HomeMy WebLinkAboutPlanning Comm Reports/1990/10/24 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, October 24, 1990 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission
on any subject matter within the Commission's jurisdiction but not an
item on today's agenda. Each speaker's presentation may not exceed five
minutes.
1. PUBLIC HEARING: (a) PCZ-89-M: Request to prezone 11.7 acres located
southerly of Lynndale Lane, northerly of East 'H'
Street, and easterly of the 1-805 freeway to R-E-P -
Cameo Development Company
(b) PCS-90-06: Request to subdivide 11.7 acres known as
Lynndale Hills, Chula Vista Tract 90-06, into 14
single family detached lots and one open space lot -
Cameo Development Company
2. REPORT: EastLake Greens Driving Range Lighting Addendum to the
EastLake Greens Sectional Planning Area (SPA) Plan and
EastLake Trails Prezone and Annexation Final Supplemental
Environmental Impact Report - EIR-86-4
3. PUBLIC HEARING: PCC-91-14: Conditional Use Permit for an 18 hole golf
course, a driving range with night lighting, a 13,000
square foot clubhouse with restaurant, bar, pro-shop,
restrooms and kitchen, and a one acre fenced maintenance
compound with a 5,000 square foot building, proposed by
EastLake Development Company at EastLake Greens
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to a Special Business Meeting of November 12, 1990
at 6:00 p.m. in the Council Chambers
City Planning Commission
Agenda Item for Meeting of October 24, 1990 Page 1
PUBLIC HEARING: (a) PCZ-89-M: Request to prezone 11.7 acres located
southerly of Lvnndale Lane, northerly of East 'H'
Street~ and easterly of the 1-805 freeway, to R-£-P -
Cameo Development Company
(b) PCS-90-06: Request to subdivide 11.7 acres known as
Lynndale Hills~ Chula Vista Tract 90-6~ into 14 single
family detached lots and one open space lot Cameo
Development Company
A. BACKGROUND
This item involves a prezone and tentative map known as Lynndale Hills,
Chula Vista Tract 90-6, for 11.7 acres located at the southerly terminus
of Lynndale Lane, south of Lynwood Drive, north of East 'H' Street and
east of Interstate 805. The proposal is to prezone the site to R-E-P
(Residential Estate/Precise Plan) and subdivide the property into 14
single family lots and one open space lot.
The Environmental Review Coordinator conducted an Initial Study, IS-89-84,
of potential environmental impacts associated with the implementation of
the project. Based on the attached Initial Study and comments thereon, if
any, the Coordinator has concluded that there would be no significant
environmental impacts, and recommends adoption of the Negative Declaration
issued on IS-89-84.
On May 23, 1990, the Planning Commission approved a request to subdivide
this property into 17 residential lots and a similar open space parcel.
However, the City Council subsequently denied the request. The applicant
has reduced the number of lots by three and increased their size to a
minimum of 15,000 square feet.
B. RECOMMENDATION
Based on the Initial Study and comments on the Initial Study and Negative
Declaration, find that this project will have no environmental impacts and
adopt the Negative Declaration issued on IS-89-84.
Based on the findings contained in Section E of this report, adopt a
motion recommending that the City Council approve the prezone and
tentative subdivision map for Lynndale Hills, Chula Vista Tract 90-6,
subject to the following conditions:
~. Lot 0 shall be placed in Open Space Maintenance District No. 11 by
application and at the expense of the developer.
2. Portions of lots 3 6 shall be added to open space lot 0 in
substantial conformance with Exhibit 1.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 2
3. All lots facing Lot 0 shall be fenced and other easy access to this
area shall be removed or adequately blocked according to a plan
submitted for review and approval of the City Landscape Architect.
4. A revegetation program of native plant materials, which may include
temporary irrigation, shall be submitted for Lot 0 subject to review
and approval of the City Landscape Architect.
5. No clearing of any portion of the subdivision area shall occur
between March 15 and August 1.
6. All mitigation necessary to avoid significant effects itemized in
Section F of the Negative Declaration issued on IS-94-84 are hereby
incorporated as conditions of approval.
7. The remainder parcel southwest of lot 4 on Lynndale Place shall be
deeded to the neighboring properties designated as Parcels 3 and 4 of
parcel map 6001.
8. The developer shall provide curb cuts to the three lots which
presently gain access via Lynwood Place.
9. The developer shall cause to be vacated all publicly owned or offered
road easements.
10. Development of the lots shall conform to the setback standards for
the R-1-7 zone.
11. Each lot shall require separate irrigation systems for slope planting
and erosion control subject to review and approval of the City
Landscape Architect prior to the issuance of a grading permit.
12. A letter of permission for grading shall be obtained from SDG&E prior
to any grading within or adjacent to an SDG&E easement or which would
affect access thereto.
13. An access easement shall be granted by Lot 2 and 3 to the adjoining
property to the north in order to accommodate the existing driveway
and associated slopes serving that property.
14. Approval of a final map by the City Council shall require compliance
with the City's adopted threshold standards to the satisfaction of
the Director of Planning.
15. The amount of any fees applicable to the project, including but not
limited to PAD, DIF and RCT fees, shall be those in effect at the
time they are collected.
16. Prior to the issuance of building permits, the project shall show
compliance with the City's Growth Management Element and Program to
the satisfaction of the Director of Planning.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 3
17. Annexation of the site from the County of San Diego to the City of
Chula Vista shall be required prior to approval of the Final Map.
Annexation shall include all of the right-of-way necessary to
construct Lynndale Place as shown on the Tentative Map.
18. The owner shall obtain easements for proposed off-site sewer and
storm drain facilities in Lynndale Lane prior to approval of the
Final Map. Easements shall be a minimum width of six feet greater
than pipe size, but not less than 10 feet.
19. The owner shall notify the City at least 60 days prior to
consideration of the Final Map by the City if off-site easements
cannot be obtained as required by the Conditions of Approval Numbers
2 and 15 (Only off-site right of way or easements affected by Section
66462.5 of the Subdivision Map Act are covered by this condition).
After said notification, the owner shall:
a. Pay the full cost of acquiring off-site right of way or
easements required by the Conditions of Approval of the
Tentative Map.
b. Deposit with the City the estimated cost of acquiring said right
of way or easements. Said estimate to be approved by the City
Engineer.
c. Have all easement and/or right of way documents and plats
prepared and appraisals complete which are necessary to commence
condemnation proceedings.
The requirements of a, b and c above shall be accomplished prior to
approval of the Final Map.
All off-site requirements which fall under the purview of Section
66462.5 of the State Subdivision Map Act will be waived if the City
does not comply with the 120 day time limitation specified in that
section of the act.
20. Graded access shall be provided to all storm drain structures
including inlet and outlet structures as required by the City
Engineer. Paved access shall be provided to drainage structures
located in the rear yard of any residential lot.
21. Grading plans shall be submitted and approved by the city Engineer
prior to approval of the Final Map. An erosion and sedimentation
control plan shall be required as part of the grading plans. The
owner's engineer shall submit recommendations to reduce fill slope
gradients to less than 2:1, if the soils engineer determines that the
nature of on site soils present problems with fill slope stability
and erosion. In the event that any fault zones are found during
grading of the site, a field investigation shall be required (by a
registered geologist) and any subsequent recommendations incorporated
into the project design.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 4
22. The owner shall be responsible for the construction of public
improvements of all streets shown on the Tentative Map within the
subdivision. Public improvements required shall include, but not be
limited to: A.C. pavement and base, concrete curb, gutter and
sidewalk, driveway approaches, traffic signals, street lights,
traffic signs, street trees, fire hydrants, sanitary sewers, water
and drainage facilities. Lynndale Place shown on the Tentative Map
shall be dedicated for public use and shall meet all City Standards
for public streets.
23. A minimum of one on-street parking space (20 feet) shall be provided
along the frontage of each residential lot. However, in cases where
the minimum on-street parking space requirement cannot be met, credit
shall be given for surplus on-street parking in front of nearby lots
upon approval of the City Engineer. With approval of the City
Engineer, residential lots which provide three or more off-street
parking spaces shall be exempt.
24. Prior to the approval of the Final Map, the owner shall guarantee the
construction of all improvements (streets, sewers, drainage,
utilities, etc.) deemed necessary to provide service to the
subdivision in accordance with City Standards.
25. The owner shall enter into an agreement with the City wherein he
holds the City harmless from any liability for erosion, siltation, or
increased flow of drainage resulting from this project, prior to
Final Map approval.
26. Prior to the approval of the Final Map, the owner shall receive
letters of permission from adjacent property owners for off-site work
required by the City Engineer for the construction of driveway
approaches, driveways, retaining walls and any other improvement
necessary to provide access and utilities to those properties located
adjacent to and westerly of the site impacted by the proposed
subdivision development.
27. A study of the noise impacts to the project from East "H" Street and
State facilities shall be performed for existing and future
conditions including the proposed East "H" Street widening project.
The owner shall submit said study subject to CalTrans review and
acceptance prior to Final Map approval.
28. Proposed work within CalTrans~ easements shall be subject to
CalTrans~review and approval. The owner shall submit engineered
drawings and pertinent hydraulic calculations and obtain any required
permits from the State of California for said work prior to Final Map
approval.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 5
29. The proposed storm drain within Lot #14 shall be extended as
necessary to outlet at the flowline of the local drainage basin to
which it is tributary. Any necessary off-site easements shall be
acquired and dedicated to the City.
30. Any portion of private road easement(s) which coincide with proposed
public streets shall be quit claimed prior to Final Map approval.
31. On the condition that City shall promptly notify the subdivider of
any claim, action or proceeding and on the further condition that the
City full cooperates in the defense, the subdivider/applicant shall
defend, indemnify, and hold harmless the City, and its agents,
officers and employees, from any claim, action or proceeding against
the City, or its agents, officers or employees, to attack, set aside,
void or annul any approval by the City, including approvals by its
Planning Commission, City Council, or any approval by its agents,
officers, or employees with regard to this subdivision.
32. The developer shall permit all franchised cable television companies
equal opportunity to place conduit to and provide cable television
service for each lot within the subdivision. However, developer
shall restrict access to the conduit to only those franchised cable
television company(ies) who are and remain in compliance with all of
the terms and conditions of the franchise and which are in further
compliance with all other rules, regulations, ordinances and
procedures regulating and affecting the operation of cable television
companies as same may have been, or may from time to time be, issued
by the City of Chula Vista.
The developer shall enter into an agreement with the Cable Company to
insure that compliance with this condition is met. Said agreement
shall be approved by the City Attorney prior to final map approval.
C. DISCUSSION
The property is presently zoned County RR! (Rural Residential/one dwelling
unit per acre). Adjacent zoning and land use are as follows:
North: County RR1 Single family dwellings on one acre lots
South: PC Shopping center and 1-805/East ~H~ Street
interchange
East: PC Single family dwellings on standard City
lots
West: County RR1 Single family dwellings on one+ acre lots
The topography of the site is moderately rolling with small ridges and
intervening canyons. The high and low points of the site differ by
approximately 88 feet.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 6
Access to the site is off Lynndale Lane via Lynwood Drive and Bonita
Road. A new street, Lynndale Place, would course southerly from Lynndale
Lane and terminate in a cul-de-sac. The areas of all residential lots
would be 15,000 square feet or larger with an average residential lot size
of 18,325 square feet for the entire tract. In addition, an open space
lot of about 4.7 acres is provided, approximately four acres of which
would be undisturbed. The remainder of the property would be mass graded
to create the new lots and streets.
A portion of the new street, Lynndale Place, would traverse over an
existing 60-foot-wide road easement which provides present access to both
the subject property and four unincorporated parcels to the west and
southwest. This easement has an Irrevocable Offer to Dedicate (IOD)
encumbrance on it in favor of the County. This IOD is required to be
vacated.
letters have previously been received from the Sweetwater Community
Planning Group and the Sweetwater Civic Association, each recommending
denial of the project because of increased traffic on Bonita Road which
would be generated by this project. Each believe that access to the
subdivision should be via East ~H~ Street. They also object to the
proposed annexation leaving a peninsula of unincorporated land in this
area. (See attached correspondence.)
In its review of the project, the City Council expressed concerns over lot
size and number, General Plan consistency, compatibility of the project
with the neighborhood and the environmental sensitivity of the area. The
applicant believes he has responded to these concerns by reducing the
number of lots, increasing the lot size and deleting the small cul-de-sac
street previously planned.
D. ANALYSIS
The proposal is consistent with the General Plan, which designates the
property Low Residential (0-3 D.U./ac). The project's density is 1.2
dwelling units per acre, which is well below the "midpoint" (2 du/ac) for
this density category. It also conforms to the Sweetwater Community Plan
designation of Residential 3 (2 D.U./ac).
While the lot areas meet or exceed those of the City neighborhood abutting
to the east, all of the parcels immediately to the north and west in the
County exceed one acre. The County zoning for the aforementioned parcels
as well as the subject property is RR1 (one acre minimum lot size). This
discrepancy creates a lot size compatibility dilemma since this small area
is a semi-rural enclave bounded on two sides by major urban arterials, a
third by standard City lots backing up to the subject property at higher
elevations, and the fourth by lots in excess of one acre, also at higher
elevations. The factor which best justifies the lot sizes proposed is the
preservation of the 4.7 acre biologically-sensitive open space lot.
Without this circumstance, it could be argued that larger lots are more
appropriate for this area based on the prevailing lot pattern and zoning
in the immediate vicinity.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 7
While the applicant has provided lots of 15,000 square feet or larger in
response to the City Council's concern for neighborhood compatibility,
staff is recommending that portions of lots 3 5 be added to the open
space lot. On lot 3, staff believes that the graded slope adjacent to the
east side of the "panhandle" would be more appropriate in the open space
district to assure that the entire graded slope be maintained in a like
manner. On lots 4, 5 and 6, staff is of the opinion that the rear lot
lines should be located just below the proposed concrete-lined drainage
ditch. The remaining ungraded areas were added to the lots to provide the
desired 15,000 square foot minimum parcel size, but it is unlikely that
these areas, with locations above the graded slopes, would be properly
maintained because of difficult access. In addition, the aforementioned
drainage ditch would be easier to maintain if it were located entirely
within the open space lot. The results of these recommendations would be
the addition of about a half acre to the open space lot.
As mentioned in the discussion section of this report, both the Sweetwater
Community Planning Group and the Sweetwater Civic Association prefer that
access to the site be gained via East ~H~ Street to preclude additional
traffic on Bonita Road. While staff shares this concern over Bonita Road
traffic, the estimated increase of 140 ADT will not alter the level of
service on Bonita Road since the contribution of traffic from the project
during the peak hours is minimal, according to the City Traffic Engineer.
Further, a connection could not be provided to the south since it would
intersect with the transition lane from westbound East ~H~ to northbound
1-805.
Finally, staff from the Local Agency Formation Commission, the regional
agency responsible for reviewing, coordinating and approving all
annexations, reports that the annexation would not adversely impact the
provision of public services to the "peninsula" of unincorporated land
between the project area and the 1-805 Freeway. Also, they are resigned
to the fact that Bonita will likely annex in a piecemeal rather than
comprehensive fashion. Adjacent residential properties have been
contacted by the City to offer an opportunity to be included with this
applicant's request to annex.
E. CODE REQUIREMENTS
1. All utilities within the subdivision shall be undergrounded in
accordance with Municipal Code requirements.
2. The owner shall pay traffic signal participation fees prior to the
issuance of building permits.
3. The owner shall pay sewer connection fees prior to the issuance of
the building permits.
4. The owner shall pay development impact fees prior to the issuance of
building permits.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 8
5. The owner shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the Final Map and all plans
shall be in accordance with the provisions of the Subdivision Map Act
and the City of Chula Vista Subdivision Ordinances and Subdivision
Manual.
F. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Lynndale Hills, Chula Vista Tract 90-6, is found to be
in conformance with the various elements of the City's General Plan based
on the following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
2. The design of the subdivision will not affect the existing
improvements -- streets, sewers, etc. -- which have been designed to
avoid any serious problems.
3. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
a. Land Use - The project is consistent with the General Plan which
designates the property Chula Vista Low Residential (0-3
D.U./ac).
b. Circulation - The lots will be served a public street conforming
to City standards.
c. Housing The project will provide a detached housing type
consistent with surrounding development.
d. Conservation and Open Space - The project will provide 4.7 acres
of open space to mitigate impacts to sensitive plant and animal
species.
e. Park and Recreation - The project will result in the dedication
of 4.7 acres of permanent open space and shall be responsible
for the payment of PAD fees.
f. Seismic Safety - The closest identified fault in the area is the
La Nacion Fault located one mile to the east.
g. Safety - The site will be within threshold response times for
fire and police services.
h. Noise - The units will be required to meet the standards of the
UBC with regard to acceptable interior noise levels.
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 9
i. Scenic Highway - The project site is depressed below the East
~H~ Street Scenic Highway.
j. Bicycle Routes The streets within the project are not
designated bike routes but will accommodate bicycle travel.
k. Public Buildings No public buildings are planned for the
site. The project shall be subject to RCT and DIF fees.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Commission certifies that it has considered the effect of this
approval on the housing needs of the region and has balanced those
needs against the public service needs of the residents of the City
and the available fiscal and environmental resources.
5. The configuration, orientation and topography of the site does not
allow for the optimum siting of lots for passive or natural heating
and cooling opportunities.
WPC 8334P
: mm it¥
?lannin
APR i 6 .1990
April 10, 1990
City Of Chula Vista, Planning Dept.
276 Fourth Ave.
Chula Vista, CA. 92010
Att: Mr. Steve Griffin, Associate Planner
Sub: Lynndale Hills Subdivision T.M 4706
Ref: Letter S. Griffin/Sweetwater Community Planning Group
dated 3/21/90
Gentlemen:
We are in receipt of reference letter and have addressed this
issue at our Tuesday April 3rd. regular meeting. Mr. Martin
Kolkey, President Cameo Development presented the plans and
answered our questions.
The Sweetwater Community Planning Group unanimously opposes the
development as currently planned for two specific reasons:
First: Egress and access is via Bonita Rd. leading to the
development via Lynnwood Dr. Bonita Rd. in general
and specifically at that intersection is already
excessive and highly congested. Egress and access
should be via "H" St. which would also eliminate
the need for community service vehicles to access
the property via county roadways.
Second: Annexation as planned would violate the LAFCO
charter as it would result in a peninsula or
finger of land bordered to the east by this
development, the south by Chula Vista "H" st.
and the west by Interstate 805.
Respectfully, ~
John Hamraond, Chairperson
~weetwater Community Planning Group
JH / rrw
cc:LAFCO P.O. Box460, Bonita, California 92002-0460
April 10, 1990 /~PR ~ 6 1850
City Of Chula Vista, Planning Dept.
276 Fourth Ave.
Chula Vista, CA. 92010
Att: Mr. Steve Griffin, Associate Planner
Sub: Lynndale Hills Subdivision T.M 4706
Ref: Letter S. Griffin/Sweetwater Community Planning Group
dated 3/21/90
Gentlemen:
We are in receipt of reference letter and have addressed this
issue at our Wednesday April 4th. regular meeting.
