be restricted to the grading areas to the greatest
degree possible in order to reduce direct impacts to weftand habitat. Construction of cut and fill slopes,
and equipment used for this construction, will be kept within the limits of grading. Prohibited activities
in the wetland habitat include staging areas, equipment access, and disposal or temporary placement
of excess fill. Construction limits and wetland habitat shall be flagged by a qualified biologist.
Construction activities shall be monitored by an on-site inspector to ensure that grading activities do not
affect additional acreage. Any unauthorized impacts cause by construction operations would require that
the contractor replace all habitat to its otiginal condition, with wedand habitat potentially being
restored at greater that a 1:1 ratio.
· Fueling of equipment shall not occur in any portion of the site near the intermittent stream.
· Areas designated as natural open space shall not be grubbed, cleared, or graded, but shall be left in their
natural state.
· To ensure that contractors are fully aware of specific restrictions of the project, such as staging areas,
limits of fill, no vehicle zones, and other appropriate regulations, information shall be clearly shown on
the construction plans. Contractors shall be fully aware of the sensitivities and restrictions prior to
bidding.
Open Space: The primary means of mitigating significant impacts to biological resources is the preservation
of a system of open space which encompasses the most valuable habitat or sensitive species on-site.
Ordinance No. 2499
Page 46
Designation of open space is an initial step in preservation of the sensitive resources therein. The integrity
of open space must also be preserved through adherence to responsible construction practices, as outlined
above, and the exclusion of certain post-construction activities.
The following measures are provided to minimize the effects of the development in natural open space areas
subsequent to construction activities:
® In the event that a fire or fuelbreak is deemed necessary, plant species used in this area shall be
noninvasive, so as to reduce impacts to remaining native vegetation. Suitable species from a biological
standpoint would be low growing, moderately fire-retardant, native species such as prostrate coyote bush
(Baccharis pilularis var. pilularis).
· No clearing of brush shall be allowed outside the fire or fuelbreak, and no fuelbreak clearing will be
allowed in sensitive habitat areas. In general, the limits of the fuelbreak will be measured from the
building pads. The width of the fuelbreak may be reduced by the use of low-growing, fire-retardant
species (see above measure).
· Plants in riparian and/or natural areas within the project's boundaries shall not be trimmed or cleared
for aesthetic purposes.
· Revegetation of cut slopes external and/or adjacent to natural open space shall be accomplished with
native plant species which presently occur on-site or are typical for the area. Suitable species include
California sagebrush fArtemisia californica), flat-top buckwheat fErios~onum fasciculatum ssp.
fasciculatum), black sage (Salvia mellifera), and San Diego sunflower (Vi~aiera laciniata). If this area
is hydroseeded, measures shall be taken to ensure the exclusion of nonnative, weedy species from the
mixture.
· Fencing shall be installed as feasible and acceptable to the City around the natural open space area to
prevent adverse impacts to biological resources from domestic pets and human activity. An alternative
would be the planting of barrier plant species that would discourage pedestrian activity into open space
areas. Nonnative species would not be acceptable as barrier plantings within open space areas. No
active uses shall be planned in the open space easements, including building structures or construction
of trails through this area.
· Landscaping around buildings shall utilize non-invasive exotic species or preferably, native plant species
found in the area. Species present on-site, such as desert elderberry (Sambucus mexicana) and
California buckwheat, would be suitable for planting.
· The City of Chula Vista shall assure the long-term conservation of remaining native habitat on-site
(weftands and uplands) by dedicating these areas as part of a natural open space easement. The City
shall place an open space easement in this acreage which would eliminate future building activity and,
in effect, set this area aside for the preservation of wildlife. Additional trails or recreational facilities
which would promote pedestrian activity in open space areas at the expense of wildlife shall not be
constructed.
Monitoring
Implementation of the above measures shall be verified by City review and approval of the tentative and final
maps, habitat enhancement plan, specific mitigation plan, landscape plan, and construction plans and by
monitoring by the City's environmental consultant. The native grassland spring survey shall be completed
by the applicant's biological consultant prior to grading plan approval. Detailed field monitoring measures
Ordinance No. 2499
Page 47
for the construction period shall be delineated at the subdivision level and shall be performed by the City's
environmental consultant.
Cultural Resources
Summary of Impacts
Development of Salt Creek Ranch will directly impact 16 of the ~[8 important archaeological and historical
sites within the project area. Portions of six of those sites, and one additional site are also at risk of indirect
impacts due to project development. The site also possesses a high potential for the existence of significant
paleontological resources.
Mitigation Measures
· Mitigation of impacts for important cultural resources will be achieved through either avoidance or by
a data recovery program. Avoidance could include capping sites with 2 feet of fill and incorporating
them into the Salt Creek Park System (Chula Vista Greenbelt).
· If avoidance of important prehistoric archaeological resources cannot be achieved, a data recovery
program to mitigate development impacts shall be conducted, including, where necessary, surface
collection and mapping of artifacts, a phased data recovery program, and monitoring. This phased
approach shall employ a random sample in conjunction with a focused inventory for features (i.e.,
hearths). The data recovery program shall be in accordance with a regional approach for all prehistoric
sites within Salt Creek Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive
understanding for these sites. This regional understanding would also be in agreement with the
Bonita-Mignel Archaeological District within which CA-SDi-4,530/W-643 fails.
