HomeMy WebLinkAboutPlanning Comm Reports/1980/12/10 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, December 10, 1980 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of November 26, 1980
ORAL COMMUNICATIONS
1. PUBLIC HEARING (cont.): Environmental impact report EIR-80-7 on Brandywine
Industrial Park
2. PUBLIC HEARING (cont.): Consideration of General Plan Amendment GPA-81-1
to change the designation of 19 acres at Otay Valley Road and
Brandywine Avenue from medium density residential to
research and limited industrial
3. PUBLIC HEARING: Consideration of application PCZ-81-A to prezone 3.54 acres
at the northwest corner of Main Street and Walnut Drive to
R-3-P-12 - Construction Management Services
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission
meeting of Dec~mber 10, 1980
l. PUBLIC HEARING (cont.): Environmental im~_ct report EIR-80-7 on.
A. BACKGROUND
1. This EIR was the subject of a public hearing before the Planning Commission
on November 12, 1980. The hearing was continued to receive conlnents from state
agencies through the State Clearing House. Comments were received from the Dept.
of Fish and Game. The main concern of that Department pertains to the raparian
area to the south of Otay Valley Road. That area is not involved in the General
Plan Amendment or zone change as now proposed.
2. It is the conclusion of the EIR that at this level of review no significant
impacts can be identified and that mitigation measures which would avoid significant
impact can be implemented. If during the review of precise development plans
si!jnificant impacts are identified CEQA findings must be made at that time.
B. RECOMMENDATION
Close the public hearing and certify that EIR-80-7 has been prepared in accord-
ance with CEQA and the environmental review procedures of the City of Chula Vista
and that the Planning Commission will consider the information in the docm}ent as
it makes a recommendation on the project.
C. CllANGES AND ADDITIONS TO TtlE
The following changes or additions to the draft EIR are necessary to finalize
]. Fl r~ p~ot_e~j9~ (3.14.)
(Note: all changes are underlined in the attached revised pages.)
The proposed fina! EIR notes the boundaries of the Montgomery Fire
Protection District rather than "contract area," as referred to in the
draft EIR. The problem regarding adequate water pressure for the fire
protection has been identified and it is noted that sufficient water
pressure will be necessary in order for development peFmits to be issued.
2. T~9~s~grtg~on~a_cce~. (3.15)
To clarify the trip distribution analysis, it is noted that the number
of trips shown is during the peak hour and not total ADT.
The second volume-to-capacity ratio for Otay Valley Road (pg. 67) has
been identified as "with the project minus road improvements," (meaning
construction of the project with no street improvements). This does
not change the projected "A" level of service.
A projection of the traffic increase on the Brandywine-Sequoia, Oleander
link to the 1-805/Orange Avenue intersection prior to the extension of
City Planning Commission
Agenda Items for Meeting of December 10, 1980 page 2
East Orange Avenue to Brandywine Avenue has been made (pg. 68). The
estimated increase would be 175 trips per day (2850 ADT to 3025 ADT).
3. ~onlm~ts~ponse
The letters of c~mnent, a sumn~ry of issues which were identified, and the
response to those issues will be added as Sec. 11.0 in the final EIR.
3.14 FIP. E AND POLICE
3.14.1 Project Settin~
Fire Protection
The northern portion of the project site is currently served by the Chula Vista Fire
Department. The nearest fire station to the project site is located at 266 East
Oneida Street approximately two miles from the property. The station is equipped
with one 1,250 gallon pumper and three full-time firefighters. Response time to
tile project site from the East Oneida Street station varies depending upon existing
traffic conditions but is generally less than five minutes. An additional fire station
is proposed to be located at the northern terminus of Brandywine Avenue~ but no
expected date of construction is available at this time. [fa structure fire or any
serious fire occurred on the project site, additional [irefighters and equipment
would be supplied from other Chula Vista Fire Department stations; the City of
Chula Vista also maintains a cooperative agreement with the Montgomery Fire
Protection District which would respond in the case of a serious fire.
The southern portion of the project site is currently within the jurisdiction of the
Montgomery Fire Protection District and receives fire protection from. it. The
project site was annexed to the Montgomery Fire Protection District on August 6,
~973. The project site is not contiguous with the major portion of the boundaries
o[ the Montgomery Fire Protection District. 1£ the proposed project is imp]e-
mented as planned, this southern portion of the project site would be annexed by
the City of Chula Vista and would be within the jurisdiction of the Chula Vista Fire
P)epartment. Fire protection would be provided as described above.
The Montgomery Fire Protection DistrIct is presently opposed to the annexation o[
any county land within its district boundaries because the district is currently
investigating the feasibility o[ incorporation, and any annexation would reduce the
tax bas(; of the area proposed to be incorporated. On May [9, t9g0~ the Board of
Directors of the Montgomery Fire Protection District requested that the Local
Agency Formation Comrnission refrain from taking any action on the proposed
Brandywine Industrial Park annexation until more definitive information is avail-
able concerning the proposed incorporation of the Montgomery Fire Protection
District. A similar request was sent to the San Diego County Board of Supervisors.
To date, no response concerning the Montgomery Fire Protection District's request
}/as been received from either LAFCO or the County Board of Supervisors (Mr.
Landowski, Montgomery Fire Protection District, 1980). On 3une3~ 1980, the
Board of Directors of the Montgomery Fire Protection Distr~ct and the Mont-
gomery Civic Council passed Resolution No.7980-13 which requests that "the San
Diego County Board of Supervisors be the proponents of incorporation and
determine the economic feasibility of incorporation for the areas located within
tho houndaries of tile Montgomery Fire Protection District." No action has yet
been taken on this request. Copies of Resolution No. 7930-13 and related
co~ respondence are located in tile appendix to this report.
Police Protection
Tile northern portion of the project site is within the jurisdiction of the Chula Vista
Police I~epartment, Reporting District No. 68. The department has three regular
shifts as shown below.
Shift Hours
Day 7:00 a.m. - 3:00 p.m.
Swing 2:00 p.m. ~ 12:00 a.m.
Midnight 9:30 p.m. - 7:00 a.m.
Response time to the project site is approximately 2 minutes for emergency calls
and ranges from five minutes to 30 minutes for low priority calls.
Industrial developments generally require more security during the evening hours
than do residential developments. Recent trends throughout the region have been
for private security coverage of industrial developments during the evening hours.
The southern portion of the project site is within the jurisdiction of the San Diego
Connty Sheriff's Department. If the proposed project is implemented as planned~
this portion of the project site would be annexed by the City of Chula Vista and
would he within the jurisdiction of the Chula Vista Police Department. Police
protection would be provided as described above.
3.14.2 PQ t el)? i ~!_ I_mp,_~c t~s
The proposed project would increase the demand for fire and police protection
services in the area; annexation of the southern portion of the project site by the
City of Chula Vista would increase the service area of both the Chula Vista Fire
Department and the Chula Vista Police Department. Because of the relatively
large size of industrial structures, a structure fire would generally be more serious
in a limited industrial development than in a residential development. Sufficient
water pressure for fire flow protection could also be a problem with re~ard to
eventual industrial development of the project site. The Otay Municipal Water
District can presently supply water to the project area at sufficient pressure to
~ield 1~000 gallons per minute (gpm). Depending upon the specific type of
industrial development eventual'ly proposed~ the Chula Vista Fire Department could
request a yield oI ,~000 }~pm. Such a request would require the developer of
~.randywine Industrial Park to install additional primping facilities on the proiect
site. Limited industrial development of the project site should not, however~
signifi¢antly affect the ability of either the fire or the police department to
provide service to the project area. The combined effect of population from this
and other dew~lopment in the vicinity during the next few years would more than
likely require additional firefighters as well as additional police deputies and/or
piltrol units.