The Sweetwater Valley Civic Association unanimously opposes the
development as currently planned for two specific reasons:
First: Egress and access is via Bonita Rd. leading to
the development via Lynnwood Dr. Bonita Road in
general and specifically at that intersection is
already excessive and highly congested. Egress and
access should be via "H" street which would eliminate
the need for community service vehicles to access
the property via county roadways.
Second: Annexation as planned would violate the LAFCO
charter as it would result in a peninsula or
finger of land bordered to the east by this
development, the south by Chula Vista "H" street
and the west by Interstate 805.
Respectfully, _
Tom Pocklington, Vice-President
Sweet~ater Valley Civic Association
l'P/r~w
cc: [~AFCO
negative declaration
PROJECT NAME: Lynndale Hills
PROJECT LOCATION: Lynndale Lane, northeast of the intersection of
Interstate 805 and H Street in the unincorporated area
of San Diego County and bounded on the east by the
Chula Vista City.limit
PROJECT APPLICANT: Cameo Development Company
5125 Convoy Street, Suite 301
San Diego, California 92111
CASE NO: IS-89-84 DATE: April 9, 1990
A. Project Se{tin~
The 11.7 acre project site is located on the south side of the
Sweetwater River Valley, northeast of the intersection of Interstate
805 and H Street in the unincorporated area ~of San Diego County. The
topography is rolling and consists of several ridges with intervening
canyons. Elevations range from 158 feet on the east to 70 feet above
mean sea level on the western edge of the site.
The project is situated in the Coastal Plain of the Peninsular Ranges
geographic province the underlying bedrock is part of the Pliocene age
San Diego Formation which is made up of near-shore marine sediments
with sandstone and cobble layers. This material is friable, relatively
incompressible and has very low expansion potential. This site is
within the La Nacion Fault Zone which is classified as potentially
active. The most significant event likely to affect this site would be
an earthquake on the Rose Canyon Fault located 10 miles northwest of
project.
Soils on this site are Salinas Clay, found on 16vel terrain, and Linne
Clay Loam on slopes. The thickness ranges from 1 to 5 feet. This
topsoil is considered potentially compressible and expansive.
On-site vegetation is a mixture of Diegan Sage Scrub, Riparian, and
Disturbed/Exotic species. Almost the entire site is covered by Diegan
Sage Scrub with a relatively small patch of riparian habitat in the
northern canyon and a highly disturbed area to the south.
The site is currently vacant with the exception of one existing house.
Current land use on adjacent properties includes a arterial to the
south, single-family residences to the north, and west, and a planned
community of single family homes to the east.
city of chula vista planning department CI~YOF
environmental review section CHU[A VISTA
-2-
B. Project Description
The proposed project consists of the prezoning, annexation of the ll.7
acre property to the City of Chula Vista detachment from the
Bonita/Sunnyside Fire Protection .District and subdivision of the parcel
into 17 separate residential lots. A 4.7 acre biological open space
will be preserved in the northwest corner of the project. Access to
existing Lynndale Lane will be in the northwest corner of project.
Seven and one-half (7.5) acres of the site would be graded and 55,000
cubic yards of fill will be placed. The maximum cut will be 48 feet in
height, but the average will be only 15 feet. Average fill depth will
be 15 feet and the maximum will be 32 feet. New streets, extension of
gas, water, sewer and electric will be required in addition to
grading. Required approvals for the project includes: Annexation,
Prezoning, Tentative Subdivision Map, and Grading Permit.
C. Compatibility with Zoning and Plans
Current zoning for the property is R-R-1 (County Rural Residential).
The project does not conform to the current zoning as it is proposed
for prezoning to R-E-P.
The General Plan land use designation for the site is Low-density
Residential. The project is compatible with the General Plan Land Use
Diagram.
D. Compliance with the Threshold/Standards Policy
1. Fire/EMS
The proposed Lynndale Hills development is within 2.5 miles of the
nearest fire station located at Bonita Road and Willow Street.
Response times for emergency calls would be 7 minutes, equal to
the 7 minute Threshold Standard.
The Fire Department is requiring the installation of fire hydrants
at 500 foot intervals within the project.
2. Police
The City of Chula Vista Police Department was contacted by the
Planning Department and indicated that they had no comment on the
project. Therefore, service can be provided for the proposed
development without affecting the Police Service Threshold
Standard.
3. Traffic
Access to the proposed project would be from Bonita Road via
Lynndale Lane. The project would impact area streets with the
addition of approximately 170 average daily trips (ADT). The ADT
-3-
on Bonita Road is expected to increase from 44,550 to 44,720.
Existing Level of Service ILOS) E will not change. The project is
not expected to affect the City's Traffic Threshold Standards
based on the Engineering Department's review and the project's
relatively small impact.
The City Engineer is requiring street improvements to existing
streets. A traffic study is currently underway to restripe Bonita
Road to provide an extra westbound lane. Full street improvement
and widening are required in Lynndale Lane.
4. Parks/Recreation
There are 6 acres of developed parkland within the Park Service
District of this project. The current requirement for the
District is 5.6 acres. The project would require 0.15 acres based
on the Parks and Recreation Threshold Standard and, therefore,
would have no effect. Developer fees will be paid to the City of
Chula Vista Parks and Recreation Department.
5. Drainage
According to the City Engineering Department, the proposed project
does not lie within a floodplain and will not be subject to any
existing flood hazards. There are no existing on-site drainage
facilities. Existing off-site drainage facilities include an 18"
and 24" storm drain pipes that discharge onto the property along
the easterly boundary, and a double 84" storm drain along the
westerly boundary, parallel the 1-805 right-of-way, flowing north
under Bonita Road and into the Sweetwater River.
To ensure conformance with the Drainage Threshold Standards, the
construction of a drainage system will be required, designed such
that storm water flows and volumes do not exceed City Engineering
Standards.
6. Sewer
The desired sewer service connection for the project would be
through a 15-inch sewer line adjacent to westerly line of the
project flowing north to 18-inch sewer line in Bonita Road.
Sewage generated by the proposed project is expected to be 4,505
gallons of liquid waste per day, as well as 446 pounds of solid
waste per day. The Engineering Department has indicated that
flows and volumes would not exceed City Engineering Standards and
sewer service is adequate for the design of the proposed project.
This, conforms with the Sewer Threshold Standards.
-4-
7. Water
The City's Water Service Threshold Standard requires that the
applicant obtain and submit to the City a water service
availability letter. The Sweetwater Authority was contacted in
regard to this matter and indicated that they would issue a
service letter upon favorable review of the project. The
applicant is currently arranging with the authority to review the
project.
8. Schools
The proposed subdivision lies within the Chula Vista City School
District, which serves children from Kindergarten through Grade
6. The project will also be served by the Sweetwater Union High
School District. Developer fees will be paid to both these
districts. A developer fee of $0.69/sq.ft. of assessable area is
currently being charged by the Chula Vista City School District.
The Sweetwater Union High School District has not indicated the
required fee amount. The projected impacts on area schools are:
Current Current Generated
School Attendance Capacity from Project
Elementary Allen 632 662 8
Jr. High Bonita Vista* 1682 1494 3
Sr. High Bonita Vista. 1871 2052 4
*Students could attend Hilltop Jr./Sr. High schools.
Attendance Capacity
Hilltop Jr. High 1,482 1,506
Hilltop Sr. High 1,532 1,508
The City's Threshold Standards for Schools are reviewed annually
and are not applicable to specific individual projects.
E. Identification of Environmental Effects
Archaeology - Brian F. Smith and Associates was retained to conduct an
archaeological investigation of the proposed project site. The
archaeological investigation report is included as Attachment B.
The study included a survey of the site and an evaluation of any
potential prehistoric site identified during the survey. The
investigation of the site demonstrated that the site was not
significant and involved no further research potential.
-5-
Biology - Pacific Southwest Biological Services was retained to conduct
a biological assessment of the proposed project site. The biological
assessment report is included as Attachment C.
The biological survey of the .proposed project site revealed the
following sensitive plant species: Snake Cholla (Opuntia r~fera),
Coast Barrel Cactus (Ferocactus viridescens), San l~o~er
Viguiera laciniata), and Ashy-footed Clubmoss (Selaginella
cinerascens)~tive zoological resources also found on-site
include five San Diego Cactus Wrens (Campylorhynchus brunneica~illus)
and l0 California Gnatcatchers (Polioptila californica) occupying the
site. The Orange-throated (Cnemidophorus hyperythrus), a sensitive
lizard of the region, is also well established on-site.
Geotechnical - A geotechnical investigation of the project site was
conducted by IGC Incorporated. The geotechnical investigation report
is included as Attachment D.
The investigation did not identify any geotechnical conditions that
would preclude the development of the site as planned. The major
geotechnical constraints on the site are the presence of compressible
alluvial soils and relatively cohesionless soils that may affect
surface slope stability and erosion.
Noise DUKES Noise Control was retained to conduct an acoustical
analysis to assess the existing and future noise impacts of the
proposed project. The acoustical analysis report is included as
Attachment E.
The major noise sources affecting the project site are 1-805 and N
Street. The calculated CNEL (Community Noise Equivalent Level) caused
by traffic varies on the site from 46.8 to 64.9 dB under current
traffic conditions and will increase to between 44.1 and 65.0 dB under
future conditions.
F. Mitigation necessary to avoid significant effects
Biology - Recommendations to reduce biological impacts are as follows:
All Ferocactus, Mammillaria, Opuntia parryi var. serpintina,
Opuntia littoralis cactus occurring within the areas to be
~ed should be transplanted to the disturbed portions of the
biological open space and along the fringes of this area which
face the development;
All disturbed areas within the open space should be revegetated
with native scrub vegetation including: Isocoma veneta, Artemisia
californica, Eriogonum fasciculatum, Baccharis sarothroides,
Ma~osma laurin~a laciniata, Rhus~lia, Simmondsia
chinesis;
-6-
All lots facing the open space lot should be fenced, and other
easy accesses to this area should be removed or adequately
blocked; and
Clearing activities on the site should be restricted from
occurring within lO0 feet of' any active California Gnatcatcher or
Cactus Wren nests, or all clearing should be restricted from
occurring between March 15, and August 1 (see Attachment C).
Geotechnical - To ensure that the major geotechnical constraints of the
site do not result in any significant impacts, grading should be
performed under the observation and testing of the geotechnical
consultant and in accordance with the requirements of the City of Chula
Vista, the Uniform Building Code, and the recommendations contained
within the geotechnical investigation report Isee Attachment D).
G. Findings of Insignificant Impact
Archaeology - The proposed development will impact the prehistoric
site, however, the impacts are not considered significant because the
site lacks research potential and sensitive deposits (see Attachment B).
Noise No significant noise impacts will result from the proposed
project. The proposed project is consistent with the City of Chula
Vista General Plan Noise Element. Neither the existing nor the future
CNEL at the site will exceed 65 dB (see Attachment E).
H. Consultation
1. Individuals and Organizations
City of Chula Vista: Roger Daoust, Senior Civil Engineer Jim Dyar, Fire Marshall-
Hal Rosenberg, Traffic Engineer
Roberto Solorzano, Engineer
Sweetwater Authority: Hector Martinez, Assistant Engineer
Applicant's Agent: Richard Lott, Xinos Enterprises Inc.
Mark V. Tegio, A.D. Hinshaw Associates
2. Documents
City of Chula Vista: Lynndale Hills Initial Study Threshold Standards
General Plan Municipal Code
Chula Vista City
School District: Letter to Chula Vista Planning Department
dated January 29, 1990.
-7-
Sweetwater Union
High School District: Letter to Chula Vista Planning Department
dated March 19, 1990.
DUKES Noise Control: Lynndal~ Hills Prezone No. 77-205440,
Environmental Initial Study No. 89-100
IGC Incorporated: Geotechnical investigation, Lynndale Hills
Proposed Residential Subdivision, Chula
Vista, California
Pacific Southwest
Biological Services,
Inc.: Report of a Biological Assessment of the
Lynndale Hills Property
Brian F. Smith
and Associates: The Archaeological Investigation for The
Lynndale Hills Prezone/Initial Study
3. Responses to Public Comments
( ) No comments
( ) Comments did not address completeness of document
( ) Comments and Responses attached.
This determination that the project will not have any significant
environmental impact is based on the attached Initial Study
(Attachment A) any comments on the Initial Study and any comments
on the Negative Declaration. Further information regarding the
environmental review of the project is available from the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA
92010.
ENVIRONMENTAL REVIEW COORDINATOR
WPC 7484P
-~' ~- FOR OFFICE
' Case No.
Fee
INITIAL STUDY Receipt No.
Date Rec'd
C~t~ of Chula Vista Accepted b~
Application Form Pro~ect No~~
A. BACKGROUND
l. PROJECT TITLE LYNND~d.E HILLS
2. PROJECT LOCATION (Street address or description) LYNNDALE LANE
Assessors Book, Page & Parcel No. 59.2-100-30z 592-100-49
3. BRIEF PROJECT DESCRIPTION SINGLE FANIILY RESIDENTIAL SUBDIVISION
4. Name of Applicant C~EO DEVELOPNENT COMPANY
Address 5125 CONVOY STREET~ SUITE 301 Phone (619) 292-4330
City S/~xI DIEGO State CALIFORNIA Zip 92111
5. Name of Preparer/Agent XINOS ENTERPRISES INCORPORATED
Address 9619 CHESAPE/~KE DRIVEr SUITE I02 Phone (619) 278-5310
City SAN DIEGO State CALIFORNIA Zip 92123
Relation to Applicant CIVIL ENGINEERING CONSULTANT
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
a. Permits or approvals required:
General Plan Revision Design Review Committee Public Project
'x Rezoning/Prezoning x Tentative Subd. Map x Annexation
Precise Plan × Grading Permit Design Review Board
Specific Plan --Tentative Parcel Map -- Redevelopment Agency
Cond. Use Permit Site Plan & Arch. Review--
Variance Other
b. Enclosures or documents (as required by the Environmental Review
Coordinator).
Location Map __Arch. Elevations Eng. Geology Report
Grading Plan __Landscape Plans Hydrological Study
Site Plan x Photos of Site & ~¥ Biological Study
Parcel ldap ~Setting
Precise Plan ~Tentative Subd. Map X. Archaeological Survey
__ Specific Plan '' Improvement Plans ~ Noise Assessment
Traffic Impact Report
__ Other Agency Permit or ~ Soils Report ~¢'~)~'t~ON6ZPTPJ-/~q~.DE;F~
Approvals Required
(Rev. ~2/~2)
- 2 -
8. PROPOSED PROJECT
1. Land Area: sq. footage~~c~,~or acreage ~ //.7
=
If land area to be dedicated, state acreage and purpose.
/.~ -~XS'ACRES FOR PUBLIC STREET PURPOSES
2. Complete this section if project is ,r~sidential.
a. Type development: Single family x Two family ..
Multi family Townhouse Condominium
b. Number of structures and heights -~-SINGLE FAMILY HO/v~s
EQUAL TO 35'
c. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms _ 10 4 bedrooms-7~ Total units ~'~I~- 1'7
d. Gross density {DU/tota) acres)~ll.9 ACRES =~3~ DU/AC /~ /'~'~--
e. Net ~ensity {DU/total acres m~us any dedication~DU/9.91AC ~Y'?~
=~DU/A
f. Estimated project populationl~'~,~ PEOPLE
g. Estimated sale or rental price range $250,000 - $~50,000
h. Square footage of floor area{s) 2200 - 2800 sQ. FT.
i. Percent of lot coverage by buildings or structures ± 20%
J. Number of on-site parking spaces to be provided 2 8 3 CAR GARAGES
k. Percent of site in road and paved surface ~ /~
3. Complete this section if project is ~mmercial or industrial.
a. Type{s) of land use
b. Floor area Height of structure{s)
c. Type of construction used in the structure
d. Describe major access points to the structures and the
orientation to adjoining properties and streets
e. Number of on-site parking spaces provided ~
f. EStimated number of employees per shift , Number of
shifts Total
g. Estimated number of customers {per day) and basis of estimate
- 3 -
h. Estimated range of service area and basis of estimate
i. Type/extent of operations not in enclosed buildings
j. Hours of operation
k. Type of exterior lighting
4. If project is other than residential, commercial or industrial
complete this section.
a. Type of project
b. Type of facilities provided
c. Square feet of enclosed structures
d. Height of structure{s) - maximum
e. Ultimate occupancy load of project
f. Number of on-site parking spaces to be provided
g. Square feet of road and paved surfaces
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, {hydrocarbons, sulfur, dust, etc.) identify them.
N/A
2. Is any type of grading or excavation of the property anticipated YES
{If yes, complete the following:) '
a. Excluding trenches to be backfilled, how many cubic yards of
earth will be excavated? i20,ooo Cu.¥d.
h. How many cubic yards of fill will be placed? 120.0o0 C~.¥d.
c. How much area {sq. ft. or acres) will be graded?
d. ~hat will be the - Maximum depth of cut ~ ~'
Average depth of cut ~ ~'
Maximum depth of fill 15~
Average depth of fill i~'
-4-
3. Describe all ener~kv consuming devices which are part of the proposed
project and the type of energy used {air conditioning, electrical
appliance, heating equipment, etc. ) GAS APPLIANCEs, GAS FORCED AIR
HEATING AIR CONDITIONING OPTIONAL
4. Indicate the amount of natural open space that is part of the project
Isq. ft. or acres)
5. If the project will result in any employment opportunities describe
the nature and type of these jobs. ALL LAND DEVELOPMENT RELATED
OCCUPATIONS
6. ~lill highly flammable or potentially explosive materials or
substances be used or stored within the project
s i te? NO
7. How many estimated automobile trips, per day, wi]l be generated by
the project? ~ ~ TRIPS/DAY
/7o
8. Describe (if any) off-site improvements necessary to implement the
project, and their points of access or connection to the project
site. Improvements include but not limited to the following: new
streets; street widening; extension of gas, electric, and sewer
lines; cut and fill slopes; and pedestrian and bicycle facilities.
NEW STREETS_~__~EXTENSION OF GAS WATER SEWER 4ND ELECTRIC GRADING TO
CREATE BUILDABLE SITES
D. DESCRIPTION OF ENVIRONMENTAL SETTING
1. _Gpo1 ogy-
Has a geology study been conducted on the property? NO
(If yes, please attach)
Has a Soils Report on the project site been made?
{If yes, please attach) NO
2. H__yd r o 1 o g~y
Are any of the follo%.~ing features present on or adjacent to the
site? {If yes, please explain in detail.)
a.Is there any surface evidence of a shallow ground water
table? NO
b. Are there any watercourses or drainage improvements on or
adjacent to the site? A CONCRETE DRATHAGE DITCH I_S LOCATED ALONG THE
~ASTERLY PROPERTY LINE ADJACENT TO THE i~OPERTY ~ -- -
· CONCRETE DRAINAGE
DITCHES ARE ALSO LOCATED WITHIN T}IE I-g05 RICJtT OF WAY ADJACENT TO
- 5 -
c. Does runoff from the project site drain directly into or toward
a domestic water supply, lake, reservoir or bay?
