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HomeMy WebLinkAboutPlanning Comm Reports/1990/09/12 REVISED AGENDA CITY PLANNING COMMISSION Chula Vista, California Wednesday, September 12, 1990 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. Consideration of Final Environmental Impact Report EIR-89-3, Salt Creek Ranch (continued from 9-5-90) 2. PUBLIC HEARING: Consideration of Salt Creek Ranch General Development Plan and Planned Community District (P-C) Pre-Zoning PCM-90-2 - The Baldwin Company (continued from 9-5-90) 3. Consideration of CEQA Findings EIR-89-3, Salt Creek Ranch (continued from 9-5-90) 4. Consideration of Statement of Overriding Considerations EIR-89-3, Salt Creek Ranch (continued from 9-5-90) 5, PUBLIC HEARING: PCZ-90-I-M: City-initiated proposal to rezone certain territory, generally bounded by Walnut Drive, Main Street, Palm Drive and the Autumn Hills Condominium project from its City-adopted County zone classifications to City classifications utilized throughout Chula Vista - Short form of title of proposal: Woodlawn Park/East Woodlawn Park 6. PUBLIC HEARING: (a) PCZ-90-G: Request to rezone 2.52 acres located at 647 East Naples Street from R-1-10 to R-1-7 - George Merziotis (b) PCS-90-04: Request to subdivide 2.52 acres known as Elks Ridge, Chula Vista Tract 90-04, located on the north side of East Naples, east of Foxboro Avenue, into 10 single family detached lots - George Merziotis AGENDA -2- September 12, 1990 7. PUBLIC HEARING: PCZ-91-B: Request to rezone 0.15 acres located at 245 'E' Street to C-O David F. Wilson and Ronald D. Cox OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Study Session Field Trip on September 19, 1990. September 10, 1990 To: Members of the Pl'anning Commission From: Robert A. Leiter, Director of Planning /~/~/~ Subject: Follow-Up Items on Salt Creek Ranch Project (PCM-90-2) Attached for your i~formation are the following items relative to the public hearing on Salt Creek Ranch project, which was continued by the Planning Commission to the meeting of September 12, 1990: 1. A written response to the letter from the U. S. Fish and Wildlife Service, dated August 28, 1990; 2. Revised CEQA Findings and "Statement of Overriding Considerations;" 3. Letter from San Diego County Planning Department, dated February 2, 1990, regarding the draft General Development Plan; and a response to comments from Duane Bazzel, Senior Planner, dated August 31, 1990; 4. Letter from San Diego County Planning Department, dated May 1, 1990, regarding the draft EIR, and a written response to comments. RAL:nr Attachments United Sates.Depa .riment of the Interior ~SH AND WILDLI~ESER~CE FISH AND WILDLIFE ENHANCEMENT' SOUTHERN CALIFORNIA FIELD STATION. Laguna Niguel Office Federal Building, 24000 Avila Road Laguna Niguel, California 92656 August 28, 1990 Mr. Doug Reid Planning Department City of Chula Vista 276 Fourth Avenue Chula vista, California 92010 Re: Salt Creek Ranch Coastal Sage Scrub Compensation Alternatives Dear Mr. Reid: The Fish and Wildlife Service (Service) has recently received a letter from The Baldwin Company regarding the proposed Salt Creek Ranch General Development Plan. This letter discusses possible means to mitigate project induced adverse impacts to coastal sage scrub habitat and associated sensitive bird species. The Service has reviewed the information and believes that clarification of our concerns is necessary. 1. The Salt Creek Ranch project consists of 1200 acres. Coastal sage scrub occurs on approximately 30% of the site predominantly within the eastern portion of the project. Diegan coastal sage scrub is a sensitive habitat type which has been reduced by 70% within San Diego County. A high number of sensitive plant and animal species are dependent upon coastal sage scrub habitat for their continued existence.. Of special concern to the Service are the direct and indirect impacts of the project on the California gnatcatcher (pQlioptlla californica) and the coastal cactus wren (~ b_r_~illus ~). The project as presently proposed will result in the isolation and fragmentation of the coastal sage scrub habitat on-site. The open space as presently proposed will occur in four strips of variable sizes predominantly from 100 to 500 feet in width, separated by areas of development. These narrow wildlife areas will be further degraded by fire protection, buffers and adjacent human activities. 2. The configuration and location of the areas proposed for natural open space are not expected to retain their wildlif~ resources over time. In the Service's opinion the indirect effect of the adjacent project will result in the loss of the majority ~f the gnatcatchers (up to 5-10 pairs) which presently exist on-site. Mr. Doug Reid 2 Thus, the indirect adverse effects of'the project.over time will negate the intent and value of the mitigation, The mitigation priority of the Service is to maintain habitat values on-site, if possible. In many instances previous development or other activities preclude on-site preservation as a viable mitigation alternative. The subject project is located between City owned land to the south and east (Otay Lakes) and steep slopes and open space to the north. Given a good preserve design it is expected that resource values could be maintained on-site and a significant linkage between San Miguel/Mother Miguel Mountains and planned open space to the south and east could be achieved. Preservation of coastal sage scrub habitat occupled~by California gnatcatcher and/or cactus wren is the preferred means to mitigate coastal sage scrub habitat losses. TO this end we recommend the following alternatives, in order of priority based on biological benefits. 3. 1). Retention of all coastal sage scrub in a viable protected "preserve" configuration. This would entail the elimination of development in the areas 9-13 by clustering all units in the western portion of the property (original recommendation within Service comments on draft EIR, page 3,~paragraph 2). 4. 2). Partial retention of on-site coastal sage scrub. The primary objective is to retain the eastern half of the coastal sage scrub on-site in a configuration that will provide permanent protection of some of the on-site California gnatcatchers. Area 10a, 10b and 11 would be permanently protected as natural open space and disturbed areas could be revegetated with coastal sage scrub. The western most coastal sage scrub canyon (between Area 9 and 13) could be filled and developed. This alternative would require the development of an Otay tarweed (~¢mizonia ~) mitigation plan. This alternative could include clustering of units on areas to the west. 5. 3). Develop the Site as presently proposed and offset the direct and indirect impact of the project through the off-site acquisition and permanent protection of approximately 300 acres of coastal sage scrub containing 5-10 pairs of gnatcatchers and a minimum of 1 pair of cactus wren. 6. 4). Prior to the issuance of a grading permit for Areas 9-13 the permit applicant shall acquire and preserve coastal sage scrub habitat that meets the criteria defined in Alternative 3. If an off-site compensation area cannot be acquired Alternative 1 ou 2 shall be accomplished. The initiation of construction on all other areas (excluding 9-13) would not be affectcd by this condition. Mr. Doug Reid 3 The criteria for determining the acceptability of the mitigation sits will be the presence of California gnatcatchers and the long term viability of the site as a habitat preserve. The compensation site should be sufficiently interconnected or adjacent to land which is reasonably expected to remain in open space. Long'term management responsibilities must bo determined. Specific criteria can be provided if this alternative is pursued. Additional measures to mitigate the loss of coastal sage scrub to reduce project impacts to below a level of significance, as proposed in the Baldwin Company letter include: a). Baldwin's participation in a regional coastal sage scrub open space system; b). Elimination Of development area 10b and narro~ing of Area 11 by 50-100 feet on the eastern edge; and c). no action. The Service believes that these alternatives fail to reduce impacts to a level below significance and therefore we do not recommend their use. 7. we commend The Baldwin Company for considering participating in a regional open space system (Alternative a). However, due to the timing constraint on the project and the uncertain timing of a regional open space system, this plan would not provide a clear mitigation commitment. A mitigation condition on any project should be sufficiently described and able to assure the completion of the condition within the California Environmental Quality Act document. Adequate mitigation for coastal sage scrub impacts should consist of habitat replacement (acreage and value) for habitat proposed to be destroyed or degraded direct and indirectly. Salt Creek Ranch compensation could be designed to complement and coordinate with any larger preservation program. However, the mitigation plan must be described and achievable, regardless of the outcome or time frame of any larger preservation plan. 8. Alternative b fails to quantitatively offset project impacts (direct and indirect) to coastal sage scrub habitat and the California gnatcatcher, nor does it provide a habitat configuration that ia expected to maintain long term resource values. I.~ does however, provide a more effective buffer for the cactus wren habitat. 9. In summary, the Salt Creek Ranch project site contains sensitive and declining habitat types and species. Moreover, the project ia Ioca~:ed within a region in Chula Vista which can still provide for the long term on-site preservation of '£esources. It is the opinion of the Service that the project open space, as presently configured, will not maintain the California gnatcatcher population and other resourca values. Therefore, it is our ~c~COmmenda~n that the project be redesigned as describad in Alternative 1 or 2. In the event that the present project design is retained we urge the City of Chula Vista to £equiru adequate Mr. Doug Reid 4 mitigation for the resulting significant impact to biological resources by implementation of Alternative 3 or 4. The Service remains willing to work with the applicant and the City of Chula Vista to assist in the subject project and the long term resource planning for.the Sweetwater/Otay region. If you hav~ any que~tions, please C6ntact Nancy Gilbert of this office at (714) 643-4270. Sincerely, Brooks Harper Office Supervisor CC: The Baldwin Company: San Diego, CA (Attn: R. Alberson) CDGF: La Mesa, CA (Attn: T. Stewart) RESPONSE TO LETTER FROM THE UNITED STATES FISH AND WILDLIFE SERVICE 1. The original project was redesigned both in response to comments fi.om the U.S. Fish and Wildlife Service and the City of Chula Vista Parks Department, and to partially mitigate impacts identified by the Draft EIR. The project applicant now proposes development of modified Alternative A as the project. This project is discussed in the Response to Comment section found in the front of the Final EIR and depicted on Figure R-1 in the Final EIR. Figure R-2 depicts the open space and trail concepts plan, and Figure R-3 depicts the surrounding open space in relation to this modified project. The open space design of the modified Alternative A plan has wildlife corridors that are, on average, about 600 feet wide; the narrowest sections are greater than 200 feet wide, except in planning area 10b. The project applicant has agreed to participate in a program which will preserve a wildlife corridor fi.om the San Miguel mountains to the Upper Otay reservoir or delete planning area 10b fi.om development and reconfigure areas 10a and 11 (the three easternmost "L" areas on Figure R-1 in the Final EIR). This commitment will result in permanent protection of additional acreage of coastal sage scrub and additional onsite open space for the reg/onal corridor. The preparers of the EIR and City Planning staff believe that all of the open space areas in the modified Alternative A plan are connected sufficiently to allow for wildlife dispersal between these areas and the large open space areas offsite, and that the open space areas cannot be fairly characterized as "narrow wildlife areas" which "will be further degraded by fire protection, buffers and adjacent human activities." 2. The preparers of the EIR and City Planning staff do not agree that the configuration and location of the natural open space areas "are not expected to retain their wildlife resources over time." Please see the response to comment 1. In addition, coastal sage scrub is left intact in sufficiently large blocks to accommodate 4 of the 5 California gnatcatcher pairs known to exist on site. The modified Alternative A design avoids impacts to all 3 cactus wren habitats. 3. This proposal appears to propose a variation on the "no project" alternative already discussed and analyzed in Section 5 of the Final EIR. The Planning Commission and City Council will review this and all other information in the record before considering approval of the proposed project or some variation of that project. 4. Please see the response to comment 3. In addition, the project has been conditioned to already provide a focused spring survey for sensitive plant species, including the Otay tarweed. Results of those findings could cause project redesign or additional mitigation for effected plant species. 5. This proposal is somewhat unclear because it seems to recommend off-site acquisition and protection of approximately 300 acres of coastal sage scrub, when development of modified Alternative A will only result in a loss of approximately 89.6 acres of coastal sage scrub. In addition, this proposal suggests that the additional 300 acres contain 5- 10 pairs of California gnatcatchers and a minimum of 1 pair of cactus wren. However, with development of modified Alternative A, coastal sage scrub will be left intact in sufficiently large blocks to accommodate 4 of the 5 California gnatcatcher pairs known to exist onsite, and modified Alternative A will avoid impacts to all 3 cactus wren habitats. In addition, the project applicant has agreed to participate in a regional multi- species coastal sage scrub conservation plan. In light of the mitigation measures already incorporated into the proposed project, which partially mitigate impacts to coastal sage scrub and fully mitigate impacts to the California gnatcatcher and the cactus wren, the preparers of the EIR and City Planning staff do not believe that this proposal, with the stated target requirements, is appropriate. 6. Please see the response to comment 5. 7. Please see responses to comment 1 and 5. In addition, the preparers of the EIR and City Planning staff disagree the project applicant's commitment to participate in a regional multi-species coastal sage scrub conservation plan is somehow an "unclear commitment." The wording of that mitigation commitment is clear. If that plan is not completed within a specified time frame, the project applicant has agreed to modify development plans as shown in Figure R-1 of the Final EIR. This mitigation will also be included in the mitigation monitoring program, which is prepared in conjunction with the Final EIR, CEQA findings and final action on the project. This program ensures that the mitigation measure will be monitored. 8. Please see responses to comments 1, 5 and 7. 9. The preparers of the EIR and City Planning staff disagree with the opinions expressed by the U.S. Fish and Wildlife Service. Impacts to the California gnatcatchers would be significant but mitigable. The modified Alternative A allows for at least 4 of the 5 California gnatcatcher sighting localities to be preserved within biological open space. This level of conservation of known gna. tcatcher use areas will reduce the impact to California gnatcatchers to below a level of significance. The key resources are retained to a large extent in the open space plan. These resources are linked to provide wildlife movement corridors within and through the project site. Impacts to sensitive habitats such as coastal sage scrub, native grassland and wetlands have been substantially addressed and reduced through the City's environmental review process. The City is cognizant of the importance and commitment to ensuring resource protection and to provide a major regional open space corridor in the area of Salt Creek Ranch. Conditions have been set which would cause redesign within the Salt Creek Ranch project if a regional corridor were not approved offsite. SALT CREEK RANCH EIR-89-3 CANDIDATE CEQA FINDINGS IN ACCORDANCE WITH SECTION 21081 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND SECTION 15091 OF TITLE 14 OF THE CALIFORNIA ADMINISTRATION CODE AUGUST 1990 I. INTRODUCFION Section 21081 of the California Environmental Quality Act (CEQA) requires that no project shall be approved by a public agency when significant environmental effects have been identified, unless one of the following findings is made and supported by substantial evidence in the record: 1) Changes or alterations have been required in or incorporated into the project which avoid or substantially lessen the significant environmental effect as identified in the Final Environmental Impact Report (EIR). 2) Changes or alterations are the responsibility of another public agency and not the agency making the finding. 3) Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR. The following findings are made relative to the conclusions of the Final EIR for the proposed Salt Creek Ranch General Development Plan, Pre-zone and Annexation (SCH #89092721) and all documents, maps, and illustrations listed in Section VI of these findings. The pmjecfs discretionary actions include the following: · Sphere of influence boundary change and annexation to the City of Chula Vista; · General Development Plan (GDP) approval; and · P-C (planned coinmunity) zoning approval. The Salt Creek Ranch project includes approximately 1,200 acres of land in the southern foothills of San Miguel Mountain, north of EastLake Technology Park and northwest of Upper Otay Lake. The project site is located in the northern portion of the 37 square mile Eastern Territories as defined by the City of Chula Vista. Salt Creek Ranch is situated on land currently under the jurisdiction of the County of San Diego; all but 240 acres in the extreme northeastern comer of the project site are within the City of Chula Vista's adopted Sphere of Influence. The original project proposed a maximum of 3,644 residential units (834.5 acres), an equestrian center, nature center, community park, and neighborhood parks (total 60.8 acres of developed parks), natural open space (265.4 acres), an elementary site (I0 acres), and major roads (34.3 acres). Analysis during preparation of the draft EIR revealed various environmental impacts. In response, the applicant refined the project description in an attempt to reduce or mitigate those impacts. Alternative A was resubmitted to the City as the revised General Development Plan. The public review process of the draft EIR identified further unmitigated concerns and the Alternative A design was modified. This modified design represents the current General Development Plan; it is examined in the Response to Comments Section in the Final EIR. This design proposes 2,824 residential units (791.1 acres), two neighborhood parks (total 27 acres), two school sites (20 acres), two chumh sites (7 acres), and a fire station site (1 acre). The originally proposed nature center and equestrian staging area were eliminated from the plan. Modified Alternative A is environmentally superior to the project as originally proposed. The following findings are applicable to the project as revised and analyzed as the modified Alternative A in the Response to Comments section of the Final EIR. II. CITY OF CHULA VISTA FINDINGS 1) The City of Chula Vista, having reviewed and considered the information contained in the record and the Final EIR for the Salt Creek Ranch General Development Plan, pre-zone, and annexation finds that changes have been incorporated into the project which mitigate, avoid, or reduce the level of identified impacts to insignificance or to levels acceptable to the City, by measures identified in the Final Supplemental EIR. 2) The City of Chula Vista Planning Commission has determined that any remaining significant effects on the environment found to be unavoidable are acceptable due to overriding concerns. 3) The City of Chula Vista having reviewed and considered the information contained in the Final EIR and the record, finds that none of the significant environmental effects anticipated as a result of the proposed project are within the responsibility of another public agency except for air quality and water supply and water quality. 4) The City of Chula Vista, having reviewed and considered the information contained in the Final EIR and the record, finds that no specific economic, social, or other considerations make infeasible the mitigation measures identified in the EIR. 5) The Planning Commission acknowledges that these Recommended CEQA Findings are advisory and do not bind the City Council from adopting findings to the contrary if they are supported by substantial evidence in the record. The City of Chula Vista's Threshold/Standards, adopted November 17, 1987, were developed to assure that the quality of life enjoyed by the City's residents is maintained while growth occurs. That quality of life is also important to those who wish to develop within the City. Implementation of the Threshold/Standards program assures that significant, adverse impacts are avoided or reduced through sound planning and that public services and the quality of the environment will be preserved and enhanced. Based on these threshold/standards, changes have been incorporated into the project to mitigate or avoid environmental effects. The 11 issues addressed in the Threshold/Standards are discussed in Sections III, IV, and V below. III. SIGNIFICANT, UNMITIGATED IMPACTS 1) Conversion of A_m'icultuml Lands Impact Development of either the original project or the modified Alternative A would preclude the site's use for barley dry farming and result in the loss of non-prime agricultural soil. This impact is not significant on a project-specific basis, but would contribute to a cumulative impact on the area's agricultural resources. Mitigation No mitigation is proposed. Findin~ No mitigation is proposed to mitigate the significant cumulative impact on the area's agricultural resources. 2) Aesthetics Imnact The project, in combination with the various development projects in the Eastern Territories area, would unavoidably contribute to a cumulative adverse effect on the existing natural landform and aesthetic character of the area. This impact would occur with either the original project or the modified Alternative A. The proposed mitigation measures (Section IV.2, p. 8) would not mitigate this impact to below a level of significance. Findine The only impact associated with landform alteration and aesthetics that cannot be mitigated to below a level of significance is the cumulative impact (see Section IV.2) 3) Biological Resources Impact Coastal sage scrub is found on approximately 365 acres of the project site and native grassland is found on approximately 44 acres of the project site. Approximately 89.6 acres of coastal sage scrub (119.6 acres affected minus 30 acres revegetated) and 19.9 acres of native grassland will be lost with development of modified Alternative A. In accordance with the Chula Vista General Plan Update Final EIR, the loss of more than 5 acres of coastal sage scrub is significant. Mifieafion Mitigation measures have been incorporated into the project to partially mitigate direct and cumulative impacts to coastal sage scrub and native grassland. These measures include: · A commitment to revegetate approximately 30 acres of disturbed habitat within the proposed biological open space areas with native sage scrub species. · The coastal sage scrub habitat will be preserved in excess of that included in the General Plan. Specifically, the General Plan anticipated preservation of approximately 158 acres of the existing coastal sage scrub habitat on-site. The modified Salt Creek Ranch GDP proposes to preserve approximately 250 acres of coastal sage scrub and revegetate roughly 30 acres. This area is proposed as open space in order to preserve habitat for two species of special concern, the California gnatcatcher and the cactus wren. 3 · The project applicant has agreed to participate in a regional or sub-regional multi-species coastal sage scrub conservation plan. If, prior to approval of the grading plan for areas 10a, 10b and 11 (which are identified as the three easternmost "L" areas on Figure R-1 of the Final EIR), an off, site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved by the City as part of the conservation plan, then development of the 17 acre R-L development area in the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L area (as shown in Figure R-1 of the Final EIR) to provide a wider open space area for a regional wildlife corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor, pursuant to Figure R-l, which is contained in the City's staff report of September 5, 1990. This condition shall also be applied to conditions of the Tentative Subdivision Map. · The coastal sage scrub revegetation areas shah be effectively hydroseeded, followed by a tackified sa'aw mulch. Materials and seed mixes may be changed only with the approval of the project biologist/horticulturist and the City's landscape architect. · This habitat shall be irrigated as needed for the first year to accelerate establishment and coverage. The hydroseeding shall be completed in the summer, if possible, so as to establish cover prior to the rainy season. A number of annual species are included in the hydroseed mixture (California poppy and lupines) to provide color to the slopes. The species should reseed themselves yearly. · A spring survey of the coastal sage scrub and native grassland habitat shall be conducted pr/or to issuance of a grading permit. · Manufactured slopes and disturbed grassland in open space areas shall be revegetated with native scrub species found in the area. Revegetation of these areas would have the benefits of potentially providing habitat for the California black-tailed gnatcatcher, increasing the quality of the riparian buffer in selected areas, and reducing the probability of normative landscaping materials invading natural habitats. Species suitable for this revegetation include the following: Arternisia california California Sagebrush Eriogonumfasciculatum Flat-topped Buckwheat Lotus scoparius Deerweed Salvia mellifera Black Sage Salvia apiana White Sage Haplopappus venetus. Goldenbush Eschscholzia californica California Poppy Lupinus spp. Lupine · The project applicant shall assure the long-term conservation of remaining native habitat onsite (wetlands and uplands) by dedicating these areas to the City as part of a natural open space easement. The City shall place an open space easement in this acreage which would eliminate future building activity and, in effect, set this area aside for the preservation of wildlife. Trails which would promote pedestrian activity in open space areas shall be carefully designed, but when created at the expense of wildlife shall not be cons~ucted. · See Section IV.6 for a listing of other biological mitigation measures. Finding Potential impacts to coastal sage scrub and native grassland are reduced through project redesign and revegetati.on plans, but remain significant as defined by the City's General Plan. Any further mitigation of the project's biological impacts is infeasible for the following reasons: · From a planning and environmental standpoint, the City's basic objective for this project is to promote the goal contained in its General Plan to "accommodate a full diversity of housing types, while maintaining an orientation to detached single-family housing," and to further implement the following objectives of its General Plan: "Objective 10. Encourage the development of a diversity of housing types and prices." "Objective 11. Assure that new development meets or exceeds a standard of high quality planning and design." "Objective 13. Encourage planned developments, with a coordinated mix of urban uses, open spaces, and amenities." "Objective 14. For new developments in Eastern Territories, the predominant character should be low medium density, single-family housing. Where appropriate in terms of physical setting encourage development of quality, large-lot housing." Salt Creek Ranch addresses each of these General Plan policies. The residential planned community provides a broad variety of housing types, ranging from multi-family attached units to large estate lots consisting of at least one acre. Multi-family housing is provided in accordance with the Chula Vista General Plan, which previously took into account the location of multi-family housing'in areas convenient to public services, facilities and roadway circulation. Salt Creek Ranch is uniquely situated between the urbanized areas of Chula Vista to the west and the undeveloped areas to the east. The project is an entirely residential community which will provide residents of Chula Vista with high quality, upper-end housing products which are currently limited in the South Bay area. Salt Creek Ranch will also provide important transitions from the higher density developments adjacent to future SR-125 to the lower density estates in the eastern portion of Salt Creek Ranch. Development within Salt Creek Ranch will transition from the R-M and R-LM categories in the western portion of the property to the Iow density R-L category in the eastern and northern portions of the property site. Because the proposed project, as modified, realizes the City's basic General Plan housing policies, any further restrictions on development in the eastern 5 portion of the project as further mitigation of the project's impact on coastal sage scrub would frustrate and impede attainment of the City's basic project objectives. · In addition, from an environmental perspective, this project,'as modified, satisfies the mitigation criteria for coastal sage scrub which is contained in the Chula Vista General Plan Update EIR. According to the General Plan EIR, off-site mitigation by acquisition of equivalent coastal sage scrub habitat is only suggested where there is a loss of "multiple gnatcatcher nesting ten-itories." With respect to this project, all direct and cumulative impacts to the California gnatcatcher have been mitigated to below a level of significance. · No evidence has been presented by the preparers of the EIR, City Planning Staff or any other interested persons which demonstrates that additional mitigation is warranted in light of the mitigation measures already incorporated into the project. These measures include: · The modified Salt Creek Ranch GDP will preserve approximately 50 additional acres of coastal sage scrub than anticipated by the General Plan. This area is proposed as open space in order to preserve habitat for two species of special concern, the California gnatcatcher and the cactus Wl'en. · The project applicant has agreed to participate in a regional or sub-regional multi-species coastal sage scrub conservation plan (or else preservation of a regional corridor onsite) which will preserve a wildlife corridor from the San Miguel mountains to the Upper Otay reservoir. This commitment will result in permanent protection of additional acreage of coastal sage scrub, or additional onsite open space for the regional corridor. · The project applicant has agreed to revegetate approximately 30 acres of disturbed habitat within the proposed open space areas with coastal sage scrub. · The project applicant has taken substantial steps to preserve a majority of the 365 acres of coastal sage scrub on the project site. Less than one quarter of the coastal sage scrub or approximately 89.6 acres will be lost to'project development under the modified ahm-native A plan. · Approximately 29 percent of the property, or 351 acres, is proposed for open space (not including parks). An approximately 50 acre area located north of the Upper Otay Reservoir is designated for residential development in the General Plan, but is proposed as open space in the GDP. This open space was set aside to preserve sufficient habitat for two species of special concern, the gnatcatcher and the cactus wren. 5) Air Ouali _ty Impact The project would contribute to an unmitigable cumulative air quality impact on regional air quality because the proposed development