Annexation of the southern portion ot the project site would reduce the boundaries
of the Montgomery [:ire Protection District. The Montgomery Fire i~rotection
I'~ist~K-t has re?.istered si~mficant opposition to tile proposed annexation. Such
auuexation, would reduce potential revenues to the
distr~ct. P, ecause the distr~ct ~s currently considering incorporation, any reduction
of revmme to the district could be potentially significant. Since the primary
boundaries of the Montgomery Fire Protection District are not contiguous with the
projec! site, it is unlikely that the proposed incorporated area would include any
portions o[ the project site.
-55-
3.1t~.3 , _Mitiga_ti~n
Current facilities of the Chula Vista Fire Department and the Chula Vista Police
Department are adequate to serve the proposed development. Measures to provide
sufficient water pressure for fire flow protection should be incorporated into the
final project plans, if necessar)'. Revenue from property taxes assessed from the
proposed Brandywine Industrial Park would help to offset the cost of expanded fire
and police protection services.
Because the project site is not contiguous to the boundaries of the major portion of
tile Montgomery Fire Protection District, tile district's physical boundaries would
not be significantly altered by the proposed annexation. The possible mitigation of
loss of revenue to the district, if the southern portion of the project site is annexed
to the City of Chula Vista, would have to be determined by the appropriate
planning bodies.
3. I t~.t~ _A~nn~[%s_is_ o_f~i~nificance
Implementation of the proposed project wotlld not significantly affect either the
Chula Vista Fire Department or the Chula Vista Police Department. The
signific;,/ce of the potential loss of revenue to the Montgomery Fire Protection
District would have to be determined as future decisions are made concerning the
proposed incorporation.
3.1.5 TRANSPORTATION/ACCESS
3.15.1 Prgject__Settip/]
Access to the proposed Brandywine Industrial Park project is provided by both
Interstate 80.5 and Olay Valley Road. The project site is located approximately
0.2.5 miles east of the intersection of these two roads. Access to the northern
portion of the project site is provided by Brandywine Avenue which intersects Olay
Valley Road in the central portion of the site; Brandywine Avenue also provides
access to residential developments north of the project site. A dirt road currently
provides access to agricultural fields and a sand and gravel operation in and
adjacent to the southern portion of the project site. Existing and projected
average daily trips (ADT's)on these roads are shown in Table 3.13-1.
Table 3.15-1
Brar~t~ywine Industral Park Access Roads
Existing Projected
Road ADT ADT Location Source/Date
1979 1995
Inlet'state g0_5 #3,000 g0,O00 Between Palm CalTrans,
and Orange 1980
Olay Valley Road 1,500 No projections East of City of
available Brandywine Chula Vista,
Avenue 1980
Olay Valley Road 14,000 No projections East of Estimated by
available 1-805 City of Chula
Vista, 1980
Br.mdywi.e Aw:nue l,#00 No projections North of City of
available Olay Valley Chula Vista,
Road 1980
The cra'rent "level of service A" (level of service capacities are more clearly
defined in Table 3.15-tt located in this section of the report) capacity of Olay
Valley Road is JO,000 ADT. P, randywine Avenue north of the project site has a
similar "level of service A" capacity; the capacity of the on-site portion of
Brandywine Avenue is presently somewhat less than I0,000 ADT. With existing
ADT's ot 1,500 on Otay Valley Road and l,t~00 on Brandywine Avenue~ as shown on
]'able 3.15-1, current ADT's are below the "level of service A" capacities for these
roads and no ~erious tra.ffic congestion problems currently exist in the project area.
As more development occurs in the area~ however, problems could develop during
peak periods ;is east-bound traffic on Olay Valley Road attempts to enter
Interstate $05 (Gary I lansen, City of Chula Vista Engineering Department, 1980).
-37-
Traffic vohJmes at the I-gOS/Otay Valley Road interchange could also be affected
by the eveotual development of the Melrose/Olay Valley Road project. This
project would consist oI a 105-unit motel, a restaurant, 2~g00 square feet o[ retail
developrnent~ and 64 condominium units. A traffic analysis conducted by MSA Inc.
during the planning stages of the Melrose/Otay Valley Road project indicates that
approximately 5,~17 trips w]]] be generated by the project. Of these _5,~[7 daily
trips, approximately 7~ peak hour trips would be generated at the I-$0~/Otay
Valley Road interchange according to the MSA Inc. traffic analysis. The MSA Inc.
analysis indicates that 37 of these peak hour trips would be inbound, trave]Jing west
on Olay Valley Road, while 3g trtps would be outbound~ travelling east on Otay
Valley Road.
Traffic volumes on Otay Valley Road adjacent to the project site are affected by
several factors. West of I-~05, ADT's on Otay Valley Road are considerably higher
than those east of 1-805; the 1979 traffic volume for Otay Valley Road between 1-
805 and Melrose Avenue, west of l-g05, was 10~210 ADT. This larger volume of
traffic west of l-g05 reflects the fact that the area along Otay Valley Road west of
1-805 is more highly developed than the area east of l-g0.5. As development occurs
along Olay Valley Road east of 1-805, traffic vohJmes would be expected to
increase accordingly. Another factor which could affect future traffic along Olay
Valley Road east of I 805 is traffic along Oleander Avenue which intersects Otay
Valley l-~oad west of the project site. Current ADT's on Oleander Avenue just north
oI Otay Valley Road between Sequoia Street and East Orange Avenue are b,~690
(City of Chula Vista~ 1979). Future widening and/or development along Olay Valley
Road could, however, eventually affect the volume o~ Oleander Avenue traffic
which would enter Olay Valley Road.
Neither Olay Valley Road nor the on-site portions of Brandywine Avenue are
currently built to circulation element standards. Presently, Olay Valley Road is
constructed as a two-lane road; the City of Chula Vista's Circulation Elernent calls
for its eventual development as a major road with a 126-Ioot right-of-way. North
ol the project site, Brandywine Awmue is built to Circulation Element standards as
a two-lane road with a 6~-foot curb-to-curb width and an gO-foot right~ol-way. On
the project site, however, Brandywine Avenue is constructed as a 2~-foot wide
two-lm~e road (Doug Reid~ City ol Chula Vista, 1980).
At fl~e present time, the intersection of Olay Valley Road and Brandywine Avenue
is not s,~riously affected by congestion and/or salety problems. The intersection is
not cnrrently on the County of San Diego's signalization priority list. The City of
Chula Vista Police l)epartment has recorded only two accidents at the intersection
since 1972; neither accident involw~d injuries. Several accidents have~ however,
been recorded along Olay Valley Road. Thirteen accidents have been recorded
along Olay Valley Road between I3randywine Avenue and Melrose Avenue since
197'a (City of Chula Vista Poli~e Department, 19g0).
Bus smvice is currently provided by ChuIa Vista Transit. A bus stop is located at
the inh~rsection of Sequoia and Brandywine Avenue; Route 3 buses stop at that
location 13 times daily between 6:16 a.m. and 6:21 p.m. Route 3 extends south on
[}r~mdywine Aw.hue, then west on Olay Valley Road to OJeander Avenue where the
~oute turns oorth to Telegraph Canyon Road. No bicycle lanes are shown in the
p~oject area on the City of Chula Vista's Bike Routes Element.
3.15.2 ~9_tenJ ~_1 ??_pacts
Potential traffic impacts of the proposed project may be divided into two
categories: plan-to-plan impacts and plan-to-ground impacts. An analysis of plan-
to-plan impacts offers a comparisou of potential traffic which could be generated
il the project site were developed to current general plan densities with traffic
which could be generated if the project site is developed to the densities proposed
by the applicant. An analysis of plan-to-ground impacts considers the effect of
traffic generated by the proposed Brandywine Industrial Park on existing traffic
levels in the project area.
A plan-to-plan analysis reveals that somewhat fewer trips would be generated if
the site were developed to densities shown on the current general plan than if it
were developed to the densities proposed by the applicant. Utilizing the subarea
definitions illustrated in Figure 2.2-1, Subarea Boundaries, and traffic generation
factors supplied by the City of Chula Vista and the C~ty of San Diego, the following
table illustrates the number of trips which would be generated if the project site
were developed to existing general plan densities.