NO
d. Could drainage from the site cause erosion or siltation to
adjacent areas? NO
e. Describe all drainage facilities to be provided and their
location. DRAINAGE SWALES WHERE ~EEDED~ CURB AND GLFFFER. ~'fio~
3. Noise
a. Will there be any noise generated from the proposed project site
or from points of access which may impact the surrounding or
adjacent land uses? NO
4. Biology
a. Is the project site in a natural or partially natural'state?
YES
b. Indicate type, size and quantity of trees on the site and which
{i f any) will be removed by the project, so~ FRUIT TREES AROLND
THE EXISTING HOUSE, A PALM TREE; PEPPER TREE.
5. Past Use of the Land
a. Are there any known historical resources located on or near the
project site? NO
b. Have there been any hazardous materials disposed of or stored on
or near the project site? NO
6. Current Land Use
a. Describe all structures and land uses currently existing on the
project site. VACANT LAND WITH 1 EXISTING HOUSE
- 6 -
b. Describe all structures and land uses currently existing on
adjacent property.
North ONE SINGLE F~J~ILY P. ESIDENCE~ RR1
South HICR-~WAY~ S-94
East SINGLE FAFIILY RESIDENCES~ P.C. (P~aNNED COMNLNITY)
West SINGLE FAMIL~ RI~SIDENCESr RR1
7. Social
a. Are there any residents on site? IIf so, how many?) ] SINGLE FAMILY
K~b 1 ~NL~
b. Are there any current employment opportunities on site? (If so,
how many and what type?) NO
Please provide any 'other information which could expedite the evaluation ol
the proposed project.
- 7 -
E. CERTIFICATION
Owner/owneF in escrow*
or
Consultant or Agent*
HEREBY AFFIRM, that to the best of my belief, the statements and information
herein contained are in all respects true and correct and that all known
information concerning the project and its setting have been included in
Parts B, C and D of this application for an Initial Study of possible
environmental impact and any enclosures for attachments thereto.
*If acting for a corporation, include capacity and company name.
-8-
Case No. /5 '~?-~/
CITY DATA
F. PLANNING DEPARTMENT
1. Current Zoning on site: "~ Tf~-I (~
West ~ ~-I [d_~'~,~ ~_~,)v
Does the project conform to the current zoning? ~ ~
2. General Plan land use
designation on site: ~-~ ~,.~/
North ~ ,~
South ~ ~.
East ' .~/~'~ ~ ~~
West ~ ~ . ~ ' ~O~]m~ ~ / -
Is the project compatible with the General Plan Land Use Diagram? ~
Is the project area designated for conservation or open space or adjacent
to an area so designated? ~
Is the project located adjacent to any scenic routes? o e~ct o
(If yes, describe the design techniques being used to pr r enhance
the scenic quality of Chula Vista.)
How many acres of developed parkland are within the Park Service District
of this project as shown in the Parks and Recreation Element of the
General Plan? ~ ~o__
What is the current park acreage requirements in the Park Service
District? ~..~ ~
How many acres of parkland are necessary to serve the proposed project?
(2AC/lO00 pop. ) ~ /.~-~ ~--~ ~1~ /'t~'~ ~,~
/
Does the project site provide access to or have the potential to provide
access to any mineral resource? IIf so, describe in detail.) .~__~
- 9 -
3. Schools
If the proposed project is residential, please complete the following:
Current Current Students Generated
School Attendance Capacity From Project
Elementary ~ ~'..~ ~_ ~.~ ~
Jr. High ~/~.'~ I~.- /~q ~
Sr. High /~t~!~4./~r~~ { P? I ~8.!~ ~
4. Aesthetics
Does the project contain features which could be construed to be at a
variance from nearby features due to bulk, form, texture or color? (If
so, please describe.) .~kq~r~~
5. Energy Consumption
Provide the estimated consumption by the proposed project of the following
sources:
Electricity (per year)
Natural Gas (per year)
..... .
Water (per day)
6. remarks:
Director o~?lanning or Representative b~te J
Case No.
G. ENGINEERING DEPARTMENT
1. Drainage
a. Is the project site within a flood plain?
b. Will the project be subject to any existing flooding hazards?
c. Will the project create any flooding hazards? ~-~0
d. What is the location and description of existing on-site
drainage facilities? ~ ~ ~>~-~-~ ~%~
e. Are they adequate to serve the project? ~ ~-s~-~ g~_
f. What Ss the location and description of existing off-site
drainage facilities? l[5'f ~" ~To~a o~ e~eo g~c~m6t
go Are they adequate to serve the project?
2. Transportation ~T~-/ ~USl- ~ ~E~
a. What roads provide primary access to the project? ~bT~
b. What is the estimated number of one-way auto trips to be
generated by the project (per day)?
c. What is the ADT and estimated level of service before and after
project completion?
Before
d. Are the primary access roads adequate to serve the project?
e. Will it be necessary that additional dedication, ~.~idening and/or
improvement be made to existing streets? -~
If so, specify the general nature of the 'necessary actions, h, -~::,FF~
/ r'/~,
.', /'~r ,~.I~..~
Case No. ~% ~q-~t
Geology
a. Is the project site subject to:
Known or suspected fault hazards? tm~o~J~3
Liquefaction?
Landslide or slippage?
b. Is an engineering geolo~ report necessary to evaluate the
project?
4. Soils -
a. Are there any anticipated adverse soil conditions on the project
site?,
b. If yes, what are these adverse soil conditions? ~/~
c. Is a soils report necessary?
5. Land Form
a. What is the average natural slope of the site?
b. What is the maximum natural slope of the site?
6. Noise
Are there any traffic-related noise levels impacting the site that
are significant enough to justify that a noise analysis be required
of the applicant? ~ ~c~1~ N~N~S~ ~t~ ~h'~
Case No.
7. Air Quality
If there is any direct or indirect automobile usage associated with
this project, complete the. following.
- Total Vehicle
Trips - Emission Grams of
(per day) Factor Pollution
CO -f X 118.3 '~o ~,~ J
Hydrocarbons 'X 18.3 = "
NOx /NO2) \-/C) X 20.0 =
Particulates X 1.5 =
Sul fur X .78 =
8. waste Generation
How much solid and liquid (sewage) waste will be generated by the
proposed project per day? ' ·
Solid Jrt)- G ~.~ Liquid J[- C~'o ~'
What is the location and size of existing sewer lines on or adjacent
to the site? I~" ~u~O_ ~ ~l~c-¢t~r ~ uJ~w~L,/
e~,~e. CT ~E ~.-~-0%- ~c~J 'FLou-.-,U(:~ Z~. t%"
Are they adequate to serve the proposed project?
9. Public Facilities/Resources Impact
If the project could exceed the threshold of having any possible
significant impact on the environment, please identify the public
~acilities/resources and/or hazards and describe the adverse impact.
]nclude any potential to attain and/or exceed the capacity of any
public street, sewer, culvert, et~. serving the project area.)
Remarks/necessary mitigation measures
~-]ty Zng~2r?g~er or i~c'prese lta~lV~ -- bace --
- 13-
Case No.
H. FIRE DEPART~IENT
1. What is the distance to the nearest fire station and what is the Fire
Department's estimated reaction time?
2. Will the Fire Department be able to provide an adequate level of fire
protection for the proposed facility without an increase in equipment
or personnel? _.
/
3. Remarks P¢oj.~' ~,~,v~, ~,. ~ k,/~..~,
-13(a)-
Case No. ~ ~ ' "~"' ·
H-1. PARKS & RECREATION DEPARTMENT
1. Are existing neighborhood~ and community parks near the project
adequate to serve the population increase resulting from this
project?
Neighborhood
Community pa~ks
2. If not, are parkland dedications or other mitigation proposed
as part of the project adequate to serve the population increase?
Community parks
3. Does this project exceed the Parks and Recreation Thresholds
established by City Council policies?
Parks and Recreation Director or Date
Representative
PSBS #738
REPORT OF A BIOLOGICAL ASSESSMENT
OF THE LYNNDALE HILLS PROPERTY
ASSESSOR'S PARCEL NOS.
592-100-30 & 49
Prepared for
Cameo Development Company
5125 Convoy #301
San Diego, CA 92111
(619) 2924330
Prepared by
Pacific Southwest Biological Services, Inc.
P.O. Box 985
National City, CA 92050
Phone: 619/477-5333
FAX: 619/477-1245
21 August 1989
(Revised 8 March 1990)
· Mcr President
PSBS #738
TABLE OF CONTENTS
SUMMARY
INTRODUCTION
METHODS
LOCATION ................................................................ 2
GENERAL PHYSIOGRAPHY
BIOLOGICAL RESOURCES .................... 2
ZOOLOGICAL RESOURCES ....................................................... 6
GENERAL WILDLIFE HABITAT ................................................. 6
AMPHIBIANS AND 'REPTILES
BIRDS ................................................... 6
SENSITIVE BIOLOGICAL RESOURCES .................... 8
SENSITIVE VEGETATION ...................................................... 8
SENSITIVE PLANTS OCCURRING ON-SITE
San Diego Barrel Cactus ......................................... 8
Snake Cholla ...................
Ashy Spike Moss ..................................................... 9
San D~e~o Vi~uiera ................................................... 9
SENSITIVE PLANTS OCCURR~ING IN THE REGION BUT NOT O~SERVED ON-SITE . . 9
Ota¥ T_a~,eed ........................ ' ......... 9
cleveland s Golden Stars ................................
Gte he's Ground Cher ..............................................
California Splnebush .........................
San Die o Marsh-Eider ................................ '
SENSITIVE VERTEBRATES
Orange-throated ~i .................................................
ptail .............................................
Coastal Cactus Wren ................................................. 12
California Gnatcatcher ............................................... 12
EXPECTED BIOLOGICAL IMPACTS
RECOMMENDATIONS TO REDUCE BIOLOGICAL IMPACTS ................
LITERATURE CITED
o3/o~/9o i
PSBS #7~
FIGURES AND TABLES
FIGURE 1. VICINITY MAP .................................
FIGURE 2. VEGETATION AND SENSITIVE RESOURCES MAP ...................... 3
TABLE 1. FLORAL CHECKLIST ......................
TABLE 2. ANIMALS OBSERVED OR DETECTED ............................ 16
03/o8/90 ii
PSBS #738
SUMMARY
A biological survey of the 11.9 acre Lyrmdale Hills property revealed five Sun Diego Cactus Wrens and
10 California Gnatcatchers occupying the site; extraordinary numbers (perhaps ,,nrnatched in Sun Diego County)
in such a limited area for these very sensitive bird species. Also found on site are the following sensitive plunt
specie: Snake Cholla, Coast Barrel Cactus, San Diego Sunflower, and Ashy-footed Clubmoss. The Orange
Throated Whiptail, a sensitive lizard of the region, is well established on site.
Given the rarity of the Sun Diego Cactus Wren (commcusurate with the L~ast Bell's Vireo and
California Least Tern in rarity and more endangered according to a local consensus of professional biologists
und ornithologists) und the unusually high incidence of California Gnatcatchers (a specie~ being protected
throughout the region by both county and city designated biological open spaces). Recommendations for
ex~ensive habitat preserva~ou are made.
It is most strongly recommended that development be limited to the western und southernmost portions
of the site.
INTRODUCTION
A biological survey of the Lynndale Hills site was performed by Pacific Southwest Biological Scrvlces,
Inc. at the request of Martin R. Kolkey of Cameo Development Company, Sun Diego. The purpose of the
survey was to identify sensitive biological resources und constraints in the preliminary phases of development
design.
METHODS
The botanical portion of the survey was conducted by Craig H. Rciser on August 8, 1989. The on-foot
survey covered all slope aspects, soil types, and drainages. Particular attention was given to the cactus population
on site· Vegetation and sensitive plant locations were delineated on a 1" = 100' topographic map.
The zoological portion of the survey was conducted by Daniel J. Grout on August 10, 1989 from 1000
hours to 1500 hours. Skies were clear and sunny with a temperature of 86' F. at 1100 hours; ;'finds were
negligible. The site was further examined on 10 February 1999 by Kcith W. Merkel. Wildlife identifications were
o3/o8/9o I
PSBS #738
aided by binoculars (10 x 40 power). Unobserved species were identified through indirect signs (i.e., scat, tracks,
calh, nests and burrows, etc.).
Prior biological surveys of the immediate region were examined to assess sensitive resources known from
the vicinity of the site (PSBS 1989a, 1989b, 1989c).
Scientific nomenclature used in this report is from the following standard references: vegetation,
Holland (1986); flora, Beanchamp (1986) and Munz (1974); birds, Uditt (1984); reptiles and amphibians, Stebbins
(1985); and mammals, Jameson and Peeters (1988). Wildlife habitat delineations generally follow Mayer and
Laudenslayer (1988).
LOCATION
The site is situated in Range 2 West,Township 18 South of the San Bernardino Base and Meridian;
USGS National City Quadrangle (Figure 1). A portion of the western boundary is adjacent to the 805 Freeway;,
Lynndale Lane abuts the northwestern corner.
GENERAL PHYSIOGRAPHY
The property occupies rolling, predominantly west-facing slopes which are hemmed in on all sides by
existing development. Four separate hills interdigitate with three minor drainages. Low elevation is
approximately 75 feet in the southwestern corner of the site. High elevation is approximately 160 feet along fill
slopes on the eastern boundary.
Soils for the site are Sallnas Clay on fairly level terrain and Linne Clay loam on s/opes (Bowman 1973).
The underlying geology is Upper Pliocene and Pleistocene Marine (Rogers 1973).
BIOLOGICAL RESOURCES
VEGETATION
There are three vegetation types extant on the property: Diegan Sage Scrub, Riparian, and
Disturbed/Exotic (Figure 2).
03/08/9o 2
PSBS #738
FIGURE 1. PROJECT VICINITY MAP
, USGS 7.5' National City Quadrangle
PSI~ #7'~
100
125
25
150
150
100
VEGETATION
~] Diegan Sage Scrub
M
ulefat Riparian
~ Disturbed/Exotic
~ Proposed Open Space
SENSITIVE RESOURCES
~] Coastal Cactus Wren
California Gnatcatcher
'tOO
~ Orange-Throated Whiptail
Snake ChoIla
~] Ashy-Footed CIubmoss
Coast Barrel Cactus
San Diego Sunflower I 25
N
FIGURE 2. VEGETATION AND SENSITIVE RESOURCES
PSBS #738
~ (10 acres)
Southwestern San Diego County includes a cactus phase of sage scrub not seen elsewhere in California,
but better developed in Baja California, Mexico. Typically, a variety of species of cacti grow sympatrically in an
association which includes the dominant sage shrubs. Found on the Lyundale site on a south-facing slope near
the northern boundary are numerous Coastal Ch0ila (Opuntia prolifera). The more mature individuals at 4-6
feet in height are utilized by the San Diego Cactus Wren and numerous nests were noted (1-3 nests seen in each
of 11 different cholla; some obviously not presently in use). Also weft represented was Fishhook Cactus
(Mammillatia dioica), a species now restricted to only scattered locales on the coast where it is seldom abundant
as it is here (this species is more common in the Colorado Desert). The Coast Prickly Pear Cactus (Opuntia
littoralis) occurs occasionally with several spineless hybrids referable to Mexican Prickly Pear (Opuntia ficus-
indica). A single Coast Barrel Cactus (Ferocactus viridescens) was noted.
Non-cactus elements associated with the preceding species are Jojoba (Simmondsia chinensis), a desert
species localized on the coast in the South Bay area, Lady Fingers (Dudleya edulis) with its uniquely terete and
fleshy leaves, and California Desert Thorn (Lycium califomicum).
Dominant plants within the typical Diegan Sage Scrub (minus the cacti) are Coastal Sagebrush
(Artemisia califomica), Black Sage (Salvia mellifera), and Flat-top Buckwheat (Eriogonum fasciculatum) with its
distinctive, umbellate inflorescences. Occasional shrubs include San Diego Sunflower (I/iguiera laciniata),
Lemonadeberry (Rhus integrifolia), Goldenbush (lsocoma veneta), Bladderpod (Cleome isomeris), and Mojave
Yucca (Yucca schidigera) with its lance-shaped, leathery leaves and tree-like, basal trunks.
Within the understory is Fimbriate Spineflower (Chorizanthe fimbriata), Annual Three Awn Grass
(Atistida adscensionis) with its beet red color, Plumed Beardgrass (Bothriochloa barbbtodis), and Fascicled
Tarweed (Hemizoniafasciculata). At the few mesic locales, where water resources are greater, grow Golden
Stars (Bloometia crocea), Checkerbloom (Sidalcea malvaeflora), and in the flats, Tarragon (Artemisia
dracunculus ).
Riparian (0.2 acre)
This miniscule habitat includes a thicket of Mule Fat (Baccharis salicifolia). Several Arroyo Willow
(Salix lasiolepis) grow at the head of the northernmost drainage. The handful of wetland species in the
o3/o~/9o 5
PSBS #738
understory include the weedy Cockleburr (Xanthium strums.m) and Willow Herb (Epilobium adenocaulon)
with its tiny white petals.
~ (1.7 acres)
A residence is extant in the southwestern portion of the site and peripheral terrain has been disturbed
by years of residential use. Aside from scattered exotic plantings around the building, weedy elements prevail.
These include W'fld Chrysanthemum (Chrysanthemum coronafium), Horseweed (Con~za canadensis), and Pig
Thistle ($onchu$
FLORA
Seventy-two species of plants were recorded on site of which twenty-eight are non-native elements
(Table 1). An estimated 10% of the sites flora consist of evanescent spring annuals which had decomposed by
the August survey date; n,one of these species is expected to be sensitive. Aside from the Snake Cholla, no
unusual elements were noted.
ZOOLOGICAL RESOURCES
GENERAL WILDLIFE HABITAT
Almost the entire site is covered by Diegan Sage Scrub with a small inholding of riparian habitat in the
northern canyon and a highly disturbed area to the south where a presently occupied residence is situated. The
generally small size and isolated condition of the site belies its importance as quality habitat for sensitive bird
species which are generally restricted to San Diego County's Coastal Sage Scrub communities, such as the
California Gnatcatcher (Polioptila califomica) and the Coastal Cactus Wren (Campylorhynchus bmnneicapillus
sandiegense), as well a number of sensitive lizards, such as thc Orange-throated Whiptail (Cnemidophonts
]~vperythrus) and, possibly, the San Diego Horned Lizard (Phrynosoma coronatum).
The large, mature stands of Coast Cholla are excellent nesting sitcs l~r the Cactus Wrens; virtually every
large stand had at least one day-nest and/or a previously active nest.
A~MPHIBIANS AND REPTILES
While no amphibians arc expected to occur on-site, two species of reptiles were observed. An unusually
large, adult Orange-throated Whiptail (Cncmidophon~s hype~,thms) was observed in the sage scrub on thu
03/08/9o 6
PSBS #738
northern portion of the site. Very few individuals of this size are usually seen ia the wild. In addition, Western
Fence Li?ards (Sceloporus occidentalis) were present on the property. Although no Sun Diego Coast Horned
Lizards were observed on site, they may well be present in the excellent habitat on-site.