· The data recovery shall follow the Advisory Council's guidelines as defined within Treamient of
Archaeological Properties, A Handbook (ACHP 1980). The treatment plan shall be oriented to address
local and regional research questions and clearly identify the methods to be used to address the research
questions. Research questions to be addressed are listed in ERCE's June 1989 Salt Creek Ranch Cultural
Resource Evaluation on file at the City of Chula Vista Planning Department.
· To ensure that potentially important historic archaeological resources assumed to be present at the eight
locales listed above are not adversely affected, a program to include monitoring of grading activities with
the possibility of data recovery is recommended. This program shall provide for excavation, recording
and collection of resources ff significant features, such as privies or trash deposits, are located during
grading. This program shall include analysis of recovered artifacts in relation to an approved research
design and a report of findings.
· Indirect impacts may occur to four historic sites located adjacent and exterior to the project boundary
frl-ll, H-15, H-16, H-17). Fencing of project boundaries and strict avoidance of off-site impacts in these
areas shall occur.
· Prior to issuance of a mass-grading permit the developer shall present a letter to the City of Chula Vista
indicating that a qualified paleontologist has been retained to carry out resource mitigation. (A qualified
paleontologist is defined as an individual with an MS or PhD in paleontology or geology who is familiar
with paleontological procedures and techniques.
· A qualified paleontologist and archaeologist shall be at the pre-grade meeting to consult with the
grading and excavation contractors.
Ordinance No. 2499
Page 48
· A paleontological monitor shall be on-site at all times during the original cutting or previously
undisturbed sediments of the Otay Formation to inspect cuts for contained fossils (the Otay Formation
occurs generally above 680 feet elevation). The Sweetwater Formation shall be monitored on a half-time
basis. Periodic inspections of cuts involving the Santiago Peak Volcanics shall be conducted in
accordance with recommendations ofthe quali~ed paleontologist. (Apaleontologicalmonitorisdefmed
as an individual who has experience in the collection and salvage of fossil materials. The
paleontological monitor should work under the direction of a qualified paleontologist.)
· In the event that well-preserved fossils are discovered, the paleontologist (or palleontologieal monitor)
shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a
timely manner. Because of the potential for the recovering of small fossil remains such as isolated
mammal teeth, it may be necessary to set up a screen-washing operation on the site.
· Fossil remains collected during any salvage program shall be cleaned, sorted, and cataloged and then
with the owners permission, deposited in a scientific institution with paleontological collections such
as the San Diego Natural History Museum.
Monitoring
A qualified archaeologist and a qualified paleontologist shall be retained on-site to monitor and/or perform
the mitigation measures outlined above. The developer shall present a letter to the City of Chula Vista as
verification of the above prior to issuance of a grading permit.
Transportation and Circulation
Summary of Impacts
The Salt Creek Ranch project will generate approximately 31,290 new daily vehicle trips with 2,777 trips
expected during the morning peak hour and 2,986 trips expected during the afternoon peak hour.
Mitigation Measures
Improvements necessary as a result of Salt Creek Ranch project implementation include:
Scenario I (with Phase I and Proctor Valley Road Unpaved)
· The project applicant will construct East "H" Sweet through the project to ultimate four-lane major sweet
standards, consistent with the City of Chula Vista design criteria.
The projecE applicant will construcE Hunte Parkway Eo ultimate four-lane major street standards through
the project and off-site south to Telegraph Canyon Road, consistent with the City of Chula Vista design
criEeria.
· The project applicant will construct Lane Avenue as a Class II collector from East 'H' Street to meet
existing improvements at its current terminals in the East Lake Business Park, consistent with the City
of Chula Vista's design criteria.
· At the discretion of the City Traffic Engineer, the project applicant will install traffic signals or bond for
future installation at the following intersections:
East "H' Street/Lane Avenue
East "H" Street/Hunte Parkway
Ordinance No. 2499
Page 49
Lane Avenue/Telegraph Canyon Road
Hunte Parkway/Telegraph Canyon Road
· The project applicant will implement transportation demand management strategies, including
provisions of transit service and bus stops in order to reduce the peak hour demand on the street
network.
· Reduce the development potential of Phase 1 by 120 dwelling units. This reduction will result in an
acceptable level of service [LOS D) of the intersection of East 'H" Street and Hidden Vista Drive.
· The project applicant will construct a two-lane roadway between Salt Creek 1 and Salt Creek Ranch to
connect East *H" Street.
Scenario 2 (with Phase I, II, and III and State Route 125)
· The project applicant will implement all the measures described under Scenario 1 previously.
· The project applicant will construct State Route 125 as a four-lane roadway between East 'H' Street and
State Route 54 with enhanced geometrics at the intersections.
Monitoring
The project's participation in the ECVTPP and the appropriate traffic mitigation, as required by the above
measures, shall be confirmed by City review of subsequent SPA Plan and other applications. Traffic
monitoring occurs on a citywide basis as dictated by the City Traffic Engineer; it is recommended that
critical intersections identified in this EIR be monitored at least twice per year and preferably more
frequently in order to determine specific implementation schedules of required improvements and to identify
any other potential problem areas.
Noise
Summary of Impacts
Noise modeling of Salt Creek Ranch buildout conditions indicated that noise levels will exceed 70 dBA Ldn
in some portions of the project area and will exceed the 65 dBA Ldn standard in several areas. Noise levels
in excess of 6S dBA Ldn in outdoor living spaces are considered significant and require mitigation. In
addition, multifamily residences located in an area on the project site where the future exterior noise level
is expected to exceed 60 dBA Ldn will require an interior acoustical analysis.