Table 3.1 5-2
_Tr!p (;?n(T_a_t_i?_n_~ith_Sit_e Dpve_l?pment
to Ex!sting .C_,e_n~ri~_?l~n_De_nsities
City of Chula Vista
.......... ~G£~)c2ra~ll P~la_n Designations
Medium Agriculture and
Density Limited Reserve/Parks and
Residential Industrial Public Open Space
Subdrea A 581 trips1
20 ~tcl'cs (approx.)
2
Subar('a J~ J,000 trips
20 acreb (;q~prox.)
Subarea C3 186 trip?
30 acres (approx.)
Total trips :: 1,767
l
Based on lotal huildoul of 5~b,rea A with 70 dwelling units (Doug Reid, City
ol Chula Vista, 1980) and a trip generation factor of 8.3 trips per dwelling
uuit (City of San Diego, Trip Generation by Land Use, 1975).
2
Based on an estimate of 50 trips/acre/day (City of Chula Vista Engineering
[3t'paz l rn~'nt, 1980).
- 59 -
3
Because the southernmost 10 acres o! Subarea C are within the flood plain of
the Olay P. iver and are designated for parks and public open space, only 20
acres of Subarea C are determined to be potenttally developable.
Based on an estimate of one dwelling unit per acre and 9.3 trips per dwelling
unit (City of San Diego, Trip Generation by Land Use, 1973).
As shown on Table 3.15-2, current land use designations for the project site on the
City o[ Chula Vista's General Plan would generate approximately 1,767 trips per
day with an estimated trip generation for industrial development of 30 trips/acre/-
day, (City of Chula Vista, 19g0), the project proposed by the applicant would
generate approximately 3,~00 trips per day at full development, a difference of
1~733 trips. Because light industrial development would occur on the project site,
it can be assumed that a significant portion of these trips would be made by trucks.
Potential truck traffic could compete with residential traffic on Brandywine
Avenue as residents of developments north of the project site attempt to travel
south to l-g05 or north to their residences.
~F~ !)~st(i~u~io~
Based on a traffic analysis ol the project area conducted by Federhart and
Associates in 3uly and August 1980, it is assumed that peak hour project-generated
trip distribotion would be as follows: 10 percent of all project-generated trips
would enter Otay Valley I{oad east of Brandywine Avenue; 90 percent of all
project-generated trips would enter Otay Valley Road west of Brandywine Avenue.
Distribution of the 90 percent of peak hour trips on Otay Valley Road west of
Brandywine Avc'l~ue is shoxvn below.
Ole;mdcr Avenue
57.
18 trtps
1-805
16. I~ ~
56 I rJp~;
21.2g 19.6% Olay Valley Road
297 trips 90%
315 trips
13.0Z 51 trips
48 L rip:;
- 60-
The number and distribution of trips generated by the proposed project during the
morning and evening peak hours are shown on Figures 3.1~s-I and 3.15-2. From a
total of 330 peak hour trips (10 percent of 3,~00), it is assumed that 90 percent of
these trips, or 315, would be travelling on that portion of Otay Valley Road located
west el Brandywine Avenue during the morning and evening peak periods. Of those
315 trips, approximately 58 percent, or 182.7~ would enter Otay Valley Road from
Brandywine Avenue; approximately ~2 percent, or 132.3, would enter Otay Valley
Road from the southern portion o~ the project site. Of the 90 percent of peak hour
trips travelling west on Otay Valley Road, it is assumed that 5 percent would turn
north on Oleander Avenue before reaching the I-g05/Otay Valley Road interchange.
It is also assumed that 10 percent of the total 3~0 peak hour trips, or 3~ trips,
would be travelling on that portion oi Otay Valley Road located east of Brandywine
Avenue. el these 35 trips, approximately ~g percent, or 20.3~ would enter Otay
Valley Road Item Brandywine Avenue; approximately ~2 percent, or 1~.7~ would
enter Otay Valley Road [rom the southern portion el the project site.
}:~/Ota%~ll~y Road Intersection Capacity Utilization Analy~
To determine if traffic [rom the proposed Brandywine Industrial Park project would
cause any intersection capacity problems at the 1-805/Otay Valley Road inter-
change, existing traffic from the manual counts performed as part of the above-
relerenced Federhart and Associates traffic analysis was combined with project-
generated traffic shown above and with traffic expected to be generated by the
Melrose/Otay Valley Road project discussed earlier in this section. Of the 38
Melrose/Otay Valley Road project peak hour trips entering the I-g0~/Otay Valley
Road interchange, it was assumed that 15 trips would travel north on I-g0~ 15 trips
would travel south on 1-805 and 8 trips would continue east on Otay Valley Road.
Applicable tables from both the Federhart and Associates and the Melrose/Otay
Valley Road traffic studies are included in the appendix to this report. The
805/Otay Valley Road interchange was analyzed lot both a.m. and p.m. peak hour
capacity usage. The critical approach method was used (assuming traffic signals),
allowin~ 1,700 vehicles per Ltne for the through movements and i,~00 vehicles per
lane for a single-lane left tnrn. When capacity usage exceeds 0.90 by this method,
intersection capacity problems can be expected. Table 3.15-3 depicts the results
of this analysis.
Table 3.1
l--~/Ot~ ~tll~ ~a~ ~teEchang2
A.M. P.M.
Jll~t'r~(}CJ[on Peak Hour Peak Hour
Otay V.dley l~oad
(west Mdc oJ I-~05 interchan~;e) 0.36 0.3~
O~ay V.dley Rndd
(east ~ide of 1-305 interchange) 0.33 0.~3
-61 -
As illustrated by the above table, the interchange is not expected to exceed
capacity with project implementation. The interchange would operate at level of
service A.
O~t a y_ V_91! e y~R_oa_d/_B r a n dz _w_i p_e_A_ v_e_n_.u_e j n t e_ E _s._e c t !o_n_
Eventual limited industrial development of the project site would inevitably
increase traffic volumes at the Olay Valley Road/Brandywine Avenue intersection.
It is assumed~ however, that tile direction of morning and evening peak hour travel
which could be generated by the proposed project would be just the opposite from
the direction o[ morning and evening peak hour travel which is currently generated
by residential land uses to the north and northwest of the project site. During the
morning peak period, residents to the north and west would be expected to travel
south on Brandywine Avenue, then west on Olay Valley Road, in order to enter l-
gO3 and travel to their jobs. During the evening peak period, residents to the north
and west would be expected to travel east on Olay Valley Road, then north on
Brandywine Awmue as they travel to their homes. These travel directions would
differ lrom those generated by the proposed project during the morning and
ewming peak hours as shown on Figures 3.1~-1 and 3.1.5-2. This presumed
difference in peak hour direction o[ travel between existing residential land uses
and proposed industrial land uses would reduce the potential for congestion at the
intersection of Olay Valley Road and P, randywine Aw~nue.
During non-peak periods, it is assumed that 90 percent of the trips generated by
both existing residential land uses to the north and northwest and proposed
industrial land uses on the project site would travel west on Olay Valley Road and
sooth on Brandywine Avenue. The potential need for a signal at the intersection of
Olay Valley Road and I~randywine Avenue would partially depend upon the eventual
volume of daily truck traffic generated by the proposed Brandywine Industrial Park
alld the degree to which such truck traffic would conflict and/or interfere with the
safety of travelers generated by residential developments north and northwest of
the project site.
~'_'-apa~;i_t i~?s 9[ O_tgy _V_9 II_CzY' ~_?d_.?n~ [_~ran_dy?lne ._A_v?nue
As staled earlier in this section, the current capacity of both Otay Valley Road and
ISta.dywine Avenue are assumed to be approximately 10,000 ADT. lf, as is
expected, improvements to these roads are required as a condition of project
approval, tile "level of servi~ e A" capacity of Otay Valley Road would be increased
to 25,000 AI3T; although I~randywine Avenue would be widened~ the level of service
A capacity would remain at 10,000 ADT. The completed Brandywine Industrial
Park project would add approximately 3,1~0 ADT on Otay Valley Road west of
Brandywine Avenue and 3~0 A[3T on Olay Valley Road east of Brandywine Avenue;
assuming that ';~ percent o[ tile trips generated hy the proposed project use
P,~andywine Aw'nue, 2,030 AI')T (both directions) would be added to Brandywine
Avenue ,~djacent to the project site as a result of eventual project development.