BIRDS
Eleven species of birds were observed on the site (Table 2). Most of the species are typical of coastal
scrub habitats: California Thrasher (Toxostoma redivivum), California Towhee (Pipilo ctissalis), Anna's
Hnrnmlnsbird (Calypte anna), Scrub Jay (/lphelocoma coerulescens), und Greater Roadrunner (Geococcyx
califomianus). In additioa, un Ash-throated Flycatcher (Myiarchus cinerascens) was observed ia the ravine in
the southern portion of the site. The rather ubiquitous House Finch (Carpodacus mexicanus), Mourning Dove
(Zenaida rnacroura), und Common Raven (Corvus corax) were also present on the property.
The remaining two, species found on the site are seusitive species, both threatened by habitat destruction
ia Sun Diego County. The California Gnatcatcher (Polioptila californica) is abundunt on the site. It was found
ia densities much higher thun typical surveys in coastal sage have previously revealed. Ten birds were observed,
comprising 4-5 territories. Ail but two of these individuals were found in the northern haft of the property, und
they are breeding on-site, as evidenced by juveniles present and calfing.
At least three pairs of breeding Coastal Cactus Wrens are present on-site. These colonial nesters are
predominantly occupying the northern half of the site, with nests in the large stands of cholla. The quality of
the habitat is enhanced by the fact that there are young stands of cholla which will mature in several years.
MAMMALS
In addition to the usual assemblage of the Desert Cottontail (Sylvilagus audubonii), Botta's Pocket
Gopher (77tomomys bottae), and California Ground Squirrel (Spet~nophilus beecheyi), the tracks and bones of
a Gray Fox (Urocyon cinereoargenteus) were found on the site (Table 2).
03/08/90 7
PSBS #738
SENSITIVE BIOLOGICAL RESOURCES
SENSITIVE VEGETATION
Di n Sa Scrub
The historically extensive Diegan Sage Scrub which occurred throughout coastal and inland San Diego
County has been heavily impacted by urbanization pressures. Large blocks of Diegan Sage Scrub have routinely
been "fractured' into small isolated pockets of habitat. Although fragmented and only a vestige of a historically
much larger habitat, this area has an important accumulation of sensitive bird species.
SENSITIVE PLANTS OCCURRING ON-SITE
The following four species of sensitive plants were seen on the property:.
San Di o Barrel Cactus (Ferocactus viridescens)
LISTING: CNPS List 2 R-E-D Code 1-3-1 State/Fed. Status 'r/C2
(California Native Plant Society, Smith and Berg 1988)
DIS~FRIBUTION: Coastal San Diego County;, Baja California, Mexico California
HABITAT:. Diegan Sage Scrub hillsides, periphery of vernal pools
KNOWN SrrEs: Barrel Cactus occurs at many locales throughout the coastal region. It should be looked
for particularly on hillsides with intact Diegan Sage Scrub. It prefers sites near the crest
of slopes. On Otay Mesa this cacti grows in Mima Mound habitat in association with
vernal pools. Its highest densities are found in this area with particularly large populations
northeast of Brown Field and the east end of Wruck Canyon. Other sites with substantial
populations include the Naval Subase at Point Loma and the northwestern slopes of
Mother Miguel Mountain. Locales with over 100 individuals should be considered major
sites.
STATUS: Substantially declining. Once very common along the coast, many small and mid-sized
populations are routinely being impacted by grading for urban development.
Only one cactus was noted on site. This lone individual is not considered biologically significant.
Snake Cholla (Opuntia parryi var. serpentina)
LISTING: CNPS List lB R-E-D Code 3-3-2 State/Fed. Status -- /C2
DIS~FRIBUTION: San Diego Coun y Baja California, Mexico
HABITAT: Diegan Sage Scrub, Coastal Chaparral
KNOWNSFFF~: Scattered shrubs growing from Florida Canyon in Balboa Park to the Mexican border.
Population densities are typically small. Most known sites are endangered by development
within the next 5-10 years. Mysteriously, this cactus is not being planted an~vhere, yet it
seems quite capable of being propagated and rooted from cuttings. I recommend
immediate introduction on state and federal protected lands in southern San Diego County.
A good site is found on a hillside south of lower Otav Lakes Dam. An excellent population
grows on thc Subase at Point Loma, south of Mc(~lclland Road. Significant populations
on the northern slopes and bluffs of Poggi Canyon.
03/08/90 8
PSBS #738
STATUS: Substantially declining. This cactus is not being protected in situ when it occurs in areas
of development and is becoming extremely rare. Mitigation plans are regularly ignoring
its presence or moving cacti to newly cut slopes in artificial habitats where its long term
establishment is extremely suspect.
Three small stands of this cacti were found on-site. Owing to the few extant sites known for the species,
the population on-site must be considered signitlcgnt.
Ashy Sl~ike Moss (Selaginella cinerascens)
LISl~ING: CNPS List 4 R-E-D Code 1-2-1 State/Fed. Status -- None
DISTRIBUTION: San Diego, Orange counties; Baja California, Mexico
HABITAT:. Undisturbed chaparral, Diegan Sage Scrub
KNOWN SITES: Ubiquitous at many sites in coastal San Diego County with populations heaviest around the
periphery of the City of San Diego. Occurs by the ten of millions. A good indicator of site
degradation as it rarely inhabits disturbed soils.
STATUs: Declining due to coastal urbanization. This species should be deleted from the CNPS
listing -- it is much too common.
The population on-site is not considered biologically significant.
San Diego Vig~uiera (Viguiera laciniata)
LIS~FING: CNPS List 2 R-E-D Code 1-2-1 State/Fed. Status -- None
DISTRIBUTION: San Diego Couaty, Baja California, Mexico
HABIT^T:. Diegan Sage Scrub
KNOWN SITF~: A dominant shrub in southern San Diego County in Diegan Sage Scrub habitat away from
the immediate coast. Very common in areas of the Jamul Mountains: found by the
thousands east of Upper Otay Lake as well as along the north shore of Lower Otay Lake.
Were it not for the extensive recent development of its habitat, this species should not be
listed by CNPS.
STATUS: Declining substantially but still found at numerous locales.
The population on site is limited and considered of minor biological significance.
SENSITIVE PLANTS OCCURRING IN THE REGION BUT NOT OBSERVED ON-SITE
Ota¥ Tarweed (Hemizonia conjugens)
Only two sizeable extant populations are known for the Otay Tarweed: along Otay Lakes Road south
of Bonita, and at several nearby sites in the Poggi Canyon area. On a small bluff above Otay Valley Road
approximately 500 plants were found straddling a fence cordoning offthe United Enterprises property to thc east.
It also occurs in similar habitat on the hill to the cast. Listed as 3-3-2 by the California Native Plant Society
(CNPS) (Smith and Berg 1988) and Endangered by the California Department of Fish and Game.
03/08/90 9
PSBS #738
CI v lan ' G Id n ta (Muilla clevelandii)
Cleveland's Golden Stars, although not inhabiting vernal pools, are often associated with Mima Mounds
and the environs of vernal pools. The County range extends from Rancho Santa Fe south to Otay Mesa, with
the easternmost collection from Foster, just east of El Cajon. An Otay Valley Road population grows ia a
vernally moist cracked clay soil along the periphe~ of an -4nemisia californica dominated Diegan Sage Scrub.
CNPS listed as 2-2-2; the plant is considered endangered within a portion of its range.
Greene's Ground Cherry (Physalis greenei)
An estimated 200 Physalis greenei grow beneath shrubs on a south-facing hillside adjacent to the
intersection of Otay Valley Road and the unpaved Otay River Road. Listed by CNPS but unranked owing to
taxonomic questions, Greene's Ground Cherry, as currently constituted, is an extremely rare coastal species
related to P. crassifolia on the desert. Other substantial sites occur in Salt Creek within a large stand of Coast
Cholla (Opuntia prolifera), in the Otay Valley off-site and upstream of the study area, and on a small canyon
creek near Dulzura. Small populations have been recorded on south-facing hillsides of Otay VaLley one mile
east of the study corridor.
_California Spinebush (Adolphia californica)
California Spinebush is CNPS listed as 1-2-1 and is considered moderately endangered. Twenty to thirty
California Spinebush grow on a mesa east of Nirvana Avenue and south of Energy Way.
San Diego Marsh-Elder ([va hayesiana)
The Otay River Valley and its tributaries have the heaviest concentrations of San Diego Marsh-Elder
known in the County. Within the floodplain, lva is a dominant shrub along both cobbly and sandy channels
paralleling Otay Valley Road. This species carries a listing of 2-2-1 and is considered to be of moderate rarity
and endangerment. This shrub is opportunistic and locally common in the Otay, Tijuana, San Dicguito, San
Diego, and Swectwatcr river beds; however, its U.S. range is limited to these few San Diego County riparian
sites.
10
PSBS #738
The following species also occur in the region:
San Diego Thornmint (~4canthomintha ilicifolia) grows in cracked clay soils as in Poggi Canyon. It was
searched for where suitable conditions occurred, but was not found. This species is known from only a few south
county locations.
San Diego Sagewort (An~emisiapalmeri) may be present in the Otay river bed in small numbers, but no
populations are currently known or have previously been located in the study area.
San Diego Ragweed (/tmbrosiapumilla) is an extremely rare ragweed; however, localized reports in the
Otay region, upon further investigation, have turned out to be Weak-leaf Burbush (-4mbro$ia confertiflorum).
Orcutt's Brodlaea (Brodiaea orrutffi) prefers deep vernal pool habitats not found at the site.
Orcutt's Bird's Beak (Cordylanthus orcuttianux) was historically found in extensive numbers in the Otay
River floodplain. No appropriate habitat occurs on-site.
San Diego Hasseanthus (Dudleya vatiegata) occurs on open, xeric bluffs, and in broken, rocky habitat.
Both Cliff Spurge (Euphorbia mixera) and San Diego Barbush (,'lmbrosia chenopodiifolia) are found on
Otay Mesa, with the latter growing at its northernmost known locale to the east in Rice Canyon.
dder s-tongue Fern Ophtoglossum califomicum was searched for but was not found. This highly cryptic
species is very difficult to £md except following heavy rains.
Nightshade (Solanum tenuilobatum) is extremely localized on Otay Mountain and Otay Mesa· This
species was not found within the study area.
All plants not found could have been identified during the survey period. Had any of these species been
present in the study area in appreciable numbers, they should have been detected during the field surveys.
SENSITIVE VERTEBRATES
Three species of sensitive vertebrates were observed on the site: Orange-throated Whiptail, Coastal
Cactus Wren, and California Gnatcatchcr.
Orange-throated Whiptail (Cnemidophonts hyperythn~s beldingi)
LISTING: SDNGWS (1976) - Special Concern
CITES (1976) - Category II
IUCN (1979) - Rare
USFWS (1986) - Category II
SDHS (1980) - Threatened
CDFG (1977, 1988, 1989) - Protected (Scnsitive)
0310819o 11
PSBS #738
DISTRIBUTION: Limited; found from southern Orange County, western Riverside and San Diego counties
south to southern Baja California, Mexico.
HABITAT:. Open scrnbland
STATUS: Limited distribution; found only in western San Diego County and Baja California, Mexico.
An unusually large, adult Orange-throated Whiptail was observed on-site.
~ (Campylorhynchus bmnneicapillus sandiegense)
LISTING: No official listing; however, knowledgeable ornithologists consider this subspecies to be one
of the most endangered birds in Southern California.
DISTRIBUTION: Very patchy pattern of distribution from southern Ventura County, California to Ensunada,
Baja California, Mexico.
HABrrAT: Patches of prickly pear and cholla cactus
STATUS: This distinctive subspecies is becoming less and less common due to habitat distinction with
Up to 50% of the population's having become extinct in the past 10 years (Amadeo M. Rca,
pers. comm.).
Two pairs were seen in the northeastern portion of the site. While their nests were on the northernmost
hillside, both pairs were observed foraging on the adjacent slopes across the drainage. An additional Cactus
Wren was sighted on the central ridge through the site. Although additional birds may be present on-site judging
from other nests in the area, they were not observed.
California Gnatcatcher (Polioptila califomica)
LISTING: Remsen (1980) - Priority II
Everett (1979) - Declining
USFWS (1986) - Category II
DISTRIBUTION: San Diego County, Riverside County, and Orange County; Baja California, Mexico.
HABITAT: Diegan Sage Scrub
STATUS: Coastal species seriously declining to loss of habitat. Permanent resident. United States
population estimated 1200 pairs (Atwood 1980). San Diego County most important United
States region.
One pair of California Gnatcatchers were observed in the northernmost drainage, just west of the two
pairs of Cactus Wrens. In the second drainage from the northern boundary, one pair was utilizing the northern
slope while a second pair with two fledglings were bounding about the California Sagebrush. A fourth pair
occupies habitat in the southwestern corncr near the freeway on-ramp.
03/08/,~ 12
PSBS #738
EXPECTED BIOLOGICAL IMPACTS
The proposed project has been reviewed and drastically modified on the basis of input from both City
staff and the project biologist. With these changes the residual impacts of the project would be the loss of one
pair of gnatcatchers with the possible loss of a second pair of birds. The project would also lead to the loss of
the single Coast Barrel Cactus present approximately one-haft of the San Diego Sunflower plants, one of three
stands of Snake ChoLla, and most of the Ashy-footed Clubmoss present on the site. The project would also lead
to the loss of approximately 8 acres of Diegan Sage Scrub habitat occupied by a common assemblage of native
species and at least one Orange-throated Whlptai/.
Under the proposed project design, 2-3 pairs of California Gnatcatchers and all three pairs of Coastal
Cactus Wrens would be preserved in a single dedicated open space. Also preserved in this open space would
be approximately one-half of the San Diego Sanflower plants and two of three stands of the sensitive Snake
Cholla.
The partial preservation of the resources on the site would substantially reduce impacts; however,
impacts remaining are considered to be significant, but mitigable through the careful implementation of a variety
of enhancement and protective measures. These are identified in the following section of this report.
RECOMMENDATIONS TO REDUCE BIOLOGICAL IMPACTS
The following measures are recommended to mitigate biological impacts to a level of non-significance.
Full implementation of these measures would achieve this purpose.
1. All Ferocactus, Mammillaria, Opttntia parryi var. serpentine, Opuntia prolifera and Opuntia
littoralis cactus occurring within the areas to be developed should be transplanted to the
disturbed portions of the open space and along the fringes of this area which face the
development.
2. All disturbed scrub vegetation including: Isocoma veneta, Artct~tisia califot~tica Eriogot
fasciculatttm, Baccharis sarothroides, Malosma lazttitttl, ~gtticra lacittiata. R]nt$ itttcgrijblia,
Simrnondsia c/tittensis.
3. Fencing of all lots facing the open space lot and other easy accesses to this area should be
removed or adequately blocked.
4. Clearing activities on the site should be restricted from occurring within 100 feet of any
active California Gnatcatcher or Cactus Wren nests or all clearing should be rcstrictc~l
from occurring between 15 March and 1 August.
03/08/90 13
Lynndale HElls Pre-zone P r e p a r e d b y D U K E $
August 26, 1989
FILE: 9704. REP
ACOUSTICAL5 ANALYSIS REPORT
Lynndale Hills Pre-zone
No. 77-205440
Environmental Initial Study No 89-1004
PREPARED FOR
CAMEO DEVELOPMENT COMPANY
5125 CONVOY STREET
SAN DIEGO CA 92111
619/292-4330
ATTENTION: MARTIN R. KOLKEY
XINOS ENTERPRISES
9619 CHESAPEAKE DRIVE
SUITE 102
SAN DIEGO CA 92123
619/278-5310
ATTENTION: JUDITH A. ANNALA
PREPARED BY
DUKES Noise Control
7940 Silverton Avenue
Suite 201
San Diego, CA 92126
(619) 549-2119
1 800 44 NOISE (446-6473)
Lynndale Hills Pre-zone P r e p a r e d b y b J K E S
August 26. 1989
FILE: 9704.R~P
TABLE OF CONTENTS
Page
1.0 SUMMARY OF FINDINGS ....................... 1
1.1 Purpose
1.2 Observations
1.3 Conclusions
2.0 INTRODUCTION ..................... 2
2.1 Project description
2.2 Project Location
2.9 Legal Description
3.0 ENVIRONMENTAL SETTING ...................... 3
3.1 Existing Noise Source
3.2 Field Survey
3.3 Future Noise Source
4.0 METHODOLOGY ................................ 5
4.1 Roadway Noise Calculations
4.2 Traffic Model Adjustment
4.3 Equipment
5.0 IMPACT ..................................... 7
5.1 Exterior Noise
6.0 MITIGATION ................................. 7
6.1 Exterior Noise
7.0 CERTIFICATION .............................. 8
8.0 REFERENCES ................................. 9
8.1 Notes
8.2 Bibliography
TABLE 3.1
Traffic Noise Survey ........................... 3
TABLE 3.2
CNEL Range on Site ............................. 4
i
Lynndale Hills Pre-zone P r e p a r e d b y D . K E S
August 26, 1989
· FILE: 9704.REP
EXIBITS
A Vicinity Map (current USGS 7.5 Minute series topographic)
B-1 & B-2
County of San Diego Orthographic Maps showing topography in
the immediate area of the project, and calculation
cross-section locations. The Design Layout has been super-
imposed over the map. 1-805 and the H Street extension were
not built at the time this map was prepared. The distances
and elevations used in the roadway elevation exhibits were
ascertained with the aid of Caltrans "As Built" Construction
documents, some of which are included, and
physical
measure-
ments during the field surveys.
C Conceptual Design Layout showing locations of the existing and
future 65 dB, CNEL contours and the pro3ect parameters.
D-1 through D-6
Topography sections showing perspective of project elements,
such as buildings, property lines, etc. in relation to the
roadway at each calculation cross-section.
E-1 through E-4
Caltrans "As Built" Plans used for determination of distances
and elevations for 1-805 and H Street.
ii
L~ndale Hills Pre-zone P r e p a r e d b y J K E $
August 26, 1989
FILE: 9704.REP
1 _ O SUMMARY OF FINDINGS
1.1 Purpose
This analysis addresses the existing and future noise impact
and the acoustical mitigation required at the proposed project.
This report may be submitted as evidence of compliance with
existing and applicable provi'sions of the City of Chula Vista
Noise Element to the General Plan.
1.2 OBSERVATION
project, Lynndale Hills Pre-zone, is located northeast of
The
the intersection of 1-805 (Interstate 805) and H Street.
The calculated CNEL (Community Noise Equivalent Level) caused
by traffic varies on the site from 46.8 to 64.9 decibels under
current traffic conditions and will increase to between
44.1 and 65.0 decibels under future conditions.
1.3 CONCLUSIONS
Exterior Noise
Neither the existing nor the future CNEL will exceed 65 decibels
on the property; Therefore no mitigation other than the natural
noise attenuation as the result of topography and distances is
required.
1
Lynndale Hills Pre-zone P r e p a r e d b ¥ D E S
August 26, 1989
FILE: 9704.REP
2 - O INTRODUCTION
2.1 PROJECT DESCRIPTION
The project is a prezone application for the subdivision of
thirty-three lots for R-l-10 zoning. The conceptual design layout
is shown in Exhibit C with existing and future noise contours.
2.2 Site
Description
The site is located north east of the intersection of 1-805 and
H Street in the City of Chula Vista, and is situated above both road-
ways being partially shielded from 1-805 by a knoll.
Please refer to, the Thomas Guide page 70, coordinates A-3.