was not considered when the 6 regional air quality attainment plans were formulated for the 1982 SIP Revisions for the San Diego region. This conclusion applies to both the original project and the modified Alternative A. · The project will incorporate traffic flow improvements (e.g., road construction), and will identify bicycle routes and bus stops at the SPA Plan and subsequent stages of planning. The project site was designated as open space in the SANDAG Series V,VI, and VII growth forecasts and thus represents growth that was not considered when the regional .air quality attainment plans were formulated for the San Diego region. The proposed project ~s currently a non-conforming use and therefore would have significant cumulative air quality effects even after implementation of mitigation measures. It would continue to be a non-conforming use until it is included in the SANDAG forecast. (see Section IV. 10) 5) Water Supply Impact The project would contribute an incremental cumulative impact on the region's limited water supply sources. This conclusion applies to both the project as originally proposed and the modified Alternative A. Mitigation · The use of reclaimed water is strongly encouraged and the project proponent shall make every attempt to develop such use. The project proponent shall, if feasible, negotiate an agreement with OWD to commit to the use of reclaimed water at the earliest possible date so that OWD can ensure that an adequate supply is available. If such an agreement is pursued, all documentation shall be subject to site-specific environmental analysis, and shall conform to the applicable regulations of the Regional Water Quality Control Board and the State Depa~'unent of Health Services. · Water conservation measures for onsite landscaping and for maintenance of roadside vegetation shall be created and implemented by the project proponent, in coordination with the City Public Works Department, the City's landscape architect and in consultation with OWD or other qualified water · agency/organization. Conservation measures are recommended by the State Resources Agency Department of Water Resources (see Appendix A of the EIR), and include but are not limited to planting of drought tolerant vegetation and the use of irrigation systems which minimize runoff and evaporation loss (see also following measure). · The following water conservation measures shall be provided; implementation shall be approved prior to issuance of certificates of use and occupancy; a) Low-flush toilets (Section 17921.3, Health and Safety Code). b) Low-flush showers and faucets (California Administrative Code, Title 24, Par 6, Article 1, T20-1406F). c) Insulation of hot water lines in water recirculating systems (California Energy Commission). The cumulative impact to regional water supply cannot be mitigated to below a level of significance. (see Section IV. 11) 6) gatr In~act The project would contribute to a cumulative increase in demand for non-renewable energy resources. This conclusion applies to both the original project and the modified Alternative A. Mitigation The project shall, to the extent feasible and to the satisfaction of the City, provide the following: · Encourage the use of public transit by providing bus loading zones at key locations onsite. · Facilitate non-vehicular travel by incorporating bicycle and pedestrian trails onsite. · Implement efficient circulation systems including phased traffic control devices. · Adhere to updated Title 24 building construction and design standards. · Install landscaping that provides afternoon shade, reduces glare, encourages summer breezes, discourages winter breezes. · Minimize reflective and heat absorbing landscapes. · Reserve solar access and implement passive solar systems. · Develop dwellings on small lots to decrease indoor and outdoor heating and lighting requirements. · Install energy-efficient appliances in residential developments. · Limit strict lighting and install energy efficient lights. Demonstrate energy-conservation practices. · Use appropriate building design, orientation, landscaping and materials to maximize passive solar heating and cooling, and construct energy-efficient structures, subject to approval of the ORC, Building and Housing Department and the Planning Deparunent. Finding It is infeasible to mitigate the project's cumulative impact on non-renewable energy resources to below a level of significance. (see Section IV. 16) 8 IV. SIGNIFICANT, MITIGABLE IMPACTS 1) Land Use Inmact Potential incompatibilities with adjacent land uses were identified for the original project. Potential conflicts include the proposed development's interface with the EastLake Business Park, the Upper Otay water supply reservoir, the Chula Vista Greenbelt, the SDG&E power easement, and the Otay Water District reclamation facility. Similar potential incompatibilities are identified for the modified Alternative A design, although less adverse impacts to the Upper Otay reservoir would occur as the modified plan eliminates the equestrian facility originally proposed adjacent to the reservoir. The originally proposed project was inconsistent with Section 6.2 of the Chula Vista General Plan Land Use Element because it proposed a density in the high density range without providing exceptional and extraordinary benefits to the City. It was also inconsistent with Section 3.3 of the Housing Element because it did not address affordable housing. The modified Alternative A is consistant with the Land Use Element as it proposes a residential density at the midpoint of the density range. It is, however, inconsistent with Section 3.3 of the Housing Element as it does not address affordable housing. Mitieafioq 1. With respect to the potential land use impacts at the EastLake Business Park/Salt Creek Ranch interface, the following shall be required: · To achieve an appropriate transition between land uses, a cluster approach shall be used. A cluster plan should create an open space buffer adjacent to the business park which could include recreation or park uses. · A buffer zone between the project and EastLake Business Park to the south will provide visual and spatial separation between the residential area and employment park land uses and will help to avoid adverse noise impacts. Final approval shall be by the City's landscape architect. · Techniques to accomplish this objective include variable setbacks and extensive landscaping within the buffer area. Specific measures are to be defined in the SPA Plan with final approval by the City's landscape architect. · Final design (SPA Plan, Site Plans) of the planning areas on the southern border of the site shall specifically address the land use interface and shall be subject to approval by the Design Review Committee (DRC). 2. With respect to the potential impact of development in the vicinity of Otay Lakes Reservoir, the following is required: · Storm drainage and wastewater from residential areas in the Salt Creek Ranch development will be collected in utility systems to be provided and diverted away from the reservoir (see Section 3.5, 3.6 and 3.13 of the EIR; plans to be approved by the City Engineering Department). · Detailed design in the SPA Plan shall address the viewshed condition from the reservoir to developed areas of the project site. Design will incorporate specific techniques to mitigate view impacts, including site plan orientation, grading techniques, landscaping and architectural design. Final approval shall be by the DRC. 3. With respect to the potential impact on the Chula Vista Greenbelt, the following is · The Salt Creek drainage through the project site shall be retained in approved open space uses. Extensive plantings (approved by USFWS and the City Parks & Recreation Depaxulient and City Landscape Architect prior to final map approval) within the drainage has occurred and the existing stand of eucalyptus and pepper trees will be retained. The SPA Plan shall define in an Open Space Plan and Chapter guidelines for open space uses, buffer treatment, maintenance and natural resource management. 4. An additional mitigation measure: · Land use compatibility impacts relative to the Otay Water District reclamation facility shall be mitigated by implementing various design techniques to be identified in the project SPA Plan. Such techniques shall include orientation of residential structures to minimize view of the facility, as well as the establishment of vegetative and spatial buffers between sn'uctures and the facility. 5. The inconsistency with the General Plan will be mitigated by the following: · The developer shall explore, in an affordable housing program, methods to devote at least 10 percent of the dwelling units to low and moderate income housing. The program shall be developed prior to or concurrent with the SPA Plan process and shall be subject to Planning Commission review and approval. Finding All significant land use impacts will be mitigated to below a level of significance by the implementation of the mitigation measures delineated above. 2) Aesthetics Impact The proposed development would significantly alter the landform and visual character of the site. This conclusion applies to both the original project and the modified Alternative A. Mitigation Site Design Measures · The Salt Creek corridor has been extensively planted as pan of the project to recreate the environmental character of the area prior to agricultural use. As pan of the SPA Plan process, an Open Space Plan and Landscape Plan and 10 associated guidelines shall be created and approved by the City Parks and Recreation Department and City landscape architect. · Urban design standards, further refined in the SPA Plan, shall reinforce the semi-rural/ranch character of the community, with sensitivity to natural landform and use of landform grading along major transportation corridors and in high visibility areas. · Grading shall be minimized with respect to natural landform. Landform grading sensitive to existing topography to the extent feasible and acceptable to the City Planning Department shall be used along major streets and in high visibility areas to maintain a natural viewshed and enhance the character of the development. Techniques used to blend graded areas to natural landforms shall include slope rounding, obscuring slope drainage structures by massing plant materials, landform grading on large slope bands, and use of planting materials to control erosion. · Visually prominent slopes and vista points shall be preserved to the maximum extent feasible and acceptable to the City Planning and Parks/Recreation Departments. · Slopes of 25 percent or greater shall be preserved to the maximum extent feasible and acceptable to the City. · Introduction of manufactured slopes in areas designated as natural open space (with environmental sensitivity, as defined in Section 3.7) shall be prohibited, except where necessary to constzuct roads, trails or other public facilities, subject to the approval of the City Engineer and Director of Parks and Recreation. Such manufactured slopes shall be revegetated with indigenous species as recommended by the project biologist. · Village identity and character shall be defined in the SPA Plan by architectural style; design and detailing of site improvements such as walls, fences, and signage; and landscape theme, subject to City SPA Plan approval. i · During site design, emphasis shall be placed on mitigating views toward the development from the Chula Vista Greenbelt. Special attention to these relationships along the Salt Creek drainage on site will be provided. The SPA Plan shall identify guidelines and measures which shall be implemented by the DRC. Scenic Highway Measures · Design review for development adjacent to designated scenic roadways is required. Special attention shall be given to areas in proximity to Salt Creek such as Hunte Parkway. The SPA Plan shall establish guidelines and measures by which to confirm mitigation and protection of scenic highway resources. 11 Finding Implementation of the mitigation measures delineated above will reduce the project- specific impacts to below a level of significance. (See Section III.2) 3) Impact Geotechnical constraints to development onsite include difficulty in rock extraction, soil and topsoil removal, and slope instability. Seismic ground acceleration and seiche potential exists. Mitigation · Conclusions and recommendations of the February 1988 and August 1988 GeoSoils repons, pages 23 through 42, and 24 through 39, respectively, shall be adhered to in accordance with City procedures, subject to approval of the City Engineer prior to any tentative map approvals. The repons' conclusions and recommendations are included as Appendix B of the EIR; the repons are on file at the City Planning and Engineering Dep~ui~nents. Recommendations therein cover the following topics, actions and potential impacts: ripping, soil removals, slope stability/grading, erosion control, sub-surface water control, earthwork grading and balancing, soil expansion, slope design, grading guidelines, foundation recommendations, retaining wall design, graded slope maintenance and planting, and procedures for grading plan review. Implementation of the geology and soils mitigation measures will mitigate the potential geotechnical impacts to below a level of significance. 4) Hvdroloev Impact The modified Alternative A plan would create less impervious surface area than the original plan. Either project would increase impervious surface area, resulting in altered drainage courses and increased flow rates downstream. Mitigation · Upon preparation of detailed development plans (i.e., prior to SPA Plan approval or Tentative Map submittal), a registered civil engineer shall conduct a hydrologic and hydraulic analysis of the project. This analysis shall be conducted in accordance with City of Chula Vista guidelines and shall include but not be limited to sizing of onsite drainage facilities; design of energy dissipators at drain outlets; verification that downstream drainage facilities including natural channels can accommodate any increase flow rate, and identification of improvements, if necessary, to accommodate increased flows; verification of the adequacy of the Eastlake Business Centre storm drain; and evaluation of enhancements of natural drainage courses. 12 · Drainage facilities and energy dissipators shall be constructed in accordance with the approved hydraulic analysis and shall be in place and functioning prior to completion of the grading operation. Finding All significant impacts will be mitigated to below a level of significance by the implementation of the mifigaton measures delineated above. 5) The original project proposed development of over 400 acres in the Otay reservoirs watershed. Potential impacts associated with watershed development include urban runoff, sewage spills, and sedimentation. An equestrian center was proposed adjacent to the Upper Otay reservoir;, this facility could cause potential water quality impacts. The modified Alternative A proposes a reduced density residential development and eliminates the proposed equestrian facility. Potential water quality impacts would be reduced, but still potentially significant. · The project shall be subject to review and approval by the State Department of Health Services (DHS). The project shall implement mitigation measures as set by DHS prior to issuance of any grading permit. · Prior to or concurrent with SPA Plan approval, a diversion ditch plan, or other acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared and approved by the City of Chula Vista, City of San Diego and DHS. The plan shall analyze the possibility of sewage system failures; effects of increased levels of nutrients salts and pesticides from landscaping and irrigation; and effects of petroleum products from surface street runoff. Additional environmental analysis may be required based on the specific drainage ditch or other .plans. Design of these plans shall also consider providing additional capacity for concurrent or future development. · The project proponent shall submit a erosion control plan prepared by a registered civil engineer and a registered landscape architect in accordance with City of Chula Vista design standards. The plan shall be approved prior to issuance of grading permits and shall include placement of sandbags, temporary sediment basins, and an erosion control maintenance plan. · The project proponent shall shbmit a storm drain plan prepared by a registered civil engineer in accordance with City of Chula Vista design standards. The plan must be approved prior to the issuance of grading permits and shall include permanent erosion control facilities. 13 laindin~ Implementation of the mitigation measures delineated above and changes incorporated into the project will miilgate all project and cumulative water quality impacts to below a level of significance. 6) Biological Resources Imoact Impacts to riparian habitat, California gnatcatchers and cactus wrens would be significant but mitigable. Impacts to 0.7 acre of riparian wetlands would be mitigated by on-site habitat creation and/or enhancement at a recommended 2:1 milo. Coastal sage scrub is left intact in sufficiently large blocks to accommodate 4 of the 5 gnatcatcher pa/rs known on site. The modified Altemailve A design avoids impacts to all 3 cactus wren habitats. Mitigation · The most appropriate area for wetland habitat creation occurs in Salt Creek. Salt Creek exists at an elevation appropriate to support wetland habitats or could be graded down to an appropriate elevation with minimal soil displacement. This area would then be contiguous with existing wetlands, thereby enlarging and enhancing those areas. Approximately 1.4 acres of wetland habitat shall be created or enhanced onsite to mitigate for the loss of this acreage at a 2:1 milo as a result of project implementation. Sufficient habitat exists onsite which would be suitable for wetland revegetafion or enhancement techniques. A habitat plan shall be coordinated and negotiated prior to any SPA Plan approval. · Habitat replacement or enhancement mitigation measures which are agreed upon (prior to SPA Plan approval) shall be thoroughly evaluated and defined in a specific mitigation plan. This plan shall be approved by the resource agencies, and shall provide for short- and long-term monitoring and maintenance of the replacement habitat. The plan will also identify mitigation locations, and provide a more precise wetland habitat quality evaluation by the regulatory agencies, resulting in specific replacement or enhancement acreages, numbers and types of plant species to be used, and planting techniques. · Selective grading shall be required and enforced, i.e., only areas immediately subject to development should be graded. · Erosion prevention measures such as fences, hay bales, and/or detention basins shall be onsite during development and in place prior to construction. · Heavy equipment and construction activities shall be restricted to the .grading areas to the greatest degree possible in order to reduce direct ~mpacts to wetland habitat. Construction of cut and fill slopes, and equipment used for this construction, will be kept within the limits of grading. Prohibited activities in the wetland habitat include staging areas, equipment access, and disposal or temporary placement of excess fill. Construction limits and wetland habitat shall be flagged by a qualified biologist. Construction activities shall be monitored by an onsite inspector to ensure that grading activities do not affect additional acreage. Any 14 unauthorized impacts cause by construction operations would require that the contractor replace all habitat to its original condition, with wetland habitat potentially being restored at greater that a 2:1 ratio. · Fueling of equipment shall not occur in any portion of the site near any intermittent stream or the watershed of Otay reservoir. · Areas designated as natural open space shall not be grubbed, cleared, or graded, but left in their natural state. · To ensure that contractors are fully aware of specific restrictions of the project, such as staging areas, limits of fill, no vehicle zones, and other appropriate regulations, information shall be clearly shown on the construction plans. Contractors shall be fully aware of the sensitivities and restrictions prior to bidding. · In the event that a fire or fuelbreak is deemed necessary, plant species used in this area shall be noninvasive, so as to reduce impacts to remaining native vegetation. Suitable species from a biological standpoint would be low growing, moderately fire-retardant, native species such as prostrate coyote bush (Baccharis pilularis var. pilularis). · No clearing of brush shall be allowed outside the fire or fuelbreak, and no fuelbreak clearing will be allowed in sensitive habitat areas. In general, the limits of the fuelbreak will be measured from the building pads. The width of the fuelbreak may be reduced by the use of low-growing, fu-e-retardant species (see above measure). · Plants in riparian and/or natural areas within the project's boundaries shall not be trimmed or cleared for aesthetic purposes. · Revegetation of cut slopes external and/or adjacent to natural open space shall be accomplished with native plant species which presently occur onsite or are typical for the area. Suitable species include California sagebrush (Artemisia california), flat-top buckwheat (Eriogonum fasciculaturn ssp. fasciculatum), black sage (Salvia mellifera), and San Diego sunflower (Viguiera laciniata). If this area is hydroseeded, measures shall be taken to ensure the exclusion of normative, weedy species from the mixture. · Fencing shall be installed as feasible and acceptable to the City's Environmental Review Coordinator around the natural open space area to prevent adverse impacts to biological resources from domestic pets and human activity. An alternative would be the planting of barrier plant species that would discourage pedestrian activity into open space areas. Normative species would not be acceptable as barrier plantings within open space areas. No active uses shall be planned in the open space/easements, including building structures or construction of trails through this area unless approved by the City. · Landscaping around buildings shall utilize noninvasive exotic species or preferably, native plant species found in the area. Species present onsite, such as desert elderberry (Sarabucus mexicana) and California buckwheat, would be suitable for planting. 15 Impacts to riparian wetland habitat, California gnatcatchers, and cactus wrens would all be mitigated to below a level of significance through project modifications and the mitigation measures delineated above. (See Section II/.3) 7) Cultural Resources Project development would adversely affect seventeen prehistoric and historic sites. The site possesses a high potential for paleontological resources. Similar impacts would occur under either the original project or the modified Alternative A. Mitigation · Mitigation of impacts to important cultural resources will be achieved through either avoidance or by conducting a data recovery program. Avoidance could include capping sites with 2 feet of fill and incorporating these sites or certain sites into the Salt Creek Park system (Chula Vista Greenbelt). · If avoidance of archaeological/historic resources cannot be achieved, a data recovery program to mitigate development impacts to important cultural resource sites (listed in Table 3-8 of the EIR) shall be conducted, including monitoring or, where necessary, surface collection and mapping of artifacts, and a phased data recovery program. Recommendations identified in Table 3-8 of the EIR shall be utilized as the basic framework for the mitigation plan. This phased approach would employ a random sample in conjunction with a focused inventory for features (i.e., hearths, burials). The data recovery program shall be in accordance with a regional approach for all prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III, thereby allowing a comprehensive understanding for these Early Period sites. This regional understanding would also be in agreement with the Bonita-San Miguel Archaeological District. · The data recovery program shall follow the Advisory Council's guidelines as defined within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The treatment plan should be oriented to address local and regional research questions and clearly identify the methods to be used to address the research questions. Research questions which should be addressed are listed on pages 5-6 and 5-7 of the June 1989 Salt Creek Ranch Cultural Resource Evaluation on file at the City Planning Department. · Prior to issuance of a mass-grading permit the developer shall present a letter to the City of Chula Vista in6icating that a qualified paleontologist has been retained to carry out resource mitigation. A qualified paleontologist and archaeologist shall be at the pre-grade meeting to consult with the grading and excavation contractors. · A paleontological monitor shall be onsite at all times during the original cutting or previously undisturbed sediments of the Otay Formation to inspect cuts for contained fossils (the Otay Formation occurs generally above 680 feet elevation). The Sweetwater Formation shall be monitored on a half-time basis. 16 Periodic inspections of cuts involving the Santiago Peak Volcanics shall be conducted in accordance with recommendations of the qualified paleontologist. · In the event that well-preserved fossils are discovered, the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. B~cause of the potential for the recovering of small fossil remains such as isolated mammal teeth, it may be necessmy to set up a screen-washing operation on the site. · Fossil remains collected during any salvage program shall be cleaned, sorted, and cataloged and then with the owner's permission, deposited in a scientific institution with paleontological collections such as the San Diego Natural History Museum. All significant cultural, historic, and paleontological impacts will be mitigated to below a level of significance by the implementation of the mitigation measures above. 8) Traffic Impact The original proposed project would generate 36,4~0 ADT. The cumulative traffic levels at buildout would result in levels of service (LOS) D or worse along four roadway segments. Modified Alternative A would generate 28,240 ADT and would result in similar cumulative traffic impacts. Mitieation · East H Street through the project shall be designed to provide for the ultimate cross-section of 6 lanes west of Hunte Parkway and 4 lanes east of Hunte Parkway consistent with City of Chula Vista design criteria. Construction phasing shall be determined by the City in coordination with the ECVTPP. Future additional right-of-way along this roadway may be required, at the discretion of the City Traffic Engineer, due to future traffic volumes generated by the Otay Ranch project to the south and east. Unsignalized project access points shall be spaced no closer than 0.25 mile apart. · Lane Avenue shall be consu'ucted to ultimate Class I Collector standards, from its existing northern terminus at the project's southern boundary to East H Street, consistent with the City of Chula Vista's design criteria. Construction phasing shall be determined by the City and, if necessary, coordinated with the ECVTPP. · The Circulation Element rotidways of Hunte Parkway and Lane Avenue will require intersection lane configurations designed in accordance with the City's street design standards and/or as required by the (City Traffic Engineer). Implementation/phasing shall occur (as directed by the City) to accommodate forecast buildout daily traffic volumes: · Traffic signals shall be installed on a schedule determined by the City at the intersections of East H Street with both Lane Avenue and Hume Parkway. 17 Signals will be activated when warrants are met or at the discretion of the City Traffic Engineer. · Specific project access and internal circulation plans (including bicycle, equestrian and pedestrian routes and crossings) shall be provided to the satisfaction of the City Traffic Engineer at the SPA Plan (general level) and Tentative Map (detailed level) stages of approval. · To fully mitigate project impacts onto local roads, the project shall participate towards off-site improvements on a fair share basis with other area developers consistent with development assumptions and network improvements within the adopted East Chula Vista Transportation Phasing Plan (ECVTPP). The Salt Creek Ranch project shall also comply with any additional requirements (i.e. road improvements or impact fees) defined in future revisions and updates to the ECVTPP, as it pertains to the project's impacts onto the circulation system. Compliance shall be verified via review and approval of the SPA Plan and tentative maps by the City Traffic Engineer. Finding All significant impacts will be mitigated to below a level of significance by the implementation of the mitigation measures delineated above. 9) Noise Impact Traffic-generated and urban noise would result from project implementation. Noise modeling indicates that future onsite noise levels adjacent to the Hume Parkway, Lane Avenue and East H Street would exceed 65 dB(A) CNEL. Mitigation · Potentially significant onsite exterior noise impacts due to vehicular traffic along particular noise-sensitive land uses proposed by the General Development Plan (i.e., neighborhood parks, elementary school and single-family residential) shall be mitigated by specific measures outlined in subsequent, site-specific noise analyses to be conducted at the SPA Plan level. · Potentially significant interior noise impacts shall be mitigated through the reduction of exterior noise levels to below 60 dB(A) in residential areas (assuming the incorporation of standard building materials), or through the use of enhanced building materials such as sound rated windows or insulation. A detailed site-specific acoustical analysis, to be conducted of the SPA Plan level, shall identify where this reduction is necessary and how it will be attained. Performance of effective mitigation will require reducing interior noise levels in single-family units to 45 dB(A) CNEL or below. Finding Future onsite cumulative noise impacts will be mitigated to below a level of significance by the implementation of the mitigation measures above. 18 10) a~7_Q.ug~ Impact Local short-term air quality impacts would result from grading and Construction activities. Mitieafion The following measures shall be adhered to, subject to approval by the City, to reduce short-term pollutant emissions: · Heavy-duty construction equipment with modified combustion/fuel injection systems for emissions control shall be utilized during grading and construction. · Use watering or other dust palliatives to reduce fugitive dust; emissions reductions of about 50 percent can be realized by implementation of these measures. · Disturbed areas shall be hydroseeded, landscaped, or developed as soon as possible and as directed by the City to reduce dust generation. ·Trucks hauling fill material shall be properly covered. · A 20 mile-per-hour speed limit shall be enforced on unpaved surfaces. Findine Short-term air quality impacts will be mitigated to below a level of significance by the implementation of the mitigation measures delineated above. (See Section III.4) 11 ) Water Impact The Otay Water District's Central Area Master Plan assumed development of the site. Development of the project would require construction of elements of the master plan including pump stations, transmission lines and a reservoir. · Prior to issuance of building permits, the project site shall either be annexed by OWD into Improvement District No. 22 or a new Improvement District shall be established for the project area. In addition, the project developer shall obtain written verification from OWD at each phase of development that the tract or parcel will be provided adequate water service (will-serve letter). · Prior to approval of any SPA Plan within Salt Creek Ranch, a Water Master Plan (and/or Agreement) shall be prepared and approved (by the City Engineer and OWD) for the Salt Creek Ranch development project. The Plan shall identify total and incremental water demand; specific facilities (size, location, etc.) including servicing in the 980 and 1296 Pressure Zones; 19 implementation/phasing; and particip, afion in the water allocation program and TSF financing program, encompassing this project and other projects in the OWD Master Plan service area. The Plan shall delineate at a more detailed level the recommendations of the April 1989 and October 1989 Wilson reports and July 1989 Graves report (Appendix C). Findim, All significant impacts associated with water delivery will be mitigated by the implementation of the mitigation measures delineated above. (See Section III.5) 12) Waste Water Impact Development bf the project would require the construction of sewers. No significant impacts to sewage treatment capacity are expected. Mitigation · Prior to approval of any SPA Plan within Salt Creek Ranch, a Wastewater Master Plan and/or Agreement for the project shall be prepared by the proponent and approved by the City Engineer. The Plan shall identify total and incremental wastewater generation, specific facilities required, funding and implementation/phasing in relation to this project and other associated project's phasing in the axea. The Plan shall conf'Lrm that the entire project can be sewered to the Telegraph Canyon Trunk Sewer, shall further detail the April 1989 Wilson report, and shall be coordinated with and/or conform to the City's Public Works Facility Plan, when complete. (Note that sewer upgrades, including effects on downstream facilities, will be required wherever the sewer exceeds the design capacity.) · The project shall be subject to payment of wastewater development fees (to fund trunk sewer and other upgrades) or equivalent proportionate facility financing mechanism identified by the City, when adopted. Payment shall occur prior to issuance of building permits or earlier. Finding All significant impacts associated with sewer service will be mitigated by the implementation of the mitigation measures delineated above. 