Mitigation Measures
· The noise impact on the residences along East "H' Street roadway segments shall be mitigated by the
placement of a solid wall or a wall/berm combination on the building pads at the top of the slopes
adjacent to East "H" Street. The walls must be of solid masonry construction with a material weight of
at least 3.5 pounds per square foot which would not allow any air spaces along their entire length and
shall be constructed by the applicant prior to first occupancy approval.
· Each noise wall or wall/berm combination shall be placed on the building pads at the top of the slope
between the residences and the roadway and shall be S feet high. The end of each noise wall must
wrap around the building pad enough to block the line of sight from all points in the exterior living
space to any portion of the impacting roadway.
Ordinance No. 2499
Page 50
· Even with the incorporation of the above mitigation measures, exterior noise level under buildout
conditions will continue to exceed 60 dBA Ldn on portions of the project site. Therefore, in accordance
with the standards set by Title 24, an interior acoustical study will be required for all multi-family units
proposed for the site. The applicant shall provide the City verification that the units comply with the
Title 24 standards prior to issuance of building permits. Possible mitigation measures to reduce interior
noise levels below the 45 dBA Ldn interior noise standard may include, but are not restricted to,
mechanical ventilation and closed window conditions.
Monitoring
A qualified acoustical engineer shall conduct the noise analysis to the satisfaction of the City of Chula Vista
prior to occupancy, to ensure noise levels are within the City's thresholds. The recommendations of these
noise studies shall be incorporated into the final project design where applicable.
Summan' of Impacts
Project traffic will contribute to cumulatively significant regional air quality impacts. Because the project
was not incorporated into regional growth forecasts and air quality attainment plans, project emissions will
constitute a cumulative impact contribution. Project traffic will contribute to cumulatively significant local
air quality impacts on four street segments, projected to operate at an unacceptable level (LOS D or worse)
under future cumulative traffic conditions. Local short-term air quality impacts will result from grading
activities and construction equipment.
Mitigation Measures
The project will incorporate traffic flow improvements (e.g., road construction), and w~l identify bicycle
routes and bus stops at the SPA Plan and subsequent stages of planning. Most intersections affected by the
project would be maintained at LOS C or better, although four street segments would operate at LOS D or
worse.
The following measures shall be adhered to, subject to approval by the City, to reduce short-term pollutant
emissions:
· Heavy-duty consl~uction equipment with modified combustion/fuel injection systems for emissions
control shall be utilized during grading and construction.
· Watering or other dust palliatlves shall be used to reduce fugitive dust; emissions reductions of about
50 percent can be realized by implementation of these measures.
· Disturbed areas shall be hydroseeded, landscaped, or developed as soon as possible and as directed by
the City to reduce dust generation.
· Trucks hauling fill material shall be properly covered.
· A 20 mile-per-hour speed limit shall be enforced on unpaved surfaces.
Monitoring
The required activities and use of equipment shall be monitored by the City's environmental consultant on
an irregular basis. The monitor will confirm, via the mitigation monitoring report, that appropriate
Ordinance No. 2499
Page 51
equipment is used; that watering occurs; that landscaping occurs immediately after grading completion; that
trucks are covered; and that speed limits on-site are enforced. Implementation oftrat:tic flow improvements
and bicycle routes and bus stops shall be confn-med by City review of SPA Plan and tentative maps, subject
to City approval.
Public Services/Utilities
Surnmarv of Ironacts
The project will create an increase in demand for public services including water, sewer, police, fire
protection, schools, parks/recreation, public transit, and libran/services. The project will also create an
increase in demand and impact on utilities and non-renewable energy resources such as gas and electric
service.
Water
Mitigation Measures
· Prior to approval of Final Map, the Master Plan of Water for Salt Creek Ranch shall be approved by the
City Engineer and OWD. Further, this plan shall be revised to include a discussion of implementation
and phasing, and participation in the water allocation program and TSF financing for this project and
other projects in the OWD Master Plan service area.
· The exact locations for the proposed pump station and 3 million gallon reservoir to serve the 1296 Zone
shall be determined prior to approval of Final Map.
· Prior to issuance of building permits, the project site shall either be annexed by the OWD into
Improvement District No. 22, or a new improvement district shall be established for the project area.
In addition, the project developer shall obtain written verification from OWD at each phase of
development that the tract or parcel will be provided adequate water service.
The developer shall participate in whatever water conservation, no net increase in water consumption,
or fee off-set program the City of Chula Vista has in effect at the time of building permit issuance.
· The project proponents shall, if feasible, negotiate an agreement with OWD to commit to use of
reclaimed water at the earliest possible date so that OWD can ensure that an adequate supply is
available. If such an agreement is pursued, all documentation shall be subject to site-specific
environmental analysis, and shall conform to the applicable regulations of the City of Chula Vista,
Regional Water Quality Control Board and the State Department of Health.
· Water conservation measures for on-site landscaping and for maintenance of roadside vegetation shall
be created and implemented by the project proponent, in coordination with the City Public Works
Depax'cment and in consultation with OWE) or other qualified water agency/organization. Conservation
measures are recommended by the State Resources Agency Deparuuent of Water Resources, and include
but are not limited to planting of drought tolerant vegetation and the use of irrigation systems which
minimize runoff and evaporation loss (see also following measure).