Also refer to the attached Site Plan, Exhibit A, and the local
topography cross-sections, Exhibits D-1 through D-6, which
show the relationship of the site to the surrounding topography
and the roadways.
2.3 Report Requirements
This report is required to supplement the application for the
Initial Study and to satisfy the requirements of the
City of Chula Vista Noise Element to the General Plan which
deems residential land use to be incompatible with CNEL
exceeding 65 decibels.I
2
~nndale Hills Pre-zone P r e p a r e d b ¥ b J K E S
August 26. 1989
FILE: 9704.REP
3-0 ENVIRONMENTAL SETTING
3.1 EXISTING NOISE SOURCES
Interstate 805, an eight-lane road west of the site, is a
significant noise source in the area with an existing Average
Daily Trip load of 132,000, a 2.5 percent medium, and a 2.5
percent heavy truck mix.2
H Street, a six-lane road south of the site, is a
significant noise source in the area with an existing Average
Daily Trip load of 51,760, a two percent medium, and a two
percent heavy truck mix.3
3.2 FIELD SURVEY
Sound level measurements were conducted on the site as indicated
below:
TABLE 3.1
TRAFFIC NOISE SURVEY
MEASUREMENT DATE PERIOD LEQ AUTOS MEDIUM HEAVY
POSITION (hfs) (dB) TRUCKS TRUCKS
A 08/08/89 1300-1400 63.0 8,312 167 165
B 08/08/89 1430-1530 56.8 9,014 165 126
C 08/08/89 1630-1700 60.7 5,749 101 63
The calculated and measured noise levels were found to be in close
agreement with those values measured for the same traffic conditions.
Please refer to the roadway noise calculations provided in the
exterior noise section of this report for detailed calculation
results.
3
Lynndale HilLs Pre-zone P r e p a r e d b y D E S
August 26, 1989
FILE: 9704.REP
3.3 FUTURE NOISE LEVELS
3.3.1 FUTURE NOISE SOURCES
Interstate 805 ADT will increase to 213,000 with eight-lanes;
2.5 percent medium and 2.5 percent heavy truck mix.
H Street ADT will increase to 54,000 with six-lanes;
two percent medium and two percent heavy truck mix.
3.3.2 CALCULATED TRAFFIC CNEL
The following is a summary of the traffic noise levels on the
site taken from in the Exterior Noise Section of this report:
TABLE 3.2
CNEL RANGE ON SITE
Receptor EXISTING FUTURE
elevation CNEL (dB) CNEL (dB)
1st floor: 46.8 to 53.7 44.1 to 58.8
2nd floor: 53.7 to 64.9 47.3 to 65.0
4
Lynndale Hills Pre-zone P r e p a r e d b ¥ k K E S
August 26, 1989
FILE: 9704.REP
4 - O METHODOLOGY
4.1 ROADWAY NOISE CALCULATIONS
The current version of the Federal Highway Administration (FHWA)
STAMINA 2.0 TRAFFIC MODEL was used to calculate the Hourly Noise
Level (HNL) at designated positions in the attached detailed
calculations. A modification of this program, written by DUKES,
also calculates minimum barrier heights necessary for
compliance with a given exterior land use criteria.
The FHWA model addresses the following traffic conditions:
- Heavy truck height and emission levels;
- Medium truck height and emission levels;
- Psssenger'car height and emission levels;
- Relative elevations, and distances of the roadway,
banks or walls to the receptor;
- Increased emissions of uphill bound heavy trucks;
- Receptor's angle of view of the roadway to the
left and right;
- Overall traffic flow and vehicle speeds; and
The mixture of passenger vehicles, medium and heavy trucks.
The program does not account for:
Grade surface variations;
- Uneven rate of acoustical propagation;
- Acoustical reflection from walls or roadway cut slopes;
- Variations in traffic speed due to congestion or the presence
of on/off ramps;
Hourly variations in truck traffic mix (Heavy truck percentages
frequently decrease during peak hours; and
- Modification to vehicles such as off-road tires which are
common in some areas.
4.2 TRAFFIC MODEL ADJUSTMENT
The FHWA STAMINA 2.0 TRAFFIC MODEL is a generalized prediction tool
which has provided correlation between traffic conditions and Sound
5
Lynndale Halls Pre-zone P r e p a r e d b y D U S
August 26. 1989
FILE: 9704.REP
Levels. Since the model is a generalized predictor, on-site Average
Sound Exposure levels (LEQ) (with appropriate observations
concerning traffic characteristics and site conditions) are measured
for comparison with the model's prediction at specific locations on
the site.
The purpose of the field survey is to insure that the calculated nois
levels truly represent on-site conditions. Using the traffic counts
from the field survey above, the Leq is calculated and compared with
levels actually measured. Under most circumstances, the FHWA model us
to determine noise levels, overestimates. When this occurs, the calcu
lated levels are accepted as a worst case scenario. However, when
measured levels are higher, unforeseen on-site factors such as
reflection from buildings, roadway cut embankments, etc. may be the
cause of noise which is higher than predicted. When this occurs,
the calculated values are adjusted upward. This adjustment is then
taken into~consideration when calculating barrier heights and other
mitigation.
4.3 EQUIPMENT
Sound Level Monitoring
The following equipment was used in the acoustical survey.
Type: Precision integrating Sound Level Meter, ANSI, Type I
Model: 2230 Serial No.1211376
Manufacturer: Bruel & Kjaer
Type: Time integrating Sound Level Meter, ANSI, Type II
Model: 710M; serial No. 0787A0317
Manufacturer: Larson-Davis Laboratories
Miscellaneous
Three register traffic counters, distance measuring wheel,
tripod, wind screen, calibrator, three Heat-Set two-way radios.
6
L~ndale Hills Pre-zone P r e p a r e d b ¥ D < E S
AuGust 26, 1989
FILE: 9704.REP
5-0 IMPACT
5.1 EXTERIOR NOISE
The CNEL varies on the site from 46.8 to 64.9 decibels under current
conditions and will increase tO 44.1 to 65.0 decibels under future
conditions. Refer to the Exterior Noise section of this report for
detailed analysis noise levels at each lot.
The proposed project is therefore compatible with existing and applic
standards of the City of Chulla Vista Noise Element to the General
Plan.
6 . O MITIGATION
6.1 EXTERIOR NOISE
NO mitigation is required other than the attenuation which is
provided by the topography and the distances of the lots from
the ,roadway.
7
L~ndale Hills Pre-zone P r e p a r e d b y L K E S
August 26. 1989
FILE: 9704.REP
.]
7.0 CERTIFICATION
The findings and recommendations of this acoustical report are
a true and factual analysis of the potential environmental effects
associated with the proposed development.
]
Acoustical Engineer Project Engineer
]
] Michael Burrill Said Najafi ~ /
]
PROJECT STAFF
Carlos Gomez Acoustical Technician
My-Thanh Dinh Computer Data Technician
Dario Alcocer Senior Programmer
Darrell Reich Associate Programmer
]
~nndale Hills Pre-zone P r e p a r e d b ¥ ~ U K E $
August 26. 1989
FILE: 9704.REP
8 - O REFERENCES
8.1 NOTES
1. Refer to current City of Chula Vista Noise element to the
General Plan.
2. Refer to Caltrans (California Department of Transportation),
District XI: 1988 traffic volume, April 1988.
Information was researched by Robert Gibbs, Traffic Engineer,
Traffic Engineering, Caltrans, (619) 237-6969 and
provided to DUKES staff during telephone conversation
on August 17, 1989 at 9:20 a.m..
3. Refer to SANDAG (San Diego Association of Regional Governments),
Series VII: 2010 traffic projections, April 1988.
during telephone conversation with
Information
was
also
provided
Robert Gibbs as in Note 1.
4. City of Chula Vista Traffic Flow for City of Chula Vista:
1989 Traffic Volumes, 1989, 6.
Information was provided during telephone conversation with
Frank Rivera, Assistant Civil Engineer, Traffic Engineering,
City of Chula Vista, (619) 691-5180 on August 17, 1989 at 10:05 am.
5. SANDAG (San Diego Association of Regional Governments),
Senario IV land use: 2010 traffic projections, March 10, 1989.
Information was provided during
telephone
conversation
with
Mehran Sepehri, Associate Traffic Engineer, Traffic Engineering,
City of Chula Vista, (619) 691-5180 on August 17, 1989 at 11:10 am.
Lynndale Hills Pre-zone P r e p a r e d b ¥ D U E S
Au~st 26. 1989
FILE: 9704.REP
8.2 BIBLIOGRAPHY
Acoustical Society of America, Vern O. Knudsen and Cyril M.
Harris. Acoustical Designing in Architecture. New York:
American Institute of Physics. 1978. 55-62.
American National Standards Institute. S12.1: Guidelines for the
Preparation for Standard Procedures to Determine the Noise
Emission From Sources. New York: ANSI. 1983.
American Society of Testing and Materials. Book of ASTM Standards
for Thermal Insulation; Environmental Acoustics, Vol 04.06,
Philadelphia: 1987. Section E90-85, E96-80, E336-84, E398-
83, 13-73, E597-81, E989-84, & E1014-84. New York: American
Society of Testing and Materials, 1987.
Heeden, Robert A., "Compendium of Materials for Noise Control",
U.S. Department of Health, Education and Welfare, National
Institute for Occupational Safety and Health, November, 1978.
National Institute for Occupational Safety and Health, Robert A.
Heeden. Compendium of Materials for Noise Control.
Chicago: Department of Health, Education and Welfare.
November, 1976.
U.S. Federal Highway Administration (FHWA) STAMINA 2.0 Highway
Traffic Noise Program.
10
THE ARCHAEOLOGICAL
INVESTIGATION
FOR THE
LYNNDALE HILLS PREZONE/
INITIAL STUDY
A Cultural Resource Survey and Evaluation of 11.9 Acres
Prepared For:
The City of Chula Vista
and
Cameo Development Company
5125 Convoy Court
Suite 301
San Diego, California 92111
Prepared By:
Brian F. Smith
Brian F. Smith and Associates
14678 Ibex Court
San Diego, California 92129
(619) 484-0915
August 21, 1989
PROJECT LOCATION MAP
LYNNDALE HILLS PREZONE/INITIAL STUDY
CHULA VISTA, CALIFORNIA
ABSTRACT
The following report has been compiled as part of an initial study for the Lynndale Hills
subdivision project located near the intersectipn of Interstate 805 and H Street in the City of Chula
Vista. The archaeological study included a survey of the 11.9-acre parcel and the testing and
evaluation of a small prehistoric site identified during the survey. The investigation of the
prehistoric site, temporarily designated as LH-I, demonstrated that the site was not significant and
retained no further research potential. The proposed development will impact Site LH-1; however,
because the site lacks research potential and sensitive deposits, the impacts are not considered
significant and no mitigation measures will be required.
1
CITY OF CHULA VISTA
DISCLOSURE STATE~C~NT
iAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS'
)WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
i~COMMISSION AND ALL OTHER OFFICIAL BODIES. ~
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
CAMEO D~VRT.Op~ ~_, A CA. Corp.
List the names of all persons having-any ownership interest in the property'involveU.
John L. Knorr & Frances I. Knorr, Delbert L. Huqhes & Janice V. Huqh,
Gatel¥ Sorens~n Co.r A California Corporation, Robert R. Crowther &
Juanita Crowther, Williara L. Shipley
2. If any person identified pursuant to (]) above is a corporation or partnership, list
the names of all in,dividua{s owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
Aaron H. Kolkey
Martin R. Kolke¥
3. If any person ·identified pursuant to {1). above is a non-profit organization or a
trust, )is~ the names of any person .serving as director 'of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
.N/A
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No X If yes, please .indicate person(s)
~is defined as: "Any individu"~'T~, firm, copartnership, joint venture, associatio .
I~y~,al ~lub, fraterna} organization, corporation, estate trust
· - · . , , -~.-~, ~ nalca~e
I~nls and any other county, city and county, c~tv mu.i~i~-
Ip0)itica) subdlv]s]on, or any other group or combination actin as a un] "
~y:_~ iq nature of app]~cant/da,~-e--7*~
~ru u/U/P V~ tar' :. _
a ~n V~ , ~4 ,."'~ ~n R. Kolker Vice-President
~ .. ' .. ~?Q ~ 0r type nm;;a 0r ap J icamt
~-, ~ ........ ~,~-
October 16, 1990
TO: Members of the Planning Commission
FROM: Barbara Reid, Associate Planner
SUBJECT: EastLake Greens Golf Course Lighting
Commissioners Decker and Cartmill will each receive a copy of
EIR-86-4, EastLake Greens, Sectional Planning Area SPA Plan and
EastLake Trails Prezone-Annexation Final Supplemental Environmental
Impact Report in their packets.
All Commissioners will receive copies of Addendum to the EastLake
Greens and Trails Prezone and Annexation Final Supplemental
Environmental Impact Report and EastLake Greens Golf Driving Range.
BR:je
City Planning Commission
Agenda Item for Meeting of October 24, 1990 Page I
2. REPORT: EastLake Greens Drivin§ Range Lightin9 Addendum to the EastLake
Greens Sectional Plannin9 Area (SPA) Plan and EastLake Trails
Prezone and Annexation Final Supplemental Environmental Impact
Report EIR-86-4
A. BACKGROUND
The EastLake Greens Sectional Planning Area (SPA) Plan and EastLake
Trails. Prezone and Annexation Lighting Addendum and Addendum to the
Final Supplemental Environmental Impact Report (EIR-86-4), April 1990 is
attached for your information.
This Addendum to Supplemental EIR-86-4 was prepared in accordance with
the California Environmental Quality Act (CEQA) Guidelines § 15164. The
purpose of an addendum to an EIR is to comply with CEQA in instances in
which the £IR requires "minor technical changes or additions that do not
raise important new issues about the project's significant effects on the
environment," and where no factors are present that would require the
preparation of either a subsequent or supplemental EIR (§15164, Iai).
"An addendum need not be circulated for public review but can be included
in or attached to the Final EIR" (§15164[b]). "The decision-making body
shall consider the addendum with the Final EIR prior to making a decision
on the project" (§15164[c]).
The Addendum to Supplemental EIR 86-4 evaluates additional information on
the proposed EastLake Greens 18-hole golf course, clubhouse, and
associated facilities. These amenities were evaluated at lesser detail
as part of the EastLake Greens Sectional Planning Area (SPA) plan in the
Supplemental EIR-86-4. The analysis of the additional information
focuses on four issues: noise, light and glare, hazardous materials, and
hydrology.
In addition to EastEake Greens Golf Drivinq Range Liqhtinq Report, which
serves as an Addendum to EIR-86-4 is attached for your information.
The purpose of this addendum was to evaluate the proposed lighting system
for EastLake Greens Golf Driving Range and to determine the effects of
the driving range illumination on adjacent properties and roadways.
The adjacent properties that were evaluated included Hunte Parkway (east
of the golf practice facility), Unit #37, pool and tennis court park area
(south of the golf practice facility), Unit #22, condominium development
(northeast of the golf practice facility), adjacent single-family home
development (northwest of the golf practice facility) and future
single-family home development (east of Hunte Parkway).
City Planning Commission
Agenda Items for Meeting of October 24, 1990 Page 2
The conclusion of the addendum follows:
The lighting system proposed would offer state-of-the-art design for
glare control. The system will eliminate most of the negative
association with illuminated sports facilities. Spill light and light
trespass is kept to the minimum possible by the design and landscape
buffer. Disability glare will be non-existent.
Sky glow and the presence of the facility will be noticeable, partly due
to its elevation. The perception of this facility will be enhanced due
to the lack of competing commercial or other bright facilities in the
area. Brightness perception is based on background luminance. There are
no major illuminated facilities in someone's view to discount the driving
range.
The realization is of course that this is an illuminated sports facility
and that effective methods are recommended to mitigate negative impacts
below a level of significance. But, as in any case, no amount of control
can eliminate nuisance complaints based on subjective perceptions.
WPC 8395P
Addendum to the
Eastlake Greens Sectional Planning Area
(SPA) Plan and Eastlake Trails Pre-Zone
and Annexation Final Supplemental
Environmental Impact Report
Case No: EIR-86-4
SCH: 86052803
Prepared for:
City of Chula Vista
April 1990
EASTLAKE GOLF COURSE
DRAFT
MITIGATION MONITORING PROGRAM
IN ACCORDANCE WITH AB 3180
MAY 1990
MITIGATION MONITORING PROGRAM
This Mitigation Monitoring Program includes by reference the introductory sections of
other mitigation monitoring programs submitted to the City of Chula Vista, for example,
the Olympic Training Center Mitigation Monitoring Program. The introductions of these
monitoring programs discuss the following:
· Monitoring Team Qualifications
· Specific Monitoring Activities
· Reporting System
· Critem for evaluating the success of the mitigation measures.
This Mitigation Monitoring Program was prepared for the Addendum to the Supplemental
EIR 86-4. The Addendum evaluates additional planning information on the proposed
EastLake Greens 18-hole golf course, clubhouse, and associated facilities. These amenities
were evaluated at lesser detail as part of the EastLake Greens Sectional Planning Area
(SPA) plan in Supplemental EIR 864. The analysis of the additional planning information
focuses on four issues: noise, light and glare, hazardous materials, and hydrology.
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 Addendum to
Supplemental EIR 86-4 are anticipated to be conditions of project approval. In addition,
once the project has been approved and prior to its implementation, the mitigation measures
shall be further refined during pregrading meetings between the monitors, City of Chula
Vista, the EastLake Development Company, and the construction supervisor.
NOISE
Impact Summary
Noise generated by use of power equipment for golf course maintenance may create a
significant impact if used within 200 feet of a residential building prior to 7:00 a.m.
Mitigation of this impact can be achieved by restricting the hours of maintenance activity
and keeping equipment in proper working order.
Mitigation Measures
· Noise from maintenance activities which use power equipment such as lawn
mowers and u'actors shall be mitigated by restricting the hours of use to after
7:00 a.m. for areas within 200 feet of any residential building.
· All power equipment shall be maintained in proper working order and be fitted
with the required mufflers.
Monitoring
The operator shall establish and maintain a maintenance complaint log which will identify
the nature of the complaint, location of the complaint and the action taken to investigate the
complaint and eliminate the nuisance. The complaint log shail be available to the City of
Chala Vista on request.
LIGHT AND GLARE
Impact Summary
The impact of the lighting on adjacent areas can be minimized to acceptable levels by the
correct orientation of lighting equipment, the application of glare control equipment, and a
combination of earth berming and landscaping.
Mitigation Measures
· All light fixtures in the proposed facility shall use glare-control hardware.
In addition, the following measures shall be incorporated to mitigate specific impacts which
would occur even with the use of glare-conu'ol equipment.
· To mitigate the impacts to Hunte Parkway and residential development to the
east, the project shall incorporate an enlarged earth berm, a landscape buffer, or
a combination of both at the back of the drive range.
2
· To mitigate the impacts to the recreation area, the project shall incorporate a
landscape buffer and extended wing walls on the ground lighting bulkhead
walls.
· To mitigate the impacts to the multi-family residents to the north the project shall
incorporate one of the following options:
Orientation and increased height of the ground-lighting bulkhead walls to
restrict direct view of the light source.