Coml~in~,d wilh existing AI)T's, this additional traffic xvould result in a projected
total o[ ~,500 ADT on westbound Olay Valley Road, 600 ADT on eastbound Olay
Valley I{oad~ and 3,h30 AI3T on Brandywine Avenue. These traffic volumes are
nlore clearly illustrated on Table 3.15-t~.
62-
' i-: :.· /,~Z
ii!ii!i!!!iiii}Z!ii::i:;-::: .:...:...:.:.:.:.:
:.. ' - :ii::..!':.:ii:':Zi;'" .;: I
: : .:' .:::.. { 30 Ac,¢£,.~ = :::::::'"'" '"":':':':
· ' :': ' :i., ... i': '::::i!:' .:: i.. { 4~ ~ OF TOTAl_ --
'i: ; . :::.'- i:.ii?.:':i.i i/47 ,¢,=__.4/<' '?. ~::::?;~:~:"~;?:~':::~¥::':-.-': '"' ':'"':
:' · :~:,~ "::.:~::~.. :' ":":E..: ::-~:~::~.~ :' ::': :~:::::
!::.':':: :: ;':'~:: '
'"" '":..-"4.:~::: :. ::?:y :'
:..-...-':-': 0 600 1200
proleet generated evening ~eak
63
FIGURF
project generated morning pear hour trips
6~
Table 3.15-#
_DjstribtLtj?__o~_~ect Generated Trips
Project
Existing Projected Existing Generated Total
Capacity Capacity ADT* ADT ADT
Otay Valley Road 10,000 25,000 I ,3501 3,150 t%500
(westbound) (both (both
directions) directions)
Otay Valley Road ---
--- 150 350 500
(east bound)
Brandywine Avenue 10,000 10,000 l,#00 2,0302 3,#30
I
It is assumed that, in general, 90 percent of the trips on Olay Valley Road are
westbound, 10 percent eastbound.
2
It is assumed that 58 percent o[ total trips generated by the proposed project
would utilize Bra.dywine Avenue.
The effect of trips generated by the proposed project on the level of service of
Otay Valley Road and Brandywine Avenue can be analyzed utilizing the volume-to-
capacity ratio method described in the Highway Capacity Manual (1965) published
by the I lighway Research Board. The volume-to-capacity ratios for levels of
service A through F are shown on Table 3.15-5.
65-
Table 3.15-5
Levels of Service [or Urban and StJburban Arterial Streets
Traffic Flow Conditions
(Typical Approximations, Service
Level .......... N 9_t _R i~F=i d Criteria) Volume/
of Capac
Service Average Ratio '
Description Overall Travel
Speed (mph)
A Free flow 30 0.60
(relatively) (0.80)
B Stable flow 25 0.70
(slight delay) (0.85)
C Stable flow 20 0.g0
(acceptable delay) (0.90)
D Approaching unstable 15 0.90
flow (tolerable delay)
E IJnstable flow Approx. 1.00
(congestion; 15
intolerable delay)
F Forced flow l .$ (Not
(jammed) Meaningful)3
I
Av,~rage overall travel ',;peed and v/c rat(: are independent measures of level
of ~,ervice; both lirnits should be satisfied in any determination of levels, with
due considt,ration ,~;iven to ti~e lact that they are largely rationalizations.
2
Values in parentlmsi$ reler to near-perfect progression.
Fh'lnand vohm~e/capacity ratio may well exceed 1.00~ indicating overloading.
Sourcx': .lli'h~lwa.~. ('d. [~acit_y_,Manual .... 1965. Pi(ge 323.
- 66-
The volume-to-capacity ratios for both Otay Valley Road and Brandywine Avenue,
adjacent to the project site, with and without development o[ Brandywine
Industrial Park are as follows:
~est o[ Brandywiue Avenue East o[ Brandywine Avenue
V : 1,35~ 0.135 V 150 : 0.015
~ 10,000 ~ 10,000
Level ot Service A Level of Service A
Ota~ ValleZRoad ~with Broject minus road im rovements)
West of Brandywine Av('nue East of Brandywine Avenue
V .~:500 0.~5 V = 500 0.05
Level of Service A Level of Service A
Otay Valley Road (withprojert ~us ~oadim rovements)
West o[ Brandywine Avenue East of Brandywine Avenue
V _ 0~ 50Q 0.1g V : 500 = 0.02
25,000
Lewd o[ Service A Level of Service A
gt,mdywiue ......... Av('nue (without Rr°'
v
~ ~0,000
L~'vel ol ~,,rvi~ e A
O. ] o, 000
[_e~,'l o[ Service A
- 67-
The results of these volume-to-capacity ratio calculations and their relationship to
the existing and projected capacities of both Otay Valley Road and Brandywine
Avenue are surmnarized in Table 3.15-6.
Table 3.1 3-6
y?!.u_m_e-to-CaEa~city (_y/C) Ratio Analysis
V/C V/C Level
V/C Ratio Ratio of Service
Ratio (with project (with project (with or
(without no road and road without
project) improvements) improvements) project)
Otay Valley Road 0.135 0.t45 0.18 A
(west of
Brandywine Avenue)
Otay Valley Road 0.015 0.05 0.02 A
(east of
P, randywine Avenue)
Brandywine Awmue 0. Itt 0.3t~3 0.3t43 A
Although trips generated by the proposed Brandywine Industrial Park project would
represent a significan! increase m average daily traffic in the project area, the
preceding analysis indicates that such an increase would not significantly affect
th(, level of service ol roads in the project area. :~hOrt-term impacts to traffic
flow on P, randywine Avenue north of the project site could occur until Brand.¥wine
Avenue is improved to circulation element standards. Traffic moving north on
'B'randywine Aveoue wonld be expected to travel west on Sequoia Street~ then north
onto Oleander Avenue which would add approximately 175 average daily trips to
~tl~ese roads. Traffic counts taken by the City of Chula Vista in 1978 showed an
AI)T of 2,850 on Sequoia Street in the project area. This count would be expected
{o increase to 3' 025 with project implementation. No City of Chula Vista projects
are currently proposed in the area which have not been constructed; additional
traffic would, therefore~ not be expected to be generated by additional city
develol)mcnt in the project area irt the near future.
3. I5.3
At cording to l~he City of Chula Vista's Engineering Department~ improvements to
both I~,randyxvine Avenue and Olay Valley Road could be required if limited
indt~s£rml devclol)ment were lo occur on the prnject site. Such improvements could
include imi>rovcment of the on-site portion of Brandywine Avenue to Circulation
Element standards, which would involve the widening of the road to 6tt feet;
sidewalks, drainage facilities, :.tnd street lights could also be necessary. These
iml~rOVmncnts would improve ;tccl'F,s to residential developments to the north and
r,'duce conflicts betwer-n r 'sidents' vehicles and vehicles generated by Brandywine
Industrial Park.
- 68-
Additional measures which could be required of the developer include improvement
o[ the on-site portion ol Otay Valley Road to its full 126-foot width as shown in the
City of Chula Vista's Circulation Element. Off-site improvements could also be
required on that portion of Otay Valley Road which lies between Brandywine
Avenue and Interstate 805 il it were determined by the City ol Chula Vista that
congestion would be created on that portion of Otay Valley Road as a result of
traffic generated by the proposed project. Such improvements could be made on a
"reimbursement basis" wherein the developer of Brandywine Industrial Park would
pay for off~site i~nprovements but would be partially reimbursed by the developers
of future projects in the area.
Potential parking facilities lot the proposed limited industrial development would
have to confor~n to the standards of the City of Chula Vista Planning Department.