13) Police Protection Inmact Development of the project would increase demands for police services in the area. Mitigation The project is subject to adherence to City threshold standards and criteria for police protection service. The project applicant shall contribute to the City's General Fund. 20 Findine Implementation of the above mitigation measure will mitigate the impact to below a level of significance. 14) Schools Irnnact The original project would generate up to 1093 elementary students, 692 junior high/middle school students and 364 high school students. The modified Alternative A would generate approximately 847 elementary school students, 537 junior high/middle school students and 282 high school students. The Chula Vista City School District (CVCSD) and Sweetwater Union High School District would be unable to accommodate these new students in existing facilities. The original plan proposed one elementary school site, located along East H Street. The modified Alternative A plan includes two elementary school sites, located away from large streets. · The project shall adhere to General Plan threshold criteria regarding school facilities and services. · Prior to SPA Plan approval, the project proponent shall provide documentation confmming elementary school site locations and CVCSD approval of school locations on Salt Creek Ranch. This approval shall entail site location, size and configuration of schools, with provisions for access and pedestrian safety to the satisfaction of CVCSD. Funding shall also be addressed and confirmed in accordance with CVCSD procedures. · Prior to SPA Plan approval, the project proponent shall provide documentation to the City confu-ming satisfaction of SUHSD facility funding requirements to offset Salt Creek Ranch student generation impacts. Funding would likely be satisfied via formulation of a Mello Roos CFD or other means acceptable to SUHSD. · Prior to issuance of any building permits on Salt Creek Ranch, the proponent shall obtain written verification from CVCSD and SUHSD (will-serve letters) that adequate school facilities and associated financing will be provided for project generated students. Finding All significant impacts associated with schools will be mitigated to below a level of significance by the implementation of the mitigation measures delineated above. 21 15) Parks. Recreation and Ot~en Snaq~ Impact According to the City's parkland standard, the original proposed project would generate a demand for approximately 35 acres of public parkland. The modified Alternative A plan would generate a demand for approximately 26 acres of parkland. Both project designs meet the minimum parkland acreage requirements. · The project shall adhere to General Plan Threshold Standards. · The project shall comply with the City Local Park Code requirements. · The project SPA Plan shall further define the boundaries, acreage and manner of open space preservation (e.g. dedicated open space; preservation easements) on the Salt Creek Ranch property in a form and manner acceptable to the City Parks and Recreation Department and Planning Depam'nent~ All significant impacts related to parks and recreation will be mitigated by the implementation of the mitigation measures delineated above. 16) Ener~ Impact The project will require the extension of San Diego Gas and Electric services. Any recreational/trail use of the easement must be coordinated with SDG&E. Miti~afiQll · The SPA Plan shall more clearly identify the recreational uses proposed for the SDG&E easement in the site's northeast; uses shall be subject to the approval of the City and SDG&E. Finding All significant impacts associated with energy will be mitigated by implementation of the above mitigation measures with the exception of the cumulative impact~ 17) Public Tran ~il; Imoact Development of the project would create a demand for extended Chula Vista Transit services. Mifigafio~ · Prior to final site plan approval, the developer shall consult with City Planning and City Transit staff regarding location of transit facilities (i.e., bus stops) 22 onsite. Should there be a need for such facilities, site design shall provide for said facilities, subject to review and approval by the City. Finding All significant impacts related to public transit will be mitigated by the implementation of the mitgafion measure delineated above. 18) Libraries Inmac~ Development of the project would contribute to the cumulative increase in demand for library services. · The.project. applicant shall adhere to General Plan library thresholds, and shall paint,pate m any funding programs created for financing of a library facility (i.e., developer fees, Mello-Roos Community Facilities District for Salt Creek Ranch, etc.) to serve the vicinity, as deemed appropriate by the City. Finding All significant impacts associated with library services will be mitigated to below a level of significance by the mitigation measure delineated above. V. INSIGNIFICANT IMPACTS 1) Solid Waste - No significant impacts were identified for the project; regional plans for solid waste disposal will mitigate regional impacts. VI. THE RECORD For the purposes of CEQA and these findings, the record of the Planning Commission and City Council relating to these actions include the following: 1) Advisory Council Historic Preservation (ACHP). 1980. 2) American Ornithologists' Union. 1983. Checklist of North American Birds. 6th Edition. American Ornithological Union, [Washington, D.C.]. 3) Air Pollution Control District (APCD) 1986 Draft Progress in Air Pollution Control During 1985. San Diego. June. 4) Atwood J. L. 1988. Speci~tion and geographic variation in black-tailed gnatcatchers. Ornithological Monograph 42. 74 pp. 5) Atwood, J. 1980. The United States distribution of the California black-tailed gnatcatcher. Western Birds 11:65~78. 6) Bauder, E.T. 1986. San Diego Vernal Pools, recent and projected losses; their conditions; and threats the their existence 1979-1990. U.S. Fish and Wildlife Service, Office of Endangered Species. 23 7) Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater River Press. 241 pp. 8) California Administrative Code, Title 24, Chapter I, Subchapter I, Article 4. 9) California Administrative Code, Tire 24, Par 6, Article 1, T20-1406F. 10) California Department of Fish and Game. 1985. Designated endangered or rare plants. The Resources Agency, June 19. 11) Califomia Depas'ux~ent of Fish and Game. 1965. California Fish and Wildlife Plan. The Resources Agency, Volume 3(c):908. 12) California Depa,us~ent of Health Services 0DHS). Letter addressed to County of San Diego. 13) Chula Vista, City of. 1989. Municipal Code. 14) Chula Vista, City of. 1988-89. City of Chula Vista Proposed Budget. 15) Chula Vista, City of. 1988. Noise Element of General Plan. 16) Chula Vista, City of. 1974. Scenic Highway Element of the Chula Vista General Plan. 17) Chula Vista, City of. 1982. Chula Vista General Plan, EastLake Policy Plan, City Council Resolution No. 10996, September 7. 18) Chula Vista, City of. 1982. Housing Element. 19) Chula Vista, City of. 1989a. General Plan Update. March. 20) Chula Vista, City of. 1989b. General Plan Update EIR 88-2. March. 21) Chula Vista, City of. 1989. Draft Fire Station Master Plan. March. 22) Chula Vista, City of. 1989. Planning Depa, uxaent, Cultural Resources Testing and Evaluation of the Salt Creek Ranch Project, June. 23) Chula Vista, County of. 1983. Conservation Element (Part X) of the County General Plan. Planning Department, GPA-80-61. 24) Cowardin, L. M., F. C. Golet, and E. T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, U.S. Department of Interior, December. 25) Demere, T. A. 1986. EastLake: "A new chapter in the geologic history of San Diego County," Environmental Southwest 515:9-13. 26) Demere, T.A. 1988. Early Arikareean (Late Oligocene) vertebrate fossils and biostratigraphic correlations of the Otay Formation at EastLake, San Diego County, California. In Filewicz, M. V. and Squires, R. L. (eds.), Paleogene Stratigraphy, 24 West Coast of North American, Pacific Section S.E.P.M., West Cast Paleogene Symposium Vol. 58, p.35-43. 27) ERCE. 1989. Phase 1 Report, Amber Ridge California gnatcatcher study. Prepared for Weingarten, Siegel, Fletcher Group, Inc. 28) ERC Environmental and Energy Services Company. Noise Modeling for EastLake III. 29) Everett, W. T. 1979. 'Threatened, declining and sensitive bird species in San Diego County. San Diego Audubon Society, Sketches, June. 30) F&G Regulations (code NO. 6.26 of Chapter 3, Article 1) 3 I) Federal Highway Administration. 1978. Highway Traffic Noise Prediction Model (FHWA-RD-77-108), December. 32) Grinnell, J. and A. H. Miller. 1944. The distribution of the birds of California. Pacific Coast Avifauna 27. 33) HBW Associates, Inc. 1986. Master Plan for the Chula Vista Public Library Draft, December. 34) Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California. Nongame-Hefitage Program, California Department of Fish and Game. October. 35) Jennings, M.R. 1983. An annotated checklist of the amphibians and reptiles of California. California Depaxanent ofFish and Game 69(3):151-171. 36) John McTighe & Associates. 1989. City of Chula Vista Salt Creek One Fiscal Impact Analysis. April. 37) Jones, J. K., Jr., D. C. Carter, H. H. Genoways, R. S. Hoffman, and D. W. Rice. 1982. Revised checklist of North American mammals north of Mexico. Occasional Papers of the Museum Texas Tech. University 80:1-22. 38) Kuper T. H. 1977. Reconnaissance of the marine sedimentary rocks of southwestern San Diego County, Plates 1-4; in G.T. Farrand (ed.) Geology of southwestern San Diego County and northwestern Baja California. Guidebook, San Diego Association of Geologists. 39) Mestre Grene Associates. 1989. Noise Analysis for Salt Creek 1, March. 40) Munz, P.A. 1974. A flora of southern California. University of California Press, Berkeley. 1086 pp. 41) Oberbauer, T.A. 1979a. Distribution and dynamics of San Diego County grasslands. Unpublished M.A. theses, San Diego State University, San Diego. 42) Otay Water District Cenual Area Master Update. 1987. 43) P&D Technologies. 1988. Traffic Analysis for EastLake I, (ADT volumes) December. 25 44) P&D Technologies. 1989. Draft EIR City of Chula Vista General Plan Update, March. 45) Pacific Southwest Biological Services (PSBS). 1981. 46) Pacific Southwest Biological Services (PSBS). 1982. 47) Rea, A. M. 1986. Cactus Wren. In A. R. Philips (ed.) Known Birds of North Middle American. Part 1. Denver Museum of Natural History. p. 119. 48) RECON. 1987. Home range, nest site, and territory parameters of the black-tailed gnatcatcher population on the Rancho Santa Fe Highlands study area. September. 49) RECON. 1988. Survey of Biological Resources on the Baldwin Property. January. 50) Reinen, R. H., 1978. Notice of exercise of Section 404 jurisdlction over certain streams and wetlands in California. Los Angeles District, Corps of Engineers. July 15. 51) Remsen, V. 1978. The species of special concern list: an annotated list of declining or vulnerable birds in California. Western Field Ornithologist, Museum of Vertebrate Zoology, University of California, Berkeley. 52) San Diego Association of Governments (SANDAG). 1985. Final Series 6 Regional Growth Forecasts, 1980-2000. 53) San Diego Association of Governments (SANDAG). 1987. Draft Series 7 Regional Growth Forecasts. 54) San Diego Association of Governments (SANDAG). 1988. Traffic Generators Manual, July. 55) SDHS (San Diego Herpetological Society). 1980. Survey and status of endangered and threatened species of reptiles natively occurring in San Diego County. Prepared for Fish and Wildlife Committee, San Diego Department of Agriculture, 33 pp. 56) Section 17921.3, Health and Safety Code. 57) Smith, J. P. and K. Berg. 1988. Inventory of rare and endangered vascular plants of California. California Native Plant Society, Special Publication No. 1, 4th edition. 58) Smith, J. P., Jr. and R. York. 1984. Inventory of rare and endangered vascular plants of California. California Native Plant Society, special publication no. 1 (3rd Edition). 59) Tate, J., Jr. 1986. The Blue List of 1986. American Birds 40:227-236. 60) Tate, J., Jr., and D. J. Tare. 1982. The Blue List for 1982. American Birds 35(1):3-10. 26 61) United States Army Corps of Engineers. 1986. Corps of Engineers wetland delineation manual. Environmental Laboratory., Waterways Experiment Station, Vicksburg, MI. Technical report, pp. 9-86 62) United States Environmental Protection Agency, Compilation of Air Pollution Emission Factors. APo42, Supplement 7. 63) United States Fish and Wildlife Service: 1985a. Endangered and threatened wildlife and plants: Review of plant taxa for listing as endangered or threatened species; Notice of review; Federal Register, 50(188):39526-39527, September 27. 64) Weaver K. 1989. Personal communication to Patrick Mock, April. 65) WESTEC Services, Inc. 1979. Environmental Assessment: Miguel to Tijuana interconnection Project 230 KV Transmission Line. Prepared for San Diego Gas and Electric Co. September. 66) WESTEC Services, Inc. 1980. Jamacha Basin Waste Water Reclamation Project: Phase II Expansion: Prepared for Otay Municipal Water District. May. 67) WESTEC Services, Inc. 1981. EastLake EIR, Appendix A. Biological survey report. Prepared for City of Chula Vista. 68) WESTEC Services, Inc. 1982. EastLake Final Environmental Impact Report, prepared for the City of Chula Vista, February. 69) WESTEC Services, Inc. 1985. EastLake I Sectional Planning Area (SPA) Plan final Environmental Impact Report, prepared for the City of Chula Vista, January. 70) Wier Biological. 1983. Biological Survey report and planning constraints for the Alva-R-4S Ranch, prepared for PRC Engineering San Diego. 71) Wier, H.A. 1986. Biological survey report of the Singing Hills Specific Plan, McGinty Mountain, San Diego, California Prepared for McGinty Ranch General Plan Partnership, San Diego, California. Also included in the record are the following studies prepared for the Salt Creek Ranch project: I) Draft Salt Creek Ranch General Development Plan (December 1989). 2) East Chula Vista Transportation Phasing Plan. 3) Chula Vista Fire Station Master Plan (1989). Also included as part of the Plannin~ Commission and City Council record are the following: 1) Final EIR-89-3, Salt Creek Ranch (August 1990). 2) Documentary and oral evidence presented to the Planning Commission and/or City Council during public hearings on EIR-89-3 and the Salt Creek Ranch project. 27 3) Matters of common knowledge to the Planning Commission and/or City Council, such as and including these and all other formally adopted policies and ordinances: a. The City of Chula Vista General Plan b. The Zoning Ordinance of the City of Chula Vista c. The Municipal Code of the City of Chula Vista 28 STATEMENT OF OVERRIDING CONSIDERATIONS BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guidelines provide: "(a) CEQA requires the decision-maker to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered 'acceptable.' (b) Where the decision of the public agency allows the occurrence of significant effects which are identified in the final EIR but are not at least substantially mitigated, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. This statement may be necessary if the agency also makes a finding under Section 15091(a) (2) or (a) (3). (q) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notice of Determination." (Guidelines §15093.) THE STATEMENT The city finds that the mitigation measures discussed in the CEQA findings, when implemented, avoid or substantially lessen most of the significant effects identified in Final EIR 89-3 for Salt Creek Ranch. Nonetheless, certain significant effects of the Salt Creek Ranch project are unavoidable even after incorporation of all feasible mitigation measures. These unavoidable effects include: certain impacts to biological resources (loss of coastal sage scrub and native grassland) and cumulative impacts to agricultural land use, aesthetics, air quality, water supplies and non-renewable energy resources. In approving this project, the City has balanced the benefits of the Salt Creek Ranch project against these unavoidable environmental effects. In this regard, the city finds that all feasible mitigation measures identified in the CEQA findings, have been or will be implemented with the project, and any significant remaining unavoidable effects are acceptable due to the following specific planning, social, economic and other considerations, all of which are based upon the facts set forth below, the CEQA findings, Final EIR 89-3, and the record of the proceedings for this project: 1. Salt Creek Ranch, a planned residential community in the City of Chula Vista's Eastern Territories, is consistent with the 1 demand for housing in Chula Vista. The project is a well- balanced residential community that will provide local residents of Chula Vista and residents in the region the choice of high-quality, diverse housing types in accordance with the following policies contained within the City's General Plan Update: Encourage the development of a diversity of housing types and prices. Assure that new development meets or exceeds a standard of high-quality planning and design. Provide for the development of multi-family housing in appropriate areas convenient to public services, facilities and circulation. · Encourage planned developments, with a coordinated mix of urban uses, open space and amenities. For new developments in Eastern Territories, the predominant character should be low medium density, single-family housing. Where appropriate in terms of physical setting encourage development of quality, large- lot housing. Salt Creek Ranch addresses each of these General Plan policies. The residential planned community provides a broad variety of housing types, ranging from multi-family attached units to large estate lots consisting of at least one acre. Multi-family housing is provided in accordance with the Chula Vista General Plan, which previously took into account the location of multi-family housing in areas convenient to public services, facilities and roadway circulation. Salt Creek Ranch is uniquely situated between the urbanized areas of Chula Vista to the west and the undeveloped areas to the east. The project is an entirely residential community which will provide residents of Chula Vista with high quality, upper-end housing products which are currently limited in the South Bay area. Salt Creek Ranch will also provide important transitions from the higher density developments adjacent to future SR-125 to the lower density estates in the eastern portion of Salt Creek Ranch. Development within Salt Creek Ranch will transition from the R-M and R-LM categories in the western portion of the property to the low density R-L category in the eastern and northern portions of the property site. 2. The project provides logical community land uses, enhances opportunities for the long-term productivity of the community of Chula Vista and the surrounding region, and maintains and conserves valuable resources, all of which are consistent with 2 the City's long-term planning goals. The mix of single and multi-family uses in close proximity to existing and proposed commercial and industrial uses will provide opportunities for persons to reside in areas adjacent to employment facilities and, thus, will help to relieve typical employment community impacts, such as traffic, noise and air quality effects. 3. With adoption of the Modified Alternative A General Development Plan (GDP) for Salt Creek Ranch, the appropriate balance has been struck between environmental issues and the need for logical residential development, an improved traffic circulation system which is consistent with the City's General Plan circulation Element, and the development of various public utilities and services for the benefit of the Chula 'Vista community and the surrounding region. 4. The project will result in construction of a number of roads which are integral parts of the City's General Plan Circulation Element. For example, roadway improvements will involve construction of East H Street (approximately 1.8 miles), Hunte Parkway (approximately .8 miles) and Lane Avenue (approximately .4 miles) to ultimate standards through the project. The project will also contribute to off-site roadway improvements on a fair share basis with other area developers by participation in the Eastern Chula Vista Transportation Phasing Plan (ECVTPP). Significant landscaping buffer areas will be provided along major roads in accordance with the City's Circulation Element. The project will incorporate pedestrian and bicycle pathways and equestrian paths or trails within transportation corridors as recommended by the City's Circulation Element. 5. The project reserves approximately 351 acres of natural open space constituting approximately 29% of the project site. Implementation of the project will provide for the long-term preservation of the sensitive biological resources located in the natural open space areas and provide for wildlife corridor links in those areas. The natural open space incorporated into the revised Salt Creek Ranch GDP has wildlife corridors that are, on average, approximately 600 feet wide; the narrowest sections are greater than 200 feet wide, except in planning area 10b. The project applicant has also agreed to the following additional mitigation measure: The developer shall agree to participate in a regional or sub-regional multi-species coastal sage scrub conservation plan. If, prior to approval of the grading plan for areas 10a, 10b and 11 (which are identified as the three easternmost "L" areas on Figure R-1 of the Final EIR), an off-site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved by the City as part of the 3 conservation plan, then development of the 17 acre R-L development area in the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L area (as shown on Figure R-1 of the Final EIR) to provide a wider open space area for a regional wildlife corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor (as shown on Figure R-i). This condition shall also be applied to conditions of the Tentative Subdivision Map. 6. The project substantially mitigates adverse effects to coastal sage scrub habitat through preservation of on-site coastal sage scrub in excess of the preservation anticipated in the Chula Vista General Plan. Specifically, the General Plan anticipated preservation of approximately 158 acres of the existing coastal sage scrub habitat on the Salt Creek Ranch property. The revised Salt Creek Ranch GDP preserves approximately 50 acres of additional coastal sage scrub over and above the acreage anticipated to be preserved in the General Plan. Coastal sage scrub habitat is left intact in sufficiently large blocks to accommodate most of the California gnatcatcher known to exist onsite. In addition, the project applicant has agreed to revegetate approximately 30 acres of disturbed habitat within the proposed biological open space area with coastal sage scrub to partially mitigate the cumulative loss of coastal sage scrub habitat. This revegetation will have the benefit of providing additional potential California gnatcatcher habitat. 7. As indicated, the revised project leaves the coastal sage scrub intact in sufficiently large blocks to eliminate all direct impacts to the California gnatcatchers known to exist onsite. The revised Salt Creek Ranch GDP also avoids impacts to all 3 cactus wren habitats. 8. The General Plan Update calls for creation of a continuous, 28-mile Greenbelt around the City of Chula Vista. The Greenbelt provides a unique opportunity to develop a significant network of open space, trails, and recreational activities for the citizens of Chula Vista and residents in the surrounding region. In essence, the Greenbelt represents a continuous open space area which visually and functionally links all the communities and the principal parks and recreational resources of the City including active recreational facilities, natural open space, wildlife habitats and a connecting trail system. This continuous system begins at the Chula Vista Bayfront, extends through Otay River Valley to the Otay Lakes, north through the Otay Lakes area and along Salt Creek to Mother Miguel Mountain and Sweetwater Reservoir and west along the Sweetwater Regional Park to the Bayfront. The Salt Creek Ranch project supplies an important link in the 4 Greenbelt called for in the General Plan Update. By adoption of the Modified Alternative A GDP for Salt Creek Ranch, the City further implements its Greenbelt in the following ways: · The community park will be adjacent to Salt Creek which links the park to the City's Greenbelt, all of which is consistent with the City's General Plan. The community park is the preferred location of the City's Parks and Recreation Department because it is more centrally located to serve the residents of Salt Creek Ranch and Salt Creek I, as well as the citizens of the City of Chula Vista and the surrounding region. · The community park adjacent to Salt Creek allows preservation of an existing stand of Eucalyptus trees which provides an immediate "grove" effect for the community park. The community park site makes an excellent open space area for the establishment of a riparian zone with Oak trees, Sycamores and other wetland plant types and for a recreational trail system. The relocated community park maintains the natural open space link in the southeast corner of the project site and, thus, allows for the preservation of sensitive coastal sage scrub and wetland habitats. The sage scrub is habitat for species onsite, including the grasshopper sparrow, the California gnatcatcher and the nesting sites of the cactus wren. 9. The project will result in a comprehensive planned community providing a logical extension of city services, including public transportation, law enforcement, fire protection and public utilities. 10. The project helps fulfill the need for church sites in the near future by providing two sites (7 acres) for the citizens of Chula Vista and the region. 11. The project advances the City's environmental goals by encouraging water conservation and reclamation programs, mass transit facilities and an extensive trail system. 12. The project also contains a number of other additional overriding public benefits, such as: Incorporation of two school sites into the design of the project (20 acres). 5 Incorporation of two church sites into the design of the project (7 acres). · Incorporation of a fire station site into the design of the project (1 acre). A standby commitment to participate in a funding program to finance a new library facility. Commitment to participate in a regional or sub-regional multi-species coastal sage scrub conservation plan. If, prior to approval of the grading plan for areas 10a, 10b and 11 (which are identified as the three easternmost "L" areas on Figure R-1 of the Final EIR), an off-site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been approved by the City as part of the conservation plan, then development of the 17 acre R-L development area in the eastern portion of the property shall not occur and a reconfiguration of the northeastern R-L area (as shown on Figure R-1 of the Final EIR) to provide a wider open space area for a regional wildlife corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor (as shown on Figure R-i). This condition shall also be applied to conditions of the Tentative Subdivision Map. · A focal point of the open space system is the Salt Creek Corridor, designated in the Chula Vista General Plan as a major portion of the Chula Vista Greenbelt, a 28-mile open space and park system within the city. Salt Creek will form a major open space corridor within the project and will be extensively landscaped. A park system, consisting of a 20-acre neighborhood park along the Salt Creek Corridor and a 7-acre neighborhood park in the western portion of the project, will provide recreational activities along the City's Greenbelt. The Salt Creek open space corridor will connect to the Eastlake open space corridor within Salt Creek to the south and will provide a significant passive open space amenity for the entire Eastern Territories. An extensive undeveloped open space system in the eastern portion of the property will provide connections from Upper Otay Lake to the San Miguel Mountains'to the north. This open space system will connect to the portion of the Chula Vista Greenbelt planned around Otay Lakes. Open space greenbelt, parkway and bikeway systems throughout Salt Creek Ranch, and an equestrian trail system, will be linked to the enhanced Salt Creek, the eastern undeveloped open space areas, the park along the Salt Creek corridor and the City's Greenbelt. 6 The landscaping for Salt Creek Ranch will establish the community character east of future SR-125 and is envisioned as a more native, naturalized plant type than in the development areas west of the SR-125 corridor; drought-tolerant plant materials will be emphasized. A commitment at the site plan level to prepare plans for various community facilities, including a water master plan addressing the location, sizing, phasing and financing of water supply facilities; a sewer master plan addressing the location, sizing, phasing and financing of wastewater collection facilities; and a flood control plan which conforms to the Telegraph Canyon Master Drainage Plan and preserves water quality in Upper Otay Lakes Reservoir. For these reasons, on balance, the city finds that there are planning, social, economic and other considerations resulting from this project that serve to override and outweigh the project's unavoidable significant environmental effects and, thus, the adverse environmental effects are considered acceptable. 