Additional berm height and landscaping along the north side of the golf
practice facility to block view of the light sources.
Landscaping at the individual ground lighting locations to block the view of
the light sources.
Monitoring
Prior to the issuance of any grading permits, the applicant shall incorporate into the final
project design either an earth berm and/or landscape buffer to mitigate the identified impacts
to Hunte Parkway and residential development to the east. These design features shall be
implemented prior to operation of the golf course facility.
Prior to issuance of the use permit for the driving range, a qualified lighting consultant shall
measure the glare and spill effects to ensure that the proposed mitigation measures are
adequate. Any additional mitigation measures deemed necessary by the lighting consultant
shall be installed prior to issuance of the use permit.
The golf course operator shall maintain a light/glare complaint log which will identify the
location and nature of the complaint and the action taken to investigate and eliminate the
problem. The complaint log shall be available to the City of Chula Vista on request.
Monitoring
P ~ 'liz
The operators of the golf course shall keep logbooks documenting employee training,
hazardous materials inventory, and manifests from the contract disposal company. These
log books shall be available to the City of Chula Vista on request.
W F 1 il
Proof that the leak interception and detection system will protect the ground water must be
demonstrated by EastLake to the satisfaction of the Department of Health prior to the
issuance of the Use Permit for the golf course.
Monitoring of the leak interception and detection system shall include a continuous
monitoring device connected to an audible/visible alarm system or manual monitoring
performed daily. A written routine monitoring plan must also be prepared which
addresses:
1. The frequency of performing the monitoring method,
2. The methods and equipment,
3. The location(s),
4. Names or titles of the people responsible for performing the monitoring and/or
maintenance of the equipment, and
5. The reporting format.
The operators of the golf course shall maintain log books documenting hazardous materials
inventory and manifests from the licensed waste disposers. The logs shall be available to
the City of Chula Vista on request.
HYDROLOGY/WATER QUALITY
Impact Summary
Using reclaimed water for irrigation of the EastLake Golf Course is not expected to
significantly affect ground-water quality in any portion of the Dray HSU. A ground-water
7
quality monitoring program must be implemented to conform to State Water Resources
Control Board requirements.
Potential impacts to public health will be limited to below a level of significance through
conformance to state regulatory requirements established by the San Diego Regional Water
Quality Control Board, the State Water Resources Control Board, and other appropriate
agencies. Proposed operation practices in the EastLake Golf Course irrigation program
will further protect public health by minimizing public contact, runoff, and ponding.
Mitigation Measures
· To meet the California State Water Resources Control Board's requirements
established in Resolution No. 89-36, a ground-water quality monitoring
program shall be implemented to provide information about ground-water
conditions in the Salt Creek area and any potential effects on the remainder of
the Otay HSU.
No mitigation measures are necessary regarding public health provided all state regulatory
requirements are met and the proposed irrigation program is followed.
Monitoring
Conformance to state regulatory requirements for ground-water quality and public health
will be monitored by the San Diego Regional Water Quality Control Board as part of their
enforcement of the waste discharge permit for EastLake Greens.
8
HAZARDOUS MATERIALS AND WASTES
Impact Summary
Implementation of the proposed mitigation measures in conjunction with conformance to ail
applicable federal, state, and local guidelines and regulations will reduce the potential
impacts to public heaith to below a level of significance.
Mitigation Measures
The following mitigation measures will prevent sign/ficant public health impacts from the
handling, storage, and disposai of the pesticides, fertilizers, and fuel and oils.
· As required by OSHA and EPA regulations, an inventory of hazardous
materiais shall be maintained and updated periodicaily.
Pesticides
· EastLake Golf Course management and personnel shall follow prudent health
and safety practices while handling, storing, and using pesticides. Handling
and use of pesticides requires the use of personal protective equipment and
adherence to good personai hygiene practices.
· Pesticide appliers must be 18 years of age or older and must receive adequate
u'aining in the proper use of pesticides.
· Employees must receive n:aining in the necessary safety procedures they should
follow and the safety equipment they should use in accordance with the
requirements on the product label or MSDS.
· A place to wash and change clothing after work must be provided for
employees whose exposure to pesticides that carry the signai word "DANGER"
or "WARNING" may exceed 30 hours in 30 days.
· Clean water, soap, and towels for personal use must be available at locations
where employees may mix or load pesticides that carry the signal words
"DANGER" or "WARNING."
· The storage building must have the proper warning notices posted and visible
from ail areas of approach. Further, notices must be posted in ail storage areas
where containers which hold or have held pesticides are required to be labeled
with the WARNING or DANGER wording. The pesticides must be stored in
accordance with the storage recommendations on the product label.
· EastLake Golf Course gardeners shall carefully follow the transport
requirements for pesticides. Pesticides must be transported in a separate
compartment of a vehicle away from employees and food. Any pesticide
container which is transported must be secured to the vehicle in a manner that
prevents spillage onto or off the vehicle.
· Regarding disposal, the rinsates from the pesticide containers shall be collected
in a waste receptacle. Arrangements shail then be made for a contract disposai
company to properly dispose of the bagged containers and rinsates.
Ferfiliz~r~
· The storage and handling of the fertilizers shall follow the guidelines as stated
on the MSDSs which shall accompany or precede the delivery of any
commerciai materiai defined as hazardous.
· Fertilizers shail be stored in a dry, cool location away from strong oxidizers and
strongly alkaline materiais. Failure to follow these recommendations could lead
to an incompatible reaction resulting in the generation of heat and toxic gases.
· When the turf maintenance crew is handling the fertilizers, the appliers shall be
provided with appropriate personal protective equipment. Training on the use
and limitations of the protective equipment shail accompany the issuance of the
equipment. Gloves, protective clothing, and dust respirators are prudent
control measures to reduce contact with the fertilizers and minimize possible
adverse health effects.
5
Waste Fuels and Waste Oils
· The primary container used for the storage of motor vehicle fuels shall be
composed of glass-fiber reinforced plastic, cathodically protected steel, or steel
clad with glass-fiber reinforced plastic.
· A leak interception and detector system which precludes the contact of any
leaked hazardous substance with the ground water shall be installed. At a
minimum, the leak interception and detection system shall be above the highest
anticipated ground water elevation. The floor of the leak interception and
detection system shall be consu'ucted on a f'mn base and sloped to a collection
sump. An access casing shall be installed in the collection sump to collect any
liquid that may be moving along the upper surface of the leak interception and
detection system.
· A response plan must be developed for an unauthorized release. This plan shall
include the following: the volume of the leak interception and detection system
in relation to the volume of the primary container; the amount of time the leak
interception and detection system must provide containment in relation to the
period of time between detection of an unauthorized release and cleanup of the
leaked materials; the depth from the bottom of the leak interception and detection
system to the highest anticipated level of ground water; the nature of the
unsaturated soils under the leak interception and detection system and the ability
of that soil to absorb contaminants or allow vertical movement of contaminants;
and the methods and scheduling to remove all the hazardous substances which
have been discharged from the primary container.
· The waste oil shall be disposed of by a licensed waste disposer. Efforts shall
also be made to pursue recycling as there are numerous used motor oil waste
recyclers. This would help to reduce the number and amount of waste streams
emanating from the golf course.
October 24, 1990
To: Members of t~.~ Planning Commission
From: Nancy Ripley, Secretary to the Planning Commission
The attached pages are missing from the Addendum to the EastLake Greens
Supplemental EIR in your packets.
We apologize for any inconvenience this may have caused you.
/nm
Enclosure
Addendum to the
Eastlake Greens Sectional Planning Area
(SPA) Plan and Eastlake Trails Pre-Zone
and Annexation Final Supplemental
Environmental Impact Report
Case No: EIR-86-4
SCH: 86052803
Prepared for:
City of Chula Vista
Environmental Review Coordinator
276 Fourth Avenue
Chula Vista, Califonia 92010
Prepared by:
ERC Enviornmental and Energy Services Co.
5510 M orehouse Drive
San Diego, California 92121
Project No. 30090000
April 1990
TABLE OF CONTENTS
SECTION TITLE PA GE
I INTRODUCTION 1-1
II ENVIRONMENTAL ANALYSIS 2-1
III REFERENCES 3-1
IV INDIVIDUALS AND ORGANIZATIONS CONTACTED 4-1
V REPORT PREPARERS
LIST OF FIGURES
1-1 Regional Location Map 1-2
1-2 Site Utilization Plan 1-4
1-3 Parks/Open Space 1-5
1-4 Country Club Concept Plan 1-6
LIST OF TABLES
2-1 Summary of Sound Level Limits 2-1
2-2 Pesticides and Fertilizers 2-7
October 24, 1990
To: Members of th~Planning Commission
From: Nancy Ripley,~Secretary to the Planning Commission
The attached pages are missing from the Addendum to the EastLake Greens
Supplemental EIR in your packets.
We apologize for any inconvenience this may have caused you,
/nr
Enclosure
I. INTRODUCTION
A. PURPOSE AND SCOPE
This Addendum to Supplemental EIR 86-4 is prepared in accordance with the
California Environmental Quality Act (CEQA) Guidelines §15164. The purpose of
an addendum to an EIR is to comply with CEQA in instances in which the EIR
requires "minor technical changes or additions that do not raise important new
issues about the project's significant effects on the environment," and where no
factors are present that would require the preparation of either a subsequent or
supplemental EIR (§15164, [a]). "An addendum need not be circulated for public
review but can be included in or attached to the Final EIR' (§15164 [bi). "The
decision-making body shall consider the addendum with the Final EIR prior to
making a decision on the project" (§15164 [c]).
This Addendum to Supplemental EIR 86-4 evaluates additional information on the
proposed EastLake Greens 18-hole golf course, clubhouse, and associated
facilities. These amenities were evaluated at lesser detail as part of the EastLake
Greens Sectional Planning Area (SPA) plan in the Supplemental EIR 86-4. The
analysis of the additional information focuses on four issues: noise, light and glare,
hazardous materials, and hydrology.
B. BACKGROUND
A Master EIR for all the EastLake development was completed in February 1982.
The EIR prepared for EastLake I in January of 1985 reviewed 392.1 acres of the
EastLake Greens project. Supplemental EIR 86-4 was prepared in June of 1989 to
evaluate environmental effects specific to the EastLake Greens/Trails site. This
addendum addresses further refinements to the golf course and amenities included
in the EastLake Greens SPA plan.
C. PROJECT DESCRIPTION
The EastLake Greens site lies within the Chula Vista city limits (Figure 1-1). The
proposed EastLake Greens project is the second development phase and third
residential neighborhood to be developed within the EastLake Planned Community;
1-1
\
3arlsbad
Escondido
Rancho
Sante Fe
Del Ma Poway~
!
La
San I [] Ca,on
(Ciwc Center). Mess
Lemon Grove
'~ ,~ F.,45TL4KE I
~ C°r°nad°~
Chula Vista
,E4STLAKE GREENS/TR~LS_
Imperial Beach
C
O
NO SCALE
S.,_OURCE: Cinti & Associates, 198g
ERC F [ G U R
Environmental
and Energy Regional Location Map
Services Co. 1 - I
the first phase was approved by the City of Chula Vista in 1982. The EastLake
Greens project includes a detailed Sectional Planning Area (SPA) Plan for the
mixed use of 830.5 acres just south of the present EastLake I development in
eastern Chula Vista (Figure 1-2).
The golf course and associated facilities examined in this addendum are
incorporated into the SPA plan (Figures 1-3 and 1-4). The golf course will consist
of 18 golf holes, a driving range (with lights for night use), and a practice putting
green. The course encompasses approximately 130 acres of grass lined with trees,
6 man-made lakes, and concrete paths for electric golf carts. The course will
operate from dawn to dusk, except the driving range, which will remain open until
10:00 p.m. Irrigation of the course would mostly occur during non-use hours.
Maintenance will occur during regular hours; maintenance staff will have an 1-acre
compound with a 5,000 square foot building (Figure 1-4).
The proposed 16,000 square foot clubhouse will house a restaurant with terrace,
bar, kitchen, pro-shop, offices, restrooms and golf cart storage. The clubhouse
will operate from dawn to dusk except for occasional events in the evenings. Five
tennis courts adjacent to the clubhouse will remain open until 10:00 p.m.
1-3
FEET
SOU.,~.~.~CRCE: C~ntJ & Assomates. 1989
~ERC F I G U R E
F i ,!_nv.ronmen,a. Site Utilization Plan
and Ener~ty 1-2
~Services Co.
1-4
1-5
II. ENVIRONMENTAL ANALYSIS
A. NOISE
1. Existing Conditions
The site is currently undeveloped and has no on-site noise sources. Otay Lakes
Road is located approximately 3500 feet north of the site and does not contribute to
th~ noise environment.
The City of Chula Vista through its noise control ordinance has developed sound
level limits for various land uses. The maximum sound level permitted is a function
of land use and time of day. The sound level is measured by an hourly Equivalent
Sound Level (Leal) using the A-weighted scale at the boundary or at any point within
the boundary of the receiving land use. Leq is the average sound level measured
over a period of time. The City's maximum permitted exterior sound levels for
environmental noise in residential areas are summarized in Table 2-I.
Table 2-1
SUMMARY OF RESIDENTIAL SOUND LEVEL LIMITS
Environmental Noise
Receiving Land Use Noise Level (dBA _Le:q_ )
Category 7:00 a.m.- 10:00 p.m. 10:00 p.m.-7:00 a.m.
Single-family
Residential 55 45
Multi-family
Residential 60 50
Impacts
The proposed project consists of a clubhouse, golf course driving range, and tennis
courts with a 200-person seating area for spectators. A public address system will
be utilized at the clubhouse to provide information to the patrons. The expected
hours of operation for the clubhouse and driving range are from dawn to
10:00 p.m. The tennis courts will be open from 7:00 a.m. to 10:00 p.m.
Maintenance activities will begin at dawn and include operations such as mowing,
fertilizing, seeding, and repairs.
Sensitive receptors include single-family residences that are planned to be built
approximately 320 feet north of the clubhouse, 360 feet northwest of the driving
range tees and 600 feet northwest of the tennis courts. Multi-family residences are
planned for lots approximately 250 feet south of the tennis court spectator area.
The primary sources of noise expected to be generated by the project are crowd
noise, noise from the public address system, and noise from maintenance activities.
Crowd noise will be generated primarily at the tennis court spectator area. Precise
noise levels cannot be quantified at this time, but sound level measurements
conducted at public sporting events and extrapolated to this project indicate that the
sound level will range from an average of approximately 60 to 70 dBA Leq with a
maximum sound level of 81 dBA at 50 feet from the source. The noise level will
depend on the size of the audience and nature of the event. Crowd noise is not
considered to be a significant impact to any residential land use.
The speakers of the public address system at the clubhouse will be directed away
from sensitive receptors. The system will provide for variable amplification and
will be calibrated to below a nuisance level. The public address system will not
exceed the City's noise standards and is not considered to be the source of a
significant impact.
Noise associated with golf course maintenance activities are primarily from power
equipment such as lawn mowers and tractors. Noise generated from these sources
may exceed 80 dBA at 50 feet from the source. Lawn mower and tractor noise may
exceed the City's noise standards and be a significant impact if the activity occurs in
close proximity to a residence prior to 7:00 a.m. In general, early morning
maintenance within 200 feet of residences will disturb sleep and generate
complaints.
2-2
3. Mitigation Measures
Noise from maintenance activities which use power equipment such as lawn
mowers and tractors shall be mitigated by restricting the hours of use to after 7:00
a.m. for areas within 200 feet of any residential building. In addition, all power
equipment shall be maintained in proper worldng order and be fitted with the
required mufflers.
4. Analysis of Significance
Noise generated by use of power equipment for golf course maintenance may create
a significant impact if used within 200 feet of a residential building prior to 7:00
a.m. Mitigation of this impact can be achieved by restricting the hours of
maintenance activity and keeping equipment in proper working order.
5. Mitigation Monitoring
The operator shall maintain a maintenance complaint log which will identify the
nature of the complaint, location of the complaint and the action taken to investigate
the complaint and eliminate the nuisance. The complaint log shall be available to the
City of Chula Vista on request.
B . LIGHT AND GLARE
The discussion on light and glare impacts from the driving range lighting system is
based on a computer simulation and study conducted by Golf Lighting and
Development of Jacksonville, Florida in March 1990.
1. Existing Conditions
The site is currently undeveloped and has no on-site light sources.
2. Impacts
The area surrounding the clubhouse will have security lights on 12-foot poles and
small accent lights. The tennis courts will be lit with 18 foot poles. These light
2-3
sources will be shielded to prevent light trespassing and are not expected to have
any significant impacts.
The driving range will have five 50-foot poles with three 1500-watt metal halide
fixtures on each pole to provide horizontal illumination for the tee area. The
lighting equipment will be equipped with glare-control hardware to reduce glare and
light spill impacts to surrounding areas. The driving range will also have a ground-
lighting system consisting of six 5-foot bulkhead walls with two 1500-watt metal
halide fixtures at each location to provide the vertical illumination necessary to
follow the trajectory of golf balls downrange from the tee area. This lighting will
also be equipped with glare-control hardware.
The study examined five areas of potential impacts: Hume Parkway, the recreation
area driving range, and three adjacent residential areas.
south
of
the
· Hunte Parkway. Travellers on the parkway would have a direct view of the
ground lighting sources as the ground lighting would be oriented towards the
parkway. This impact would be significant. The pole lighting is not expected
to have a significant impact because of the aiming angles and glare control
hardware.
· Recreation area. The orientation of the ground lighting to the recreation area
lessens the effects of the ground lighting, although some glare may occur, a
potentially significant impact. Any spill effects from pole lighting would not be
considered significant due to the recreational use of the area. This area would
act as a buffer between the light sources and residential development to the
south of Clubhouse Drive.
Multi-family residential (north). Glare from the ground lighting would affect
the multi-family development to the north of the driving range because of the
orientation of the lighting and the final grading elevations.
Single-family residential (northwest). Residents in the single-family homes to
the northwest would see the facility at night but the light sources would not be
visible and spill light would not have an impact. Glare would not be a problem.
2-4
· Sinele-familv residential (east of Hunte Parkway). The ground lighting would
be oriented towards the single-family homes east of Hunte Parkway, although
the final grading elevation differences would partially mitigate the impact of the
glare.
3. Mitigation Measures
· All light fixtures in the proposed facility shall use glare-control hardware.
In addition, the following measures shall be incorporated to mitigate specific
impacts which would occur even with the use of glare-control equipment.
· To mitigate the impacts to Hunte Parkway and residential development to the
east, the project shall incorporate an enlarged earth berm, a landscape buffer, or
a combination of both at the back of the drive range.
To mitigate the impacts to the recreation area, the project shall incorporate a
landscape buffer and extended wing walls on the ground lighting bulkhead
walls.
· To mitigate the impacts to the multi-family residents to the north the project shall
incorporate one of the following options:
Orientation and increase height of the ground-lighting bulkhead wails to
restrict direct view of the light source.
Additional berm height and landscaping along the north side of the golf
practice facility to block view of the light sources.
Landscaping at the individual ground lighting locations to block the view of
the light sources.