The potential impact of possible on-street parking along Otay Valley Road and/or
Brandywine Avenue would have to be evaluated if and when such parking facilities
are proposed.
3.15.t~ A n a l~'s_is_ 9_f S i g n i~[i c_~_c_e
Eventual limited industrial development of the project site would not significantly
affect the level of service of roads in the proiect area. Improvements to
Brandywine Avenue could be made during construction of the proposed project.
The desirability of a traffic signal at the intersection of Otay Valley Road and
Brandywine Avenue would have to be evaluated on the project level when the
p~ssible safety hazard of potential truck traffic generated by the proposed project
could be more definitively determined.
Some (ongestion could occur on westbound Otay Valley Road as a result of project
impl~,mcntation. Final determinations concerning improvements to Otay Valley
Road would have to be made when more precise development plans become
available. Decisions concerning off-site improvements to Otay Valley Road would
have to consider development of the proposed project in conjunction with other
(lewqopments which have been or may be proposed along Otay Valley Road.
- 69-
RESPONSES TO LETTERS OF COMMENT
Four letters of comment were received by the City of Chula Vista Planning
Department during the t4~-day public review of the Brandywine Industrial Park
Environmental Impact Report. In response to the comments received, environ-
mental issues are addressed below.
1. loan K. Martin, Director
Areawide Clearinghouse
San Diego Association of Governments (SANDAG)
Issue -- The letter expresses concern regarding the hydrologic impacts of develop-
ment in the flood plain of the Otay River as proposed in the EIR. SANDAG
suggests that a hydrologic study of the river would be necessary prior to
development so that tile impacts of the proposed industrial park on downstream
properties can be evaluated.
~Rj~.spgl2se- -- Because annexation oi Subarea A south of Otay Valley Road, within
the flood plain of the Otay River~ would create a county island which is in conflict
with LAFCO policy~ it was decided to delete annexation of Subarea C from the
proposed project. No development would therefore occur within the flood plain of
tile Otay River and no hydrologic study would be required in conjunction with this
project. If, as is anticipated, the southern portion of the project site becomes part
of a larger project along the Otay River, a hydrologic study would be performed.
2. Phil Landowski
Fire CbieI
Montgomery Fire Protection District
Issue -- The letter reiterates the district's opposition to the proposed annexation
Of Subarea C.
l~_es[~Lns_e -- Tile opposition of the district to the proposed annexation is discussed
on pages 54 and ~5 of the EIR. In addition, since annexation of Subarea C is no
lo%,er proposed as part of this project, the boundaries of the Montgomery Fire
Prolection District would riot be altered.
Issue - The letter suggests that references to the district's "contract area" in
Section 3.14 of il~e EIR are incorrect. The district annexed the subject property
and adjacent property in 1973. The project site is therefore within the boundaries
of the Montgomery Fire Protection District and not within its "contract area".
R_E~pop.~ -- $~ction 3.1t4 of the E1R has been changed to reflect the 1973
annexation.
3. ]ohn A. Macevicz
Environmental Control (]ommissioner
Environmental Control Commission
lssu~e -- The letter (.xpress(~s con¢ern regarding the lack of a buffer area between
~he prop~sed industrial park and residential areas to the north and northwest.
-1-
Response -- Since final plans for the proposed project are not yet available, it is
uncertain whether or not actual development will be proposed for the northern,
sloping portion of the project site (Subarea A). In sections 3.1, 3.6, 3.8 and 3.9, the
EIR recommends that Subarea A be retained as a buffer to reduce land use and
noise conflicts between existing and residential development and the proposed
industrial development.
_l_ss~u_e -- The letter expresses concern regarding impacts associated with develop-
ment in the flood plain of the Olay River.
~_e.s_pgns__e' -- Annexation of Subarea C has been deleted from the proposed project.
No development within the flood plain would therefore occur as part of this
project.
l_s~sl_Le' -- The letter suggests that the industrial park would generate much heavy
traffic to the detriment of residential development to the north and northwest of
tile project site.
_R_esj~gn~s_e -- The EIR states on page 6g that approximately 173 daily trips would
be added to Brandywine Avenue and Sequoia Street with project implementation.
Traffic counts taken by the City of Chula Vista in 197g showed an ADT of 2,g.50 on
Sequoia Street in the project area. *['he current capacity of this road is adequate to
handle the estimated 17.5 additional trips.
]_s~ue_. -- The Environmental Control Commission suggests that the proposed devel-
opment would impose an additional workload upon the Chula Vista Fire and Police
Depar tnmnts.
.R__esja0_nse- -- 13oth the Fire and Police Departments have indicated that they have
facilities adequate to serve the proposed development. The Fire Department has
indicated that adequate water pressure for fire flow protection could be a problem
in the project area. Current yield in the area averages 1,000-1,300 gallons per
minute (gpm). The Fire Department has indicated that 2~000-3,000 gpm could be
required for fire flow protection. The developer could be required to install
additional pumping facilities on-site to satisfy this requirement. These issues are
discussed more fully on pages 55 and 56 of the EIR.
lssu_e -- The letter expresses concern regarding the availability of sewer capacity
to serve the project site.
[t_(?~;p_o_?:se_. -- The City of Chula Vista Engineering Department estimates that the
existing sewer is adequate to serve the needs of the proposed development. The
Engineering Department has, however, expressed concern regarding the ability of
the Olay Valley [toad sewer to serve future developments in the project area.
These concerns are addressed in Section 3.16 of the EIR. The Engineering
Department has suggested several measures to mitigate potential impacts to sewer
service in the project area. These ~neasures are listed on pages 70 and 71 of tile
EIR and could he made a condition of approval for development when more specific
project plans b~'colne available.
I.~sue -- The letter states that, "tile industrial park will create an island in San
~3i[~g~o County and, therefore, the annexation cannot be approved."
-2-
Re~[29j)s_~ -- Annexation of Subarea C is no longer proposed as part of this project.
A county island would therefore not be created as a result of project
irnplementat ion.
State of California
Department ol Fish and Game
Issue -- The letter expresses concern regarding possible development in the
riparian area in the southern portion of the project site (Subarea C) adjacent to the
Otay River.
R__e~p_o. nse -- Since Subarea C has been deleted from the project~ no development
would occur in the riparian area.
~:s_su~ -- The letter suggests that the project sponsor should be advised that any
alteration within the highwater mark of any streambed would require notification
of the f)epartm(tnt of Fish and Game pursuant to Section 160~ of the Fish and
Game Code.
.R_espon~? -- Since no developlnent would occur south of Otay Valley Road~ no such
notilication would be required. If the southern portion of the project site becomes
part of a lar[;er project adjacent to the Otay River involving alteration of the
streambed, all notification procedures would be followed.
-3-
October 13,1980
TO: Planning Coml~lis s i on
FROM: John A. Macevicz, Environmental Control Commiss '~o~~
SUBJECT: E[R-80-7 - Braudywine Industrial Park
This EIR meets CEQA guidelines, and the following concerns are listed:
(1) The location of the proposed industrial Park is in an "intimate relationship
with the residential area". There is no buffer between the industrial park
and the residents to the north and northwest.
(2) The southern end of the proposed project is in the flood plain. The
changing of the terrain to comply with local ordinances would put much
of the property above the existing ground level.
(3) Traffic impact - the industrial park would generate much heavy traffic
to ~hn detriment of the surrounding R-1 residences.
(4) Fire and police protection - at this point in time, it is the ECC's opinion
that it would impose an additional workload upon the Chula Vista Fire and
Police Departments.
(5) Sewer availability - ~he present 10-inch line located in Otay Lakes Road is
at near capacity. This condition would cause additional hardship to the
developnr in providing holding basins for sewage and manufactured wastes.
(6) This industrial park will create an island in San Diego County, and there-
fore, the annexation cannot be approved.
