HomeMy WebLinkAboutPlanning Comm Reports/1984/09/26 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, September 26, 1984 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
ELECTION OF OFFICERS
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Consideration of request for extension of tentative
subdivision map, East Orange Village Condominiums,
Chula Vista Tract 80-23, 225-255 East Orange Avenue
Nicholas Pellegraino
2. PUBLIC HEARING: Consideration of tentative subdivision map for
Sea Vale Villas, Chula Vista Tract 84-12, Northwest
corner Sea Vale and Woodlawn Avenue - Westwind
Development Company
3. PUBLIC HEARING: PCZ-85-B, Consideration to change prezoning of
approximately 2 acres located at the northwest
corner Bonita Road and Plaza Bonita Road from
A-8 to C-V-P
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of October 10, 1984
at 7:00 p.m. in the Council Chambers
TO: City Planning Commission
FROM: George Krempl, Director of Planning
SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of
September 26, 1984
· n~n..~t for one-year extension of tentative subdivision map for East
Orange Village Condominiums, Chula Vista Tract 80-23, ZZ5-255 Orange Avenuu
A. BACKGROUND
On October 14, 1980, the City Council approved the tentative subdivision map
known as East Orange Village Condominiums, Chula Vista Tract 80-23, for the
purpose of converting a 128-unit apartment complex, located at 225-255 East
Orange Avenue in the R-3-P-17 zone, into a one-lot condominium project
containing 7.36 acres. In October 1982, the Planning Commission granted a
two-year extension of the tentative map which is due to expire on October 14,
1984. The developer is requesting a one-year extension, which if approved
constitutes the maximum allowable time that a tentative map may be extended.
B. RECO~4ENDATION
Adopt a motion approving a one-year extension of the tentative subdivision map
known as East Orange Village Condominiums, Chula Vista Tract 80-23. The map
will then expire on October 14, 1985 with no further extensions permitted.
C. DISCUSSION
There have been no significant physical changes in the immediate vicinity
which affect the original conditions or findings of approval; therefore, the
approval of an extension of time is appropriate. If the map is allowed to
expire, a now tentative map will be required.
WPC 1283P
City Planning Commission
Agenda Items for Meeting of September 26, 1984 Page 1
2. PUBLIC HEARING: PCS-84-12 - Seavale Villas, Chula Vista Tract 84-12 -
Westwind Development Company
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as
Seavale Villas, Chula Vista Tract 84-12 in order to develop a one-lot
condominium project consisting of 33 units on 1.1 acres located at 24 Woodlawn
Avenue in the R-3 zone.
2. The Environmental Review Coordinator reviewed the Negative
Declaration issued on IS-78-39 prepared for a previous residential project on
the subject property. On March 7, 1984, the ERC determined that the present
project was essentially the same as the previous proposal and recommended that
the Negative Declaration be adopted.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-78-39.
2. Based on the findings contained in Section "D" of this report, adopt
a motion recommending that the City Council approve the tentative
subdivision map for Seavale Villas, Chula Vista Tract 84-12, subject
to the following conditions:
a. The developer shall dedicate to the City right-of-way for
Woodlawn Avenue. Said dedication shall be a 20' wide strip
adjacent to and parallel with the existing westerly right-of-way
line of Woodlawn Avenue.
b. The lO0-year line of inundation shall be as shown on the Final
Map.
c. The developer shall submit a copy of the encroachment permit
already obtained for private drainage construction to the City
prior to Final Map approval.
d. The developer shall construct a driveway approach and driveway
within public right-of-way to City of Chula Vista standards. A
standard subdivision improvement agreement shall be entered into
relative to said construction.
e. The structural section of the private driveway shall be designed
to meet flexible pavement structural design based on "R" values
and a minimum traffic index of 4. All onsite paving including
parking areas except those within carports will be inspected by
the Engineering Department.
City Planning Commission
Agenda Items for Meeting of September 26, 1984 Page 2
The design of the structural section shall be reviewed and
approved by the City Engineer/Director of Public Works. Private
drive construction is subject to standard design review and
inspection fees.
C. DISCUSSION
1. Adjacent zoning and land use.
North Unzoned I-5 R.O.W.