7 SALT CREEK RANCH DRAFT MITIGATION MONITORING PROGRAM IN ACCORDANCE WITH AB 3180 JUNE 1990 MITIGATION MONITORING AND REPORTING PROGRAM This Mitigation Monitoring and Reporting Program, hereinafter referred to as Program, is prepared for the City of Chula Vista for the Salt Creek Ranch General Development Plan (GDP) project to comply with AB 3180, which requires public agencies to adopt such programs to ensure effective implementation of mitigation measures. Program Descrintion and General Guidelines This is a comprehensive monitoring program capable of being implemented immediately upon approval of the GDP. The program is a dynamic one in that it can be refined as additional conditions of approval are placed on the project throughout the project approval process. Also, further refinements will be made to this program as specific information with regards to the monitoring efforts are provided. This Program will serve a dual purpose: to effectively verify completion of the mitigation measures for the proposed project and to generate information on the effectiveness of the mitigation measures to guide furore decisions. The Program includes: · Monitoring team qualifications Specific monitoring activities · Reporting system · Criteria for evaluating the success of the mitigation measures The EIR addresses the potential environmental effects associated with the GDP for Salt Creek Ranch. Salt Creek Ranch encompasses approximately 1200 acres northwest of the Upper Otay Reservoir in the Eastern Territories area of Chula Vista. The project applicant proposes to develop residential uses and associated community facilities. The proposed development would provide a transition between the higher density developments in the EastLake area west of future SR-125 to lower density residential uses east of SR-125. Residential development within Sait Creek Ranch is proposed to include the R-M and R-LM general plan categories (3 to 11 dwelling units per acre du/ac) in the western portion of the property, to the low density R-L category (0 to 3 du/ac) in the eastern and northern portion of the property. The principal components of the Salt Creek Ranch GDP include a maximum of 2,824 residential units (791.1 acres), neighborhood parks (total 27 acres of developed parks), natural open space (312 acres), two elementary school sites (20 acres), two chumh sites (7 acres), a fire station (1 acre), and major roads (34.3 acres).' These project components are discussed in detail in the EIR text. The EIR environmental analysis, incorporated herein as reference, focused on issues determined to be potentially significant by the City of Chula Vista. The environmental analysis concluded that for 11 of the 12 environmental issues discussed, some of the significant and potentially significant impacts could be avoided or reduced through implementation of recommended mitigation measures. The I 1 issue areas are land use; agriculture land use conversion; landform alteration/aesthetics/visual impacts; geology/mils/mineral resources; hydrology/water quality; biological resources; cultural and paleontological resources; traffic and circulation; noise; air quality; fiscal/social issues; and public services and utilities. No significant adverse fiscal/social impacts per CEQA were identified. MiOgafion Monitorine Team A monitoring team is to be identified once the mitigation measures are adopted as conditions of approval by the Chula Vista City Council. Managing the team would be the responsibility of the City of Chula Vista. The monitoring activities will be accomplished by City staff and by environmental consultants to the City. The primary role of the Environmental Monitors and Specialists is to serve as an extension of the City in performing the quality control functions at the construction sites. Their responsibilities and functions are as follows: · Maintain a working knowledge of the project permit conditions, contract documents, construction, schedules and progress, and any special mitigation requirements for his or her assigned construction area; · Assist the construction contractors in coordinating with City of Chula Vista compliance activities; · Observe construction activities for compliance with the City of Chula Vista permit conditions; and · Provide frequent verbal briefings to the City and construction personnel and assist the City as necessary in preparing status reports. The primary role of the Environmental Specialists is to provide expertise in consultation with the EMs and the City when environmentally sensitive issues occur throughout the development phases of project implementation, and to provide direction for mitigation. Program Procedural Guidelines Pr/or to any project implementation activities, a pre-construction meeting should take place between all the agencies and individuals involved to initiate the Program and establish the responsibility and authority of the participants. Mitigation Measures which need to be defined in greater detail will be addressed prior to any project plan approvals in follow-up meetings designed to discuss specific monitoring efforts. Construction activities within the project area should be scheduled each month by the applicant or applicant's contractor for the following month. At the weekly scheduling meeting, the applicant would distribute a "Four-Week Schedule" handout which will identify construction activities, equipment and areas to be worked in for up to four weeks in advance. Attenders at the meeting would include the EMs and/or ESs, as appropriate, and various City personnel. By attendance at the meeting and the reference to the work schedule, the monitors will identify where work is to occur and the commitment of monitoring necessary. An effective reporting system must be established prior to any monitoring efforts. All parties involved must have a clear understanding of the mitigation measures as adopted and these trdtigations must be distributed.to the participants of the monitoring effort. Those that would have a complete list of all the mitigation measure adopted by the City would include the City of Chula Vista, the City's environmental consultant, the applicant, and the construction crew supervisor. Each Environmental Specialist and Environmental Monitor will have a specific list of mitigation measures that pertain to his or her monitoring tasks and the appropriate time frame that these mitigations are anticipated to be implemented. In addition to the list of mitigations, the monitors will have Mitigation Monitoring Reports (MMRs) with each mitigation written out on the top of the form. Below the stated mitigation measure, the form will have a series of questions addressing the effectiveness of the mitigation measure. The monitors shall complete the MMR and file it with the City following their monitoring activity. The environmental consultant will include the conclusions of these MMR into an interim and final comprehensive construction report to be submitted to the City of Chula Vista. This report will describe the major accomplishments of the Program, summarize problems encountered in achieving the goals of the program, evaluate solutions developed to overcome problems and provide a list of recommendations for future monitoring programs. In addition, each EM and/or ES will be required to f'zll OUt a dally log report. The daily log report will be used to record and account for the monitoring activities. Weekly/monthly status reports, as determined appropriate by the City, will be generated from the daily logs and compliance reports and will include supplemental material (i.e., memoranda, telephone logs, letters). This type of feedback is essential for the City of Chula Vista to confirm the implementation and effectiveness of the mitigation measures imposed on the project. Actions in Case of Non-Compliance: There are generally three separate categories of non- compliance associated with the adopted conditions of approval: · Non-compliance requiring an immediate halt to a specific task or piece of equipment. · Infraction that initiates an mediate corrective action. No work or task delay. · Infraction that does not warrant immediate corrective action and results in no work or task delay. In ail three cases, the environmental consultant would notify the applicant and the City of Chula Vista, and an MMR would be prepared on a daily basis. There are a number of options the City of Chula Vista may use to enforce this Program should non-compliance continue. Some methods commonly used by other lead agencies include "stop work" orders; fines find penalties (civiL); restitution; permit revocations; citations; and injunctions. It is essential that ail parties involved in the Program understand the authority and responsibility of the onsite monitors. Decisions regarding actions in case of non-compliance are the responsibility of the City. 4 SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES The following text includes a summary of the project impacts, a list of all the associated mitigation measures and the monitoring efforts necessary to ensure that the measures are properly implemented. Ail the mitigation measures identified in the EIR are recommended to be translated into conditions of project approval and are stated herein in language appropriate for such conditions. In addition, once the project GDP has been approved and during future SPA Plan and other stages of implementation, the mitigation measures shall be further detailed by the designated monitors, City of Chula Vista and the applicant Land Use Impact Summary_ Potential compatibility impacts would exist with adjacent properties and developments. Inconsistencies with the General Plan involve the residential densities and the provision of affordable housing. Mi' ' nM Project land use compatibility issues can be mitigated by incotl~oration of design techniques as specified in the City of Chula Vista General Plan Update. Each issue is to be mitigated by measures cited below. 1. With respect to the potential land use impacts at the Eastlake Business Park/Salt Creek Ranch interface, the City's General Plan proposes the following, hereby incorporated by reference: To achieve an appropriate transition between land uses, a cluster approach shall be used. A clus~ter plan should create an open space buffer adjacent to the business park which could include recreation or park uses. Such clustering could warrant development of residential uses at the high end R-M category density range. In response to this policy, the Salt Creek Ranch General Development Plan proposes the following with respect to the area (see also Section 3.3, Landform/Aesthetics, of the EIR): · A buffer zone shall be provided between the project and Easflake Business Park to the south to provide visual and spatial separation between the residential area and employment park land uses and to help to avoid adverse noise impacts. Final Design approval shall be by the City's Landscape Architect. · Techniques to accomplish this objective include variable setbacks and extensive landscaping within the buffer area. Specific measures shall be defined in the SPA Plan with final approval from the City's Landscape · Final design (SPA Plan, Site Plans) of the planning areas on the southern border of the site shall specifically address the land use interface and shall be subject to approval by the Design Review Committee (DRC). [Note that the design of the site's southern area has been modified in the Design Alternative and subsequent mitigation design efforts; refinements in the plan present a more compatible land use interface and buffer between the project and the East Lake community.] 2. With respect to the potential impact of development in the vicinity of Otay Lakes Reservoir, the following is proposed: · Storm drainage and wastewater from residential areas in the Salt Creek Ranch development shall be collected in utility systems to be provided and diverted away from the reservoir (see Section 3.5, 3.6 and 3.13 of the EIR; plans to be approved bY the City Engineering Department). · Detailed design in the SPA Plan shall address the viewshed condition from the reservoir to developed areas of the project site. Design shall incorporate specific techniques to mitigate view impacts, including site plan orientation, grading techniques, landscaping and architectural design Final approval shall be by the DRC. 6 3. With respect to impact on the Chula Vista Greenbelt: · The Salt Creek drainage through the project site shall be retained in open space uses. Extensive plantings (approved by the City Parks & Recreation Depa~iment and City Landscape Architect prior to final map approval) within the drainage shall occur and the existing stand of eucalyptus and pepper trees will be retained. A nature center is proposed in the open space area which will enhance the value of the greenbelt. The SPA Plan shall define in an Open Space Plan and Chapter guidelines for open space uses, buffer treatment, maintenance and natural resource management. 4. The two additional areas of concern can be mitigated by the following: · Land use compatibility impacts relative to use of the SDG&E easement as a trail shall be mitigated by coordination with SDG&E during all phases of future planning. Such coordination shall assure that proposed uses conform with SDG~rF~ policy. The SPA Plan and PC Zoning regulations shall del'me pemfitted uses within the easement, acceptable to the City and SDG&E. · Land use compatibility impacts relative to the Otay Water District reclamation facility shall be mitigated by implementing various design techniques to be identified in the project SPA Plan. Such techniques shall include orientation of residential structures to minimize view of the facility, as well as the establishment of vegetative and spatial buffers between structures and the facility. Final approval shall be by the DRC. 5. Implementation of the following measures will mitigate the project's affordable housing inconsistencies with the Chula Vista General Plan: · The project developers shall explore, in an affordable housing program, methods to devote at least 10 percent of the dwelling units to low and moderate income housing. The program shall be developed prior to or concurrent with the SPA Plan process, and shall be subject to Planning Commission review and approval concurrent with the SPA Plan process or as otherwise acceptable to the City Planning Department. 7 Monitorin~ Mitigation monitoring of the above measures shall occur by appropriate City review and approval as dictated in each measure (i.e., City Planning review and acceptance prior to SPA Plan approval; review by City Engineer, City Landscape Architect, or Design Review Committee, prior to tentative map approval). Conversion of Agricultural Lands Impact Summary_ Project urbanization will preclude the site's use in agriculture and result in agricultural soil loss, contributing to a cumulative impact on the area's agricultural resources. Mitigation Measures The loss of agricultural soil cannot be mitigated other than by retention of the site in agricultural use; no mitigation measures are proposed. Only the No Project Altemative as discussed in Section $ of the DEIR would maintain the status quo on the property and would allow continuation of existing fanning operations. Monitorin~ Because no mitigation is identified, monitoring is not necessa~. The cumulative impact to agricultural resources is unmitigable. Landform/Aesthetics Impact Summary_ Urbanization will permanently alter existing topography and views to the site; this will change the aesthetic character of the area. 8 · Salt Creek shall be extensively planted as part of the project to recreate the environmental character of the area prior to agricultural use. As part of the SPA Plan process, an Open Space Plan and Landscape Plan and associated guidelines shall be created and approved by the City Parks and Recreation Department and the City's Landscape Architect. · Urban design standards, further refined in the SPA Plan, shall reinforce the semi-rural/ranch character of the community, with sensitivity to natural landform and use of landform grading along major transportation corridors and in high visibility areas. · Grading shall be minimized with respect to natural landform. Landform grading sensitive to existing topography to the extent feasible and acceptable to the City Planning Depa~i~ent and the City Engineer shall be used along major streets and in high visibility areas to maintain a natural viewshed and enhance the character of the development. Techniques used to blend graded areas to natural landforms shall include slope rounding, obscuring slope drainage structures by massing plant materials, landform grading on large slope bands, and use of planting materials to control erosion. · Visually prominent slopes and vista points shall be preserved to the maximum extent feasible and acceptable to the City Planning and Parks/Recreation Depat t~ents. · Slopes of 25 percent or greater shall be preserved to the maximum extent feasible and acceptable to. the City. · Introduction of manufactured slopes in areas designated as natural' open space (with environmental sensitivity, as defined in Section 3.7) shall be prohibited, except where necessary to construct roads, trails or other public facilities, subject to the approval of the City Engineer and Director of Parks and 9 Recreation. Such manufactured slopes shall be revegetated with indigenous species as recommended by the project biologist. · Village identity and character shall be defined in the SPA Plafi by architectural style; design and detailing of site improvements such as walls, fences, and signage; and landscape theme, subject to City SPA Plan approval. Visual Ouali _ty Measures · During site design, emphasis shall be placed on mitigating impacts to views toward the development from the Chula Vista Greenbelt. Special attention to these relationships along the Salt Creek drainage on site shall be provided. The SPA Plan shall identify guidelines and measures which shall be implemented by the DRC. Scenic Highway Measures · Design review for development adjacent to designated scenic roadways is required. Special attention shall be given to areas in proximity to Salt Creek such as Hume Parkway. The SPA Plan shall establish guidelines and measures by which to confin-n mitigation and protection of scenic highway resources. Monitorin~ Implementation of the above measures shall be verified by City review and approval of the future SPA Plan, tentative maps, grading plans, Open Space Plan and Landscape Plan. Geology and Soils Impact Summ0aw Geotechnical constraints to development onsite include difficulty in rock excavation; soil and topsoil removal; and slope instability. Seismic ground acceleration potential exists, typical of the area. 10 Mitigation Measures The following measure is in reference to detailed recommendations from the GeoSoils February 1988 and August 1988 reports. The reports' conclusions and recommendations are included as Appendix B of the EIR; the reports are on file at the City Planning and Engineering Depmunents. · Conclusions and recommendations of the February 1988 and August 1988 GeoSoils reports, pages 23 through 42, and 24 through 39, respectively, shall be adhered to in accordance with City procedures, subject to approval of the City Eng/neer prior to any tentative map approvals. Recommendations therein cover the following topics, actions and potential impacts: ripping, soil removals, slope stability/grading, erosion control, sub-surface water control, earthwork grading and balancing, soil expansion, slope design, grading guidelines, foundation recommendations, retaining wall design, graded slope maintenance and planting, and proce~t, utes for grading plan review. Monitorin~ Implementation of the above geotechnical measure shall be verified by City review of future SPA Plan(s) and tentative maps, which are subject to City Engineer approval. Subsequent geotechnical work shall delineate specific grading and similar onsite monitoring activities to be conducted during project grading and construction. Hydrology Impact Summary The project's resulting increase in impervious surfaces will change drainage courses and increase flow rates downstream. Mitigation Measures To ensure that there are no hydrologic impacts, the following measures shall be implemented: 11 · Upon preparation of detailed development plans (i.e., prior to SPA Plan or Tentative Map submittal), a registered civil engineer shall conduct a hydrologic and hydraulic analysis of the project. This analysis shall be conducted in accordance with City of Chula Vista guidelines and shall include but not be limited to sizing of onsite drainage facilities; design of energy dissipators at drain outlets; verification that downstream drainage facilities including natural channels can accommodate any increase flow rate, and identification of improvements, if necessary, to accommodate increased flows; verification of the adequacy of the Easflake Business Centre storm drain; and evaluation of enhancements of natural drainage courses. · Drainage facilities and energy dissipators shall be conslructed in accordance with the approved hydraulic analysis and shall be in place and functioning prior to completion of the grading operation. Monitoring Implementation of the above measures shall be guaranteed by City review of the required analysis and drainage plans, which are subject to the City Engineer's and City Landscape Architect's approval prior to tentative map submittal acceptance. Hydrologic analysis shall be prepared in conjunction with the SPA Plan process, at which time conf'n'mation of onsite and downstream impact mitigation should occur. Detailed monitoring (field) measures for the construction period shall be delineated at the subdivision level. Water Quality Impact Summary_ Project development would create potential water quality impacts to downstream areas and the nearby/adjacent Otay Reservoir. Mitigation Measures · The project shall be subject to review and approval by the State Department of Health Services (DOHS). The project shall implement mitigation measures as set by DOHS prior to the issuance of any grading permit. 12 · Prior to or concurrent with SPA Plan approval, a diversion ditch plan, or other acceptable plan to handle drainage to the Otay Drainage Basin, shall be prepared and approved by the City of Chula Vista, the City of San Diego and DOHS. The plan shall analyze the possibility of sewage system failures; effects of increased levels of nutrients, salts, and pesticides from landscaping and irrigation, and effect of petroleum products from surface runoff. Additional environmental analysis may be required based on the specific drainage ditch or other plans. Design of these plans shall also consider providing additional capacity for concurrent or future development. · The project proponent shall submit a erosion control plan prepared by a registered civil engineer and a registered landscape architect in accordance with City of Chula Vista design standards. The plan shall be approved by the City Engineer and the City Landscape Architect prior to issuance of grading permits and shall include placement of sandbags, temporary sediment basins, and an erosion control maintenance .plan. · The project proponent shall submit a storm drain plan prepared by a registered civil engineer in accordance with City of Chula Vista design standards. The plan must be approved prior to the issuance of grading permits and shall include permanent erosion control facilities. MQnitorin~ Mitigation monitoring of the above measures shall occur by appropriate City staff review and approval. Specific, onsite field mitigation monitoring requirements and activities shall be established prior to any onsite grading permits or tentative map approvals. Biological Resources Impact Summary_ Project development will significantly and directly impact riparian wetlands and coastal sage scrub habitats, and the California gnatcatcher and cactus wren, both sensitive species. Construction practices and long-term urban activities present secondary threats to adjacent and/or sensitive non-development areas. 13 The following measures are provided to reduce impacts to biological resources to below a level of significance. Specific mitigation measures are presented first, follbwed by general recommendations regarding construction practices and open space. Significant biological impacts are identified for riparian wetlands, coastal sage scrub, native grassland, California gnatcatcher, and cactus wren. For all biological resources mitigation measures programs, the following is required: · The applicant's biological consultant shall prepare and submit proposed mitigation programs to the City and the City's consultant for review prior to implementation of any such program. · It shall be the responsibility of the applicant or the applicant's biological consultant to inform the City and the City's consultant prior to any field effort connected with the mitigation programs. The notice shall be given in a timely manner. Riparian Wetlands Mitigation of the loss of wetlands on this property shall be determined by the applicant's biological consultant in consultation with appropriate regulatory agencies and is likely to take the form of onsite riparian habitat creation or enhancement. The goal of wetland mitigation from the perspective of the regulatory agencies is replacement of habitat value rather than simple acreage replacement. The quality of wetland habitats onsite is considered moderate due to the lack of large trees, and the opportunity exists to increase the value of this area for wildlife species through appropriate mitigation techniques in more disturbed areas. · Approximately 1.4 acres .of wetland habitat shall be created or enhanced onsite to mitigate for the loss of this acreage at a 2:1 ratio as a result of project implementation. Sufficient habitat suitable for wetland revegetation or enhancement techniques exists onsite. The most appropriate area for wetland habitat creation occurs in Salt Creek. Salt Creek exists at an elevation appropriate to support wetland habitats or could be graded down to an appropriate elevation with minimal soil displacement. This area would then be 14 appropriate elevation with minimal soil displacement. This area would then be contiguous with existing wetlands, thereby enlarging and enhancing those areas. Soils should be checked for compatibility. · A habitat enhancement plan including planting and irrigation plans shall be coordinated and negotiated with appropriate regulatory agencies prior to SPA Plan approval. Habitat replacement or enhancement mitigation measures which are finally agreed upon prior to SPA Plan approval shall be thoroughly evaluated and defined in a specific mitigation plan. This plan shall be approved by the City and the resource agencies, and shall provide for monitoring and maintenance of the replacement habitat. The plan shall also identify mitigation locations, and provide a more precise wetland habitat quality evaluation by the regulatory agencies, resulting in specific replacement or enhancement acreages, community types and character, numbers and types of plant species to be used in appropriate ecological patterns, and planting techniques. An additional potentially significant impact to wetland habitat and/or wildlife includes sedimentation and/or siltation into Upper Otay Reservoir. The following measures shall be required and specified in the SPA Plan to reduce this potential impact to below a level of significance: · Selective grading shall be required and enforced, i.e., only areas immediately subject to development shall be graded. · Grading during the rainy season (November through March) shall be approved only if the erosion control plan described on page 13 is prepared and implemented. · Erosion prevention measures such as fences, hay bales, and/or detention basins shall be onsite during development and shall be in place prior to construction. Coastal Sage Scrub Retention of a portion of the coastal sage scrub onsite as proposed is expected to reduce impacts to this habitat. The following measures shall be incorporated into the project's detailed mitigation plan, to be prepared prior to SPA Plan approval: 15 · Manufactured slopes and disturbe tssland in open space areas shall be revegetated with native scrub specie~ ound in the immediate project area and similar slope aspect. Revegetation of these areas would provide potential habitat for the California gnatcatcher, increasing the quality of the riparian buffer in selected areas, and reducing the probability of nonnative landscaping materials invading natural habitats. Topsoil should be set aside during the grading process to the extent practicable and utilized as dressing for manufactured slopes. Species suitable for this revegetation include the following: Artemisia california California Sagebrush Eriogonumfasciculatum Hat-topped Buckwheat Lotus scoparius Deetweed Salvia mellifera Black Sage Salvia apiana White Sage Haplopappus venetus Goldenbush Eschscholzia californica California Poppy Lupinus spp. Lupine · The coastal sage scrub revegetation areas shall be effectively hydroseeded, followed by a tackified slx'aw mulch. Materials and seed mixes may be changed only with the approval of the project biologist/horticulturist and the City's Landscape Architect. · The coastal sage scrub habitat shall be irrigated as needed for the flu:st year to accelerate establishment and coverage. Hydroseeding shall be completed in the summer, if possible, so as to establish cover prior to the rainy season. A number of annual species shall be included in the hydroseed mixture (California poppy and lupines) to provide color to the slopes and provide nitrogen fixation. These species should reseed yearly. Native Grassland A spring (May-June) survey of the native grassland habitat onsite shall be conducted to determine the presence/absence and abundance of sensitive plant species that could be 16 expected to occur in this habitat. The sensitivity of the loss of native grassland habitat shall be determined after the results of this survey are prov/ded to City staff. California Gnatcatcher and Cactus Wren The developer shall agree to participate in a regional multi-species coastal sage scrub conservation plan. If, prior to approval of the grading plan for Sub-area 3, an acceptable off-site regional wildlife corridor linking San Miguel Mountain with the Upper Otay Reservoir has not been adopted as part of the conservation plan, then development of the 17 acre R-L development area in the eastern portion of the property shall not occur and a reconfiguration of the northeastem R-L area to prov/de a wider open space area for a regional wildlife corridor shall be implemented. The width of the open space area shall be sufficient to ensure long-term viability of the wildlife corridor, per Figure 1 contained in the EIR staff report. This condition shall also be applied to conditions of the Tentative Subdivision Map. · The GDP map shall be revised to delete development within a buffer area around the identified cactus wren nest site. An equal amount of native grassland acreage located in the northern part of Sub-area may be included within the nortbeasternmost development area in exchange for the cactus wren preservation area. General Recommendations Implementation of the following recommendations will buffer and protect sensitive wetland and upland habitats and the wildlife therein, and prevent further degradation of the habitat during and after the consnmction process. Construction Practices: Additional loss of habitat could occur from the use of heavy equipment in wetland areas, on- and offsite. Nonsensitive construction practices resulting in additional impacts to wetland vegetation would increase the total wetland impact acreage, and, ultimately, the amount of mitigation required. Impacts to wetland vegetation adjacent to the grading areas would be reduced by adherence to certain construction practices, as outlined below. 