JAH:av
COMMENTS REVIEWED, AMENDED (AMEHDME;IT OF ITEM ~1 AND ADDITION OF ITEM ~6) AND
ADflPTED DY TIlE ENVIRONMENTAL CONTROL COMMISSION AT THE RESCHEDULED REGULAR BUSINESS
MEETING HELD MONDAY, OCTOBER 6, 1980, BY TIlE FOLLOWING VOTE:
AYES: Commissioners Macevicz, Taylor, Donovan, Iversen, Hernandez and Hodson.
N(}~'s: None.
AbsEain: None.
Ab';ent: Commissioner Goodrich.
/'~
,' ANGELA'VILLAGOMEZ, SECRETARY
CITY EOARDS AND gOHHISSIO~IS"
OCTOBER 13, 1980
PltlL LANDOWSKI, F'IRE CHIEF
391 OX[ OP~O SI'IREE 1' CHUL.% '¢i ';IA, C,-'~,LtFORNIA 92011
Emorqency: 422-1101
October 1, 1980
City of Chula Vista
Department of Planning
276 Fourth Avenue
Chula Vista, CA 92010
Attn: Douglas D. Reid,
Environmental Review Coordinator
RE: BRANDYWINE INDUSTRIAL PARK
[)ear Mr. Reid:
In regards to the Environmental Impact Report on the Brandy-
wine Industrial Park, the Montgomery Fire Protection District is
opposed to any annexations from it's area by any city that would
cause loss of revenue to the district, including contract areas
now being serviced by the Montgomery Fire Protection District.
Under #3.14, FIRE AND POLICE, of the environmental study,
corrections should be ~ade concerning the words,"contract areas".
The Montgomery Fire Protection District annexed all areas in the
report referred to as contract areas. Annexation dates were
August 6, 1973, and included United Entreprizes to the East and
West to 1-805, Southside of Main Street. (See attached annexation
map).
If you have any questions regarding any of tile above, please
feel free to call me at 422-1103.
Sincerely,
Phil LandowsE1,
FIRE CHIEF
Attachment
PL: je i, ~ -
· [ .
JIMMIE G~ ,.
~HARA ."
-73 UNITED ENTERPRISES ANNEX
8-6-73
,61.29 AC
NELSONa SLOAN .,', ,.,
MATERIALS, INC. PAR. 2
ANX. 8'6-73
COMPREHENSIVE
PLANNING ORGANIZATION
Suite h?4, ~ec~rity Pacific Plaza
12()0 Third ,'~w!r~ue O~obe~ 22, 1980
~Nlr. Douglas Reid
City of Chula Vista
276 Fourth Ave.
Chula Vista, CA 92010
Re: DEIR Brandywine Industrial Park ~'~
Dear Mr. Reid:
CPO staff has reviewed the draft environmental impact report for the
Brandywine Industrial Park. Neither the report nor this c~[~t have been
reviewed by the Board of Directors.
The reuort states that "fairly intense industrial use could eventually lead
to channelization o~ the natural (Otay) river" or "...structures in the
existing floodplain would be damaged due to flooding." It is our opinion
that because the project proposes piecemeal fill which will affect other
portions of the floodplain, a hydrologic study of the river is necessary..
Such a study would address the hydrology of the Otay River so that the
impacts of a project such as the Brandywine Industrial Park can be eval-
uated and assessed on downstream properties.
Thank you for providing CPO an opportunity to be _Dart of the City's en-
vironment~31 review process. If you have any questions (~ this c~,,~/nt,
please contact me or Ruth Potter at 236-5342.
Sincerely,
Director, Areawide Clearinghouse
JKM?RP/sc
MEMaE R AGENCIES: Cities of Carl~t)ad. Chula Vista, Coronado, Del Mar. El Cajon, Imperial Beach, Le Mesa, Lemon Grove. National City, Oc~anaide. ' ' ~
GOVERNOR'S OFFICE
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO 95814
EDMUND G. BROWN J~. (gJti) 445-061 ~
Novemb(~r [3, 1980
Douola~; Reid
('Lty ol I~hul,[ Vista
276 ["ourth Ave.
~hu]a Vista, (FA 92010
· JBJ~.CF SC}{ 80/[30122 - BRANDYWINE INDUSTRIAL PAR/<
Dc, ar Mr. Reid:
~tate ,lqencies have commented on your draft environmental document (see attached).
If you would like to discuss the concerns and recoaunendations in their comments,
contact the staff from the agencies whose names and addresses appear on the comments,
You may formally respond to the agencies' comments by writing to them (including
tile State Clearinghouse Number on all such correspondence). When filing the
Final E!R, you must include all comments and responses (State EIR Guidelines,
Section 15146). State review of your draft environmental docuraent will tkem be
complete.
TO aid in preparing environmental .assessments on future project, you should send
to stat~3 agencies ~nd the Office of Planning and Research your Notice of
Preparation as prescribed by AB 884 ~nd Section 15066 of the EIR Guidelines.
Ig you would care for assistance or if the need arises, the Office of Planning
~xnd Research is available to help identify responsible agencies, ~tS_.lbute
....
I~ r ~ ' ~'~ vrnl ~ The Resources Agency
3randum
T,o 1. Jim ~u~ns, Projects Coordinator Date: November 5, 1980
R~sources Agency
2. City of Ch~a Vista
~6 Fourth Avenue
Ch~a Vista, CA 92010
Department of Fish and Game
Subject: SCH 8OIOO].22P - DEIR: Brandywine Industrial P~rk, San Diego County
We have reviewed the Draft EIR for a new land use designation of a 70-acre
parcel encompassing portions of the County of San Diego and the City of Chela
Vista which wou~d ~]low industrial development on the site.
Our main concern is with the riparian area in the southern portion of the project
site. ?ge recommend that this area be placed in permanent open space to preclude
future development.
The project sponsor should be advised that any alteration within the high water
mark of any streambed wJ1] require notification to the Department of Fish and
Geme pursuant to Section 1603 of the Fish and Geme Code. The pu~mpose of this
code section is to protect fish and wildlife resources from the adverse impacts
of projects. This notification and the subsequent agreement must be completed
prior to commencement of the streambed alteration. This state law may require
significant changes in project features associated with streams or streambeds.
For this reason we strongly urge compliance with this code section prior to
finalization of the specific project design.
Thank you for the opportunity to review end comment on this project. If you have
any questions, please contact Mr. Fred A. Worthley Jr., Regional Manager, P~gion55~
350 Golden Shore, Long Beach, CA 90802~ telephone (2!3) 590-5113.
%0?. Director
City Planning Commission Page
Agenda Items for Meeting of []ecember 10, 1980
3. P!JB~L.I_C II_EA_R_!_NG: __G_P_A-[]I-1 - Consideration of an~ndment to the General Plan
d_i_~]gram to change the_de~si~nation of approximately 19 acres
located in the vicinitj~_o_f Otay Valley Road and Brandywine
A-v-e-~u-e~f-r~-M~:dium Density_ Residential to Research and
Limited Industrial
/\. BACKGROUND
1. This proposal has been initiated by Mr. Dick Kau of R-Square Realty Inc.,
who has also submitted an application to rezone the subject lands from R-1-H to
I-L. The adoption of the proposed General Plan amendment is prerequisite to the
(:onsideration of the petitioned rezoning.
2. The Environmental Impact Report on this proposal, EIR-80-7, is the preceding
item on the agenda.
I~. RECOMMENDATION
Ad~pt a motion recommending that the City Council amend the General Plan diagram
from "Medium Density Residential" to "Research and Limited Industrial" for approxi-
mately 19 acres of vacant land located on the north side of Otay Valley Road at
Brandywine Avenue, as depicted on Exhibit A of this report.
C. PLANNING AND ZONING INFORMATION
1. [xisting land use, zoning and site conditions (see Exhibit B)
lt~e territory 'in question is presently planned for Medium Density Residential
dew~lopment (4-12 DII/acre) a~d is currently zoned R-1-H (Single family residential
with Hillside Modifying District). The site consists of vacant land with a natural
topography of moderate to steep slopes rising from the south (elevation 145 ft.) to
the north (elevation 250 ft.). This elevation differential of approximately 100 feet
represents an overall average natural slope of about 15%.