2-5
RF'R 38 '90 ~'-"
u,=,.41 ER(_-E ~
F'. 3
4. Analysis of Significance
The impact of the lighting on adjacent areas can be mini. mized to acceptable levels
by the correct orientation of lighting equipment, ~e application of glare control
cqmpment, and a combmanon of earth berrmng and landscaping.
5. Mitigation Monitoring
Prior to issuance of the use permit for the driving range, a qu',dified lighting
consultant shall measure the glare and spill effects to ensure that the proposed
nfitigation measures are adequate. Any additional mitigation measures deemed
necessary by the lighting consultant shall be installed prior to issuance of the use
permit.
The golf course operator shall maintain a complaint log which will identify the
location and nature of the complaint and the action taken to investigate and eliminate
the problem. The complaint log shall be available to the City of Chula Vista on
request.
C. HAZARDOUS MATERIALS AND WASTES
1. Existing Conditions
The site is presently underdeveloped with no known hazardous materials onsite.
2. Impacts
Pesticides
A wide variety of pesticides (insecticides, fungicides, and herbicides) in !imJred
quantifies are intended to be used tkroughout thc golf course to control insect, plant,
and fungal hazards. Table 2-2 outlines the pesticides expected m be use~l on thc
golf Course grounds. Other products may be considered as conditions warrant.
The handling, storage and disposal of pesticides is a potentiMly si&mificam impact ~o
public health if federal state and local guidehnes as~d regaLed,ms v. re r~ot follow~.
2-6
Table 2-2
PESTICIDES AND FERTILIZERS EXPECTED FOR USE
AT THE EASTLAKE GOLF COURSE
Product Manufacturer U se
Betasan 4-E Stauffer Chemical Selective herbicide
MCCP W.A. Cleaxy Chemical Herbicide
PROGRASS EC Nor-Am Chemical Co. Herbicide (weed, tree)
Dylox 80 Mobay Chemical Corp. Insecticide
DURSBAN 50W Dow Chemical Co. Insecticide
TERSAN 1991 DuPont Turf fungicide
FORE Fungicide Rohm and Haas Co. Fungicide
Daconil 2787 Fermenta Plant Protection Flowable fungicide
BAYLETON 25 Mobay Chemical Co. Turf, and ornamental fungicide
Calcium Nitrate WGM/Hydro Fertili?er
Greens King J.R. Simplot Co. Fertilizer blend
6-20-20M J.R. Simplot Co. Fertilizer
XB 6-20-20- J.R. Simplot Co. Fertilizer
8(S)-I.5(Fe)-
1.5(Zn)
Nitra King J.R. Simplot Co. Fertilizer blend
(22-3-9)
Turf Supreme J.R. Simplot Co. Ferfili?er
+ Best Cote
2-7
The Material Safety Data Sheets (MSDSs) will be kept on file and readily available
for the grounds staff to review. Concerning storage and disposal, EastLake
Development Company has stated that they (or the operations/manager of golf
course) will follow reasonable and necessary guidelines as outlined by federal, state
and local regulatory entities. The pesticides will be stored within a building in a
special area with 6-inch concrete containment berms (Figure 1-4). Pesticide
containers 28 gallons or less will be triple rinsed with water or the appropriate
solvent and then thoroughly drained. The container will then be placed in a plastic
bag.
Fertilizers
Fertilizers are substances which are added to soil to increase the development and
maturity of the plants and grasses under cultivation. EastLake Golf Course
grounds maintenance staff intend to use commercially available fertilizers as an
integral part of their turf maintenance program. The types of fertilizers to be used
are classified as artificial, meaning that the compounds are produced in chemical
plants, as opposed to natural fertilizers such as manures. Artificial fertilizers may
be organic or inorganic and often are a mixture. This group of fertilizers can be
subdivided further according to their main components, such as nitrogen,
potassium, phosphorus, and trace metals. Table 2-2 summarizes the fertilizers that
are expected to be used on the EastLake Golf Course site. The handling, storage,
and disposal of fertilizers is a potentially significant impact to public health if
federal, state, and local guidelines and regulations are not followed.
EastLake Development Company has stated that fertilizers and pesticides will be
stored in a building. The fertilizers will be stored away from the pesticides and the
storage is expected to be short term.
Motor Fuels an0 Waste Oils
Gasoline and diesel fuel will also be stored and used at the EastLake Golf Course
for vehicles and grounds maintenance equipment. The fuels will be stored in 1000
gallon underground storage tanks. All applicable state and local codes and
regulations will be followed.
2-8
Waste oil from vehicles and tuff management equipment will be collected and stored
in a double walled container with a containment structure. The handling, storage,
and disposal of fuels and oil is a potentially significant impact to public health if
federal, state, and local guidelines and regulations are not followed.
3. Mitigation Measures
The following mitigation measures will prevent significant public health impacts
from the handling, storage, and disposal of the pesticides, fertilizers, and fuel and
oils.
As required by OSHA and EPA regulations, an inventory of hazardous materials
should be maintained and updated periodically.
Pesficide~
· EastLake Golf Course management and personnel shall follow prudent health
and safety practices while handling, storing, and using pesticides. Handling
and use of pesticides require the use of personal protective equipment and
adherence to good personal hygiene practices.
· Pesticide appliers must be 18 years of age or older and must receive adequate
training in the proper use of pesticides.
· Employees must receive training in the necessary safety procedures they should
follow and the safety equipment they should use in accordance with the
requirements on the product label or MSDS.
· A place to wash and change clothing after work mu~t be provided for
employees whose exposure to pesticides that carry the signal word "DANGER"
or "WARNING" may exceed 30 hours in 30 days.
· Clean water, soap, and towels for personal use must be available at locations
where employees may mix or load pesticides that carry the signal words
"DANGER" or "WARNING."
2-9
· The storage building must have the proper warning notices posted and visible
from ail areas of approach. Further, notices must be posted in ail storage areas
where containers which hold or have held pesticides are required to be labeled
with the WARNING or DANGER wording. The pesticides must be stored in
accordance with the storage recommendations on the product label.
· EastLake Golf Course gardeners shall carefully follow the transport
requirements for pesticides. Pesticides must be transported in a separate
compartment of a vehicle away from employees and food. Any pesticide
container which is transported must be secured to the vehicle in a manner that
prevents spillage onto or off the vehicle.
· Regarding disposai, the rinsates from the pesticide containers shall be collected
in a waste receptacle. Arrangements shail then be made for a contract disposai
company to properly dispose of the bagged containers and rinsates.
· The storage and handling of the fertilizers shall follow the guidelines as stated
on the MSDSs which shall accompany or precede the delivery of any
commercial materiai defined as ha?ardous.
· Fertilizers shail be stored in a dry, cool location away from strong oxidizers and
strongly alkaline mater/als. Failure to follow these recommendations could lead
to an incompatible reaction resulting in the generation of heat and toxic gases.
· When the turf maintenance crew is handling the fertilizers, the appliers shail be
provided with appropriate personai protective equipment. Training on the use
and limitations of the protective equipment shail accompan~ the issuance of the
equipment. Gloves, protective clothing, and dust respirators are prudent
control measures to reduce contact with the fertilizers and minimize possible
adverse heaith effects.
2-I0
Waste Fuels and Waste Oils
· The primary container used for the storage of motor vehicle fuels shall be
composed of glass-fiber reinforced plastic, cathodically protected steel, or steel
clad with glass-fiber reinforced plastic.
A leak interception and detector system which precludes the contact of any
leaked hazardous substance with the ground water shall be installed. At a
minimum, the leak interception and detection system shall be above the highest
anticipated ground water elevation. The floor of the leak interception and
detection system shall be constructed on a firm base and sloped to a collection
sump. An access casing shall be installed in the collection sump to collect any
liquid that may be moving along the upper surface of the leak interception and
detection system.
· A response plan must be developed for an unauthorized release. This plan shall
include the following: the volume of the leak interception and detection system
in relation to the volume of the primary container;, the amount of time the leak
interception and detection system must provide containment in relation to the
period of time between detection of an unauthorized release and cleanup of the
leaked materials; the depth from the bottom of the leak interception and detection
system to the highest anticipated level of ground water; the nature of the
unsaturated soils under the leak interception and detection system and the ability
of that soil to absorb contaminants or allow vertical movement of contaminants;
and the methods and scheduling to remove all the hazardous substances which
have been discharged from the primary container.
· The waste oil shall be disposed of by a licensed waste disposer. Efforts shall
also be made to pursue recycling as there are numerous u~ed motor oil waste
recyclers. This would help to reduce the number and amount of waste streams
emanating from the golf course.
2-11
4. Analysis of Significance
Implementation of the proposed mitigation measures in conjunction with
conformance to all applicable federal, state, and local guidelines and regulations will
reduce the potential impacts to public health to below a level of significance.
5. Mitigation Monitoring
Pesticides and Fertiliz4:rs
The operators of the golf course shall keep logbooks documenting employee
training, hazardous materials inventory, and manifests from the contract disposal
company. These log books shall be available to the City of Chula Vista on request.
Waste Fuels and Qil~
Proof that the leak interception and detection system will protect the ground water
must be demonstrated by EastLake to the satisfaction of the Department of Health
prior to the issuance of the Use Permit for the golf course.
Monitoring of the leak interception and detection system shall include a continuous
monitoring device connected to an audible/visible alarm system or manual
monitoring performed daily. A written routine monitoring plan must also be
prepared which addresses:
1. The frequency of performing the monitoring method,
2. The methods and equipment,
3. The location(s),
4. Named or titles of the people responsible for performing th~ monitoring and/or
maintenance of the equipment, and
5. The reporting format.
The operators of the golf course shall maintain log books documenting hazardous
materials inventory and manifests from the licensed waste disposers. The logs shall
be available to the City of Chula Vista on request.
2-12
D. HYDROLOGY/WATER QUALITY
The hydrology issues to be examined in this addendum are potential degradation of
ground-water quality, and public health aspects related to the use of reclaimed water
for irrigation of the roughly 130-acre golf course.
1. Existing Conditions
The EastLake Greens golf course generally lies in the Salt Creek area of Otay
Hydrographic Subunit (HSU) 10.2. This area is at the extreme northern end of the
HSU, and has been defined as lands within and tributary to Salt Creek on the east
and Poggi Canyon on the west and including the several smaller drainage courses
between these tributaries of the Otay River (Caiifomia Regional Water Quality
Control Board [CRWQCB], San Diego Region 1988). A small portion of the
northwest corner of the EastLake Greens development drains into Telegraph
Canyon (HSU 9.11).
The Salt Creek area is a non-alluvial portion of the Otay HSU ground-water basin,
and no ground water is being used at this time (NBS/Lowry 1988). Historically,
ground-water use was limited to a few bored wells for the headquarters of Rancho
Janal and Otay Ranch, and a few dug wells for livestock watering. Significant
ground-water use has never developed because of low yield and poor quality
(NBS/Lowry 1988). Ground-water samples collected by the Otay Water Diswict in
the early 1980s had total dissolved solids (TDS) levels of 4100 mg/1 and
4300 mg/l. Later analyses conducted as part of a 1986 geotechnical study by
Gregg and Associates revealed TDS concentrations ranging from 2040 mg/1 to
7330 mg/1, and averaging 4200 mg/l (NBS/Lowry 1988). "The poor quality
appears to be due to connate water within the San Diego Formation.
Poor ground-water quality is typical throughout alluvial portions the Otay HSU. In
1975, the Comprehensive Water Quality Conu'ol Plan Report noted ground water
within the HSU was marginal to inferior for domestic and irrigation uses because of
high TDS and/or chloride concentrations, and future improvement of ground-water
quality was unlikely (CRWQCB, San Diego Region 1975). Recent samples
2-13
collected by Otay Water Disu-ict from the few active wells in the HSU had TDS
levels ranging from 1373 mg/1 to 2065 mg/1 and averaging 1719mg/1
(NBS/Lowry 1988).
Public Health
Discharges of reclaimed water are regulated by the Regional Board. In adopting
waste discharge requirements for discharges from reclamation projects, the
Regional Board, under Section 13263 of the Porter-Cologne Act, is charged with
preventing health hazards, pollution and nuisances. In addition, the regional Board
is required by Section 13523 of the Porter-Cologne Act to include the Wastewater
Reclamation Criteria, developed for protection of public health by the State
Department of Health Services (Title 22 criteria), in requirements for discharges of
reclaimed water. Waste discharge requirements adopted by the Regional Board
routinely implement the State Department of Health Services' Wastewater
Reclamation Criteria. The Regional Board is empowered to enfome their adopted
waste discharge requirements, and implementation of mitigation measures
consistent with Title 22 to prevent possible health hazards is part of their normal
regulatory procedures.
The Wastewater Reclamation Criteria for California (CAC Title 22, Division 4,
Chapter 3) require that "reclaimed water used for the irrigation of golf courses,
cemeteries, freeway landscapes, and landscapes, and landscapes in other areas
where the public has similar access or exposure shall be at all times an adequately
disinfected, oxidized wastewater. The wastewater shall be considered adequately
disinfected if the median number of coliform organisms in the effluent does not
exceed 23 per 100 milliliters, as determined from the bacteriological results of the
last 7 days for which analyses have been completed, and the number of coliform
organisms does not exceed 240 per I00 milliliters in any two c6nsecutive samples"
(State of California Department of Health Services 1978).
2-14
2. Impacts
Using reclaimed water for irrigation of the EastLake golf course is not expected to
significantly impact ground-water quality in Otay HSU. S alt balances conducted by
NBS/Lowry indicate irrigation with potable water will increase the average TDS in
the alluvial portions of the Otay HSU to roughly 2320 mg/1. Assuming application
of 0.6 million gallons per day (mgd) of reclaimed water to the EastLake Greens
golf course, future ground-water quality in the alluvium would stabilize at about
2360 mgtl (NBS/Lowry 1988). In the Salt Creek area, upstream of the alluvial
portions of the Otay HSU, where the reclaimed water will be applied, existing
ground-water quality is so poor that potential impacts are well below a level of
significance. According to the San Diego Regional Board, it is conceivable that the
use of reclaimed water for in'igation in the Salt Creek area may improve the quality
of the connate water trapped there (CRWQCB, San Diego Region 1988).
The California Regional Water Quality Control Board (Regional Board) establishes
waste discharge requirements for projects using reclaimed water. The requirements
are designed to implement the Comprehensive Water Quality Control Plan (Basin
Plan) by maintaining designated beneficial uses and water quality objectives. The
Basin Plan was recently revised by the San Diego Regional Board to account for
existing conditions in the Salt Creek area of the Otay HSU. On April 25, 1988,
following a public heatings, the San Diego Regional Board adopted Resolution
No. 88-49 which amended the Basin Plan by deleting all beneficial use
designations except for industrial service supply, and all water quality objectives for
ground water in the Salt Creek area of the Otay HSU. On May 16, 1989, the State
Water Resources Control Board adopted Resolution No. 89-36, which approved
the San Diego Regional Board's action. The State Board's resd]ution also required
a ground-water quality monitoring program be established to provide the San Diego
Regional Board and reclamation agencies with information concerning ground
water conditions in the Salt Creek area and any potential effects on the remainder of
the Otay HSU (Caiifomia State Water Resources Control Board 1989). Provided
this monitoring program is implemented, irrigating the EastLake Greens golf course
with reclaimed water will be in conformance with the Basin Plan.
2-15
Public Health
Potential impacts to public health will be limited to below levels of significance
through conformance to state regulatory requirements. In addition, irrigation
program operating practices will help minimize public contact, ponding, and runoff,
further protecting public health.
The EastLake Golf Course irrigation program involves high intensity maintenance
to create acceptable playing conditions and overall aesthetics. The operation and
maintenance practices planned also will minimize public contact with the reclaimed
water and prevent runoff and ponding. Key aspects of the program that will help
prevent public health impacts are as follows:
· Daily inspection of golf course conditions and irr/gations components, with
adjustment of program if needed.
· Daily inspection and repair of irrigation components to insure proper operation.
· Irrigation at night
· Cycles of irrigation generally spaced apart to allow sufficient time for soaking
and to prevent runoff
· Irrigation schedules modified in accordance with seasons and weather patterns
· Irrigation on an as-needed basis during winter (no imgation applied after a
storm until conditions warrant)
3. Mitigation Measures
To meet the California State Water Resources Control Board's requirements
established in Resolution No. 89-36, a ground-water quality monitoring program
shall be implemented to provide information about ground-water conditions in the
Salt Creek area and any potential effects on the remainder of the Otay HSU.
2-16
No mitigation measures are necessary regarding public health provided all state
regulatory requirements are met and the proposed irrigation program is followed.
4. Analysis of Significance
Using reclaimed water for irrigation of the EastLake Golf Course is not expected to
significantly impact ground-water quality in any portion of the Otay HSU. A
ground-water quality monitoring program must be implemented to conform to State
Water Resources Control Board requirements.
Potential impacts to public health will be limited to below a level of significance
through conformance to state regulatory requirements established by the San Diego
Regional Water Quality Control Board, the State Water Resources Control Board,
and other appropriate agencies. Proposed operation practices in the EastLake Golf
Course irrigation program will further protect public health by minimizing public
contact, runoff, and ponding.
5. Mitigation Monitoring
Conformance to state regulatory requirements for ground-water qual/ty and public
health will be monitored by the San Diego Regional Water Quality Control Board as
part of their enforcement of the waste discharge permit for EastLake Greens.
2-17
III. REFERENCES CITED
California Administrative Code, Tile 23 Waters, Chapter 3, Subchapter 16,
Sections 2633, 2634, Underground Tank Regulations.
California Department of Food & Agriculture. Series of handouts from Worker
Health and Safety Branch.
I. Summary of Worker Safety Regulations
2. Pesticide Safety Training
3. Control of Pesticides, Containers and Equipment
California Regional Water Quality Control Board, San Diego Region. 1988.
Request for Modification of Basin Plan Ground Water Quality Objectives for
the Otay Hydrographic Subarea.
California Regional Water Quality Control Board, San Diego Region. 1975.
Comprehensive Water Quality Control Plan Report, San Diego Basin (9).
EastLake Development Company, Correspondence January 13, 1990. Curt Smith
to Jeanne Mufioz.
EastLake Development Company, letter dated March 14, 1990. Shelly McElyia to
Jeff Fuller.
Golf Lighting and Development. 1990. Golf Practice Facility Lighting Design,
Impact and Mitigation Study for EastLake Greens. Jacksonville, Florida.
NBS/Lowry. 1988. Technical Report on Proposed Modifications of Basin Plan
Objectives in the Otay Hydrographic Subunit (10.1). March.
ONA Landscape Architecture & Planning. 1990. County Club Park Concept &
Plan - Site 4 - Lighting Plan.
Rick Engineering. 1989. 50 Scale Study and Robinson Layout.
Robert Alteuers Associates, letter dated January 25, 1990. Richard P. Milstead,
AIA to Curt Smith.
State of California Department of Health Services. 1978. Wastewater Reclamation
Criteria, an excerpt from the California Administrative Code, Title 22,
Division 4.
State Water Resoumes Control Board Resolution, No. 89-36. May 16, 1989.
Tver, D. F., K. A. Anderson, and Chapman & Hall. 1986. Industrial Medicine
Disk Reference.