South R-3 Multiple family
East R-3 Single family & multiple family
West Unzoned I-5 R.O.W.
2. Existing site characteristics.
The subject property is an "L" shaped site consisting of two parcels
totalling 1.1 acres in land area. The site has approximately 54 feet of
frontage along the west side of Woodlawn Avenue at the westerly terminus of
Sea Vale Street and extends westerly to a depth of approximately 247 feet.
The site extends southerly for a distance of about 350 feet along the westerly
boundary. The property ranges in elevation from a high of 30 feet at the
street to a low of 14 feet along the westerly property line. Portions of the
property at an elevation of approximately 15 feet, lie within the lO0-year
flood level of the Sweetwater River.
The City of San Diego has a 30-foot access easement along the northerly
portion of the property leading to an off-site sewer metering station to the
north.
3. Proposed development.
The proposed development consists of 33 units (7 one-bedroom units and 26
two-bedroom) in a single three-story triangular structure on the westerly
portion of the property.
On March 15, 1984, the Design Review Committee approved the architecture
and site plan subject to eight conditions. A building permit has been issued
and the project is under construction. All condominium requirements relating
to parking, open space and storage have been met.
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Seavale Villas, Chula Vista Tract 84-12, is found to be in
conformance wi'th the various elements of the City's General Plan based on the
following:
1. The site is physically suitable for the residential development and
the proposal conforms to all standards established by the City for
such projects.
City Planning Commission
Agenda Items for Meeting of September 26, 1984 Page 3
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 proposed development at 30 units per net acre is
consistent with the land use designation of high density
residential.
b. Circulation - The project will be served by existing streets and
no streets are required across the site.
c. Housing The project will provide additional home ownership
opportunity for the residents of the con~nunity.
d. Conservation - The site is located within the urbanized area of
the City and there are no significant animal or plant species on
the property.
e. Park and Recreation, Open Space - The developer is required to
pay Park Acquisition and Development fees of $8,250.00 (33 times
$250) in lieu of dedicating and improving parkland.
f. Seismic Safety - The property is not near any known earthquake
faults.
g. Safety - The site is well within the response time of the Fire
Station located on "F" Street. An on-site hydrant is required.
h. Noise - The units meet the requirements of the U.B.C.
i. Scenic Highway - The site is not adjacent to a designated scenic
route.
j. Bicycle Routes - The adjacent streets will accommodate bike
traffic but are not designated bike routes.
k. Public Buildings No public buildings are proposed on the
subject property.
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.
~C 1298P/OO14Z
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ADDENDUM TO NEGATIVE DECLARATION IS-78-39
FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-78-3g
A. BACKGROUND
The environmental review procedures of the City of Chula Vista provide that
the Environmental Review Coordinator shall review any significant project
revisions to ensure that there will be no potential or significant
environmental impacts which have not been previously evaluated in a negative
declaration or environmental impact report. If the ERC finds that a proposed
project is essentially the same in terms of impact or circumstances under
which the project is to be undertaken, the ERC may recommend ~hat a previously
prepared ND/IS or EIR be utilized as an environmental document for the project.
B. PROJECT DESCRIPTION
The project applicant proposes to construct a 33-unit apartment project on 1.1
acres located at 24 Woodlawn, which will include a total of 59 on-site parking
spaces, 27 of which will be garage spaces. A previous proposal consisted of
36 units and 66 parking spaces.
The zoning ordinance will allow a maximum of 35 units on this site.
C. ANALYSIS
1. Geology, Soils, Groundwater .
Adverse so'il conditions and a high groundwater table have been found to be
present on the project site and a soils report was previously required of
the project. There are no changes in the project that would change this
requirement or further exacerbate the expansive soils problem.
2. Floodplain
The proposed site is located partially within the lO0-year floodplain of
the Sweetwater River. The site will require filling up to 1 foot above
the lO0-foot floodplain level prior to construction. This standard
engineering requirement has not changed.
3. Schools
The overcrowding condition for local elementary and junior high schools
has not significantly changed since the previous project proposal. The
developer will still be required to assure that adequate classroom space
is available for students generated from this project.
4. Parks
No additional parkland has been developed in this park district since the
previous project proposal. Therefore, in lieu park development and
acquisition fees wil! be required if the proposed project is to be
developed as condominiums.