2. Adjacent General Plan designations (see Exhibit A)
North Medium Density Residential
South Research and Limited Industrial
East General Industrial
West Medium Density Residential
3. Adjacent zoning and land use (see Exhibit B)
North R-l-5; Brandywine Condominiums
R-l-lO-H; vacant land
P-C; Single family attached dwellings (Robinhood Point)
South I-L; Two single family detached dwellings and vacant land
East I-P; One single family detached dwelling, Omar's Rendering Plant
WesE R-l; Single family detached dwellings (Princess Manor No. 5)
City Planning Commission
Agenda Items For' Meeting of December lO, 1980 Page 4
D. DISCUSSION
l. The proposed amendment to the plan diagram of the Chula Vista General
Plan would substantially increase the potential area of the existing Otay Valley
Road limited industrial district and would improve its configuration, external
circulation, and developability. This enlargement and improvement might foster
the development of a small, well-ordered industrial park in the said district and
could thereby implement one of the General Plan's major objectives--the improvement
und diversification of Chula Vista's industrial base.
2. While the lands in question are adjacent on the north and west to residen-
tial areas, they can be regraded in a manner which will provide an adequate buffer
composed of landscaped areas, berms and substantial slopes. This protective treat-
merit could be assured by the attachment of the Precise Plan Modifying District to
the zoning of the subject lands.
3. It should also be noted that the uses authorized under the regulations of
the Limited Industrial Zone are those which would be visually and environmentally
compatible with adjacent residential uses and which would not produce high levels of
ambient noise, odors, smoke, dust, et cetera.
4. The subject lands are situated in close proximity to the Omar Rendering facil-
ity, and are therefore not ideally suited to residential use.
E. CONCLUSION
The existing land use pattern of the Otay Valley Road/Brandywine Avenue area
and the aims and objectives of the Chula Vista General Plan support the proposed
alliendlflen t.
Med/um Dens/f Res/denf/ol
...... "~Porks ~t Public '"
"'!::: ---
.... ~r-,Open. Space,
::::::: .... :%%? ~_~ .-' --~ ' ~ ','~ '. "- ~r.-
......... :::::~ LJ':' Z.~r.- .: : · ·
· .. OPOSED RESEARCH 2r-
::: :::: :~ LIMITED INDUS~IAL.'~.
""":'"::::'" "..'-,--r .~,-"~
::;::::: .... · .. ~ ~.' ..... .. c~-..
:'":... . ......
....... Indusfr/ol
::_.:: ...... . .. .... . .~.. .....,. ,..:
R~'t~i/ .... ' ' d Ind '' '"' ~'' 4 '"'"'"':'""'"'"" ...... "
Llmlfe usfrlol .~ ~",- , "~.'"~'~.-- ..... ' ~.'.
"!C ciali " ':" ""'~ ~'"'"" ~''' '-""":" ' '~ ~ ~'-'~'~:'"" "":'" ¢"~'"
· ' ommer . ..., -.- -: . - ,- ,. ,-. ~ ... .:,- ,--- .~-t~ -.. . , ,- ,. . -
:: ..........;..~ . ~. ,. - ..., -. . . ~ .~",.· .... .-,.¥.~.
.......... .,.,.':h .,, z ,~., ..~f~ ~_'...., .-,..,.,
......... ' " * Z' A~' ' '--: ' "' '~ '
....... -~ ~., ·~... r~culture 8t Reserve
)ray R~er. ."' .
":' ;':" 1 EXHIBIT A
GPA - 81 - I
'Ad joe, mt ~,~ Plon
o 5oo" ~o~)e' Proposed Amendment
~ Plain for ~ppro]. 19 ~¢.
V~ll~¥ Rd. 8~ Brond¥~in~ Av~. from
"Med. Den, Res!cl.
_Lid. Indus."
V4CANT I
VACANT
CONDO's (ROBINHOOD ~OlN'r)
::::: iiiAREA!i~iiiiiii;: OMAr's
:::
:::::VACANT ....... :VACANT
~:~:: 9 84 Acres::::::: :3.33 ~res~ :~::::5.95 Acr~::::::::
SFD(?) IVAC. II VACANT VACANT I
mm~.,ml ~ COUNTY OF SAN - DIEGO I AGRICULTURE
i
I PAcific I I
;ERVICE i TELEPHONE I AGRICULTURE ' ~""VUIDIT D
rATID~,I I
0 4O0 F
~ ~ Proposed Amendment to the
SFDf3) [ General Plan for approx. 19 acres
I at Otay Volley Road & Brandy-
~ J wine Ave. from "Med. Dens.
~_ ~ AGRICULTURE AGRICULTDRE I AGRICULTURE Resid." to "Research ~ ~d.
City Planning Co~m~ission
Agenda Items for Meeting of December 10, 1980 Page 5
3. PUBLIC HEARING: Consideration of application PCZ-81-A to prezone 3.54 acres
.......... ~t th~-~6~t corner of Main Street and Walnut Drive to
R-3-P~12 y._Cg~s~rg~i.9.n~ Maga~9~e~ .S~r_~i_?~
A. BACKGROUND
I. The applicant is requesting that 3.54 acres of property located at the
northwest corner of Main Street and Walnut Drive within the Woodlawn Park area of
the County of San Diego, be prezoned to R-3-P-12 (multiple family, 12 dwelling units
per acre). The property is presently zoned R-S-6 (single family residential,
6 dwelling units per acre).
2. An Initial Study, iS-SI-19, of possible adverse environmental impacts of
t~e project was conducted by the Environmental Review Committee on November 26,
1980. The Committee concluded that there would be no significant environmental
effects and recommended adoption of the Negative Declaration.
B. RECOMMENDATION
1. Adopt the Negative Declaration on IS-81-19 and find that this project
will have no significant environmental impact.
2. Adopt a motion recommending that Council prezone the property R-1.
C. DISCUSSION
1. Adjacent zoning and land use.
North County R-S-6 Single family dwellings
South R-2-P Playmor condominiums (10 DU/acre)
East County R-S-6 Vacant
West County R-S-6 Single family dwellings
?. Existin~ site characteristics.
The subject property consists of three vacant parcels which are located on
the north side of Main Street and bounded by Lotus Drive on the north and Walnut'
Drive on the east. Topographically, the site can be described as a relatively level
knoll which slopes gently to the south and east and which is 2 to 10 feet higher
in elevation than Main Street and Walnut Drive. The property is at the same grade
as Lotus Drive.
3. Streets.
lhe majority of the streets within the Woodlawn Park neighborhood are
generally substandard in width and improvements, consisting primarily of two
paved driving lanes without sidewalks. Lotus Drive has a right of way width of
40 feet, whereas, Walnut Drive has a width of only 25 feet. The boundary and
topographic survey submitted by the applicant indicates that the paved portions
of Lotus Drive and Walnut Drive are not located entirely within the established
rights of way. The paved road of Lotus Drive encroaches on to the applicant's
property an average of 15 feet with a lesser encroachment on Walnut Drive. The
road alignment problem is compounded by the fact that the single family dwellings
on the north side of Lotus Drive encroach into the right of way. The County
City Planning Comnission
Agenda Items for Meeting of December 10, 1980 page 6
Engineering Department is aware of the problem but does not plan any action to
resolve the matter at this time. The encroachment appears to be the result of
an inaccurate property survey made when the County paved the roads to coincide
with existing street alig~lents in the Woodlawn Park area.
4. Similar prezoning request.
The Planning Con~ission recently considered a prezoning request to prezone
24 acres located directly east of the subject property. The staff reco,~nended
that the 2';~ acres be prezoned R-3-P-8, however, the Commission recommended that
the property be prezoned R-3-P-12. As of this writing, no decision on this
earlier prezoning has been reached by the City Council.
5. Proposed development plan.
The applicant has submitted a schematic plan for the development of the site.