· The following water conservation measures should be provided; implementation shall be approved prior
to issuance of certificates of use and occupancy;
a. Low-flush toilets (Section 17921.3, Health and Safety code).
Ordinance No. 2499
Page 52
b. Low-flush showers and faucets (California Administrative Code, Title 24, Par 6, Article 1,
T20-1406F).
c. Insulation of hot water lines in water recirculating systems (California Energy Commission).
Monitoring
The developer shall obtain a will-serve letter from OWD prior to the issuance of building permits for each
phase of development. The Master Plan for Water and Reclaimed Water, and the Water Conservation Plan
shall be approved by the City and OWE) prior to Final Map approval. Water conservation measures shall be
implemented prior to the issuance of use and occupancy permits.
Wastewater
Miti£ation Measures
· Prior to approval of Final Map, the Master Plan of Sewerage for Salt Creek Ranch shall be approved by
the City Engineer. Further, this plan shall be revised to include a discussion of funding and
implementation/phasing in ralatlon to this project and other associated project's phasing in the area,
· Interim and ultimate capacity in the Telegraph Canyon Interceptor shall be determined prior to approval
of Final Map.
· Ultimate capacity of the Salt Creek Interceptor shall be determined prior to approval of Final Map. --
· A storm water diversion plan shall be prepared that will protect the Upper and Lower Otay reservoirs
from sewage contamination, as discussed in Section 3.4 of the EIR; Water Quality.
· The project shall be subject to payment of waste water development fees (to fund trunk sewer and other
upgrades) or equivalent proportionate facility financing mechanism identified by the City, when adopted.
Payment shall occur prior to issuance of building permits or earlier.
Monitoring
The Wastewater Master Plan shall be approved by the City prior to the approval of the Final Map. The
project applicant shall pay wastewater development fees (or an equivalent fmancing mechanism identified
by City) prior to the issuance of building permits,
Police Protection
Mitigation Measures
· The project is subject to adherence to City threshold standards and criteria for police protection service.
The project applicant shall contribute to the General Fund.
Monitoring
The City shall ensure that the police threshold standards would be met prior to the issuance of building
permits. _
Ordinance No. 2499
Page 53
Fire Protection
Mitigation Measures
· Prior to approval of the project SPA Plan, the fire station location for CV#4 shall be approved by the
CVFD.
· The project shall adhere to General Plan threshold standards and criteria for fire protection service.
Monitoring
The fire station site shall be approval by the CVFD prior to Final Map approval. The City shall ensure that
the fire protection threshold standards would be met prior to the issuance of building permits.
Schools
Mitigation Measures
· The project shall adhere to General Plan threshold criteria regarding school facilities and services.
· Prior to Final Map approval, the project proponent shall provide documentation confirming elementary
school site locations and CVCSD approval of school locations on Salt Creek Ranch. This approval shall
entail site location, size and configuration of schools, with provisions for access and pedestrian safety
to the satisfaction of CVCSD. Funding shall also be addressed and confumed in accordance with CVCSD
procedures.
· Prior to Final Map approval, the project proponent shall provide documentation to the City confirming
satisfaction of SUHSD facility funding requirements to offset Salt Creek Ranch student generation
impacts. Funding would likely be satisfied via formulation of a Mello Roos CFD or other means
acceptable to SUHSD.
· Prior to issuance of any building permits on Salt Creek Ranch, the proponent shall obtain written
verification from CVCSD and SUHSD (will-serve letters) that adequate school facilities and associated
financing will be provided for project generated students.
Monitoring
The City shall ensure that the school threshold standards would be met prior to the issuance of building
permits. Mitigation monitoring shall occur as dictated in each mitigation measure above.
Parks, Recreation and Open Space
MitiEation Measures
· The project shall adhere to General Plan Threshold Standards.
· The project shall comply with the City Local Park Code requirements.
· The project SPA Plan shall further define the boundaries, acreage and manner of open space preservation
(e.g. dedicated open space; preservation easements) on the Salt Creek Ranch property in a form and
manner acceptable to the City Parks and Recreation Department and Planning Department.
Ordinance No. 2499
Page 54
Monitoring
The City Parks Department shall ensure that the park threshold standards and Local Park Code requirements
would be met and that adequate open space preservation would be provided prior to Final Map approval.
Gas, Electricity, Energy
Mitigation Measures
· The project shall, to the extent feasible and to the satisfaction of the City, provide the following:
Encourage the use of public transit by providing bus loading zones at key locations on-site; and
facilitate non-vehicular travel by incorporating bicycle and pedestrian trails on-site.
Implement efficient circulation systems including phased traffic control devices.
Adhere to updated Title 24 building construction and design standards.
Install landscaping that provides afternoon shade, reduces glare, encourages summer breezes,
discourages winter breezes.
Minimize reflective and heat absorbing landscapes.
Reserve solar access and implement passive solar systems.
Develop dwellings on small lots to decrease indoor and outdoor heating and lighting requirements.
Install energy efficient appliances in residential developments.
Limit strict lighting and install energy efficient lights.
Demonstrate energy conservation practices.
Use appropriate building design, orientation, landscaping and materials to maximize passive solar
heating and cooling, and construct energy-efficient structures, subject to approval of the DR.C,
Building and Housing Department, and Planning Depa~hzzent.
· The recreational uses proposed for the SDG&E easement in the site's northeast; uses shall be subject to
the approval of the City and SDG&E.