5. Noise
Physical conditions between the project site and the I-5 freeway have not
changed, although the future on-ramp to State Highway 54 will result in
additional freeway noise and additional San Diego Trolley noise affecting
to the project site. An acoustical analysis for the project is still
necessary, not only for assuring interior noise levels of 45dB but also to
assure exterior balcony noise levels of 65dB.
D. CONCLUSIONS
Based on the above discussion, I hereby find that the proposed 33-unit
apartment/condominium project is essentially the same' in terms of
environmental impact or circumstances under which it is being undertaken and
recommend that the Design Review Committee, Planning Commission, and City
Council adopt Negative Declaration IS-78-39 prior to taking action on the
project, subject to the mitigation measures specified in the Negative
Declaration.
D6uglas D~'~Re i d
Environmkp~al Review Coordinator
WPC 0821P
-2-
NEGATIVE DECLARATION
PROJECT TITLE: Glad Apartments
Project Location: Woodlawn Ave. & Seavale St.
Project Proponent: E.C. Glad Properties 2490 Main St. Chula Vista, CA
CASE NO. IS-78-39 DATE: December 29, 1977
A. Pro~ect Settin~
The project involves 1.16 acres of vacant property at the south-
west corner of Seavale St. and Woodlawn AVe. The northwestern
portion of the property is within the Sweetwater River flood
plain (backwater area) and is subject to inundation in the event
of a 100 year flood. The site appears to have been filled and
graded, to some degree, in the past and is generally void of any
significant wildlife. There may be sands present but due to the
· limited size of the parcel, extraction for commercial purposes
would not be economically feasible.
Adjacent land uses include mixed residential dwellings, Predominately
apartments to the east and south. Vacant flood plain is located
to the north and the S.D.A.&E railroad right-of-way is located to
the west.
B. .Project Description
The applicant proposes to construct a 36 unit apartment complex
of three story structures. A population of about 70 persons is
anticipated including 33 school age youngsters. On-site parking
facilities will provide 66 parking spaces which includes 52
covered spaces.
Approximately 15,000 cubic yards of fill is planned to raise the
site above the 100 year flood level. The dwelling units must be
1 ft. above the flood water level to conform with City and Federal
flood plain regulations.
C. Compatibility with zonin~ and ~lans
The project site is zoned for R-3-F development (32 units to the
acre within a flood plain). The project will result in a gross
'density of 30 du/ac which is consistent with zoning and the high
density land use designation of the General Plan.
D. Identification of environmental effects
Geology, Soils, Groundwater
Though there are no faults within the immediate area heavy ground
shaking from regional faults may have the potential to cause
liquifaction. This is, if high ground water and adverse soils
are present. A detailed soils investigation should be prepared
prior to any site work and recommendations submitted by a qualified
soils engineer should be incorporated into the project.
Flood Plain
The site is located within the Sweetwater River flood plain and
subject to inundation in the event of a 100 year flood. A grading
plan showing proposed elevations will be required prior to issuance
of a grading permit. This process will ensure that finished grades
will be above the 100 year flood level and dwelling units will be
constructed at least 1 ft. above the flood level.
Land Form
The project site is approximately 15 to 20 ft. lower in elevation
than the properties to the east. Fill will be placed on-site and
will raise the site by about 8 to 9 ft. No impact on land form
is anticipated.
Schools
The current a%tendance at FEaster Elementary School and Chula Vista
Jr. High has exceeded their capacities by 20 and 86 students
respectively. The projected number of students from the proposed
project will further over populate both facilities. The developers
financial contributions (fees as set forth by the school districts)
will ensure that classroom space will be available for the
additional students however.
Parks
The project is located within a city park district that is currently
void of parklands. The current park acreage requirement is 7.2
acres. About .14 acres is necessary to service the projects
population. Parkland dedication is not feasible since the project
involves limited acreage. In lieu of fees will be required
however, to contribute toward the purchase of future parklands.
Noise
The project site is located about 370 ft. east of I-5. Currently,
a berm (S.D.A.& E. railroad track) shelters the site from freeway
noise. But, when the proposed grading and structures are completed
dwellings along the western portion of the site will be above the
existing berm and exposed to traffic noise averaging 68dB.