The plan is very similar to the Playmor development to the south consisting of
39 units in 9 fourplexes and one triplex. Access is provided by a private loop
street with two-way driveways on both Lotus and Walnut Drives. No access to Main
Street is proposed. 65 on-site parking spaces are provided for the 39 units.
The plan has taken into account the additional street dedication required for Main
Street, the realignment and dedication of Lotus Drive and the possible vacation of
Walnut Drive adjacent to the site. The net area of the property is 3.37 acres,
which would allow a density of 40 units (12 X 3.37) if the R-3-P-12 zoning is
approved.
6. Proposed street alignment.
The staff has been studying the realignment of the existing street patterns in
the vicinity of Walnut Drive and Maple Drive in order to minimize the traffic
conflicts caused by the offsets in certain streets intersecting Main Street/Otay
Valley Road. One option under consideration is the closure of Walnut Drive with
a realignment of the Spruce/Maple Drive streets to better align with Otay Valley
Road.
7. General Plan.
The Woodlawn Park area is designated for Medium Density Residential, 4 to 12
dwelling units per gross acre on the City's General Plan. The proposed zoning of
R-3-P-12 which permits a density of 12 units per net acre is in keeping with the
upper end of thi,~ designation.
ANALYSIS
As mentioned previously, this 3~ acre site is located within a county area
known as Woodlawn Park. The Woodlawn Park community is approximately 80 acres in
size (see attached Boundary and Topographic Survey) consisting largely of single
family detached homes built on lots varying in size from 6,000 sq. ft. to 20,000
sq. ft. in area. Many of the homes are older and appear not to be well maintained,
however, two relatively new single family homes border the subject property on the
west and three large, new single family homes were recently built on Maple Drive.
City Planning Conm}ission
Agenda Items for Meeting of December 10, 1980 page 7
The only departure from the existing development pattern occurred several years
ago when the County approved a planned unit development of some 80 cluster units
on ll+ acres in the northeast corner of the community. Outside of that P.U.D.
approval the typical density within the area is approximately 3 - 4 dwelling units
per acre.
The County authorized an increase in density for the entire area when they
recently made the transition from their old zoning designation, R-1-B (7,500 sq. ft.
minimum lot size) to the new R-S-6 (6 DU/acre). Given the street widths and align-
ments, the number of higher density developments existing in this area, and the
lack of any formalized co~nunity zoning plan, it is staff's conclusion that
authorizing any density other than R-1 (approximately 4 - 5 DU/acre) would be
inappropriate. The topography of the area, together with the existence of
Walnut Drive (either in its present location or realigned position) makes this
property the logical place to transition to the single family density which
characterizes the areas west and north of the subject property.
SFD/ /
/ SFD
5~FD
V~ICANT
I
I COUNTY ~N
CITY OF ~HUL~I VIST~i
MAIN STREET I OTAY VA
DATE:
CONDITIONED
negative oeclaration
PROJECT NA~1E: Woodlawn Park Townhomes
PROJECT LOCATION: Northwest corner of Walnut Dr. & Main St.
P[~¢),;ECT APPI,[CANT: Construction Management Services
11300 Sorrento Valley Rd. #255
San Die~o, CA 92121
CA~;E NO. [S-81-19 DATE: November 26, 1980
The proposed project area totaling 3.54 acres is located at the
northwest corner of Walnut Drive and Main St. (See attached
locater map) The project site is located within the County of
San Di.~3go and is contiguous with the City of Chula Vista boundary.
The project consists of 3 parcels of vacant land. The site has
an average natnral slope of 9.3%, although there are 1 1/2 to 1
slopers ex[sting along the Main St. and Walnut Dr. frontage.
Adjacent land uses include single family dwellings to the north
and west of the site, vacant property to the east and condominiums
across Main St. to the south.
The ~)roject site is vacant and has not been previously developed.
Aside from three existing trees along the westerly property line,
there is no si(lnificant vegetation. No rare or endangered species
}]ave been identified in the immediate area of the project.
Expansive soils may be present on the project site. A soils
investigation will be required to determine the extend of such.
Special Report ]23, [)ublished by the Calif. Div. of Mines &
Geoloc~y, indicates that a fault trace, inferred through photographic
evidence, extends north and south, stopping just north of the
easterly edge of the property.
g. ~ q9 j.C.~o ~ ~ i ption
The prepos(3d project involves three discretionary acts, 1) to
prezone ~.54 acres of property to R-3-P-12 (12 Du/AC) and, 2) to
annex 3.54 aere~; of unincorporated area into the City of Chula
Vista, and 3) de-annex the territory from Montgomery Fire Protection
District. The site is currently zoned R-S-6 in the County of San
Diego, which allows a maximum of 5.8 dwelling units per acre.
cily of chula vista planning department
environmental reYiew lactlon
IS-81-19 2
The prezoning would permit an increase in density from 5.8 du/ac
to 12 du/ac.
The proposed R-3-P-13 zoning is in conformance with the medium
density (4-12 du/ac) designation on the City of Chula Vista
General Plan.
D. Identification of environmental effects/mitigation
The following environmental effects will not occur as a result of
the proposed project but rather through future development of the
project area which will be authorized by the proposed action.
Prior to the consideration of any specific development proposal,
additional environmental review will be required.
1. C~o]og~
Special Report 123, published by the Calif. Div. of Mines &
Geoloqy, indicates that an earthquake fault, inferred by
photographic evidence may be a short distance to tho'~north-
east of tile project. It is unknown whether landsliding could
occur on this property at this time, however, because of the
topography of the sJte, this is not likely. A geological
report shall be prepared prior to any subdivision or development
of tho property.
2. Soils
The Enqineerinq Dept. has indicated that expansive soils may
be present in the project area. The submission of a soils
report and incorporation of all recommendations shall be
~equJr(~d prior to any construction on the site.
~ . Noi~;,~
The proiect site is adjacent to Otay Valley Rd which is
d~}siqnated as a "major road" on the General Plan and a
<p~nerator-¢>f relatively high noise levels. A noise analysis
will be roquir(~d prior to any additional environmental review
or any construction on Lhe project site.
4. Sct]or)l s
The presenL enrollment level at Rohr Elementary School is
roachinq capacity. Future development of the project area
wi[] d,'cr~asc the s~rvice level of this facility, n letter
from each ~;chool district, indicatinq the adequacy of school
facilit[c~, shall be required prior to the issuance of any
permits flor additional (twellinq nnits.
5. Parks
The need for additional park facilities within the area will
be generated by future development in the project area. In-lieu
park development and acquisition fees shall be required prior
to any subdivision or construction of any new dwelling units.
IS-81-19 3
E. Findings of insignificant impact
1. Since the proposed actions will not result in any great
physical change, no natural resources nor hazards will be
affected. Prior to the division of any parcels, additional
environmental review will be required and the extent of any
physical damage to the environment fully evaluated.
2. The project is in conformance with the Chula Vista General
Plan and associated elements and is not antocipated to achieve
short term to the disadvantage of long term environmental goals.
3. The effects on schools and parks will be limited and
mitigable and no substantial impacts are anticipated which
could interact to create a substantial cumulative effect on
the environment.
4. The project will not have any effect on traffic or
associated emission nor will the project result in any other
hazard which could prove detrimental to human beings.
F. Individuals and organizations consulted
City of Chula Vista Steve Griffin, Assoc~ Planner
Duane Bazzel, Assist. Planner
Shabda Roy, Assoc. Eng.
Tom Dyke, Plan Checker
Ted Monsell, Fire Marshal
I,AFCO, Ann Ilix, Env. Mgmt. Coordinat)r
Aqency for owner, Sidney S. Xinos
Montgomery Fire Protection District
Otay Municipal Water District
Bob Rogers, Co. of S.D. Env. Analysis Div.
Documents
Special Report 123, Calif. Div. of Mines & Geology
IS-80-57 Chula Vista Properties
and available for
c~ty of chula vista planning department
environmental review ,ection
EN 6