17 · Heavy equipment and construction activities shall be restricted to the grading areas to the greatest degree possible in order to reduce direct impacts to wetland habitat. Construction of cut and fill slopes, and equipment used for this consmacfion, shall be kept within the limits of grading. Prohibited activities in the wetland habitat include staging areas, equipment access, and disposal or temporm3t placement of excess fill. Construction limits and wetland habitat shall be flagged by the applicant's biological consultant. Construction activities shall be monitored by an onsite inspector to ensure that grading activities do not affect additional acreage. Any unauthorized impacts caused by construction operations shall require that the contractor replace all habitat to its original condition, with wetland habitat potentially being restored at greater that a 2:1 ratio. · Fueling of equipment shall not occur within 50 feet of any intermittent stream course or the watershed of the Otay reservoir. · Areas designated as natural open space shall not be grubbed, cleared, or graded, but left in their natural state. · To ensure that contractors are fully aware of specific restrictions of the project, such as staging areas, limits of fill, no vehicle zones, refueling restrictions, and other appropriate regulations, information shall be clearly shown on the construction plans. Contractors shall be made fully aware of the sensitivities and restrictions prior to bidding at a pre-constn~ction meeting. OCen S~ace: The primary means of mitigating significant impacts to biological resources is the preservation of a system of open space which encompasses the most valuable habitat or sensitive species onsite. Designation of open space is an initial step in preservation of the sensitive resources therein. The integrity of open space must also be preserved through adherence to responsible constructi.on practices, as outlined above, and the exclusion of certain post-conslruction activities. The following recommendations are provided to minimize the effects of the development in natural open space areas subsequent to construction activities: 18 · In the event that a fire or fuelbreak is deemed necessary, plant species used in this area shall be noninvasive, so as to reduce impacts to remaining native vegetation. Suitable species from a biological standpoint are low growing, moderately fire-retardant, native species such as prostrate coyote bush (Baccharis pilularis var. pilularis or Iva hayesiana). · No clearing of brush shall be allowed outside the fire or fuelbreak, and no fuelbreak clearing shall be allowed in sensitive habitat areas. Selective clearing and thinning of native vegetation should be overseen by a qualified biologist. In general, the limits of the fuelbreak shall be measured from structures. The width of the fuelbmak may be reduced by the use of low-growing, fire-retardant species (see above measure). · Plants in riparian and/or natural areas within the project's boundaries shall not be tr/mmed or cleared for aesthetic purposes. · Revegetation of cut slopes external and/or adjacent to natural open space shall be accomplished with native plant species which presently occur onsite or are typical for the area. Suitable species include California sagebrush (Artemisia california), flat-top buckwheat (Eriogonum fasciculatum ssp. fasciculatum), black sage (Salvia mellifera), and San Diego sunflower (Viguiera laciniata). If this area is hydroseeded, measures shall be taken to ensure the exclusion of nonnative, weedy species from the mixture. · Fencing shall be installed as feasible and acceptable to the City's Environmental Review Coordinator around the natural open space area to prevent adverse impacts to biological resources from domestic pets and human activity. An alternative is the planting of barrier plant species that would discourage pedestrian activity into open space areas. Nonnative species are not acceptable as barrier plantings within open space areas. No active uses shall be planned in the open space easements. Trails shall be sited to avoid sensitive plants and to minimize crossing of drainages. Landscaping around buildings shall utilize noninvasive exotic species or, preferably, native plant species found in the area. Species present onsite, such 19 as desert elderberry (Sambucus mexicana) and California buckwheat, are suitable for planting. · The City of Chula Vista shall assure the long-term conservation of remaining native habitat onsite (wetlands and uplands) by dedicating these areas as part of a natural open space easement. The City shall place an open space easement in this acreage which would eliminate future building activity and, in effect, set this area aside for the preservation of wildlife. Additional trails or recreational facilities which would promote pedestrian activity in open space areas shall be carefully designed, but when created at the expense of wildlife, shall not be constructed. Monitorine Implementation of the above measures shall be verified by City review and approval of the future SPA Plan, tentative maps, habitat enhancement plan, specific mitigation plan, landscape plan, and construction plans and by monitoring by the City's environmental consultant. The native grassland spring survey shall be completed by the applicant's biological consultant prior to SPA Plan approval. The habitat enhancement plan, with mitigations, shall be approved by the City and the resource agencies prior to SPA Plan approval. The City shall verify that the open space easement 'is adequate pr/or to SPA approval. Detailed field monitoring measures for the consa'uction period shall be delineated at the subdivision level and shall be performed by the City's epvironmental consultant. Temporary fencing of other means of delineation between open space and development areas shall be required during grading. Cultural and Paleontological Resources Impact Summary_ Seventeen prehistoric and historic resource sites would be adversely affected by development. The site also possesses a high potential for existence of paleontological resources. 2O Mitigation Measures · Mitigation of impacts for important cultural resources will be achieved through either avoidance or by a data recovery program. Avoidan6e could include capping sites with 2 feet of fill and incorporating sites into the open space. · If avoidance of archaeological/historic resources cannot be achieved, a data recovery program to mitigate development impacts to important cultural resource sites (listed in Table 3-8 of the EIR) shall be conducted, including monitoring or, where necessary, surface collection and mapping of artifacts, and a phased data recovery program. Recommendations identified in Table 3-8 of the EIR shall be utilized as the basic framework for the mitigation plan. This phased approach would employ a random sample in conjunction with a focused inventory for features (i.e., hearths, burials). The data recovery program shall be in accordance with a regional approach for all prehistoric sites within Salt Creek Ranch, Salt Creek I and EastLake III,- thereby allowing a comprehensive understanding for these Early Period sites. This regional understanding would also be in agreement with the Bonita-San Miguel Archaeological District. · The data recovery program shall follow the Advisory Council's guidelines as defined within Treatment of Archaeological Properties, A Handbook (ACHP 1980). The treatment plan shall be oriented to address local and regional research questions and clearly identify the methods to be used to address the research questions. Research questions to be addressed are listed on pages 5-6 and 5-7 of the June 1989 Salt Creek Ranch Cultural Resource Evaluation (ERCE 1989) on ffie at the City Planning Department. · Prior to issuance of a mass-grading permit, the developer shall present a letter to the City of Chula Vista indicating that a qualified paleontologist has been retained to carry out resource mitigation. (A qualified paleontologist is defined as an individual with an MS or PhD in paleontology or geology who is familiar with paleontological procedures and techniques.) A qualified paleontologist and archaeologist shall be at the pre-grade meeting to consult with the grading and excavation contractors. 21 · A paleontological monitor shall be onsite at all times during the original cutting of previously undisturbed sediments of the Otay Formation to inspect cuts for contained fossils (the Otay Formation occurs generally above 680 feet elevation). Grading activities in the area of the Sweetwater Formation shall be monitored on a half-time basis. Periodic inspections of cuts involving the Santiago Peak Volcanics shall be conducted in accordance with recommendations of the qualified paleontologist (A paleontological monitor is defined as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor should work under the direction of a qualified paleontologist.) · In the event that well-preserved fossils are discovered, the paleontologist (or paleontological monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovering of small fossil remains such as isolated mammal teeth, it may be necessary to set up a screen-washing operation on the site. · Fossil remains collected during any salvage program shall be cleaned, sorted, and cataloged and then deposited in a scientific institution with paleontological collections such as the San Diego Natural History Museum. Mgnitorinz Implementation of the above mitigation measures shall be verified by the City review process and requirements contained within each measure above. Field monitoring requirements are inherent in the above programs and activities, and shall be contained in the overall mitigation reporting system to be established for the project prior to tentative map approvals or grading permit issuance. Traffic and Circulation Impact Summary_ Project vehicles will generate 2,824 ADT onto local roads. Cumulative traffic levels at buildout will result in levels of service (LOS D) or worse along four roadway segments; the 22 project's contribution to these four cumulatively impacted segments ranges from less than 1% to 3% of the total traffic. · East H Street through the project shall be designed to provide for the ultimate cross-section of 6 lanes west of Hunte Parkway and 4 lanes east of Hume Parkway consistent with City of Chula Vista design criteria. Construction phasing shall be determined by the City in coordination with the ECVTPP. Future additional right-of-way along this roadway may be required, at the discretion of the City Traffic Engineer, due to future traffic volumes generated by the Otay Ranch project to the south and east. · Lane Avenue shall be consumcted to ultimate Class I Collector standards, from its existing northern terminus at the project's southern boundary to East H Street, consistent with the City of Chula Vista's design criteria. Construction phasing shall be determined by the City and, if necessary, coordinated with the ECVTPP. · The Circulation Element roadways of Hunte Parkway and Lane Avenue will require intersection lane configurations designed in accordance with the City's street design standards and/or as required by the City Traffic Engineer. Implementation/phasing shall occur (as directed by the City) to accommodate forecast buildout daily traffic volume. · Traffic signals shall be installed on a schedule determined by the City at the intersections of East H Street with both Lane Avenue and Hunte Parkway. Signals shall be activated when warrants are met or at the discretion of the City Traffic Engineer. Specific project access and internal circulation plans (including bicycle, equestrian and pedestrian routes and crossings) shall be provided to the satisfaction of the City Traffic Engineer at the SPA Plan (general level) and Tentative Map (detailed level) stages of approval. 23 · To fully mitigate project impacts onto local roads, the project applicant shall participate towards off-site improvements on a fair share basis with other area developers consistent with development assumptions and network improvements within the adopted East Chula Vista Transportation Phasing Plan (ECVTPP). The Salt Creek Ranch project shall also comply with any additional requirements (i.e., road improvements or impact fees) defined in future revisions and updates to the ECVTPP, as it pertains to the project's impacts onto the circulation system. Compliance shall be verified via review and approval of the SPA Plan and tentative maps by the City Traffic Engineer. Monitorin~ The projecfs participation in the ECVTPP and the appropriate traffic mitigation, as required by the above measures, shall be conf'nnned by City review of subsequent SPA Plan and other applications. Traffic monitoring occurs on a citywide basis as dictated by the City Traffic Engineer;, it is recommended that critical intersections identified in this EIR be monitored at least twice per year and preferably more frequently in order to determine specific implementation schedules of required improvements and to identify any other potential problem areas. Further traffic monitoring should be delineated at the SPA Plan level and again detailed at the tentative map level. Noise Impact Summary Traffic-generated and urban noise will result from project implementation. Onsite future noise levels due to cumulative traffic will require onsite noise attenuation along various roadways. Mitigation Measures Potentially significant exterior and interior noise impacts anticipated on land uses proposed by the General Development Plan will require mitigation. Methods for mitigating these impacts to below a level of significance are described below. 24 · Potentially significant onsite exterior noise impacts due to vehicular traffic along particular noise-sensitive land uses proposed by the General Development Plan (i.e., neighborhood parks, nature center, elementary school, equestrian center and single-family residential) shall be mitigated by specific meaSures outlined in subsequent, site-specific noise analyses to be conducted at the SPA Plan level. · Potentially significant interior noise impacts shall be mitigated through the reduction of exterior noise levels to below 60 dB(A) in residential areas (aSsuming the incorporation of standard building materials), or through the use of enhanced building materials such as sound rated windows or insulation. A detailed site-specific acoustical analysis, to be conducted at the SPA Plan level, shall identify where this reduction is necessary and how it will be attained. Performance of effective mitigation will require reducing interior noise levels in single-family units to 45 dB(A) CNEL or below. Monitoring The City shall approve the noise analyses at the SPA level. Mitigation measures will be developed at that time. Air Quality Impact Summary Project traffic will contribute to cumulatively significant regional air quality impacts. Because the project was not incorporated into regional growth forecasts and air quality attainment plans, project emissions will constitute a cumulative impact contribution. Project traffic will contribute to cumulatively significant local air quality impacts on four street segments, projected to operate at an unacceptable level (LOS D or worse) under future cumulative traffic conditions. Local short-term air quality impacts will result from grading activities and construction equipment. Mitigation Measures The project will incorporate traffic flow improvements (e.g., road construction), and will identify bicycle routes and bus stops at the SPA Plan and subsequent stages of planning. 25 Most intersections affected by the project would be maintained at LOS C or better, although four street segments would operate at LOS D or worse. The following measures shah be adhered to, subject to approval by the City, to reduce short-term pollutant emissions: · Heavy-duty construction equipment with modified combustion/fuel injection systems for emissions control shall be utilized during grading and construction. · Watering or other dust palliatives shall be used to reduce fugitive dust; emissions reductions of about 50 percent can be realized by implementation of these measures. · Disturbed areas shall be hydroseeded, landscaped, or developed as soon as possible and as directed by the City to reduce dust generation. · Tracks hauling fill material shall be properly covered. · A 20 mile-per-hour speed limit shall be enforced on unpaved surfaces. Monitorin~ The required activities and use of equipment shall be monitored by the City's environmental consultant on an irregular basis. The monitor will conf'n-m, via the mitigation monitoring report, that appropriate equipment is used; that watering occurs; that landscaping occurs immediately after grading completion; that trucks are covered; and that speed limits onsite are enfomed. Implementation of traffic flow improvements and bicycle routes and bus stops shall be confirmed by City review of SPA Plan and tentative maps, subject to City approval. Fiscal Analysis Impgql Summary_ The project will have an overall positive fiscal impact on the City. 26 Mitieation Measures Because the development of Salt Creek Ranch is projected to have an overall positive fiscal impact on the City of Chula Vista over the ten year period of time analyzed, no mitigation is considered necessary. At buildout in fiscal year 2001 the annual net fiscal impact is expected to be a negative $12,828 in 1989 dollars principally due to the amount of parkland to be maintained in Salt Creek Ranch. This negative impact would be offset by the project's overall (i.e., cumulative) positive impact and by positive fiscal impacts generated by development of other land uses designated in the City's General Plan. Monitorin~ No monitoring activities are required pursuant to CEQA requirements. Public Services and Utilities Impact Summary_ The project will create an increase in demand for public services including police, fire protection, schools, parks/recreation, public transit, library and solid waste services. The project will create an increase in demand and impact on utilities and non-renewable energy resources, including water, sewer, gas and electric services. Water Mi' ' nM Prior to issuance of building permits, the project site shall either be annexed by OWD into Improvement District No. 22 or a new Improvement District shall be established for the project area. In addition, the project developer shall obtain written verification from OWD at each phase of development that the tract or parcel will be provided adequate water service (will-serve letter). Prior to approval of any SPA Plan within Salt Creek Ranch, a Water Master Plan (and/or Agreement) shall be prepared and approved (by the City and OWD) for the Salt Creek Ranch development project. The Plan shall identify 27 total and incremental water demand; specific facilities (size, location, etc.) including servicing in the 980 and 1296 Pressure Zones; implementation/ phasing; and participation in the water allocation program and TSF financing program, encompassing this project and other projects in the OWD Master Plan service area. The Plan shall delineate at a more detailed level the recommendations of the April 1989 and October 1989 Wilson reports and July 1989 Graves report contained in Appendix C of the EIR. · The use of reclaimed water is encouraged and the project proponent shall make every attempt to develop such use. The project proponent shall, if feasible, negotiate an agreement with OWD to commit to use of reclaimed water at the earliest possible date so that OWD can ensure that an adequate supply is available. If such an agreement is pursued, all documentation shall be subject to site-specific environmental analysis, and shall conform to the applicable regulations of the Regional Water Quality Control Board, and the State Department of Health. · Water conservation measures for onsite landscaping and for maintenance of roadside vegetation shall be created and implemented by the project proponent, in coordination with the City Public Works Department, the City's Landscape Architect and in consultation with OWD or other qualified water agency/organization. Conservation measures are recommended by the State Resources Agency Department of Water Resources (see Appendix A of the EIR), and include but are not limited to planting of drought tolerant vegetation and the use of irrigation systems which minimize runoff and evaporation loss. · The following water conservation measures shall be provided; implementation shall be approved prior to issuance of certificates of use and occupancy; a.) Low-flush toilets (Section 17921.3, Health and Safety Code). b.) Low-flush showers and faucets (California Administrative Code, Title 24, Par 6, Article 1, T20-1406F). c.) Insulation of hot water lines in water recirculating systems (California Energy Commission). 28 Monitorin~ The developer shall obtain a will-serve letter from OWD prior to the issuance of building permits for each phase of development. The Wastewater Master Plan and/or Agreement (including an agreement to use reclaimed water if feasible) shall be approved by the City and OWD prior to the SPA Plan approval. Water conservation measures shall be implemented prior to the issuance of use and occupancy permits. Wastewater · Prior to approval of the Salt Creek Ranch SPA Plan, a Wastewater Master Plan and/or Agreement for the project shall be prepared by the proponent and approved by the City Engineer. The Plan shall identify total and incremental wastewater generation, specific facilities required, funding and implementation/phasing in relation to this project and other associated project's phasing in the area. The Plan shall confirm that the entire project can be sewered to the Telegraph Canyon Trunk Sewer, shall further detail the April 1989 Wilson report, and shall be coordinated with and/or conform to the City's Public Works Facility Plan, when complete. (Note that sewer upgrades, including effects on downstream facilities, are required wherever the sewer exceeds the design capacity.) · The project shall be subject to payment of wastewater development fees (to fund trunk sewer and other upgrades) or equivalent proportionate facility financing mechanism identified by the City, when adopted. Payment shall occur prior to issuance of building permits or earlier. Monitorim, The Wastewater Master Plan and/or Agreement shall be approved by the City prior to the approval of the SPA Plan. The project applicant shall pay wastewater development fees (or an equivalent financing mechanism identified by City) prior to the issuance of building permits. 29 Police Protection · The project is subject to adherence to City threshold standards and criteria for police protection service. The project applicant shall contribute to the General Fund. Monitorin~ The City shall ensure that the police threshold standards would be met prior to the issuance of building permits. Fire Protection Mi' ' M · Prior to approval of the project SPA Plan, the fire station location for CV#4 shall be approved by the CVFD. · The project shall adhere to General Plan threshold standards and criteria for fire protection service. Monitorina The fh:e station site shall be approval by the CVFD prior to SPA Plan approval. The City shall ensure that the fire protection threshold standards would be met prior to the issuance of building permits. Schools Mi' ' nM r · The project shall adhere to General Plan threshold criteria regarding school facilities and services. 3O · Prior to SPA Plan approval, the project proponent shall provide documentation conf'mming elementary school site locations and CVCSD approval of school locations on Salt Creek Ranch. This approval shall entail site location, size and configuration of schools, with provisions for access and pedestrian safety to the satisfaction of CVCSD. Funding shall also be addressed and confirmed in accordance with CVCSD procedures. · Prior to SPA Plan approval, the project proponent shall provide documentation to the City conCh-ming satisfaction of SUHSD facility funding requirements to offset Salt Creek Ranch student generation impacts. Funding would likely be satisfied via formulation of a Mello Roos CID or other means acceptable to SUHSD. · Prior to issuance of any building permits on Salt Creek Ranch, the proponent shall obtain written verification from CVCSD and SUHSD (will-serve letters) that adequate school facilities and associated financing will be provided for project generated students. Monitoring The City shall ensure that the school threshold standards would be met prior to the issuance of building permits. Mitigation monitoring shall occur as dictated in each mitigation measure above. Parks, Recreation and Open Space Mitigation Measures · The project shall adhere to General Plan Threshold Standards. · The project shall comply with the City Local Park Code requirements. · The project SPA Plan shall further define the boundaries, acreage and manner of open space preservation (e.g. dedicated open space; preservation easements) 31 on the Salt Creek Ranch property in a form and manner acceptable to the City Parks and Recreation DeparUnent and Planning Depm tment. Monitofin~ The City Parks Depaxlxnent shall ensure that the park threshold standards and Local Park Code requkements would be met and that adequate open space preservation would be provided prior to SPA Plan approval. Gas, Electricity, Energy Mitigation Measures · The project shall, to the extent feasible and to the satisfaction of the City, provide the following: Encourage the use of public transit by providing bus loading zones at key locations onsite; and facilitate non-vehicular travel by incorporating bicycle and pedestrian trails onsite. Implement efficient circulation systems including phased traffic control devices. Adhere to updated Title 24 building construction and design standards. Install landscaping that provides afternoon shade, reduces glare, encourages summer breezes, discourages winter breezes. Minimize reflective and heat absorbing landscapes. Reserve solar access and implement passive solar systems. Develop dwellings on small lots to decrease indoor and outdoor heating and lighting requirements. Install energy efficient appliances in residential developments. Limit strict lighting and install energy efficient lights. Demonstrate energy conservation practices. Use appropriate building design, orientation, landscaping and materials to maximize passive solar heating and cooling, and construct energy-efficient structures, subject to approval of the DRC, Building and Housing Department, and Planning Depm tmen[ 32 · The SPA Plan shall more clearly identify the recreational uses proposed for the SDG&E easement in the site's northeast; uses shall be subject to the approval of the City and SDG&E. Monitoring The project applicant shall demonstrate adherence to the energy conservation practices delineated above to the satisfaction of the City prior to Precise Plan approval; provision of the bus loading zones, trails, and other design practices shall be approval at the tentative map level while lighting systems, appliances, and solar energy systems shall be approved prior to issuance of certificates of use and occupancy. The recreational uses in the SDG&E easement shall be approved by the City and SDG&E prior to SPA approval. Public Transit Mitigation Measures · Prior to final site plan approval, the developer shall consult with City Planning and City Transit staff regarding location of transit facilities (i.e., bus stops) onsite. Should there be a need for such facilities, site design shall provide for said facilities, subject to review and approval by the City. Mt~nitorin~ Monitoring shall occur as dictated in the above mitigation measure. Library Facilities Mitigation Measures · The project applicant shall adhere to General Plan library thresholds, and shall participate in any funding programs created for financing of a library facility (i.e., developer fees, Mello-Roos Community Facilities District for Salt Creek Ranch, etc.) to serve the vicinity, as deemed appropriate by the City. 33 Monitorine The City shall ensure that the project will meet the library threshold standards and that the project will participate in library funding, as deemed appropriate by the City, prior to the issuance of building permits. Solid Waste Disposal Mitieation Measures No mitigation is necessary. Mqmitorin~ No monitoring is necessary. 34 SALT CREEK RANCH ANNEXATION/GENERAL DEVELOPMENT PLAN/PRE-ZONE EIR-89-3 REVISED RESPONSE TO COMMENTS SALT CREEK RANCH ANNEXATION/GENERAL DEVELOPMENT PLAN/PRE-ZONE DRAFT EIR 89-3 RESPONSE TO COMMENTS INTRODUCTION The Salt Creek Ranch Draft Environmental Impact Report (EIR) was circulated for public review from April 3, 1990 to May 18, 1990. Final public review ended on June 27, 1990 after the City of Chula Vista Planning Commission public hearing on the proposed project. A total of 19 comxr~nt letters were received during the review period. Those comments are responded to on the following pages. Comment letters are in the following order: · United States Depmunent of the Interior Fish and Wildlife Service · State of California Department of Fish and Game · State of California Department of Food and Agriculture · State of California Depaximent of Transportation · State of California Depamnent of Water Resources · San Diego Association of Governments · San Diego Local Agency Formation Commission · City of San Diego Engineering Division/Water Utilities Depa.mnent · Chula Vista City School District · City of Chula Vista Fire Department · City of Chula Vista Parks and Recreation Department · City of Chula Vista Planning Depamnent · City of Chula Vista Police Deparanent · City of Chula Vista Public Works Deparanent · Sweetwater Union High School District (letters of May 22, 1990; April 25, 1990; and September 15, 1989) · The Baldwin Company · The County of San Diego The City of Chula Vista also received comment letters on the project's Notice of Preparation (NOP) of the Draft EIR. As these letters were received after the NOP review period and after printing and circulation of the Draft EIR, they were not incorporated into R-I the Draft EIR document. The NOP comment letters are included in the Final EIR as Appendix A. Comments on the Draft EIR, responses thereto and the Draft EIR text co~nprise the Final EIR for the Salt Creek Ranch Annexation/General Development Plan/Pre-zone application. Notes in the margins of the EIR text direct the reader to related comments in this Response to Comments section. MITIGATING DESIGN FEATURES The Alternative A General Development Plan (Section 5.4 of the EIR) was modified in response to comments from the U.S. Fish and Wildlife Service and the City of Chula Vista Parks Depaa'unent, and to partially mitigate several impacts identified in the EIR. Figure R-1 depicts the improved General Development Plan (GDP). Figure R-2 depicts the proposed opens space and trail system, Figure R-3 depicts the relationship with the surrounding areas and Figure R-4 depicts the conceptual grading plan. This revised GDP modifies facility (park, school, and church) and open space locations and reduces 'the residential density. The modifications serve as mitigations; they do not create new issues or impacts over those issues analyzed in the EIR text. The revised GDP is described below. The proposed community park is relocated; the earlier versions of the GDP show the park site in the southeast comer of the site near the Upper Otay Reservoir. The mitigating location, created in response to comments from the City Parks Department and USFWS, shifts the proposed park site to the comer of East H Stxeet and Hunte Parkway. This modification maintains a natural open space link from the site to the Upper Otay Reservoir by retaining the southeast comer in open space (Figure R-3). The natural open space designation allows the preservation of sensitive coastal sage scrub and wetland habitats. This sage scrub is habitat for sensitive species onsite including the grasshopper sparrow and the California gnatcatcher. Additional biological mitigation measures are proposed in response to the letter from the U.S. Fish and Wildlife Service; these measures are found in the text of the responses to this letter. The new park site is preferred by the City Parks Depa, tment as it is more centrally located to serve Salt Creek Ranch and Salt Creek I residents, and because its topography is superior for use as an active park. The former community park site was not located within R-2 a 1 mile service radius of most Salt Creek residents and has limited development potential because it has steep slopes and is bisected by a stream. The neighborhood park site located in the southwest corner in the earlier plans is shifted north. Other minor refinements include shifts in the location of the school and church sites, and elimination of both the proposed equestrian staging area and nature center. The school district has approved the new school locations. Elimination of the equeslrian staging area will reduce the potential for water quality impacts. Elimination of the nature center was requested by the Parks and Recreation Department. These modifications can be seen by comparing Figure R-1 to Figure 5-1 in Section V, Alternatives. The new design prOPoses a total of 2,824 dwelling units (Table R-l). Unlike both the original proposed project and the unmodified Alternative A, this design proposes residential development at the midpoint of the density range and therefore is consistent with Section 6.2 of the General Plan. R-? Table R-! LAND USE ACREAGE ANALYSIS FOR MODIFIED ALTERNATIVE A Density Range Area Proposed Use Designation (Du's/Acre) (Acres) Units Residential R-L 0.5-3 434.6 869.2 Residential R-LM 3 - 6 273.7 1231.8 Residential R-LM* 6 35.2 211.2 Residential R-M 6 - 11 47,6 405.0 Residential Total 79. I Open S@aee Neighborhood Parks (2) -- 27.0 72.0 Open Space -- 3~ l, 1 35.0 Open Space Total 378.1 Institutional Elementary Schools (2) -- 20.0 -- Churches (2) -- 7.0 -- Fire Station (I) -- 1.0 -- Instituational Total 28.0 TOTALS 1,197.2 2,824.2 Average Gross Density Over 1,197 Acres 2.35 Du/Acre * Represents LM use at the highest allowable density (6 Du/Acre). R-8 / ('4 o~ ~.