Conventional construction with some windows closed and either
forced ventilation or air conditioning will reduce interior noise
intrusion by 20dB+ to 48dB, 3dB over the required 45dB. The state
mandated interior--noise isolation level of 45dB will be exceeded
by several dB and if traffic increases on I-5 noise intrusion will
also increase further exacerbating interior noise.
A qualified acoustician should be retained to conduct a survey of
noise anticipated from projected traffic, particularly after
completion of the 1-54 & I-5 interchange.
E. Mitigation measures necessary to avoid significant impacts
1. A qualified soils engineer should prepare a detailed
soils analysis to include discussion of soil types, fill and
compaction and potential liquifaction.
2. Grading should result in a finished elevation, at least
1 ft. above the 100 year flood level.
3. Contributions to school districts according to district
policy will mitigate impacts on existing facilities.
4. In lieu of parkland fees will mitigate impact on
existing park facilities.
5. A qualified acoustician should be retained to conduct
a noise analysis of noise levels anticipated by projected
freeway traffic adjacent to the project and submit recommendations
to ensure adequate interior isolation.
F. Findings of insignificant impact
1. The project appears to have been greatly disturbed in
the past and is void of any significant wildlife or known
mineral deposits. There are no known earthquake faults
within the project vicinity but adverse soil conditions may
be present. Recommended mitigation (Section E of this
Negative Declaration) will ensure safe construction if
adverse soil conditions do exist.
2. The proposed use is in conformance with the General
Plan's land use element and is not anticipated to achieve
short-term to the disadvantage of long term environmental
goals.
3. Potential impacts expected to occur as a result of
project implementation can be mitigated and no impacts are
anticipated to interact to create any substantial cumulative
effect on the environment
4, Several of the proposed multiple family dwellings will
be subject to some unacceptable noise from vehicle traffic
on 1-.5~ Recommended mitigation is anticipated to reduce
interior noise levels to an acceptable level however.
Emission of hazardous substances is not expected.
G, Persons and Organizations Consulted
City of Chula Vista Engineering Dept. Planning Dept.
Building & Housing Dept,
William Glad ~ Applicant
Documents
IS-76-100 Seavale Apartments
The Initial study application and evaluation forms documenting the
findings of no significant impact are attached.
ENVIRON~T~ALREVIEW COORDINATOR
EN 3 (rev. 5/77)
City Planning CommiSsion
Agenda Items for Meeting of 9/26/84 Page 1
3. PUBLIC HEARING: PCZ-85-B - Change of prezoning for approximately 2
acres )ocated at the northwest corner of Bonita Road
and Plaza Bonita Road from A-8 to C-V-P - City oF
Chula Vista
A. BACKGROUND
1. This item involves a City-initiated change of prezoning for
approximately 2 acres located at the northwest corner of the
intersection of Bonita Road and Plaza Bonita Road from A-8
(A~ricultural, 8 acre minimum lot size) to C-V-P (Visitor Commerical
with the Precise Plan Modifying District attached).
2. An Initial Study, IS-83-21 of possible adverse environmental impacts
of the project was conducted by the Environmental Review Coordinator
on September 14, 1984, who concluded that there would be no
significant environmental effects and recommended that the Negative
Declaration be adopted.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-83-21.
2. Based on the findings contained in Section E of this report, adopt a
motion recommending that the City Council enact an ordinance to
change prezoning for approximately 2 acres located at the northwest
corner of Bonita Road and Plaza Bonita Road from A-8 to C-V-P subject
to the following precise plan development standards:
a. Signing shall be limited to wall signs and monument signs.
b. Access shall be evaluated by City's Traffic Engineer upon the
submission of a precise plan.
c. No structure shall exceed 2 stories and 30 feet in height.
d. The landscaping shall be so designed as to not cause any traffic
hazards or sight distance problems.
e. All buildings shall be so designed as to insure compatibility
with and complement the Sweetwater Regional Park.
f. Prior to approval of a precise plan, additional street
right-of-way shall be dedicated as determined by the City's
Traffic Engineer.