Monitoring
The project applicant shall demonstrate adherence to the energy conservation practices delineated above to
the satisfaction of the City prior to Precise Plan approval; provision of the bus loading zones, trails, and other
design practices shall be approval at the tentative map level while lighting systems, appliances, and solar
energy systems shall be approved prior to issuance of certificates of use and occupancy. The recreational
uses in the SDG&E easement shall be approved by the City and SDG&E prior to Final Map approval.
Public Transit
Mitigation Measures
· Prior to final site plan approval, the developer shall consult with City Planning and City Transit staff
regarding location of transit facilities (i.e., bus stops) on-site. Should there be a need for such facilities,
site design shall proxride for said facilities, subject to review and approval by the City.
Monitoring
Monitoring shall occur as dictated in the above mitigation measure.
Ordinance No. 2499
Page 55
L,'brarlr Facffities
Mitigation Measures
· The project applicant shall adhere to General Plan library thresholds, and shall participate in any
funding programs created for financing of a library facility (i.e., developer fees, Mello-Roos Community
Facilities District for Salt Creek Ranch, etc.) to serve the vicinity, as deemed appropriate by the City.
Monitoring
The City shall ensure that the project will meet the library threshold standards and that the project will
participate in library funding, as deemed appropriate by the City, prior to the issuance of building permits.
Off-site Areas of Impact
Biological Resources
Summary of Impacts
Hunte Parkway. Approximately 13.8 acres of habitat would be impacted. Additional impacts from the
construction corridor would total 19.7 acres. Because a detailed alignment has not yet been determined,
any proposed impacts to disturbed weftands would be considered significant. The exact amount of impact
to each habitat is unknown at this time.
East "H" Street. The construction of this roadway would result in the loss of approximately 5.0 acres of high
quality coastal sage scrub and is considered significant. Additional impacts from the construction corridor
would total 6.0 acres of coastal sage scrub, Potential impacts to coast barrel caclms and California
gnatcatcher are considered significant.
Reservoir/Waterline. Construction of the reservoir and waterline would significanfiy impact 30.7 acres of
burned coastal sage scrub. This includes 7.1 acres for the 5150-foot long access mad and 23.6 acres within
the construction corridor. The access road would result in significant impacts to Cleaveland's golden star.
Mitigation Measures
Hunte Parkway
· To mitigate potential impacts to disturbed weftands to below the level of significance, enhancement
of riparian habitat at a 1:1 ratio to any impacted weftands shall be implemented. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and
incorporated into the habitat enhancement plan (RECON 1991). Prior to construction, a 1603
Streambed Alteration Agreement must be obtained from the California Deparunent of Fish and
Game.
East "H" Street
· To mitigate the loss of 11.0 acres of coastal sage scrub and impacts to California gnatcatcher to
below the level of significance, a strategy of avoidance and habitat enhancement shall be
implemented. To avoid impacting the full 11 acres, the construction corridor could be restricted
down from 100 feet on each side of the roadway to a smaller area. The avoidance should reduce
impacts to the gnatcatcher territory to below 6.2 acres. This would retain the territory and reduce
the impact to the gnatcatcher to a level of non-significance. All remaining impacts would require
Ordinance No. 2499
Page 56
enhancement of coastal sage scrub at a ratio of 1:1. The mitigation site shall be at a nearby
location and connected to a larger area of planned open space. The mitigation acreage shall be
added to the mitigation acreage for the Salt Creek Ranch development and incorporated into the
habitat enhancement plan {RECON 1991).
· To mitigate impacts to coast barrel cactus to below the level of significance, a strategy of avoidance
and preservation shall be implemented. To avoid impacts to as many individuals as possible, the
construction corridor could be restricted. The remaining individuals that would be impacted should
be preserved via transplantation into open space. A detailed preservation plan should be designed
by a qualified biologist/horticulturist, who would assist in site selection, implement a 5-year
monitoring plan, and submit regularly scheduled reports to the City of Chula Vista.
· To mitigate impacts to Otay tarplant to below the level of significance, avoidance of the population
to greatest extent feasible shall occur. The alignment of the roadway shall avoid the northernmost
portion of the site and the construction corridor shall be restricted in this area.
Reservoir/Waterline
· To mitigate the loss of 30.7 acres of burned coastal sage scrub to below the level of significance,
a combination of avoidance and habitat enhancement shall be implemented. To avoid impacts to
the full 30.7 acres, the construction corridor shall be restricted. All remaining impacts would
require habitat enhancement of nearby burned coastal sage scrub at a ratio of 1: 1. This mitigation
acreage shall be added to the mitigation acreage for the Salt Creek Ranch development and
incorporated into the habitat enhancement plan eRECON 1991). .
· To mitigate impacts to San Diego golden star to below the level of significance, avoidance of the
population to the greatest degree feasible shall be implemented. The alignment shall remain in the
currently proposed position and the construction corridor shall be restricted in the area where the
population occurs.
Monitoring
A qualified biologist/environmental specialist shall be retained to oversee the construction of East 'H" Street,
Hunte Parkway and the Reservoir/Waterline and monitor the implementation of the above measures.
Landform/Aesthetics
Sununant of Impacts
The pad elevation of the reservoir would be located at an elevation higher than the Salt Creek Ranch project
site, resulting in a potentially significant visual impact to surrounding residents.
Mitigation Measures
· The water tank shall be painted an unobtrusive color to ensure that it blends in with the natural
environment as much as possible. The area surrounding the water tank shall be landscaped to shield
views of the tank to the satisfaction of the City of Chula Vista's landscape architect.