~ ~o ~1~1~ '~ ~ ~' i I J CI'IIY OF CHUL VISTA PLANNING DEPARTMENT August 31, 1990 County of San Diego Deparmaent o~' Planmng and Land Use 5201 Ruffin Road, Suite 13 SanDiego, CA 92123-1666 Attention: Lauren Wasserman, Director Subject: Salt Creek Ranch General Development Plan (PCM-90-2) The City of Chula Vista has reviewed your comments on the Salt Creek Ranch General Development ?lan (GDP), wishes to thank you for them and otters the following responses. The GDP has been revised tw/ce since your comment~ were submitted, and many oi' the concerns raised by the County or San Diego have been addre~ed. The open space areas have been expanded significantly in the eastern posen of the project. A community park has been moved out of a natural drainage area and thc amount of acreage for residenLi',.d development previously planned north of the park has been reduced. These changes were made to create an acceptably large, viable habitat for the blacktailed gnatcatcher and the cactus wren. In addition, the GDP applicant has comrmtted in the latest version of the proposal to participate in a regional multi-species coastal sage scrub conservation plan that, it' o£f-site mitigation proved inadequate, could entail the elimination of the 17 acre R-L area in the eastern pomon of the property and a widening of tile easternmost, north - south, wildlire corridor. Major wddliI'e and trail undercrossings at East "H" St. are now provided at Salt Creek and t. he most easterly north/south canyon. .~bama 1_ The applicam has agreed to relocate ~ul elementm-y school and the neighborhood park more cci/ii'ltl toc:~ttorl south of East 'H" St. and to connect these facilities with thc comraumty, w~dc, pcdcstrkm :trld bicycle LrwJs. Tile cormnunity p:n'k, previously located thc eastern pc~ [lu~ ~j thc F~ojcct, is rx~w a large (20 ac) nc~gilbo~aood park located SaJt Cre~.'K I'il(., Il ;iii ,.t~l'[ idol oi1 thc StlllihCF[I cdgc o[' the propcrl} wtil als<) be all open space / t~u! conner'tot Ior ttUs poruon of the property .{dd:uonal delaiJs on cbc system wfi.l be inter?orated into the Scctionai Planmng Area (SPA) Fkm. Lauren Wasserman -2- August 31, 1990 Much of Salt Creek Canyon, particularly north of East 'H'~ St., has been-disturbed by agriculture over the years and consists o£a swale rather than a true canyon. 'rlte applicant has agreed to revegetate this disturbed area with native scnib species. Hunte Parkway is actually located on the westerly slope of the Salt Creek swale, not at the bottom, and move this road further to the west would create grading difficulties would necessitate an encroachment into residential areas with a major arterial (south o£ East 'H" St.). road's current location also provides for public access to a scenic corridor. Subareas 3 _t As discussed above, the residential areas have been reconfigured in this Subarea and the Com.munity Park has been deleted. Wildlife access to the Upper Otay Reservoir has been enhanced through these changes and through the inclusion of a wildlife / equestrian undercrossing at East "H" St. Ridgeline access will be provided along the SDG&E easement. Additional view'sheds near ridgelines are proposed for preservation, as indicated in Figure 23 in the latest GDP. The agricultural pond, mentioned on page 3 of the February 2, 1990 letter, is shown in Figure 24, Conceptual Grading Plan, to be retained in ungraded open space. PA._Rj(__S 1 R_EC'_~ATJ.O~_h~ The February 2, 1990 letter recommended that a neighborhood park be located on the prominent ridgeIine in Subarea 3. The February 22, 1990 letter revised this recommendation, suggesus~g that the ridge be retained as open space accessible to thc public. The City of Chula Vista has required thal the developer com~nit to a highly sensitive treatment of this ridgeline. The number of residential units is expected to be quite small and will be a I'uncllon of the applicant's adherence to ridgeline preservation criteria. The SPA plan will elaborate on the ndgelinc preservation criteria. The applicant h&s sho~'n a conceptual appro;~ct: to the U'eatment of the ridgeline in Figures 26 - 31, No discussion ol ensuring public access had been included. LANDS_CA..PING Thc conccptu:~l grading plan has been revised. It now der'~lOltSLr:ttcs a greater comn~itmcn,. to ]:mdform grading. A landscape set,on has been included in fl~e revised (3DP -.( Lauren Wassen'nan -3- August 31. 1990 addresses basic landscape concepts, maintenance responsibilities and a suggested partial plant list empha~zing native and drought r~istant species. The City prefers that Hunte Park-way, a 4 lane major south of East "H~ St., remain outside of residential areas and thus accepts the proposed location. The applicant has committed to developing the areas within Subarea 3 at the lower end of the R-L range with densities ol approximately 1.6 - 1.9 du/ac, with average lot sizes at least 1/2 acre. The Land Use Acreage tables have be~n revised and are now correct. CIRCULATION The City prefers that the Class Il collector north of East #H" St. be Hunte Parkway rather than Lane Ave. The existing pipeline right or way extending north ['rom 'Lane Ave has been proposed as a greenbelt/trail corridor. This corridor, as shown in Figure 12, is proposed to have direct linkages to residential areas. The City would like to see this amenity preserved. Hunte Parkway is designated as a 4 lane major south of East "H" St. and a Class I1 collector north of East "H" St. The number of road crossings th open space areas have been significantly reduced (as seen in Figure 36). GRADING The conceptual gra(ting plan, as discussed above, demonstrates a more thorough implememauon of landform grading concepts (Figure 24). In addition, the GDP corem:ks the applicant to confo~-m to Section 7.7 of thc Chula Vista General Plan regarding landlbrm alteration It also cncour:~gcs thc usc of allcrnativcs 1() mass gr:~ding v. qthin Sub[~rca ~. :m issue to be more fully addressed at the SPA level. Lauren Washerman -4- August 31, 1990 The provision of water and sewer services are more thoroughly discussed in the revised Sect/on II of the GDP (pp. 49 - 52 and 85 - 86) and in the EIR appendix "Overview of Water Service." The applicant has cornrmtted to comply with the City's policy on affordable housing. The details regarding the implementation of this policy will be addressed at the SPA level. E--N~.MENT.A_ L ISSUERS The EIR has addressed the existence of the Mima Mounds and vernal pooh. The applicanl has agreed to participate in the creation of a regional multi-species coastal sage scrub conservation plan. The applicant prefers to contribute by way of participating in the formation and implementation of this off-site mitigation plan, However, il' off-site mitigation proves inadequate, thc applicant, in discussions with representatives from thc U.S. Fish and Wildlife and the City, has agreed to redesignate a 17 acre R-L area in the eastern portion of the property as open space and to widen the easternmost, norO>- south wildlife corridor. The wildlife corridor must be one that can be reasonably expected to have long-term viaNlity. I would Eke to meet with you or your slarf representative next week, ii' possible, regarding these issues. Please contact me at the Otay Ranch Project Team office at 422-7314. Duane E. Bazzel, Senior Planner Planning Department cc: Bob Leiter, Director or' Planning (City) John SuLktrd :md Tom McDowell (RBF) Jerry Jamriska, Asst. Director of Planning (County) Gordtm Howia-d, Regional PI:tuner (County) Richard Zurnwalt, Associate Planner (County) DEPARTMENT OF PLANNING AND I.-~ND USE ' c~.~-*~o.,~ ~:~osg.:~ February 22, 1990 City of Chula Vista Planning Department 276 Fourth Street Chula Vista, Ca. 92010 Attention: Duane Bazzell, Senior Planner In our February 2, 1990 letter of comment on the Salt Creek Ranch General Development Plan, we recommended that the 966 foot- high hill located on the northwestern portion of the Salt Creek Ranch property within subarea 3 be designated a neighborhood park or improved open space area. Upon further consultation with the County Department of Parks and Recreation, the following issues were raised: 1. The County Park Lands Dedication Ordinance requires that land utilized for a neighborhood park be graded to 2% slope and be otherwise suitable for more intensive recreational development. The City of Chula Vista park planning standards are assumed to be similar. 2. Improved open space which is not part of a neighborhood or other park would require maintenance and upkeep in order to provide recreational facilities such as trails, vista points and other facilities. 3. Neighborhood parks are more useful and convenient when sited immediately adjacent to developed areas. 4. Preservation of natural vegetation and steep slopes is better accomplished by designating such land as open space uses and not as a neighborhood park. In light of these issues, the County hereby revises its recommendation concerning the use of this hill. A neighborhood park would not be appropriate on this portion of the site due to the intensive uses and landform alteration required, but would be City of Chula Vista 2 appropriate adjacent to a residential area on a more suitable site with less development constraints, located somewhere on subarea 3. An open space designation which allows both minimal facilities to serve a vista point, and preservation of sensitive coastal sage scrub vegetation and steep slopes is more appropriate. Because this open space area would require minimal facilities, it should be maintained bY the City or by establishment of a homeowner's association which could maintain common open space lands. If you have any questions, please contact Richard Zumwalt at 694-3681 or 422-7232. Lauren M. Wassermann, Dire Department of Planning and Land Use LMW:rez cc: Lari Sheehan, Deputy Chief Administrative Officer, (MS A6) John Sullard and Tom McDowell, Robert Bein, William Frost and Associates, C/O Otay Ranch Project, 315 Fourth Avenue, Chula Vista, Ca. 92010 The Baldwin Company, 11995 E1 Camino Real, Suite 102, San Diego, Ca. 92130 DEPARTMENT OF PLANNING AND LAND USE CALJFORNIA92069'28~ Februar7 2, [990 C~y o~ Chu[~ V~s~a Planning Department 276 Fourth Street ~ I ~ ~ooq Chula Vista, Ca. 92010 Attention: Duane Bazzell, Senior Planner The County of San Diego appreciates this opportunity to comment on the Salt Creek Ranch General Development Plan (GDP). The property is located in the Otay Subregional Planning Area. The General Plan Land Use Designations are (17) Estate (1 du per 2 & 4 ac.), (18) Multiple Rural Use (1 du per 4, 8, & 20 ac.), and (19) Intensive Agriculture (1 du per 2, 4, & 8 ac.). The current zoning for the property is S87 (Limited Control) with a minimum lot size of 2.5 acres. The majority of the property is in the City of Chula Vista adopted sphere of influence with the exception of the extreme northern portion of the property. ~JOR ISSUES: OPEN SPACE: Page 27 Proper design of open space areas should involve creating corridors of natural open space which are contiguous with natural areas and proposed open space areas located offsite. The site is located on the south slopes of San Miguel Mountain on the edge of the undeveloped area. The proposed open space areas on this project should be redesigned and expanded to provide a less abrupt transition from the proposed urbanized type of development to the more rural, low density and open space development proposed for properties to the north and east of Salt Creek Ranch. Where open space is traversed by roadways such as East H Street, wildlife corridors should be preserved and maintained underneath roadways. Subarea 1 The present open space plan provides a majority of Open space for the eastern areas but very little for the more urbanized western area. Some provision for useable or natural open space which is easily accessible to residents of the western part of the property is needed. Additional open space/trail City of Chula Vista 2 corridors of the type shown on Subarea 1 which connects East H Street and the northern property line would be appropriate. Subarea 2 In subarea 2, the. open space alignment for Salt Creek is disrupted by the Hunte Parkway alignment, which runs along the canyon bottom. The road alignment should be moved westward out of the canyon towards the ridge which lies on the west side of the Salt Creek corridor. The Salt Creek Canyon should be retained in open space with no interference from roads or other non-recreational development. This open space corridor should be widened to much more than the present 100 foot strip. Subarea 3 Open space corridors on subarea 3 are obstructed by the East H Street alignment and potentially the Community Park, depending on the uses proposed adjacent to the open space corridors. Therefore wildlife would be cut off from the Upper Otay Reservoir area. These corridors should be widened to provide recreational opportunities such as trails, visual continuity of open space and a break in urbanized development, and to guarantee access for wildlife. Residential development on this portion of the project occupies all of the high points on the ridge lines. Since these points are logical destinations for hikers, bicyclists, and equestrians, two of these ridgelines should be preserved as parks or open space and connected to the trail system. Additional open space corridors are recommended in two places. The first recommended corridor would connect the open space corridor on the west side of subarea 3 at the 966 ft. elevation ridgeline to the major drainage along the southeast portion of the subarea at the point where all drainage basins in this subarea converge. This open space corridor would follow the drainage east of the ridgeline and connect the ridgeline to the Upper Otay Reservoir. The second recommended corridor would be located along the eastern side of the entire project adjacent to the property line as shown on the Chula Vista General Plan. This would connect the proposed open space corridor along the northern property line to Upper Otay Lake. Both of these recommended corridors would provide highly desirable trail corridors and preserve sensitive Coastal Sage Scrub habitat and steep slopes associated with these drainage courses. Residential development of these recommended open space corridors at the proposed density would require extensive grading City of Chula Vista 3 and vegetation removal. Designation of these areas as open space corridors would leave significant acreage of developable areas at a sufficiently high elevation to provide residential areas with sweeping views of the lakes while at the same time utilizing area which has been previously disturbed by agricultural activities for development. The open space designated for subarea 3 contains what appears to be an agricultural pond adjacent to a dirt road at the base of a canyon in the center of this subarea. This area should be retained in open space and additional measures should be taken to minimize impacts of development on this pond in order to protect any sensitive vegetation and wildlife value that this pond may have. .Even man-made, agricultural ponds are significant water sources and important habitat for birds and wildlife in such a dry climate. PARKS RECREATION: Page 28 As mentioned in the Open Space discussion in this letter, a neighborhood park or improved open space area should be established at a centrally located ridge top in subarea 3 to preserve a significant vista point for the public. .The developer has shown residential development and grading on all major hilltops and ridges, except the ridge on the extreme northern edge of subarea 3 on the slopes of San Miguel Mountain. This site is prouosed for open space and has the highest elevation on the project site, but is not centrally located and its view to the southwest is obstructed by a ridgeline and hill in the west central portion of subarea 3 on which residential development is proposed. The obstructing ridgeline and hill would provide the best potential neighborhood park site because it offers the best combination of view potential, central location and potential for preservation of sensitive coastal sage scrub vegetation and hillside. Because this hill appears to be a lgnlf~cant visual landmark, pedestrians and cyclists will probably come to this place to enjoy the view whether it is developed or not, so good planning dictates that this recreational use be accommodated and the users properly serviced with trails and minimal facilities such as restrooms, drinking water, picnic facilities and shade. This area is now proposed for "Low" density residential development and grading which involves cutting off the top of the hill and destruction of the coastal sage scrub vegetation in that area. This type of development is not consistent with that expected of a low density, estate area and would not be consistent with the theme of transition to the rural/estate type development. A natural park is most desirable because it would City of Chula Vista 4 provide minimal facilities for visitors and preserve sensitive vegetation and steep slopes. · In order to minimize visual impacts and disruption of the hillside by grading, this site should not be accessible to the public by road. The existing dirt road shown on the topographic map can be improved and utilized as a trail and private access road for maintenance purposes. The site should be connected to the hiking and riding trail system and would be conveniently located near housing in subarea 3. It should also provide a trail linking residential development in the northern part of subarea 3 with the school in subarea 2. A natural park at this location would provide a logical break between developable areas to the north and:south, and leaving this site in a more natural state will provide a pleasing visual feature for the community and enhance the character of the neighborhood. .LANDSCAPING: Page 30 It is strongly recommended that appropriate landscaping be utilized to mitigate the apparent visual blight resulting from extensive brushing and recontouring which will likely occur if the final grading plan resembles the conceptual grading plan. Landscaping should utilize native plants and reinforce the existing rural character and should not provide a sterile, packaged suburban ambience. LAND USE: Page 44 Since the residential area located immediately west of Salt Creek Canyon is proposed for Low-Medium density residential development, the Hunte Parkway road alignment should be moved out of the canyon onto the ridge which lies west of Salt Creek. The Lane Avenue alignment could also be moved westward, if possible. This would provide the opportunity for a node of more intense development in subarea 1 along East H Street between Lane Avenue and Hunte Parkway. This node could include the land uses proposed by the developer, such as the fire station, a church, school, or neighborhood park if appropriate. Such a design would provide a logical center for the project and be more easily served by bus service. This development pattern would allow for slightly more intense development focused around this node, such as "Medium" and "Low ~.~edium" residential and allow less dense "Low" residential development along the northern and eastern boundaries of the property. "Low" density residential with minimum lot sizes of 1/2 acre at the north and east fringe of the City of Chula Vista 5 property is a more reasonable transition to the Estate residential and open space uses anticipated for the neighboring properties. Table 1 on page 38, entitled "Land Use Acreage Analysis,, contains either mathematical errors or assumptions that are not specified in the text. The statistics quoted in this table for total units at mid-point and at maximum do not match those obtained by straight multiplication of mid-point and high dwelling units per acre by the area in acres given in the table. For example, the table shows the maximum total units for the "R- L" designation as 1,543 units. Straight calculation of density (3.0 du/ac) by area (500.4 acres) equals 1,501.2 units, a difference of 41%8 units. CIRCULATION: Page 47 The road classification for Hunte Parkway needs to be specified in the Circulation Plan on page 47. Hunte Parkway north of the subject property will not connect to Rancho San Miguel and will only serve the Otay Water District property to the north, which is proposed for rural development and open space. Therefore, Hunte Parkway north of East H Street should be designated a residential collector street unless a larger designation is justified. Alternatively, the plan should consider extension of Lane Avenue rather than Hunte Parkway northward from East H Street to the Otay Water District land. This would further preserve Salt Creek for greenbelt uses. Internal circulation roads which cut across undisturbed open space should be eliminated where possible. Examples are the road which connects the nature center to Hunte Parkway and the many roads which interconnect the various low density residential areas in subarea 3. ~RADING: Page 47 The conceptual grading plan on page 48 is illegible. It should be revised to include readable data. It should clearly show natural vs. finished contours, approximate quantities of cu~ and fill, approximate slope heights and clear definition of cut and fill slopes. The grading plan map appears to conflict with the text, which on page 47 states that "grading will be minimized to respect natural landforms,, and that "landform grading will De used along major streets and in high visibility areas to maintain City of Chula Vista 6 a natural viewshed and enhance the character of development.,, Major grading which at best only approximates the n~tural landforms in a few areas is shown on the conceptual grading plan. Because the site includes hillsides which are visible from a wide area to the west, south and east, the project has potential for unpleasant visual impacts if grading of these hillsides is not significantly reduced. One way to estimate the visual impact of development on ridgelines and in significant viewsheds is to have the developer submit a conceptual subdivision plan on these areas to assist in evaluation of the appropriateness of residential development on these areas at the requested densities. Alternative "custom,, grading schemes for the low density areas within subarea 3 should be seriously considered. Given the location of these areas on the northern and eastern fringe of the Chela Vista General Plan, and their location adjacent to rural unincorporated areas and San Miguel Mountain, mass grading for standardized tract homes is inappropriate. ~ATER AND SEWER SERVICE: Page 52 Water availability and sewer service must be demonstrated at the General Development Plan level, not deferred to the SPA level or later because requested urban densities and intensity of development cannot be justified and therefore cannot be approved at the General Plan level. HOUSING: Page 64 Affordable housing for low and moderate income renters and first-time homebuyers is one of this regions, most pressing problems. This project does not provide its fair share of low or moderate income housing, does not explain exactly where or how the City of Chula Vista is meeting this need, and offers no strategy or action plan to reduce housing costs for future residents. Salt Creek Ranch has an area of approximately 1,200 acres and a total estimated buildout of approximately 4,000 units and 12,000 occupants. Mechanisms to ensure the provision of low and moderate income housing and affordable housing for first- time homebuyers should be included in the GDP. Although participation in state or federal housing programs for low income housing is not proposed, housing costs need to be minimized and the type of housing unit that in the future can reasonably be converted to Use for below-market rate rental housing and affordable housing for first-time homebuyers must be provided to ensure that equal housing opportunities and a balanced community are provided. The City of Chula Vista should City of Chula Vista 7 not dismiss the issue, but should require that the developer do a market study to determine the most appropriate land ~use designation(s) for provision of below market-rate rental housing and affordable occupant-owned housing. If a higher density land use designation is needed, then it can reasonably be located in the western portion of'this property adjacent to East H Street and Hunte Parkway, or across the street from the Eastlake Business Park. ~NVIRONMENTAL ISSUES Wallace, Roberts and Todd prepared a site analysis for the former owners of'this property as part of the United Enterprises Project. This study was a pre-General Plan Amendment level environmental study which included a vegetation map, a brief text and biological survey. This study showed the existence of Mima Mounds on Subarea 3. This topography is an indicator of possible vernal pools, an extremely rare plant and wildlife habitat in San Diego County. This area is on the northeastern portion of the property and is designated "L" for low density residential development at 0-3 du per acre. This study also showed the existence of coastal sage scrub vegetation that may be important as wildlife habitat. This vegetation occurs on the hillsides on the northeastern portion of subarea 2, extending onto the western portion of subarea 3 and into the Otay Water District ownership. It also occurs on the eastern portion of the property adjacent to the eastern property line. Because areas potentially containing these resources are proposed for development, these issues should be addressed in the Environmental Impact Report and the property should be site- checked for possible significant vernal pool and coastal sage scrub plant communities which may warrant preservation. City of Chula Vista 8 If you have any questions, please contact Richard Zumwalt at 694-3681. Lauren M. Wassermann, Director ~ Department of Planning and Land Use LMW: fez cc: Lari Sheehan, Deputy Chief Administrative Officer, (MS A6) John Sullard, Robert Bein, William Frost & Associates Tom McDowell, Robert Bein, William Frost & Associates The Baldwin~Company, 11995 E1 Camino Real, Suite 102, San Diego, Ca..92130 City Planning Commission Agenda Item for Meeting of September 12, 1990 Page 1 1. PUBLIC HEARING: PCZ-90-1-M City-initiated proposal to rezone certain territory, qenerall.y bounded by Walnut Drive, Main Street, Palm Drive and the Autumn Hills Condominium Project from its City-adopted County zonp classifications to City classifications utilized throuqhout Chula Vista. The proposed specific rezoninqs and their precise territorial limits arp depicted on attached Exhibit "A". A. BACKGROUND 1. This proposal involves the rezoning of the Woodlawn Park and East Woodlawn Park Subcommunity of the Montgomery Specific Plan. The area is generally bounded by Walnut Drive to the north, Main Street to the south, Palm Drive to the west and the Autumn Hills condominium project to the east. Specifically, this request will convert the existing City-adopted County zoning to City zoning classifications. Those are as follows: A. R-S-6 to R-l-P-7 B. R-S-7 to R-3-P-7 2. The Environmental Review Coordinator conducted an Initial Study, IS-88-4M and IS-88-65M, of potential environmental impacts associated with the Montgomery Specific Plan. Based on that attached Initial Study and comments thereon, if any, the Coordinator has concluded that this reclassification would cause no significant environmental impacts as per the previously adopted Negative Declaration issued on IS-88-4M and IS-88-65M. B. RECOMMENDATION 1. Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this reclassification will have no significant environmental impacts and re-adopt the Negative Declaration issued on IS-88-4M and IS-88-65M for the Montgomery Specific Plan. 2. Adopt a motion recommending that the City Council adopt an ordinance changing the zones as reconsidered by the Montgomery Planning Committee and as described on the attached Exhibit "A". C. BOARDS/COMMISSION RECOMMENDATIONS On February 7, 1990, the Montgomery Planning Committee and on March 14, 1990, the City Planning Commission held public hearings and unanimously recommended that the properties be reclassified as designated on Exhibit A. City Planning Commission Agenda Items for Meeting of September 12, 1990 Page 2 On May 15, 1990, the City Council voted to have the Montgomery Planning Committee review their recommendation and reconsider the R-1-6-P. On July 5, 1990, the Montgomery Planning Committee reconsidered and reconfirmed the R-1-6-P (R-i-P-7) proposed for the Woodlawn community. D. DISCUSSION 1. Adjacent zoninq and land use. North R-1 single family South C-36 sf and open storage R-V-15 sf and duplex R-3-P-8 sf/townhomes R-2-P multi/townhomes West R-1 single family I-L industrial suites East R-1 single family R-3-P-12 multi residential 2. Existinq site characteristics. The topography of the area consists of slightly rolling hills with flatter areas. The site is almost entirely improved with residential single family uses in a rural atmosphere with little or no curb and sidewalk improvements. There are three church sites within the approximately 60 acres. The churches are allowed in residential areas under both the county and city zoning ordinances subject to major or conditional use permits. The Woodlawn Park Community Center and park site are located at the intersection of Orange and Walnut Drives. Autumn Hills condominium project, 80 units on 11.34 acres, is located in the northeast corner of the planning area. There are some stables and other "farm type" animals on several lots, remaining from county zoning which allowed horses and other animals. The average lot size in the Woodlawn Park area (excluding the Autumn Hills site) is 15,505 square feet or 0.36 acres. The lots developed with residential uses (again, not including the condominium site) constitute 47.35 acres. Eighty six percent of these are single family, eleven percent are duplex or two units on one lot, and less than one percent are triplex or three units on one lot. Approximately 19 lots are vacant or not fully developed in Woodlawn Park. These comprise 15 percent of the total land area and average 20,817 square feet in size. City Planning Commission Agenda Items for Meeting of September 12, 1990 Page 3 3. General Plan. The Woodlawn Park and East Woodlawn Park area includes four land use designations on the Montgomery Specific Plan as follows: Autumn Hills Condominium Project This area is designated Medium Density Residential, with an overall density of 6 to 11 dwelling units per acre. The project is built out at approximately 7 units per acre. The proposed amendment is from R-S-7 to R-3-P-7. This zone would be consistent with the existing land use. Church and Park Area The church located on the north side of Spruce Road between Orange and Sycamore Drives is designated as a church. The property near this on the southeast corner of Orange Drive and Spruce Road is designated "Other" and is a park. The proposed zoning for this area is from R-S-6 to R-l-P-7; the church will be consistent with the residential zoning as long as it operates with a conditional use permit. Woodlawn Park Center and Lots to the Northwest The four lots included in this area are designated Parks and Open Space/Special Study Area on the Montgomery Specific Plan. The proposed zoning for these lots is from RS6 to R-l-P-7. All Remaininq Areas The remaining areas in Woodlawn Park and East Woodlawn Park are designated Low-Medium Density Residential, 3 to 6 dwelling units per acre. The proposed amendment is from R-S-6 to R-l-P-7. This zone is consistent with the existing land use pattern of predominately single family homes and would allow a single family residence for each legal lot. If new lots were to be created, the minimum lot size will be 6,000 square feet under the R-l-P-7 zone as opposed to the 7,000 square foot minimum lot size required under the County RS6 zone. Pursuant to the City Council meeting of May 15, 1990, the City Attorney's office looked into the question of possible non-conformities created with the R-l-P-7 zoning proposed for the Woodlawn area. As discussed in the memo from the Assistant City Attorney to the Director of Planning dated July 6, 1990, where lawful non-conforming residences are damaged by more than 60% of their value, they cannot be restored or reconstructed and used as before. An exception to this can be made by the Planning Commission for dwellings located in any R zone or for buildings non-conforming City Planning Commission Agenda Items for Meeting of September 12, 1990 Page 4 only on the basis of yard or height requirements. Therefore, there is administrative authority in the City of Chula Vista to allow a discretionary determination whether the non-conforming use should be reconstructed. In the event the Planning Commission did not allow modification of the prohibition of reconstruction as set forth in Chula Vista Municipal Code Section 19.64.150, analysis would have to be made of the economic result of that decision. It should also be remembered that the R-l-P-7 zone allows for one single family residence per legal lot, (meaning one created in conformance with the ordinances in effect at the time it was created), provided current applicable setback and development requirements can be met. D. ANALYSIS Several factors support the rezonings described above: 1. The Montgomery Specific Plan was adopted by Chula Vista City Council on January 12, 1988. These zone classifications are primarily proposed to implement that Specific Plan. 2. The rezonings proposed for the residential areas will continue to allow the type of single family and rural developments as exist in the area today. Additional dwellings on the lots will be allowed where the lots are large enough, without having to subdivide the land as was the requirement under county zoning. The precise plan modifier will allow for discretionary review of projects prior to building permits. 