City Planning Commission
Agenda Items for Meetin§ of 9/26/84 Page 2
g. A 20-foot building setback shall be maintained from all streets.
h. Any areas used for storage or trash shall be screened from
adjacent public roads and shall be made to appear as part of the
building. The area shall be enhanced by landscaping.
C. DISCUSSION
1. Adjacent zoning and land use.
North Co. A-70 (A-8 prezoned) Vacant
South Co. R-R-1 (R-E prezoned) Vacant
East Co, A-70 (A-8 prezoned) Vacant
West C-V-P Vacant {Proposed Burger-King)
2. Existing site characteristics.
The area proposed for a change in prezoning is a vacant and level
crescent-shaped piece of property containing appoxima~ely 2 acres.
The site is located in and owned by the County of San Diego, acquired
as part of the Sweetwater Regional Park. The property was physically
separated from the park area with the construction of Plaza Bonita
Road. The County Parks Department has determined that the property
could best be utilized for commercial purposes and is in the
process of evaluating its potential for land use. The Parks
Department is also evaluating potential land uses for all of the
County-owned land with the Sweetwater Valley. Final action will be
taken by the Board of Supervisors after receiving input from the
Sweewater Planning Group. Two access easements to the Burger King
property traverse the property. One easement is on Bonita Road and
the other provides access to Plaza Bonita Road approximately 600 feet
north of Bonita Road.
3. General plan.
The subject property is designated on the Chula Vista General Plan
for visitor commercial. It is also located on a "gateway' into the
City requiring special site plan and architectural treatment.
4. Previous rezonings.
The project site as well as the surrounding properties were prezoned
in 1970 as part of the proposed annexation of the Sweetwater Valley
which did not take place. The adjacent 1-acre parcel to the west
which has been approved for the construction of Burger King was zoned
C-V-P in 1978 after having been prezoned A-8.
-2-
City Planning Commission
Agenda Items for Meeting of 9/26/84 Page 3
D. ANALYSIS
The area proposed for prezoning is part of a 3.18 acre parcel which
extends along the southwesterly side of Plaza Bonita Road. This property
is in the process of being annexed to the City of Chula Vista. The area
westerly of the access easement to the Burger King property to Plaza
Bonita Road is relatively shallow and is encumbered by an equestrian
easement. Because of the equestrian easement and shallow depth, this area
is not being considered for a prezoning change and will be zoned A-8 upon
annexation.
Because the property is located on a "gateway' into the City, the precise
plan modifying district should be attached to the underlying C-V zone to
establish development standards consistent with the goals and objectives
of the General Plan and complement the Sweetwater Regional Park.
The traffic in the area is oftentimes heavily congested because of the
freeway interchange and the Plaza Bonita Shopping Center. A traffic study
conducted by the City of Chula Vista recommends that an additional
westbound lane onto Bonita Road from Plaza Bonita Road be installed to
not
help relieve the congestion. The study points out that this lane will
solve the congestion problem which is caused primarily by the design of
the freeway interchange.
E. FINDINGS
The "P" Precise Plan Modifying District may be applied to areas within
when the following is evident:
The subject property, or the neighborhood or area in which the property is
located is unique by virtue of topography, geological characteristic,
access, configuration, traffic circulation or some social or historic
situation requiring special handling of the development on a precise plan
basis.
The subject property is located in an area of heavy traffic. The
attachment of the "P" district will allow the attachment of
development standards addressing access and circulation.
The basic or underlying zone regulations do not allow the property owner
and/or the City appropriate control or flexibility needed to achieve an
efficient and proper relationship among the uses allowed in the adjacent
zones.
The subject property is located on a "gateway' into the City and the
attachment at the "P" district is appropriate to achieve the goals
and objectives of the General Plan.
WPC 1297P
negative declaration
PROJECT NAME: Bradley Annexation
PROJECT LOCATION: Northwest corner of Bonita Road and Plaza Bonita Road
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-83-21 DATE: September 14, 1984
A. Project Setting
The project site consists of approximately 3.16 acres of relatively level
vacant land located at the northwest corner of Bonita Road and Plaza Bonita
Road. The project site is located within the Sweetwater River Flood Plain.
There are no known natural or manmade resources on the project site, although
existing sewer and power lines traverse the property. An equestrian trail is
located on the northern portion of the project site. A leg of the Sweetwater
Earthquake Fault is known to exist within the project vicinity.