3-1
IV. INDIVIDUALS AND ORGANIZATIONS CONTACTED
City of Chula Vista
Maryann Miller
EastLake Development Company
Curt Smith
4-1
REPORT PREPARERS
als adc,eo(,um was prepared by ERC Environmental and Energy Services, Co.
,~..,,~. ~ ro~essionai st',df conmbutmg to the report are listed below:
-';u:~a:me Aucella, M.R.P. City and Regional Planning
Det:ise Daggett, M.S. Environmenta/Sciences
Jd'f Fuller, B.S. Envirmimental Health
Kathczine Hon, M.E. Civil Engineering
Guy Mag[Jato, B.A. Env/ronmental Studies
Jeaz:m Mufio~, Ph.D. Antropotogy
P~'.:,~ Starr~n, M,E. Electrical Engineering
'at~am~ lhat to the best of our knowledge and belief, t~le
[ hcr~'by · ""
knfomlation herchl contained ~e in all respecls ~e ~d co~cc~ a
;7:f,,*'~.ttion concerning the potentially significant environmema) effect..r thc
:~rc,[e:. r h:~s been ~clud~ and fully ev~uated in this FIR.
/
~rdject Manager
$-1
EASTLAKE GREENS GOLF DRIVING RANGE
LIGHTING REPORT
PREPARED FOR:
CITY OF CHULA VISTA
OCTOBER 1, 1990
4710 Ruffner Street · Suite C · San Diego, CA 92t~'1-'1573 · 6'19-279-0242
EASTLAKE GREENS GOLF DRIVING RANGE
LIGHTING REPORT
A. Scope and Purpose
Evaluation of the proposed lighting system design to determine the effects of the
driving range illumination on adjacent properties.
B. Reference Material and Information
1. Grading plans dated 5-30-90 of Rick Engineering Company.
2. Plans, sections, illumination data and impact and mitigation study dated 5-15-
90 of Golf Lighting and Development.
3. Site observations of driving ranges at:
a) Tustin Country Club
b) Tecolote Canyon
c) Stardust/Mission Valley
d) Mission Bay
e) Eastlake as currently graded
4. Illuminating Engineering Society of North America reference and application
handbooks.
C. Adjacent Properties Evaluated:
1. Hunte Parkway (east of the golf practice facility)
2. Unit #37, pool and tennis court park area (south of the golf practice facility).
3. Unit #22, condominium development (northeast of the golf practice facility).
4. Adjacent single-family home development (northwest of the golf practice
facility).
5. Future single-family home development (east of Hunte Parkway).
D. Definitions
It is necessary to define the terms used before attempting to solve any possible
problems. Such definition is difficult when the problem is subjective or esoteric to
some degree.
Spill Light: Light falling off the area for which the design specifications were
established. Spill light can be good or bad, depending on the type of
encroachment.
Light Trespass: Light trespass is the encroachment of light upon an property causing
annoyance, loss of privacy, or other nuisance such as interference with sleep.
Sky Glow: The light scattered in the atmosphere, coming directly or indirectly from
light sources, brightening the natural sky background level.
Glare: The sensation produced by luminance in the visual field to cause annoyance,
discomfort, or loss in visual performance and visibility. The degree or
magnitude of the sensation of glare depends upon the luminance, size, and
position of the offending source as well as the state of adaptation of the eye.
Discomfort Glare: glare that produces discomfort without necessarily interfering
with visual performance. Disability Glare: glare that causes reduced visual
performance such that a task cannot be performed.
E. General Comment
1) Proposed Lighting Design: The lighting system proposed would provide
excellent results for the task at hand (golf ball visibility), and would be generally
superior to the other driving ranges evaluated.
2) Proposed Lighting Equipment: Based on our investigation we assume the use
of Musco, Sportclustero2 fixtures with their level-8 glare control devices. It
should be noted that there is a wide variety of fixtures on the market with
varied optics and thus varied results. The level-8 glare control devices indicated
are excellent for controlling glare and offer control of up to 80% of the spill
light as compared to floodlight systems without any glare control.
F. Adjacent Property Evaluation:
Without repeating information contained in the Golf Lighting and Development's study
we have the following comments:
1. Hunte Parkway: Discomfort glare would best describe the situation here. We
cannot over emphasize the use of an earth berm and/or landscaping shield to
mitigate the distraction from the Iow level lights.
2
2. Unit #37, Park Area: We agree that this is not an area of any major detrimental
impact and concur with the recommendation of increasing the bulkhead walls
to mitigate most of the effects to the park.
3. Unit #22, Condominium Development: If all of the recommendations were
adhered to for mitigating the problems, we do not believe the situation would
be totally alleviated. We do agree that the condominium area has the greatest
concern.
4. Adjacent Single Family Home Development: We agree the system and
equipment recommended will mitigate any direct glare effects.
5. Single Family Home Development East of Hunte Parkway: We agree that the
recommendations proposed and the difference in elevation will negate any
problems.
G. Sky Glow
This area is not addressed in any information we received. There will be a definite
effect of sky glow from the driving range lighting system. It will be quite noticeable.
The lighting system proposed will eliminate most of the glare problems associated with
sports lighting equipment. But the system may not eliminate complaints from adjacent
property owners.
H. Pole Heights
The study we received seems to discount any effects from the pole lights. While the
glare control devices recommended are effective, the pole heights are another matter.
Their presence will be associated with the sky glow and again quite noticeable even
during the day. Their top height witl be at approximately 715 feet, possibly the highest
point in the area. A seemingly obvious solution would be to lower the pole heights but
this would be contrary to the mitigation efforts. Lowering the pole heights would
increase the angle of throw thus increasing glare and becoming more noticeable
particularly from the condominium site.
I. Recommendations
In addition to the mitigation study recommendations we suggest the following:
I. Time Limits: Limited hours of operation should be designated. Some existing
facilities operate until lO:00pm others until 9:00pm. It was noticed that even
when play stopped at existing facilities the lights were not turned-off.
Automatic controls should be required.
3
2. Assure the height and density of the recommended landscape buffer along
Hunte Parkway.
3. Reorient the Iow level lighting system to face a more southerly direction. While
this could increase the spill light on the park to the south, the reorientation will
help in alleviating problems from the condominium project.
J. Conclusion
The lighting system proposed would offer state-of-the-art design for glare control. The
system will eliminate most of the negative association with illuminated sports facilities.
Spill light and light trespass is kept to the minimum possible by the design and
landscape buffer. Disability glare will be non-existent. Discomfort glare will be
minimal but, this is a subjective determination.
Sky glow and the presence of the facility will be noticeable, partly due to its elevation.
The perception of this facility will be enhanced due to the lack of competing
commercial or other bright facilities in the area. Brightness perception is based on
background luminance. There are no other major illuminated facilities in someone's
view to discount the driving range.
The realization is of course that this is an illuminated sports facility and that effective
methods are recommended to mitigate negative impacts below a level of significance.
But, in this case, no amount of control can eliminate complaints based on subjective
perceptions.
4
City Planning Commission 1
Agenda Item for Meeting of October 24, 1990
3. PUBLIC HEARING: PCC-91-14 Conditional Use Permit for an 18
hole qolf course, a drivinq ranqe with niqht
lighting, a 13,000 square foot clubhouse with
restaurant, bar. pro-shoD, restrooms and
kitchen, and a one acre fenced maintenance
comDound with a 5,000 square foot buildinq,
proDosed by Eastlake DeveloDment ComDany at
Eastlake Greens. The Drecise location is
depicted on attached Exhibit "A".
A. BACKGROUND
1. The Eastlake Greens project is part of a Sectional
Planning Area Plan for the mixed use of 830.5 acres just south of
the present Eastlake I development in eastern Chula Vista. The
golf course and associated facilities were required to obtain a
conditional use permit to address parking, hours of operation and
night lighting. The proposed golf course is expected to be
constructed prior to the residential units proposed in the Eastlake
Greens SPA.
2. The Environmental Review Coordinator conducted review of
the Addendum to the Supplemental EIR and the Eastlake Greens
Driving Range Lighting Study and has determined that the proposed
project would cause no significant environmental impacts as per the
previously adopted Supplemental EIR 86-4 and the Addendum to the
Supplemental EIR prepared for this project.
B. RECOMMENDATION
1. Based on the Addendum to the Supplemental EIR, find that
this conditional use permit will have no significant
environmental impacts and certify the Addendum to the
Supplemental EIR 86-4 for the Eastlake Greens project.
2. Adopt a motion recommending that the City Council adopt
a resolution approving the conditional use permit for an
18 hole golf course, clubhouse and associated facilities
as shown on attached Exhibit "8".
C. BOARDS/COMMISSIONS RECOMMENDATIONS
In May, 1990, the Design Review Committee reviewed and approved the
golf course and 13,000 square foot clubhouse facility with 220
parking spaces.
The Parks and Recreation Department and Commission are currently
reviewing the project for compliance with park acreage required for
City Planning Commission 2
Agenda Item for Meeting of October 24, 1990
Eastlake Greens. They are also reviewing the project for public
versus private use as directed by the City Council at the time of
the SPA plan approval.
D. DISCUSSION
This proposal involves a request for a conditional use permit for
a golf course and related facilities to be located within the
previously approved Eastlake Greens Sectional Planning Area. The
golf course will consist of 18 golf holes, a driving range with
night lighting, and a practice putting green. The course
encompasses approximately 130 acres of grass lined with trees, 6
man-made lakes, and concrete paths for electric golf carts. A trail
system is included along the edge of portions of the course. The
course will operate from dawn to dusk, except the driving range
which will remain open until 10:00 p.m. Irrigation of the course
will consist primarily of reclaimed water and will occur mostly
during non-peak hours. Maintenance will occur during regular
hours; maintenance staff will have a one-acre compound with a
5,000 square foot building.
The proposed 13,000 square foot clubhouse will house a restaurant
with terrace, bar, kitchen, pro-shop, offices, restrooms and golf
cart storage. The clubhouse will operate from dawn to dusk except
for occasional events in the evenings. Parking for the proposed
uses include 220 spaces on-site plus provisions for approximately
100 on-street parking spaces on Clubhouse Drive (Exhibit "B").
Twenty-six of the 220 on-site spaces will be built with the future
swim and tennis facilities proposed at the corner of Hunte Parkway
and Clubhouse Drive.
Staff has reviewed the applicants analysis of parking needs as well
as parking associated with other golf club developments and concurs
that the parking provided is adequate for the facilities proposed.
The hours of operation as proposed by the applicant are also to
staffs satisfaction. However, a recommended condition of approval
states that the City may consider additional restrictions on hours
of operation if complaints regarding noise arise in the future when
the residential areas are developed.
The Addendum to the Supplemental EIR discusses mitigation and
monitoring measures proposed for impacts associated with potential
noise, lighting, hazardous materials and waste, and water quality.
The study concludes that impacts wil% be mitigated through
operating conditions and monitoring programs. The use of reclaimed
water is planned for the entire facility except in those areas
immediately adjacent to residential sites.
The issue of public verses private play was initially discussed at
the City Council hearing on the SPA project. At that time, it was
City Planning commission 3
Agenda Item for Meeting of October 24, 1990
discussed that the golf course was envisioned as a private club
that would be open to public play for an undetermined amount of
time when it was first opened. This method of initial public play
prior to transition to a fully private club is not uncommon in golf
course construction and operation. At the time of SPA approval,
it was determined that the concept of public or private play would
be addressed at the use permit stage to the satisfaction of the
Parks and Recreation staff. The Parks and Recreation staff are
currently reviewing Eastlake's proposals for limited public play
and will have a recommendation at the City Council hearing. Any
comments the Commission wishes to make on this issue would be
forwarded to the City Council.
EXHIBIT A
RESOLUTION NO. PCC-91-14
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION GRANTING A CONDITIONAL USE PERMIT
WHEREAS, a duly verified application for a conditional use
permit was filed with the Planning Department of the City of Chula
Vista on September 4, 1990, by Eastlake Development Company, and
WHEREAS, said application requested permission to construct
an 18 hole golf course, a driving range with night lighting, a
practice putting green, a 13,000 square foot clubhouse building
with restaurant, bar, pro-shop, restrooms and kitchen, and a fenced
maintenance compound with a 5,000 square foot building, located in
the Eastlake Greens Sectional Planning Area in the vicinity of
Clubhouse Drive and Hunte Parkway, and
WHEREAS, the Planning Commission set the time and place for
a hearing on said conditional use permit application and notice of
said hearing, together with it's purpose, was given by its
publication in a newspaper of general circulation in the city and
its mailing to property owners within 300 feet of the exterior
boundaries of the property at least ten days prior to the hearing,
and
WHEREAS, the hearing was held at the time and place as
advertised, namely 7:00 p.m., October 24, 1990, in the Council
Chambers, 276 Fourth Avenue, before the Planning Commission and
said hearing was thereafter closed, and
WHEREAS, the Commission found that the project would have no
significant environmental impacts and adopted the Addendum to the
Supplemental EIR 86-4.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
finds as follows:
1. That the proposed use at the particular location is
necessary or desirable to provide a service or facility which will
contribute to the general well being of the neighborhood or the
community.
The golf course will provide a recreational facility for
existing populations and for the future residents of the
Eastlake Greens community. The clubhouse with restaurant and
lounge facilities will also provide a potential recreational
and banquet facility. The open space created by the golf
course will provide an attractive green belt area and the
trail system associated with it will provide additional
recreational alternatives.
2. That the use will not, under the circumstances of the
particular case, be detrimental to the health, safety or general
welfare of persons residing or working in the vicinity, or
injurious to property or improvements in the vicinity.
The site has been designed as part of the Eastlake Greens
Sectional Planning Area to avoid the creation of traffic
hazards or congestion. Adequate parking will be provided on-
site and along Clubhouse Drive. Grading, landscaping and
necessary fencing will be provided where course facilities are
in close proximity to residential areas. Lighting of night
facilities has been designed and will be monitored to mitigate
impacts to residential areas and traffic on Hunte Parkway.
3. That the proposed use will comply with the regulations
and conditions specified in the code for such use.
The proposal complies with all conditions specified in the
zoning ordinance for golf course/country clubs, section
19.58.090. Compliance with all other applicable codes,
regulations and conditions will be required prior to issuance
of building permits.
4. That the granting of this conditional use permit will not
adversely effect the general plan of the City or the adopted plan
of any government agency.
The golf course is an integral part of the Eastlake Greens
Sectional Planning Area Plan which was approved in conformance
with the General Plan designation of low-medium residential,
3 to 6 dwelling units per acre.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION hereby
grants the conditional use permit, subject to the following
conditions:
1. The mitigation measures and monitoring program outlined
in the Addendum to Supplemental EIR 86-4 and lighting
addendum are hereby made conditions of approval.
2. Prior to the operation of the golf course, an agreement
will be entered into by the golf course operator and the
city of Chula Vista detailing the parameters of public
use to the satisfaction of the Parks and Recreation
Department.
3. This conditional use permit will be brought back for
Planning Commission review, should the City warrant,
based on complaints received regarding : se associated
with maintenance equipment or other oF ~tions of the
course and clubhouse facilities. Said re~. ~ew may include
a further restriction on operating hours, adoption of
noise attenuating devices, or other means that would
mitigate the complaints received.
4. Should it be decided that initial public play will at
some time convert to private membership use only, said
transition shall be well noticed to all course users.
5. Prior to issuance of building permits for the maintenance
building, any necessary lot line adjustment applications
will be filed with the City Planning Department.
6. On site fire hydrants will be required subject to the
review and determination of the Fire Marshal in
conjunction with construction plans.
This conditional use permit shall become void and ineffective
if the same is not utilized within one year from the date of this
resolution in accordance with Section 19.14.260 of the Municipal
Code. Failure to comply with any condition of approval shall cause
this permit to be reviewed by the City for additional conditions
or revocation.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFOP. NIA this 24th day of October, 1990, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
Shirley Grasser-Horton, Chair
ATTEST:
Nancy Ripley, Secretary
CITY OF CHULA VISTA
DISCLOSURE STATE)~NT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
~WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
~COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
EASTLAKE DEVELOPMENT COMPANY
List the names of all persons having any ownership interest in the property involved.
DAVT~ V. TNC.
DANIEL V, INC.
BOSWELL PROPERTIES, INC.
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
NONE
3. If any person identified pursuant to (1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
~NONE
4. )lave you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No xx If yes, please indicate person(s)
Person is defined as: "Any individual, firm, copartnership, joint venture, association,
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipality, district or other
political subdivision, or any other group or combination acting as a unit."
(NOTE: At tach addit ional pages as necessary. ~ ~x~i~, ~ ;~ ~
· Signature of applicant/dat~
WPC 070IP fg~R=~i~H, EASTLAKE DEVELOPMENT COMPANY
A-110 Print or type name of applicant
October 12, 1990
TO: Honorable Chairman and Members of the Planning
Commission
VIA: Bob Leiter, Planning Director~ ~
~. '
FROM: Chris Salomone, Community Development Director
RE: Southwest Redevelopment Project Area EIR Schedule
We are rapidly approaching our deadline for approval of the
Southwest Redevelopment Project Area. In order to begin
receiving redevelopment funds for this area on January 1,
1992, the Redevelopment Plan and EIR, with the Planning
Commission's recommendation, must be approved by the City
Council and Redevelopment Agency by the end of November
1990.
The early date for beginning to receive redevelopment funds
is critically important to the City and Redevelopment Agency
for two reasons; 1) Every year, changes in the law further
restrict the ability of cities to keep tax increment funds,
and; 2) The ability of the Redevelopment Agency to sell
bonds is based on the length of time the Agency has been
receiving funding.
Early adoption of the Southwest Project Area will result in
more funds becoming available earlier to address the
blighting conditions identified in the area. Unfortunately,
meeting this important deadline will require that the
Planning Commission and other City recommending bodies meet
under extraordinary circumstances. We apologize for this
difficult schedule. We have been pushed to this point by
the need to hold frequent community meetings on the
redevelopment plan and to ensure that the City Council and
Redevelopment Agency have given approval to each step in the
process.
If it is any consolation, the Agency has also been working
under difficult deadlines in order to give the city the full
benefit of tax revenues available through this project. Our
schedule now depends upon, and we respectfully request, that
the Planning Commission meet on the following dates:
1. Wednesday, October 24 (Regular Planning Commission
Meeting, 7 p.m.) Review and Comment on EIR. Certify
plan conformance with the General Plan
2. Monday, November 12 (6 p.m. meeting)
Officially Close the 45-day review period for the EIR
and take public testimony.
3. November 13 (Regular City Council Meeting, 6 p.m.)
Joint Meeting with the City Council/Redevelopment
Agency to certify the final EIR.
The meeting on October 24 will be the commission's
opportunity to review the EIR and comment on its contents.
This EIR is a program, or plan level, document and should
not present significant concerns because of its general
nature. The redevelopment plan does not include any changes
in the Specific and General Plan designations for the
project area. Therefore, the only impacts are from
increased potential for earlier development, not from any
change in density or land use not previously planned and
approved.
The length of the November 12 and November 13 meetings will
depend upon public response to the EIR and mailed public
notices.
Unfortunately, our schedule will not allow any alternative
dates for these meetings. Again, we apologize for this
inconvenience. We would not be asking for this kind of
meeting schedule without cause and direction from the
Redevelopment Agency.