Monitoring _
The City of Chula Vista Design Review Committee will review and approve the water reservoir construction
and landscape plan prior to Final Map approval.
Ordinance No. 2499
Page 57
Cultural Kesour~es
Summary of Impacts
Hunte Parkway. Construction of both the proposed interceptor will significantly impact site
CA-SDi-12,038 which has been tested and determined to be important pursuant to CEQA criteria.
East 'H' Street. Construction of the 10-inch pipeline and proposed East 'H' Su'eet segment will
significantly impact site CA-SDi-4,530/W-643 which has been tested and determined to be important
pursuant to CEQA criteria.
Reservoir/Waterline. Trenching and grading activities necessary for construction of the reservoir and
installation of the waterline would significantly impact sites CA-SDi-ll,403 Locus F, CA-SDi-ll,415,
CA-SDi-12,032, CA-SDi-12,034, and CA-SDi-12,035. Cultural resource sites CA-SDi-12,260,
CA-SDi-12,261, and CA-SDi-ll,403 Locus G, also located on this site, were not yet tested or evaluated.
Mitigation Measures
· The California Environmental Quality Act (CEQA) require mitigation of impacts to important cultural
resources. Sites CA-SDi-ll,403 Locus F, CA-SDI-11,415, CA-SDi-12,031, CA-SDi-12,032, CA-SDi-12,034,
and CA-SDi-12,035 within the water reservoir/water line parcel and CA~SDi-12,038 within the Hunte
Parkway parcel were determined to qualify as important cultural resources by testing pursuant to CEQA,
and mitigation of impacts to these cultural resources is required. Site CA-SDi-4,530/W-643 within the
"H" Street parcel has been previously tested and determined important under CEQA, and mitigation
measures are necessary to address impacts to that site. Site CA-SDi-4,530/W-643 also falls within the
Bonita-Mignel Archaeological District which requires evaluation under federal criteria.
· Evaluation for determination of importance under CEQA through a cultural resource testing program
is necessary at cultural resource sites CA-SDi-12,260, CA-SDi-12,261 and CA~SDi-ll,403 Locus G.
· Mitigation of impacts to important cultural resources can be achieved through either avoidance or by
conducting a data recovery program. Avoidance could include capping sites with 2 feet of fill or
rodesign of project components.
· If avoidance of archaeological resources cannot be achieved, a data recovery program to mitigate
development impacts to important cultural resource sites shall be conducted, including, where necessary,
surface collection and mapping of artifacts, a phased data recovery program, and monitoring during
facility or other construction. This phased approach shall employ a random sample in conjunction with
a focused inventory for features (e.g., hearths). The data recovery program shall be in accordance with
a regional approach for all prehistoric sites within Salt Creek Kanch, Salt Creek I and EastLake III,
thereby allowing a comprehensive understanding for these sites. This regional program is in agreement
with the Bonita-Miguel Archaeological District.
· The data recovery program shall follow the Advisory Council's guidelines as defined within Treatment
of Archaeological Properties, A Handbook (ACHP 1980). The treatment plan shall be oriented to address
local and regional research questions and clearly identify the methods to be used to address the research
questions. Research questions to be should be addressed are provided in EKCE's June 1989 Salt Creek
Ranch Cultural Resource Evaluation, on file at the City of Chula Vista Planning Depath.ent.
Monitoring
A qualified archaeologist shall be retained to monitor the implementation of the above measures.
Ordinance No. 2499
Page 58
EXHIBIT E
STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines provide:
"(a) CEQA requires the decision-maker to balance the benefits of a proposed project against its
unavoidable environmental risks in determining whether to approve the project. If the benefits
of a proposed project outweigh the unavoidable adverse environmental effects, the adverse
environmental effects may be considered acceptable.
(b) Where the decision of the public agency allows the occurrence of significant effects which are
identified in the final FAR but are not at least substantially mitigated, the agency shall state in
writing the specific reasons to support its action based on the final FAR and/or other
information in the record. This statement may be necessary if the agency also makes a fmding
under Section 15091 (a) (2) or (a) C3).
(c) If an agency makes a statement of overriding considerations, the statement should be included
in the record of the project approval and should be mentioned in the Notice of Determination..
(Guidelines §15093).
The City f'mds that the mitigation measures discussed in the CEQA Findings, when implemented, avoid or
substantially lessen most of the significant effects identified in Final Supplemental FAR 91-03 for Salt Creek
Ranch Sectional Planning Area (SPA) Plan. Nonetheless, certain significant effects of the Salt Creek Ranch
SPA Plan are unavoidable even after incorporation of all feasible mitigation measures. Theses unavoidable
effects are described in Section III of the CEQA Findings. In approving this project, the City has balanced
the benefits of the Salt Creek l~anch SPA Plan against these unavoidable environmental effects. In this
regard, the City finds that all feasible mitigation measures identified in the CEQA Findings, have been or will
be implemented with the project, and any remaining significant unavoidable effects are acceptable due to
the following specific planning, social, economic and other considerations, all of which are based upon the
facts set forth below, the CEQA Findings, Final Supplemental EIR 91-03, and the record of the proceedings
for this project:
1. Salt Creek Ranch, a planned residential community in the City of Chula Vista's Eastern Territories, is
consistent with the demand for housing in Chula Vista. The project is a well-balanced residential
community that will provide local residents of Chula Vista and residents in the region the choice of
diverse housing types in accordance with the following policies contained within the City's General Plan
Update:
· Encourage the development of a diversity of housing types and prices.