Adjacent uses consist of Plaza Bonita Road on the north and east sides,
Bonita Road on the south side, and a commercial lot west of the project site.
B. Project Description
The project consists of the annexation of approximately 3.16 acres from
the County of San Dteg~ to the Ctt~ ~f Chula Vista and the re-prezoning of the
property from A-8 (agricultural, minimum 8-acre lot size) to C-V-P {commercial
visitor subject to precise plan review). No development ts proposed at this
time.
C. Compatibility with Zoning and Plans
Proposed annexation is not contingent upon zoning of the property. The
re-prezoning to C-V-P will be compatible with the property located west of the
project site which is located within the City of Chula Vista and is currently
zoned C-V-P. The project site is located adjacent to a designated "scenic
highway' (Bonita Road) and development of the property will require review by
the Design Review Committee.
D. Identification of Environmental Effects
1. Soils and Geology
The proposed project site is located within the Sweetwater River
Basin and is underlain by saturated alluviated soils. In addition, a
leg of the Sweetwater Earthquake Fault ts known to exist in the
project vicinity. A soils report and geotechnical analysts will be
required prior to any future development to assure stable
construction.
city of chula vista planning department
environmental review section
- 2 -
2. Drainage/Flood Plain
The lO0-year flood plain level at the project location is at 48.25
feet ASL and any future development will require raising the building
pad to one foot above the flood plain level.
3. Traffic
A traffic study has been prepared by the City of Chula Vista which
discusses a "worse case" potential development scheme that could
occur with the proposed zoning and annexation. Assumed for analysis
purposes was a development consisting of a high turnover, sit-down
restaurant and a service station with a mini-market on the 3.16 acre
subject property. Included in the analysis was the proposed
fast-food restaurant located on the adjacent 0.92 acre parcel. Joint
access for land uses will be provided from Plaza Bonita Road and from
Bonita Road.
The analysis finds that existing traffic levels (LOS D) combined with
new traffic generated by the proposed developments will result in
unacceptable levels of service (LOS E) at the intersection of Bonita
Road and 1-805 freeway northbound on-ramp. Although annexation and
prezoning will not result in adverse traffic conditions, the
development that would likely occur as a result of annexation could
cause this impact. Mitigation that will be required with future
development will involve the.provision of a right-turn only lane at
the northbound on-ramp. This mitigation measure will improve the
traffic conditions to current levels of service (LOS C/D).
4. Aesthetics
The project site is located on the north side of Bonita Road which is
designated in the Scenic Highways Element of the Chula Vista General
Plan as a "scenic route." Future development of the project site
will require review of the site plan and architecture by the Design
Review Committee for aesthetic compliance with the General Plan.
E. Findings of Insignificant Impact
1. The project site is void of any significant vegetation or wildlife.
Alluvial soils and potential geologic hazards may impact the project
site. Standard engineering requirements will mitigate potential
impacts prior to future development.
2. The proposal conforms with the General Plan and associated elements
and is not anticipated to achieve short term to the disadvantage of
long term environmental goals.
$. There are no impacts expected to occur which would interact to cause
a substantial cumulative effect on the environment.
4. Traffic related hazards associated with future development can be
avoided by incorporation of recommendations of the traffic study.
Flood plain hazards can be avoided through standard development
requirements. No hazards to human beings will result from the
proposed annexation and prezoning.
G. Consultation
1. Individua)s and Organizations
City of Chula Vista Steve Griffin, Associate Planner
Duane Bazzel, Assistant Planner
Jim Nessel, Assistant Planner
Roger Daoust, Senior Civil Engineer
Chuck Glass, Traffic Engineer
2. Documents
IS-84-25, Burger King Restaurant
The Bradley Annexation Traffic Study {August 1984)
Chula Vista General Plan {Scenic Highways Element)
The Initial Study application and evaluation forms documenting the findings of
no significant impact are on file and available for public hearing at the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
'IRONMENTAL REVIEW CO~DINATOR
I~C 1301P
city of chula vista planning department
environmental review section
ROAD
PROPOSED"
PRE ZONE
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EXHIBIT A