3. In all cases, the proposed zone amendments are our best attempt to convert City-adopted County zoning to equivalent City zoning without adversely impacting development capability of the properties. WPC 8224P EXCERPT Montgomery Planninq Committee -2- July 5, 199. This will bring the social services back in the line with the adjusted 15% social service cap of $172,350. City staff has sent a letter to HUD requesting a waiver to the regulation regarding how the 15% cap is calculated; the City is requesting to include program income in the formula. ~~ed _.the Cit will be able to restore all the social service a encies includin Shared Housin to their ori inal allocation level. The City does not expect a response on the waiver for at least two months. Committee Member McFarlin asked how this will affect the dollars allocated to the Woodlawn Park Community Center. She also asked if any funds were left over from past years and if so, could these funds be applied to make up the difference. Mr. Harris stated that the Community Center had a budget of $16,875 and it will be cut 6-1/2% to $15,780. He added that he would look into the past years to see if any funds were not utilized. Harris added that they are considering to allocate current and anticipated program income of $325,000 from the Housing Rehabilitation Program to the Park Development Project at Orange and Fourth (Hermosa). In addition, the City is considering making application for a Federally-guaranteed load to complete this Park Development Project. 2. OLD BUSINESS - None 3. PUBLIC HEARING: PCZ-90-I-M City initiated proposal to rezonp certain territory, qenerally bounded by Walnut Drive, Main Street, Palm Drive, and the Autumn Hill~ Condominium Project from the its City-adopted County zone classifications to City classifications utilize,{ throuqhout Chula Vista Zoning and Implementation Consultant Lettieri made the presentation and noted that Woodlawn Park was heard at the Montgomery Planning Committee meeting of February 7, 1990, and the Planning Commission meeting of March 14, 1990, and both bodies unanimously voted to recommend that the City zone classification be changed as per the staff recommendation (Exhibit A). On May 15, 1990, the City Council asked that the Montgomery Planning Committee reconsider the R-I-6-P zone in the Woodlawn Park area and consider changing the recommendation to R-1-7-P. The City Council was concerned that the surrounding areas are zoned R-1-7-P and zoning this area R-1-6-P would be treating it differently than the other areas in the City. The area that is recommended for the R-i-6-P zone has 97 single family lots, 24 duplex lots and 3 triplex lots. The R-1-6-P zone would create only 3 non-conforming lots (due to lot size requirements) and the R-1-7-P would create 12 non-conforming lots. In addition for consistency, the Special Study Area will remain as such, but is recommended to be included in the R-1-6-P zone. Montaomery Planninq Committee -3- July 5, 1991J Chairman Wheeland asked if subdividing would be more of a concern with the R-1-6-P than the R-1-7-P. Mr. Lettieri stated that the average lot size is 12,000 sq. ft., therefore, if it was zoned R-1-7-P most of the lots would not be large enough to subdivide. Committee Member Palmer asked if any other areas in Montgomery are zoned R-1-6-P. Associate Planner Herrera-A stated that the Whittingtons Subdivision, located at Third Avenue and Broadway (Otay Town Part I) was approved by Council as R-1-6-P. Chairman Wheeland asked about the lot sizes in the surrounding area. Principal Planner Pass and Associate Planner Herrera-A, in response to the Chairperson's inquiry, advised the Committee that there was a significant number of single-family dwelling lots, within close proximity to Woodlawn Park, which were less than 7,000 square feet in area. They noted that these lots were in the R-2, R-2-T, R-3-P8 zones, as well as the R-1 and R-1-5 zones. They also noted that the involved lots had been platted prior to the 1985 annexation of the Montgomery Community. Pass and Herrera concluded that the above factors supported their contention that the City of Chula Vista was not proposing for Woodlawn Park a residential zoning plan which would be less restrictive or less qualitative than that implemented within other parts of the municipality. Committee Member Creveling asked if the proposed Woodlawn Park street alignment would be affected by changing this zone to R-1-7-P. Principal Planner Pass stated that this probably would not affect the street realignment either way, although some property owners might be more willing to cooperate if they would be able to subdivide their lot. He added that the staff would be pleased with either the R-1]6-P or the R-1-7-P. Committee Member Castro said that he stands by the original decision to zone this R-1-6-P. Many of the old houses that are in bad shape are sitting in the middle of a 12,000 sq. ft. lot. The R-1-6-P zone will allow properties to be subdivided, thus removing the old house and building two new houses; this will be good for the area. Chairman Wheeland stated that she does not want to encourage more development in an area that already has problems with entering and exiting. Committee Member Creveling and Roberts stated that they both support the original decision to recommend this area be zoned R-1-6-P. Committee Member Palmer said that the surrounding areas have small lots, therefore, zoning this area R-1-6-P is not treating is differently than other areas of Chula Vista. Montqomery Planninq Committee -4- July 5, 199u MSUC (Palmer/McFarlin) 6-0, that based on the Initial Studies and comments on the Initial Studies and Negative Declaration, to find that this reclassification will have no significant environmental impact an readopt the Negative Declaration issued on IS-88-4M and IS-88-65M for the Montgomery Specific Plan. MSC (Castro/Roberts) 5-1, Wheeland voting no, to adopt a motion recommending that the Planning Commission recommend adoption of an ordinance to change the zones as reconsidered by the Montgomery Planning Committee and described on Exhibit "A". 4. OTHER BUSINESS Associate Planner Herrera-A stated that the Committee should select a member of the Committee to serve on the Southwest Redevelopment Project Area Committee. The Committee decided to make their selection for the Project Area Committee at their next meeting. $. CHAIRMAN'S REPORT - None. - 6. COMMITTEE COMMENTS Committee Member McFarlin said that she thought the (Neighborhood Cleanup) dumpsters were supposed to be placed in Woodlawn Park sometime after July 1st. She asked if it would be possible for prisoners to help with labor and support of the Neighborhood Cleanup Dumpster project. Associate Planner Herrera-A stated that prisoners can only work in public areas, not private areas. Committee Member Creveling said that there may be a hold on the project because of the new law that addresses and regulates what kind of materials can be placed in a dumpster. Chairman Wheeland stated that the cleanup project should be advertised to the residents so they will know where the dumpsters will be placed. Committee Member Castro said that there was a trailer parked on the street by Otay Town School for a week so he called the company who owns the trailer, T&T Best Ways, and asked if it could be removed. The response he received led him to believe that the company has a policy of using the public streets for storage of their trailers. He thinks that the City Council should address this problem and notify companies that they cannot use the public streets to store trailers. He also mentioned that the Auto Auction still seems to be in business and asked if the business was supposed to move. EXCERPT- CITY COUNCIL ~'~UTES MINUTES -3- May 1S, 1990 9. RESOLUTION 15621 ACCEPTING CONTRACT WORK FOR THE REMODF. J. ING OF WOODLAWN COMMUNITY CENTER AT 115 SPRUCE ROAD, CHUI.A VISTA, CALIFORNIA. On 11/7/89, Council awarded a contract to Adams Builders, Inc. for the remodeling of the Woodlawn Community Center at 115 Spruce Road, Chula Vista, California. The work is now complete, and a final inspection of this project was made by the Fire Deparanent on 4/18/90 and by the Building and Housing Department on 4/26/90. All work was found to be acceptable and in accordance with contract plans and specifications. Staff recommends approval of the resolution. (Director of Public Works) 10. _.RESOLUTION 15622 APPROVING FIRST AMENDMENT TO A AGREEMENT WITH SHUTE, M]HALY AND WEINBERGER TO PROVIDE CONSULTANT SERVICES TO REVIEW PROPOSAL BY SDG&E FOR A POWER PLANT 1N CHULA VISTA AND APPROPRIATING FUNDs FOR PREVIOUSLY COMPLE~ CON'I3~CT SERVICES - The first amendment gives detail clarifying the tasks performed by outside legal counsel in the SDG&E NOI proceeding, as requested by Council. The resolution also appropriates the Citers half of the funding for the legal analysis previously completed by the tm. Staff recommends approval of the resolution. (Assistant City Attorney and Deputy City Manager) Pulled from Consent Calendar Council adjourned to closed session to discuss Resolution 15622 at 10:50 p.m. and reconvened at 11:00 p.m. MSC ('McCandliss/Nader) to approve Resolution 15622 and authorize the City Attorney to negotiate the addilional language. Motion carried 3-2-0 with Councilmembevs MooredMalcolm voting no. MSUC (Cox/McGandliss) to appropriate $5,000 to pay for the old contract services. 11. REPORT FEES REFUND REQUEST ON SEWER FA(2LITIES PARTK2PATION FEES AND DEVELOPMENT IMPACT BY DOROTHY E. KRACK. (continued from 5/8/90) Within the time span that Dorothy Krack, owner of the property at 1128 Tobias Drive, applied for a building permit and when it was issued, the Sewer Facilities Participation Fee had been increased from $600 to $2,000. Also, Development Impact Fees were put into effect adding another $1,047 to her building permit. Ms. Krack believes that the City took an inordinate amount of time to process and approve her plans. Staffrecommends Council accept the report and deny the request for refund. (Director of Public Works) Pulled fi.om Consent Calendar MSUC (Malcolm/McCandliss) (regarding Item 11) to direct City Attorney to bring back to Council whatever appr. opriate ordinances are necessary to allow Council flexibility, if they choose, and to notify appropriate parnes, a[ the earhest possible convemence, when those ordinances will come into effect to allow the Council to proceed. 12. REPORT SCRIPPS MEMORIAL HOSPITAL REQUES~ TO CONDUCT A 10K RACE, ONE-MILE FUN RUN AND FOUR-MILE STRIDE - Scripps Memorial Hospital is requesting permission to conduct a 10K race, a four-mile stride, and a one-mile fun run on Saturday, June 16, 1990. Staff recommends Council approve the request subject to staff conditions. (Acting Director of Parks and Recreation) * * END OF CONSENT CALENDAR * * PUBLIC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCF_,: 13. PUBL/CHEARING PCZ-90-I-M: CiTY IN1TIA'I~} PROPOSAL TO REZONE CERTAIN TERRITORY, GENERALLY BOUNDE. D BY WALNUT DRIVE, MAIN STREET, PALM DRIVE, AND THE AUTUMN HILLS CONDOMINIUM PROJECT FROM ITS CITY-ADOP'IZD COUNTY ZONE CLASSIFICATIONS TO CITY MINUTES -4- May 15, 1990 CLASSIFICATIONS UTILIZED THROUGHOUT CHULA VISTA - In all cases, the proposed zone amendments will convert city-adopted county zoning to equivalent city zoning without adversely impacting the development capability of the properties. Staff recommends Council place ordinance on first reading. (Director of Planning) This being the time and place as advertised, the public hearing was declared open. A review of the project was given by Tony Latterri, Consultant for the project. Dan Pass, Principal Planner, outlined the process for the special study area. He stated it would commence next fiscal year and would be an inter-departmental approach. The northerly portion of the site is under municipal ownership, all other property owners will be contacted. The full report will go to the Montgomery Planning Committee for public hearings, to the Planning Commission, and to Council. Mayor Cox questioned why the property on the north side of Walnut Drive is in the special study area. He felt the street could not be realigned, or eliminated, to the extent that a park area could be tied in with the operation of Woodlawn Park Community Center. Mr. Latrerri responded the zoning implementation program was leaving the area alone. The Montgomery Specific Plan already has that designation. Staff feels they will have to come back, as dictated bythe plan, with further analysis. Mr. Pass stated staff was concerned about the three parcels, and that was why they were included in the special study area. There being no public comments, the public hearing was declared closed. Councilman Malcolm stated the City had made a major financial commit~nent to help improve the Montgomery area, and he did not feel that allowing much smaller lots was a way of doing this. The area is currently surrounded by R-1 zoning, and he could not support the recommendation by staff. Councilwoman McCandliss expressed her concerns over the ability of a homeowner to rebuild if their existing structure was destroyed. Assistant City Attorney Rudolf responded the ordinance states, if a certain percentage of the home was destroyed, the owner could rebuild to the existing use and continue the non-conforming use. If the home was totally destroyed, the owner would have to ask for a variance, or conform with existing zoning. Mr. Pass stated the Council could place a P-Modifier, which would stipulate that lots of 12,000 sq. ff. or less could not be subdivided without going to the Planning Commission and City Council. Councilman Nader questioned whether Council was required to allow a home owner to build on his property if the prior structure was destroyed, i.e. variance, or the City purchase the property. Assistant City Attorney Rudolf replied they would have to be given the opportunity for reasonable economic use. ORDINANCE 2371 REZONING CERTAIN TERRITORY, G~y BOUNDED BY WALNUT DRIVE, MAIN :>-I'RE, ET, PALM DRIVE, AND ALrTIJIvlN l-[ll.I_q CONDOMINIUM PROJECT FROM ITS CITY- ADOPTED COUNTY ZONE GLASSIFICATIONS UTILIZEr) THROUGHOUT (~IULA VISTA (fi~t reading) ORDINANCE 2371 OFFERED FOR FIRST READING BY MAYOR COX, reading of the texl: was waived, motion failed 2-3-0 with Gouncilmembers McCandliss, Malcolm and b/ado' voting no. MINUTES -5- May 15, 1990 Mr. Pass felt that Councilwoman McCandliss' concerns could be addressed by zoning R-l-7 and amending the P-Modifying District as it applies to the area. The provision would be irrespective of the size of the lot. In the event of destruction of a single family dwelling, it would allow the rebuilding of a single family residence on the site. M OVlcGandliss) to modify Ordinance 2371. Motion died for lack of second. Councilman Malcolm questioned whether the Council wanted to refer the R-3-P7 and R-1-6P zoning back to the Montgomery Planning Committee. He felt there should be some control on what could be rebuilt. romar rUeCvie(Mw.alcolm/Moore)to continue the public hearing, refer back to the Montgomery Planning Committee Councilwoman McCandliss requested that staff and the Montgomery Planning Committee look at the possibility of designating some areas for R-l-P6 with other areas designated as standard R-1-7, or ffnot, look at the generalized zoning to allow people to rebuild. She also expressed concern over land splits. Mayor Cox requested a report from the City Manager, next week, on the intersection of Otay Valley Road and Main Street as it relates to Maple. He would like to see the City start the process of designing, or redesigning, the streets in order to utilize the county parcel directly opposite the Woodlawn Park Community Center. MSDC (Cox/Moore) direct staff to reevaluate the coumy owned parcel as it relates to the Woodlawn Park Commtmivj Center and come back with recornmendarlons for usage of the parcel. This is also be referred back to the Montgomery Planning Committee and Parka and Recreation Committee. 14.A. PUBLIC HEARING PCC-90-25M: APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL USE PERMIT; REQUEST FOR RV STORAGE AT 1375 BROADWAY - BROADWAY EQUITIES LTD. (continued from 5/8/90 at the request of the applicant) Staff recommends denial of the appeal of PCC-90-25M. (Director of Planning) B. PUBLIC HEARING PCC-87-39M: APPEAL OF CHULA VISTA PLANNING COMMISSION'S REVOCATION OF CONDITIONAL USE PERMIT - REQUEST FOR RV STORAGE AT 1375 BROADWAY - BROADWAY EQUITIES LTD. (continued from 5/8/90 at the request of the applicant) Staff recommends denial of the appeal of PCC-87-39M. (Director of Planning) Robert Leirer, Director of Planning, presented the staff report. This being the time and place as advertised, the Mayor declared the public hearing open. Councilwoman McCandliss noted the special report was to have come back to Council in approximately eighteen months. Due to the issue of electromagnetic radiation from the transmission lines, it would appear the study will take an additional eighteen months. She questioned what staffs recommendation would be. Mr. Leiter informed Council that the original specific plan use for the SDG&E easement was for open space for recreational type of uses. Since the issue of electromagnetic radiation hazard has arisen, there is a concern about designating it for long-term recreational uses. The purpose for the additional time would be to allow for studies conducted at State-wide levels to be completed in order to get a better idea of the hazards, if any. City Planning Commission Agenda Item for Meeting of September 12, 1990 PUBLIC HEARING: (a) PCZ-90-G: Request to rezone 2.52 acres located 647 East Naples Street from R-l-10 to R-l-7 - Georq~ ~erziotis (b) PCS-90-04: Request to subdivide 2.52 acres known as Elks Ridqe, Chula Vista Tract No. 90-4 located on the north side of East Naples east of Foxboro Avenue into 10 sinqle family detached lots - George Merziot~s A. BACKGROUND This item involves a rezone and tentative map known as Elks Ridge, Chula Vista Tract No. 90-4, for 2.52 acres located at 647 East Naples Street. The project is bounded on the north by the Elks Lodge property, on the south by East Naples Street, on the east by the Sunbow development, and on the west by a northerly extension of Foxboro Avenue. The proposal is to rezone the property from R-i-10 to R-l-7 and to subdivide the site into 10 single family detached lots. The Environmental Review Coordinator conducted an Initial Study, IS-90-24, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, the Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on IS-90-24. B. RECOMMENDATION Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no environmental impacts and adopt the Negative Declaration issued on IS 90-24. Based on the findings contained in Section E of this report, adopt a motion recommending that the City Council approve the rezone to R-1-7-P and tentative subdivision map for Elks Ridge, Chula Vista Tract 90-4, subject to the following conditions: City Planning Commission Agenda Item for Meeting of September 12, 1990 REZONE 1. Prior to implementation of the rezoning action, architectural standards shall be approved by the Planning Director addressing materials, colorsj and building designs compatible with the adjacent single family area. Said standards shall be incorporated into the CC&Rs and filed with the City. 2. The existing house located on lot 2 must be remodeled in accordance with the adopted standards. Such remodeling shall occur prior to or concurrent with the issuance of the first building permit for the remaining lots. SUBDIVI___~SION 1. a. The developer shall be responsible for making an irrevocable offer to dedicate 28 feet of right-of- way along the westerly boundary to provide for a future street. Said dedication shall be rejected, subject to acceptance at a future date. Additionally, vehicular access rights shall be relinquished by all lots abutting this right-of- way. The 28 feet includes a 5 foot area for utilities. b. The developer shall grant a six foot general utility easement within the 28 foot street dedication as required by the City Engineer. This shall be graded at a 2 percent cross slope. 2. The entire 28 foot easement west of lots 1 through 4 may be included in the net lot calculations for each adjacent lot. 3. Decorative fencing shall be placed at the eastern edge of the 28 foot dedication. Lots 1, 2, 3 and 4 shall have only gated access to the easement area. Owners of said lots shall be responsible for the interim landscaping and maintenance of the right-of-way and utility easement area. 4. Copies of the proposed CC&R's for this subdivision shall be on file with the City Planning Department. Said CC&R's shall include a landscape and maintenance requirement, to the satisfaction of the Director of Planning, for the 28 foot easement adjacent to lots 1, 2, 3 and 4. City Planning Commission Agenda Item for Meeting of September 12, 1990 5. The existing mature tree(s) on lot(s) 1 (and 2) shall be preserved as noted on the map. 6. PAD fees shall be paid in accord with the fee schedule in effect at the time of final map. RCT fees shall paid in accord with the fee schedule in effect when building permits are issued. 7. School fees shall be paid in accord with the fee schedule in effect at the time of building permit issuance. 8. The developer shall be responsible for street trees in accordance with Section 18.28.10 of the Chula Vista Municipal Code. 9. Prior to Final Map approval, landscape and irrigation plans, erosion control plans, and detailed water management guidelines for all landscape irrigation shall be submitted in accordance with the Chula Vista Landscape Manual and subject to review and approval of the City Landscape Architect and Director of Parks and Recreation. The landscape plans shall be for the easterly 10-1/2 feet of the 28 foot area of dedication for future street right-of-way, and for the slope banks on lots 6 through 10 adjacent to the Sunbow development to the east. The landscaping format within the project shall be to emphasize native, drought resistant plant material. Exceptions can be made for areas where reclaimed water is exclusively used. 10. Each lot 6 through 10 will require separate irrigation systems for slope planting and erosion control subject to review and approval of the City Landscape Architect prior to issuance of a grading permit. 11. Fire hydrants shall be provided as indicated and shall be installed, tested and in service prior to any combustible construction materials placed on-site. 12. The developer shall provide on-site infrastructure to accept and to use reclaimed water, when it is available, along East Naples Street and on the 10-1/2 feet of landscaping along the westerly boundaries of lots 1 through 4. 13. The developer shall construct all on-site piping necessary to serve the subdivision, and connect to the existing water main in East Naples Street. 3 City Planning Commission Agenda Item for Meeting of September 12, 1990 14. Prior to Final Map approval, the property owner shall enter into an agreement with the City whereby: a. The property owner agrees that the City may withhold building permits for any units in the subject subdivision if any one of the following occur: (1) Regional development threshold limits set by the East Chula Vista Transportation Phasing Plan have been reached. (2) Traffic volumes, levels of service, public utilities and/or services exceed the adopted City threshold standards. 15. The following statement shall be placed on the Final Map: "Please be advised that the City of Chula Vista intends to adopt a Growth Management Element, Transportation Phasing Program, and other related growth management implementation programs, which may regulate the location and timing of development in the City. The City intends that development of property included in the Final Map will be subject to the provisions of these programs. Owners listed on this map shall be responsible for providing notification to any purchaser or successor in interest to any portion of this property of the City's intent in this regard." 16. Approval of this subdivision is contingent on City Council approval of PCZ-90-G, rezone from R-l-10 to R- l-P-7. 17. The developer shall be responsible for the construction of full street improvements in the public street shown on the tentative map within the subdivision boundary. Said improvements shall include,, but not be limited to: asphalt concrete pavement, base, curb, gutter and sidewalk, sewer and water utilities, drainage facilities, street lights, signs and fire hydrants. 18. The developer shall dedicate additional right-of-way for East Naples Street to provide 42 feet northerly of the street centerline as shown on CVD 87-560. 19. Curb returns shall be 30 feet minimum radii and property lines shall be located a minimum of 10 feet from the face of the curb. Adequate right-of-way shall be dedicated to provide this. 4 City Planning Commission Agenda Item for Meeting of September 12, 1990 20. The developer shall provide a 10 foot wide tree planting easement along the frontage of lots 6, 7 and 8; all other tree planting easements shall be 5.5 feet wide. 21. An erosion and edlmentatlon control plan shall be prepared as part of the grading plans. 22. Graded access shall be provided to all public storm drain structures including inlet and outlet structures. Access to the cleanout located on the remainder parcel may be provided via Telegraph Canyon Road. 23. Lot lines shall be located at the top of slopes. Lots shall be so graded as to drain to the street or an approved drainage system. Drainage shall not be permitted to flow over slopes. 24. The boundary of the subdivision shall be tied to the California Coordinate System - Zone VI (1983). 25. a. All vertical curves and intersection corner sight distance requirements shall conform to the requirements in the CalTrans Highway Design Manual. b. Alternately, sag vertical curves shall comply with AASHTO "lighted sag,, vertical curve criteria if approved by the City Engineer. 26. Preparation of final plans shall be based on the approved benchmark system. 27. The developer shall permit all franchised cable television companies equal opportunity to place conduit to and provide cable television service for each lot within the subdivision. However, developer shall restrict access to the conduit to only those franchised cable television companies who are and remain in compliance with all of the terms and conditions of the franchise and which are in further compliance with all other rules, regulations, ordinances and procedures regulating and affecting the operation of cable television companies as same may have been, or may from time to time be, issued by the City of Chula Vista. The developer shall enter into an agreement with the Cable Company to insure that compliance with this condition is met. Said agreement shall be approved by the City Attorney prior to final map approval. 5 City Planning Commission Agenda Item for Meeting of September 12, 1990 28. The developer shall enter into an agreement with the City whereby the developer agrees to participate in the monitoring of existing sewage flows in the Telegraph Canyon Trunk Sewer and the financing of the preparation of the basin plan and, pursuant to any adopted Basin Plan, agree to participate in the financing of improvements set forth therein, in an equitable manner. Said agreement shall be executed by the developer prior to Final Map approval. 29. The developer shall be responsible for constructing a gravity sewer main from the boundary of the project to Telegraph Canyon Road. Off site easements shall be granted to the City. The developer may request that a reimbursement district be formed to require reimbursement from future connections to the sewer. 30. The developer shall process an adjustment plat to move the boundary between Parcels 639-060-04 and 639-060-03 to the northerly line of the Tentative Map prior to Final Map Approval. 31. The developer shall agree to not protest formation of a district, or inclusion in such district, for the maintenance of the Telegraph Canyon Channel or for the maintenance of the landscaped medians in Telegraph Canyon Road. Said agreement shall be executed by the developer prior to Final Map approval. 32. The developer shall be responsible for any off-site grading and improvements to allow removal of the sandbags near the existing headwall as required by the City Engineer. Additionally, the developer shall demonstrate to the satisfaction of the City Engineer that the downstream storm drain is capable of handling the flows. 33. On the condition that the City shall promptly notify the subdivider of any claim, action or proceeding and on the further condition that the City fully cooperates in the defense, the subdivider/applicant shall defend, indemnify, and hold harmless the City, and its agents, proceeding against the City, or its agents, officers or employees, to attack, set aside, void or annul any approval by the City, including approvals by its Planning Commission, City Council, or any approval by its agents, officers, or employees with regard to this subdivision. City Planning Commission Agenda Item for Meeting of September 12, 1990 34. The Elks shall enter into an agreement with the City wherein the City is held harmless from liability for any damages caused by flow from the public storm drain connecting to the storm drain within the Elks Club property prior to approval of the Final Map. 35. The developer shall obtain easements for all offsite public storm drains and sewer facilities prior to approval of Final Map. Easements shall be a minimum width of six feet greater than pipe size, but in no case, less than 10 feet. The following are map revisions and Code requirements submitted by the Engineering Department. Map Revisions: 1. The common property line between lots 4 and 5 shall be moved 5 feet easterly to provide a wider building pad for lot 4. 2. The 5.5 foot tree planting easement shall be increased to 10 feet adjacent to lots 6, 7 and 8. Code Requirements: 1. The developer shall pay all applicable transportation development impact fees prior to issuance of building permits (approximately $2,850 per dwelling unit). 2. The developer shall pay all applicable public facilities financing fees prior to issuance of building permits (approximately $1,047 per dwelling unit). 3. All utilities serving the subject property shall be undergrounded prior to issuance of building permits. 4. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Ordinances and Subdivision Manual. C. DISCUSSION The property is presently zoned R-l-10 (single family residential, 10,000 square foot minimum lots). Adjacent zoning and land uses are as follows: 7 City Planning Commission Agenda Item for Meeting of September 12, 1990 North: R-1-H Residential - Hillside Modifying District; Elks Club South: R-l-P-4 Residential - Precise Plan; Sunbow single family residential development East: R-l-P-4 Residential - Precise Plan; Sunbow single family residential development West: R-l-10 Residential - 10,000 sq. ft. lots; single family development The topography of the site includes a small north-south tending canyon in the eastern half. The natural drainage in this area will be improved with necessary drainage pipes and easements. The western portion of the site is slightly higher and more level. The canyon continues offsite to the north, on the Elks Club property. The high and low points of the site prior to grading differ by approximately 40 feet. The site fronts on East Naples Street. Eight of the proposed 10 lots will take access from a cul-de-sac located in the center of the subdivision. Lots 4 and 5 will take access off East Naples Street. A 28 foot future street right-of-way is being required on the western border of the project. This right-of-way will include an area for future street, utilities and landscaping. The intent is to add to the existing 20 foot easement, currently adjacent to the Elks Ridge on this western boundary. The future street will provide access to another parcel of land, approximately 2.5 acres, located to the northwest. Until this parcel develops and creates the need for the full street, this 28 foot area is required to be gated on its' eastern side, adjacent to the Elks Ridge lots, and to be landscaped and maintained by the owners of these adjacent Elks Ridge lots. The recommended conditions for the project state that these requirements will be contained in the CC&Rs for the subdivision. In addition to the need for the 28 foot reservation for future street right-of-way, the design of the subdivision was further impacted by the existing house to be preserved on lot 2, by existing mature trees to be preserved and by a drainage easement. The street was moved 6 feet easterly during project review to accommodate the 15 foot drainage easement. This redesign also helped provide adequate setbacks for the dwelling remaining on lot 2. The areas of the proposed 10 lots range in size from 6,412 square feet to 10, 297 square feet. The average lot size is 7, 840 square feet. The property will be graded to accommodate the lots stepping down at approximately five foot 8 City Planning Commission Agenda Item for Meeting of Septe~mber 12, 1990 intervals from the street elevation of approximately 345 to the lowest lot elevation of 320. A combination of graded slopes and retaining walls will be used between lots. An offsite crib wall averaging 10 feet in height, 18 feet at the highest point, will be located on the Elks property to the north. A letter has been received from Woodcrest Development, developer of Sunbow Unit 4, adjacent to Elks Ridge on the east. Concern was expressed regarding architectural standards for the future homes and regarding walls and landscaping on the eastern boundary of the subdivision to screen and separate the two developments. The Precise Plan Modifying District is being employed to require design review of future residences and review of remodeling of the existing residence to ensure architectural compatibility with the surrounding development. Typically, solid fences and landscape buffers are not required for rear yards in subdivisions such as this. However, the recommended conditions of approval do require the planting of the proposed slope banks located adjacent to the Sunbow development. D. ANALYSIS The proposal is consistent with the Chula Vista General Plan which designates the property Low-Medium Residential, 3 to 6 dwelling units per acre. The project's density is 3.97 dwelling units per acre. The majority of the properties in the area are of similar size. Only a small number of lots directly to the west are larger, approximately 10,000 square feet. The proposed development of the site will be consistent with recent Sunbow development located to the east and south, and with other single family housing to the west and northwest. E. FINDINGS REZONE 1. The rezoning is consistent with the city of chula Vista General Plan and that public necessity, convenience, general welfare and good zoning practice support the rezoning to R-l-P-7. 2. Pursuant to Zoning Ordinance Section 19.56.041, the "P" modifying district is applied based on the following: 9 city Planning Commission Agenda Item for Meeting of September 12, 1990 The basic underlying zone does not allow the City appropriate control or flexibility needed to achieve a proper relationship among the uses allowed in the adjacent zone. The adjacent single family areas to the east and south have recently been constructed with high quality design standards. The "P" modifier is being applied to the subject property to insure a compatible effort. TENTATIVE MAP Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Elk Ridge, Chula Vista Tract no. 90-4, is found to be in conformance with the various elements of the city's General Plan based on the following: 1. The site is physically suitable for residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid'any serious problems. 3. The project is in substantial conformance with the CHula Vista General Plan Element as follows: a. Land Use - The project is consistent with the General Plan which designates the property Low- Medium Residential (3 to 6 D.U./ac). b. Circulation - The lots will be served by public streets conforming to City standards. c. Housing - The project will provide a detached housing type consistent with surrounding development. d. Conservation and Open Space - The project does not affect this element of the General Plan. e. Parks and Recreation - The project will be responsible for the payment of PAD fees. f. Seismic Safety - The closest identified fault in the area is the La Nacion Fault located approximately one quarter mile to the east. 10 City Planning Commission Agenda Item for Meeting of September 12, 1990 g. Safety - The site will be within the threshold response times for fire and police services. h. Noise - The units will be required to meet the standards of the UBC with regard to acceptable interior noise levels. i. Scenic Highway - The project does not affect this element of the General Plan. j. Bicycle Routes - The street within the subdivision is not designated a bike route but will accommodate bike travel. East Naples is designated as a future bike route and the project provides the required half-street dedication for all improvements per the Engineering Department. k. Public Buildings - No public buildings are planned for the site. The project shall be subject to RCT and DIF fees. 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. 5. The configuration, orientation and topography of the site do not allow for the optimum siting of lots for passive or natural heating and cooling opportunities. 11 R-1-1 PROJECT AREA GREG ROGERS PARK 1 Z-gO-G U47 E. NAPLES negative declaration PROJECT NAME: Elks Ridge - 10 Loc Subdivision PROJECT LOCATION: 647 E. Naples PROJECT APPLICANT: George Ilerziotis CASE NO: IS-90-24 DATE: November 20, 1989 A. Project Setting The project setting located at 647 E. Naples consists of two adjacent rectangular-shaped parcels of land with a total area of 2.5 acres. The site, located on the north side of E. Naples, presently contains a single family home and some low vegetation, but is otherwise vacant. The average natural slope of the site is 10 percent, however, the area to the east of the proposed cul-de-sac has some slopes as steep as 45%. Surrounding uses include the Elks Lodge to the north, and single family homes to the south, east and west. B. Project Description The proposed project consists of the subdividing of the site into ten single-family lots of approximately 7,000 square feet each. C. Compatibility with Zoning and Plans The proposed project is in conformance with the existing General Plan designation for the site which is low-medium residential. The initial study for this project was prepared for the proposed rezoning of the property from R-l-lO to R-l-7. D. Compliance with the Threshold/Standards Policy 1. Fire/EMS The distance to the nearest fire station is 1.5 miles and the fire department estimated their response time at three minutes. This is acceptable as a response time within the City of Chula Vista. 2. Police The Police Department is currently maintainina an acceptable level of service based on the threshold standard. 3. Traffic The Engineering Department has reviewed the proposed project and determined that it would not effect the existing levels of service on the roads and intersections in the vicinity. city of chula vista planning department CIW OF -- environmental review section CHULAVISTA -2- 4. Park/Recreation The Parks and Recreation Department has determined that the proposed project would not exceed adopted threshold standards. 5. Drainage The Engineering Department has reviewed the proposed project and has determined that if the applicant relocates the existing storm drain to within the public right-of-way, existing threshold standards will not be adversely affected by the project. 6. Sewer The Engineering Department has determined that if the owner obtains a sewer easement for a sewer connection to the Telegraph Canyon sewer trunk or provides another acceptable sewer mitigation measure the project will meet the sewer threshold standards. 7. Hater The Sweetwater Authority was notified and has not identified any constraints to providing an adequate water supply for the project. E. Identification of Environmental Effects The project has the potential to substantially change the topography of the site through extensive grading and excavation. Ho~iever, the project is subject to standard development codes dealing with grading, and therefore, no adverse environmental effects will result from the project. F. Mitigation necessary to avoid significant effects Since grading is addressed through development code requirements, no additional mitigation is required. G. Findings of Insignificant Impact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and no environmental impact report needs to be prepared. 1. The project has the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. The proposed subdivision project, with fulfillment of standard development requirements, does not have the potential to degrade the quality of the environment. -3- 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The proposed subdivision project does not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. The proposed subdivision project contains no significant adverse environmental effects which are cumulative in nature. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The proposed subdivision project does not contain environmental effects which would result in substantial adverse effects on human beings. H. Consultation 1. Individuals and Organizations City of Chula Vista: Ken Larsen, Director of Building and Housing Roger Daoust, Senior Civil Engineer Carol Gove, Fire Marshal Shauna Stokes, Parks and Recreation Keith Hawkins, Police ~epartment Steve Griffin, Current Planning Ed Batchelder, Advance Planning Lee McEachern, Planning Intern Applicant's Agent: Algert Engineering, Inc. 2. Documents General Plan, City of Chula Vista City of Chula Vista EIR This determination, that the project will not have any significant environmental impact, is based on the attached Initial Study, any comments on the Initial Study and any comments on this Hegative ~eclaration. Kurther information regarding the environmental review of the project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. E;iVIROrlt~ENTAL REVIE~I COORDIJA OR /)~¥ ~ Erl 6 (Rev. 3/88) ~PC 6954P FOR UFF[CE USE ~ Case No. Fee ~-~: "qO%.GO INITIAL STUDY Receipt No. 79'/7,2 Date Rec'd City of Chula Vista Accepted by~q~ Application Form. Project No. A. BACKGROUND 1. PROJECT TITLE ~bt~~) ~,E-t©C.~ ~0 L.~T~o~%),~t,~.~] 2. PROJECT LOCATION (Street address or description) 642 E. Nagl~ Assessors Book, Page & Parcel No. 639-160-32. 3. BRIEF PROJECT DESCRIPTION 4. Name of Applicant George Merziotis Address 929 Seacoast Drive Phone 426-5_~ City Irap~_ria ] B~moh State CA Zip 92032 5. Name of Preparer/Agent ~%lgert En~4 n~4 rig. Address 428 BroadwaV Phone City Chula Vista State CA Zip Relation to Applicant 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: General Plan Revision Design Review Committee Public Project Rezoning/Prezoning f. Tentative Subd. Map Annexation Precise Plan Grading Permit Design Review Board Specific Plan Tentative Parcel Map Redevelopment Agency Cond. Use Permit Site Plan & Arch. Review Variance Other b. Enclosures or documents (as required by the Environmental Review Coordinator). Location Map Arch. Elevations Eng. Geology Report Grading Plan Landscape Plans Hydrological Study Site Plan Photos of Site & __ Biological Study Parcel Map Setting Archaeological Survey Precise Plan ~< Tentative Subd. Map Noise Assessment Specific Plan . Improvement Plans Traffic Impact Report Other Agency Permit or Soils Report Other Approvals Required - 2 - B. PROPOSED PROJECT 1. Land Area: sq. footage or acreage ~, If land area to be dedicated, state acreage and purpose. 2. Complete this section if project is residential. a. Type development: Single family lO . Two family Multi family Townhouse _ Condominium b. Humber of structures and heights I0 . c. Number of Units: 1 bedroom 2 bedrooms 3 bedrooms (o 4 bedrooms Total units d. Gross density (DU/total acres) e. Net density (DU/total acres minus any dedication) ,~-,~ f. Estimated project population ~-~ g. Estimated sale or rental price range ~ t6-m,~-O~ h. Square footage of floor areals) ~oo-o ~ i. Percent of lot coverage by buildings or structures /_ j. Humber of on-site parking spaces to be provided ~_ k. Percent of site in road and paved surface ~m~ 3. Complete this section if project is commercial or industrial. a. Type(s) of land use b. Floor area Height of structure(s) c. Type of construction used in the structure d. Describe major access points to the structures and the orientation to adjoining properties and streets e. Number of on-site parking spaces provided f. Estimated number of employees per shift , Number of shifts Total g. Estimated number of customers (per day) and basis of estimate - 3 - h. Estimated range of'service area and basis of estimate i. Type/extent of operations not in enclosed buildings j. Hours of operation k. Type of exterior lighting 4. If project is other than residential, commercial or industrial complete this section. a. Type of project b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g. Square feet of road and paved surfaces C. PR~ECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, (hydrocarbons, sulfur, dust, etc.) identify them. 2. Is any type of grading or excavation of the property anticipated (If yes, complete the following:) a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? ~l~t~l~,'~qz-~ ~ oc~¢~ h. How many cubic yards of fill will be placed? ~l~l~,~L. ~.~cm ~, c. How much area (sq. ft. or acres) will be graded? ~--, Z d. ~at will be the - Maximum depth of cut Average depth of cut Maximum depth of fill Average depth of fill -4- 3. Describe all energy consuming devices which are part of the proposed project and the type of energy used lair_conditioning, electrical appliance, heating-equipment, etc.) ~t?~_ ?,~:~li-,-o~,-~.,~¢., 4. Indicate the amount of natural open space that is part of the project (sq. ft. or acres) ~Ja~--- 5. If the project will result in any employment opportunities describe the nature and type of these jobs. /k~,~ 6. Will highly flan~nable or potentially explosive materials or substances be used or stored within the project site? 7. How many estimated automobile trips, per day, will be generated by the project? (0<9 8. Describe (if any) off-site improvements necessary to implement the project, and their points of access or connection to the project site. Improvements include but not limited to the following: new streets; street widening; extension of gas, electric, and sewer lines; cut and fill slopes; and pedestrian and. bicycle, facilities. D. DESCRIPTION OF ENVIRONMENTAL SE1-FING 1. Geology Has a geology study been conducted on the property? )k. Jo . (If yes, please attach) Has a Soils Report on the project site been made? ~ . (If yes, please attach) 2. Hydrology Are any of the following features present on or adjacent to the site? ~ (If yes, please explain in detail.) a.Is there any surface evidence of a shallow ground water table? /%'c~ b. Are there any watercourses or drainage improvements on or adjacent to the site? x~/t:~?-, ~ 7('~_~-7-~/z~x~- - 5 - c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? d, Coulddrainage from the site cause erosion or siltation to ~ adjacent_.areas? ~i-~ ~/¢', ..... e. Describe all drainage facilities to be provided and their location. C~ J~c~-.-I- A?--~,L,'-"~ ~,L,:' ~ ~z~a~.,T-- ~,'-~ 3. Noise a. Wiql there be any noise generated from the proposed project site or from points of access which may impact the surrounding or adjacent land uses? AJo, 4. Biology a. Is the project site in a natural or partially natural state? b. Indicate type, size and quantity of trees on the site and which (if any) will be removed by the project. /k~f'j 5. Past Use of the Land a. Are there any known historical resources located on or near the project site? /kJ~ b. Have there been any hazardous materials disposed of or stored on or near the project site? /~vL~ 6. Current Land Use a. Describe all structures and land uses currently existing on the project site. o~,JC~, f'/~' ~- ~ I-~.,-,.,~?~' COT-" Z~ . u-'"~'.s~,'-,,C,,,, 5'~.~z,"--f I),i.-'~, ,~ ,4--~,,.) /~mo~:.)l~,... -6- b. Describe all structures and land uses currently existing on adjacent property. West ~ ~ 7. Social a. Are there any residents on site?_~If so, how many?) ~ ~, b. Are there any curr~nt employment opportunities on site? (If so, how many and what type?) Please provide any other information which could expedite the evaluation of the proposed project - 7 - E. CERTIFICATION or Owner/owner in escrow* ~-~-~. /xJ~ ~ ~_~'~, or Consul tan~ or Agent* HEREBY AFFIRM, that to the best of my belief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project and its setting have been included in Parts B, C and D of this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. DATE: /0~/?-~ ~ *If acting for a corporation, include capacity and company name. -8- Case No. /S-~-..~/~' CITY DATA F. PLANNING DEPARTMENT 1. Current Zoning on site: ~?-I~) 0 - ~ ot~ o J, l~,,m~ North ~-~-~ ~ ~-id~'~( - ~:11~;~ ~,~ South ~-~-~ (~,'~ - P~F~ ~/~ ~'~, . Eas~ ~'1 P~ '" West ~- ~-1 ~ ~%i'~.~'~[ /~o~ Does the project conform to the current zoning? 2. General Plan land use designation on site: ~/.- :.~-.-. ". .-,~ ~ North South East West Is the project compatible with the General Plan Land Use Diagram? Is the project area designated for conservation or open space or adjacent to an area so designated? Is the project located adjacent to any scenic routes? - (If yes, describe the design techniques being used to protect or enhance the scenic quality of Chula Vista.) How many acres of developed parkland are within the Park Service District of this project as shown in the Parks and Recreation Element of the General Plan? What is the current' park acreage requirements in the Park Service District? How many acres of parkland are necessary to serve the proposed project? (2AC/lO00 pop.) Does the project site provide access to or have the potential to provide access to any mineral resource? (If so, describe in detail.) - 9 - 3. Schools If the proposed project is residential, please complete the following: Current Current Students Generated .... i School Attendance Capacity From Project Elementary ~r'~ ~ ~ ~- ~"!'~ Jr. High ~,¢. ~-p_ ~1%~ -- High '" ' ' ' ' Sr. C,V. ~+~,' -- ',-..~.~ 4. Aesthetics Does the project contain features which could be construed to be at a variance from nearby features due to bulk, form, texture or color? (If so, please describe.) 5. Energy Consumption Provide the estimated consumption by the proposed project of the following sources; Electricity (per year) Natural Gas (per year) Water (per day) 6. Remarks: Director of Planning or Representative Date -lO- Case No. -r's_qO-g4 G. ENGINEERING DEPARTMENT 1. Drainage a. ~s the project site within a flood plain? b. Will the project be subject to any existing flooding hazards? c. Will the project create any flooding hazards? d. What is the location and description of existing on-site drainage facilities? ~x~-~ ~ e~ ~ ~,~. e. Are they adequate to serve the project? f. ~at is the location and description of existing off-site drainage facilities? ~V~ ~, O~,~A ~e g. Are they adequate to serve the ~oject? S .. c~ 2. Transportation a. What roads provide primary access to the project? ~%~ b. Wha~ is the estimated number of one-way auto trips to be flenerated by projec (per day)? c, Wh'~t is the ADT and estimated level of service before and after project completion? Before After L.O.S. d. Are the primary access roads adequate to serve the project? If not, explain briefly. e. Will it be necessary that additional dedication, widening and/or improvement be made to existing streets? If so, specify the general nature of the necessary actions. -ll Case No. 3. .Geology a. Is the project site subject to: Known or suspected fault hazards? Liquefaction? Landslide or slippage? b. Is an engineering geolo~ report necessary to evaluate the project? ~, ~,t~ ~ ~~ ' 4. Soils a. Are there any anticipated adverse soil conditions on the project site? i},q b. If yes, what are these Jdverse soil conditions? ~ c. Is a soils report necessary? ~S~ ~n)C~~(~ 5. Land Form kJ a. What is the average natural slope of the site? ~ _ /~/o b. What is the maximum natural slope of the site? ...... 6. Uoise Are thJre any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysis be required of the applicant? ~]/~ -12- Case NO. ~ 7. Air Quality. If there is any direct or indirect automobile usage associated with this project, complete the following: Total Vehicle · Trips Emission Grams of (per day) Factor Pollution co x 118.3 : Hydrocarbons X 18.3 : NOx {N02) ~/0 X 20.0 : Particulates X 1.5 : /~ Sul fur X .78 = ~5. 8. Waste Generation How much solid and liquid (sewage) waste will be generated by the proposed project per day? Solid ~{) ~/~ Liquid ~0 );hat is the location and size of existing sewer lines on or adjacent to the site? )~ ~6~ ~ ~_ ~-/~j~h. .. (~, ~(~q~ . ~_ Are they adequate to serve the proposed project? 9. Public Facilities/Resources Impact .~ If the project could exceed the threshold of having any possible significant impact on the environment, please identify the public facilities/resources and/or hazards and describe the adverse impact. (Include any potential to attain and/or exceed the capacity of any public street, sewer, culvert, etc. serving the project area.) Remarks/necessJry mitigation measures · , , ' _ City E~gineer or Repr'esentJ~ive Date .' ° Case No. H. FIRE DEiP,ARI~IENT 1. What is the distance to the nearest fire station and what is the Fire Department's estimated reaction time? .~ ~_/~_~ /,~/z~ 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? ~ 3. Remarks Fire Mars~a) Date -t3(a)- Case No. /.S--.~:-_.~/ H-1. PARKS & RECREATION DEPARTMENT 1. Are existing neighborhood .-and community parks near the project adequate to serve the population increase resulting from this project? Neighborhood ~,~. ~ f~, ~,._ Community parks ,..Z'.'.'.'.'.'.'.'.]~ ~ ~ J 2. If not, are parkland dedications or other mitigation proposed as part of the project adequate to serve the population increase? Neighborhood Community parks 3. Does this project exceed the Parks and Recreation Thresholds established by City Council policies? Parks and Recreation Director or Date Representative ROUTING FORM DATE: October 30, 1989 TO: Ken Larson, Building & Housing John Lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2} Ruth Fritsch, Deputy City Attorney (EIR only) Carol Gove, Fire Department Shauna Stokes, Parks & Recreation Keith Hawkins, Po]ice Dept. Current Planning Advance Planning George Kremp], ~lanning Director Other FROM: Douglas D. Reid, Environmental Review Coordinator SUBJECT: rX-~Application for Initial Study (IS-9~0-24 /FA-454 /DP-712 ) r--~Checkprint Draft EIR (20 days) (EIR- /FB-.. /DP ) []]Review of a Draft EIR _~ (EIR- /FB- /DP. ) [--]Review of Environmental Review Record (F¢- /ERR-. ) The project consists of: Project is to subdivide 2 parcels with a total area of 2.5 acres into 10 lots of approximately 7,000 square feet each. Location: 647 East Naples Please review the document and forward to me any Comments you have by 11/10/89 Please submit all time incurred for this document below: Date Person ~ Time EN 4 (Rev. 7/89) ROUTING FORM DATE: October 30, 1989 ~ Ken Larson, Building & Housing John Lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2) jif Ruth Fritsch, Deputy City Attorney (EIR only) Carol Gove, Fire Department Y/~/~Shauna Stokes, Parks & Recreation Keith Hawkins, Police Dept. Current Planning Advance Planning George Krempl, Planning Director ~.ther ....... ~F-RO~. ~,~ ' Douglas D. Reid, Environmental Review Coordinator SUBJECT: [~Application for Initial Study (IS-90-24 /FA~54 /DP712 ) []]Checkprint Draft EIR (20 days) (EIR- /FB- /DP ) []]Review of a Draft EIR __ (EIR- /FB- /DP. ) [~]Review of Environmental Review Record (FC-__/ERR- ) The project consists'of: Project is to subdivide 2 parcels with a total area of 2.5 acres into lO lots of approximately 7,000 square feet each. Location: 647 East Naples Please review the document and forward to me any comments you have by 11/10/89 Please submit all time incurred for this document below: Date Person j, !~ l~i ~ '~' Time (Rev. 7/89) BUREAU OF FIRE PREVENTION PLAN CORRECTION SHEET Plan File No.~hecker .?~., -Date Address ~ ~. k~//!~ ?~Tp x Type Constr. Occupancy. No. Stories__ Bldg. Area The following list does not necessarily include all errors and omissions. PROVIDE AND SHOW ON PL~: ' , -' · - U ':J ~ ' ~, , .. ~ / .~ ~ , FPB-29 ROUTING FORM DATE: October 30, 1989 TO: Ken Larson, Building & Housing John Lippitt, Engineering (EIR only) Cliff Swanson, Engineering (EIR only) Hal Rosenberg, Engineering (EIR only) Roger Daoust, Engineering (IS/3, EIR/2) Ruth Fritsch, Deputy City Attorney (EIR only) Carol Gove, Fire Department Shauna Stokes, Parks & Recreation Keith Hawkins, Police Dept. Current Planning Advance Planning George Krempl, Planning Director Other FROM: Douglas D. Reid, Environmental Review Coordinator SUBJECT: [~-~Application for Initial Study (IS-90-24 /FA-454 /DP-712 ) []Checkprint Draft EIR (20 days) (EIR- /F8- /DP .) [-lReview of a Draft EIR ~ (EIR- /FB-. /DP_. ) []]Review of Environmental Review Record (FC~ /ERR- The project consists'of: Project is to subdivide 2 parcels with a total area of 2.5 acres into l0 lots of approximately 7,000 square feet each. Location: 647 East Naples Please review the document and forward to me any comments you have by 11/10/89 Please submit all time incurred for this document below: Date Person Time EN 4 (Rev. 7/89) Sweetwater Union High School District ADMINISTRATION CENTER 1130 FIFTH AVENUE CHULA~VISTA, CALIFORNIA 92011 (63.9) 691-$553 PLANNING DEPAR~rME~T November 6, 1989 Mr. Doug Reid Environmental Review Coord. P. O. Box 1087 Chula Vista, CA 92012 RE': 15-90-24, 647 Naples. Applicant - Mr. George Merziotis Dear Mr. Reid: The above subject project is located in the Chula Vista High School and Chula Vista Junior School attendance areas. These Schools are presently impacted due to significantly high levels of enrollment. Therefore, the collection of school fees is justified. -- Prior to the issuance of any building permits, school fees shall be paid to the Sweetwater Union High District. Respectfully, Thomas Silva Director of Planning C CITY OF CHULA VISTA DISCLOSURE STATE)~NT IAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financial interest in the application. George Merz±ot±s Edward David Cikuth' Lawrence D. Crandall List the names'of all persons having any ownership interest in the property involved. Georqe Merziotis _ Chula Vista Elks Lodoe ~2011 Edward David Cikuth 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than lO%'of the shares in the corporation or owning any partnership interest in the partnership. 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. N/A 4. Have you had more than $250~orth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No × If yes, please indicate person(s) IPerson is defined as: "Any individual, firm, copartnership, joint venture, association,'l club, fraternal organization, corporation, estate, trust, receiver, syndicate, )this and any other county, city and county, ?ty, municipality, district or other ,~political subdivision, or any other group or combination acting as a unit." · (NOTE: Attach additional pages as necessary.).~/~ ~ ~ ~-,//fb~--~-~// 11/30/89 · ~ignat~re or'applicant/date WPC 070IP Georqe Merziotis A-110 Print or type name of applicant city Planning Commission Agenda Item for Meeting of September 12, 1990 Page 1 3. PUBLIC HEARING: PCZ-91-B: Request to rezone 0.15 acres located at 245 "E" Street,to C-O - David F. Wilson and Ronald D. Cox A. BACKGROUND This item involves a rezoning of a single lot of 0.15 acres or 6,534 square feet located at 245 "E" Street, just west of Twin Oaks Circle. The proposal is to rezone the lot from the R-l, Single Family Residence Zone, to the C-O, Administrative and Professional Office Zone. The Environmental Review Coordinator has reviewed this item and has found that the requested rezone to be categorically exempt from environmental review, pursuant to Section 15301, Class i(N) of the California Environmental Quality Act. B. RECOMMENDATION 1. Based on Section 15301, Class i(N) of the California Environmental Quality Act, Find that this project is Categorically Exempt from environmental review. 2. Based on the reasons as stated in this report, adopt a motion recommending that the City Council deny this rezone, PCZ-91-B. C. DISCUSSION The property is presently zoned R-i, Single Family Residence Zone. Adjacent Land Use and Zoning is as follows: North: R-1 Single Family Residential South: R-3 One Story Multiple Family Units East : R-1 Single Family Residential West : C-O Commercial Office for Insurance Agency The subject property is presently improved with a one-story, 1,236 square foot, single family house. The house has access from "E" Street by an existing 12 foot wide driveway. The applicants own and operate the adjacent Insurance Agency and intend to expand their operation into this residence, should the rezone be approved. It is their intention to use the existing structure for offices and to expand their present parking lot onto this property by the addition of 4 parking spaces to the rear of the house. The existing garage would be removed so that the driveway could be extended to the rear for access to the proposed parking area. City Planning Commission Agenda Item for Meeting of September 12, 1990 Page 2 D. ANALYSIS In considering this request for rezone staff's basic concern is the incremental expansion of commercial zoning along "E" Street. All of the lots to the east are zoned and developed residentially. If this request is approved, it could be possible for the property owner directly to the east to ask the city for commercial zoning, and so on. Furthermore, unlike much of the commercial zoning to the west along "E" Street, the depth of this lot is only 110 feet and there are single family homes directly to the north. Relative to the General Plan, the site appears to be designated Residential, Low-Medium (3-6 dwelling units per acre). The Land Use Designation directly west of this property is Commercial, Retail. The Commercial designation appears to represent the existing land use and zoning pattern along "E" Street. Because of the scale of the General Plan and the size of this lot, it is not possible to clearly identify this lot on the General Plan map. However, in Central Chula Vista and other developed areas of the city, expansion of commercial zoning was not anticipated. Regarding the amount of commercially zoned property in the Central Chula Vista area, there are presently 439 acres zoned for commercial development. Of this acreage, 99 acres is zoned C-O, of which 27 acres is not improved commercially. Much of this non-commercial use is residential like the property under consideration in this request. E. REASONS FOR RECOMMENDATION 1. There is presently sufficient office commercial zoning elsewhere in Central Chula Vista to satisfy the planning needs of this area. There are 99 acres presently zoned C-O, of which 27 acres are not developed commercially. 2. The size of the lot is not adequate to create a well planned office project. Even though the adjacent insurance business will be expanding into this site, the zoning runs with the land not with the specific use. Therefore, there is no assurance that another office use will not be occupying that site in the future. 3. Approval of this request would set a precedent in this area that would make it very difficult to deny future rezone requests for the remainder of the lots fronting "E" Street. '~ CIRCLE I ~ E' STREE HP --. ~ DAVlDSON ST. CITY OF CHULA VISTA DISCLOSURE STATE~NT ~NT'S STATEMENT OF DISC~SURE OF CEnT~ m.-7-~o¢.., ~ 15U}.F.U__w_LLL REQUIRE DISCRETIONARY ACTION '~"~NF""~'~mINTERESTS ON ALL APPLICATIONS----) The following information must be disclosed: I. List the names of all persons having a financial interest in the application. ..David F. & Sandra J. W~lmon Ronald D. & Patti S. Cox List the names of a~i persons having any ownership interest in the property involved. Same 2. If any person identified pursuant to {1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 3. If any person identified pursuant to {1) above is a non-profit organization or a trust, list the names of any ~erson serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Commit?es and Council within.the past twelve months~ Yes_ X No If yes. please indicate person(s)Greg Cox,David Malcolm, Susan'Fulle: (NOLTE. Attach additional pages as necessary.)~. § ig~~/~l icant/~ate WPC 070lP A-llO ~ri6t or type name oFapp)icant