· Assure that new development meets or exceeds a standard of high-quality planning and design.
· Provide for the development of multi-family housing in appropriate areas convenient to public
services, facilities and circulation. -
· Encourage planned development, with a coordinated mix of urban uses, open space and amenities.
Ordinance No. 2499
Page 59
· For new developments in Eastern Territories, the predominant character should be low medium
density, single-family housing. Where appropriate in terms of physical setting encourage
development of quality, large-lot housing.
The Salt Creek Ranch SPA Plan (Alternative 5.3, Final SPA Plan Design Alternative) addresses each of
these General Plan policies. The residential planned community provides a broad variety of housing
types, ranging from multi-family arcached units to large estate lots consisting of at least one acre. Multi-
family housing is provided in accordance with the Chula Vista General Plan, which previously took into
account the location of multi-family housing in areas convenient to public services, facilities and
roadway circulation. Salt Creek Ranch is uniquely situated between the urbanized areas of Chula Vista
to the west and south and the undeveloped area to the east. The project is an entirely residential
community which will provide residents of Chula Vista with upper-end housing products which are
currently limited in the South Bay area. The Salt Creek Ranch SPA Plan will also provide important
transitions from the higher density developments adjacent to future SR.-12S to the lower density estates
in the eastern portion of the project. Development within Salt Creek Ranch will transition from the R.-M
and K-LM categories in the western portion to the low density R-L category in the eastern and northern
portions of the proper'o/site.
2. Thepr~jectpr~vides~~gicalc~mmunity~anduses~enhances~pp~rtunitiesf~rthe~~ng-termpr~ductivity
of the community of Chula Vista and the surrounding region, and maintains and conserves valuable
resources, all of which are consistent with the Ciry's long-term planning goals. The mix of single and
multi-family uses in close proximity to proposed commercial and industrial uses will provide
oppornmities for persons to reside in areas adjacent to employment facilities and, thus, will help to
relieve typical employment community impacts, such as traffic, noise and air quality effects.
3. With adoption of Alternative 5.3 (Final SPA Plan Design Alternative), the project will result in
construction of a number of roads which are integral parts of the City's General Plan Circulation
Element. For example, roadway improvements will involve construction of portions of East H Street,
Hunte Parkway and Lane Avenue to ultimate standards through the project. The project will also
contribute to off-site roadway improvements on a fair share basis with other are developers by
participation in the Eastern Chula Vista Transportation Phasing Plan (ECXrYPP). Significant landscaping
buffer areas will be provided along major roads in accordance with the City's Circulation Element. The
project will incorporate pedestrian and bicycle pathways and equestrian paths or trails within
transportation corridors as recommended by the CiLys Circulation Element.
4. The project reserves approximately 351 acres of natural open space constituting approximately 29% of
the project site. Implementation of the project will provide for the long-term preservation of the
sensitive biological resources located in the natural open space areas and provide for wildlife corridor
links in those areas. The natural open space incorporated into the approved Salt Creek Ranch GDP has
wildlife corridors that are, on average, approximately 600 feet wide; the narrowest sections are greater
than 200 feet wide, except in planning area 10b. The project applicant has also agreed to the following
additional mitigation measures:
· The developer shall agree to participate in a regional or sub-regional multi-species coastal sage scrub
conservation plan. if, prior to approval for the grading plan for areas 10a, 10b and 11 (which are
identified as the three easternmost 'L" areas on Figure R-1 of the Final EIR.), an off-site regionals
wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved
the City as part of the conservation plan, then development of the 17 acre R-L development area in
the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L
area (as shown on Figure R-1 of the Final EIR) to provide a wider open space for a regional wildlife
corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-
Ordinance No. 2499
Page 60
term viability of the wildlife corridor (as shown on Figure R-l). This condition shall also be applied
to conditions of the Tentative Subdivision Map.
5. The project substantially mitigates adverse effects to coastal sage scrub habitat through preservation of
on-site coastal sage scrub in excess of the preservation anticipated in the Chula Vista General Plan.
Specifically, the General Plan anticipated preservation of approximately 158 acres of the existing coastal
sage scrub habitat on the Salt Creek Ranch property. The approved Salt Creek Ranch GDP preserves
approximately 50 acres of additional coastal sage scrub over and above the acreage anticipated to be
preserved in the General Plan. Coastal sage scrub habitat is left intact in sufficiently large blocks to
accommodate most of the California gnatcatcher known to exist on-site. In addition, the project
applicant has agreed to revegetate approximately 30 acres of disturbed habitat with the proposed
biological open space area with coastal sage scrub to partially mitigate the cumulative loss of coastal
sage scrub habitat. This revegatation will have the benefit of providing additional potential California
gnatcatcher habitat. In addition, Alternative 5.3 (Final SPA Plan Design Alternative) will not create any
new significant impacts to the Califomla gnatcatcher as compared to the approved Salt Creek Ranch
GDP. Although coastal sage scrub will be slightly more impacted overall (1.5 acres), a 2.7 acre patch
of sage scrub will be placed in natural open space. This patch contains a large cactus thicket and a
cactus wren, which would have been impacted under the approved Salt Creek Ranch GDP.
6. The General Plan Update calls for creation of a continuous, 28-mile Greenbelt around the City of Chula
Vista. The Greenbelt provides a unique opportunity to develop a significant network of open space,
trails, and recreational activities for the citizens of Chula Vista and residents in the surrounding region.
In essence, the Greenbelt represents a continuous open space are which visually and functionally links
all the communities and the principal parks and recreational resources of the City including active
recreational facilities, natural open space, wildlife habitats and a connecting trail system. This
continuous system begins at the Chula Vista Bayfront, extends through Otay River Valley to the Otay
Lakes, north through the Otay Lakes area and along Salt Creek to Mother Miguel Mountain and
Sweetwater Reservoir and west along the Sweetwater Regional Park to the Bayfront. The Salt Creek
Ranch project supplies an important link in the Greenbelt called for in the General Plan Update. By
adoption of Alternative 5.3 (Final SPA Plan Design Alternative) for Salt Creek Ranch, the City further
implements its Greenbelt in the following ways:
· The 20-acre neighborhood park will be adjacent to Salt Creek which links the park to the City's
Greenbelt, all of which is consistent with the City's General Plan.
· The 20-acre neighborhood park is the preferred location of the City's Parks and Recreation
Department because it is more centrally located to serve the residents of Salt Creek Ranch and Salt
Creek I, as well as the citizens of the City of Chula Vista and the surrounding region.
· The 20-acre neighborhood park adjacent to Salt Creek allows preservation of an existing stand of
Eucalyptus trees which provides an immediate "grove" effect for the communiW park.
· The 20-acre neighborhood park maintains the natural open space link in the southeast comer of the
project site and, thus, allows for the preservation of sensitive coastal sage scrub and wetland
habitats. The sage scrub is habitat for species on-site, including the grasshopper sparrow, the
California gnatcatcher and the nesting sites of the cactus wren.
7. The project will result in a comprehensive planned community providing a logical extension of City
services, including public transportation, law enforcement, fire protection and public utilities.
8. Thepr~jectadvancestheCity~senvir~nmentalg~a~sbyenc~uragingwaterc~nservati~nandrec~amati~n
programs, mass transit facilities and an extensive trail system.
Ordinance No. 2499
Page 61
9. The project also contains a number of other additional overriding public benefits, such as:
· Incorporation of two schools sites into the design of the project (20 acres).
· Incorporation of two church sites into the design of the project (7 acres).
· Incorporation of a fire station site into the design of the project (1 acre).
· A standby commitment to participate in a funding program to finance a new library facility.
· Commitment to participate in a regional or sub-regional multi-species coastal sage scrub
conservation plan. If, prior to approval of the grading plan for areas 10a, 10b and 11 (which are
identified as the three easternmost 'L' ares on Figure R-1 of the Final FIR), an off-site regional
wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved
by the City as part of the conservation plan, then development of the 17-acre R-L development area
in the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L
area (as shown on Figure R-1 of the Final EIR) to provide a wider open space area for a regional
wildlife corridor shall be implemented. The width of the open space area shall be sufficient to
ensure long-term viability of the wildlife corridor (as shown on Figure R-l). This condition shall
also be applied to conditions of the Tentative Subdivision Map.
· A focal point of the open space system is the Salt Creek Corridor, designated in the Chula Vista
General Plan as a major portion of the Chula Vista Greenbelt, a 28-mile open space and park system
within the City. Salt Creek will form a major open space corridor within the project and will be
extensively landscaped. A park system, consisting of a 20-mile neighborhood park along the Salt
Creek Corridor and a 7-acre neighborhood park in the western portion of the project, will provide
recreational activities along the Ciry's Greenbelt. The Salt Creek open space corridor will connect
to the EastLake open space corridor within Salt Creek to the south and will provide a significant
passive open space amenity for the entire Eastern Territories. An extensive undeveloped open space
system in the eastern portion of the property will provide connections from Upper Otay Lake to the
San Miguel Mountains to the north. This open space system will connect to the portion of the
Chula Vista Greenbelt planned around Otay Lakes. Open space greenbelt, parkway and bikeway
systems throughout Salt Creek Ranch, and an equestrian trail system, will be linked to the enhanced
Salt Creek, the eastern undeveloped open space areas, the park along the Salt Creek corridor and
the Ciry's Greenbelt.
· The landscaping for Salt Creek Ranch will establish the community character east of future SR-125
and is envisioned as a more native, naturalized plant type than in the development area west of the
SR-125 corridor; drought-tolerant plant materials will be emphasized.
For these reasons, on balance, the City finds that there are planning, social, economic and other
considerations resulting from this project that serve to override and outweigh the project's unavoidable
significant environmental effects and, thus, the adverse environmental effects are considered acceptable.
Ordinance No. 2499
Page 62
PASSED, APPROVED and ADOPTED by the City Council of the City of Chula Vista,
California, this 7th day of April, 1992, by the following vote:
AYES: Councilmembers: Grasser Horton, Moore, Rindone, Nader
NOES: Councilmembers: None
ABSENT: Councilmembers: Malcolm
ABSTAIN: Councilmembers: None
Tim Nader, Mayor
ATTEST:
Be~verl/~y~~. Au~thelet, Cit~'/~yClerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do
hereby certify that the foregoing Ordinance No. 2499 had its first reading on
March 24, 1992, and its second reading and adoption at a regular meeting of said
City Council held on the 7th day of April, 1992.
Executed this 7th day of April, 1992.
Beverly~./Authelet, City Clerk