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HomeMy WebLinkAboutPlanning Comm Reports/1990/04/11 AGENDA City Planning Commission Chula Vista, California Wednesday, April 11, 1990 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of February 28 and March 14, 1990 ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. PUBLIC HEARING: PCZ-90-K-M: City-initiated proposal to rezone certain territory, generally bounded by Main Street, Rios Avenue, the agricultural lands adjacent to the Otay River Valley, and a line 310 feet west of Date Street from its City- adopted County zone classifications to City classifications utilized throughout Chula Vista The proposed rezonings are confined to the Broderick's Otay Acres subcommunity of Montgomery, and are governed by the Montgomery Specific Plan adopted by the Chula Vista City Council on January 12, 1988 and on September 13, 1988. Short form of Title of Proposal: Broderick's Otay Acres 2. Consideration of Final Environmental Impact Report, EIR-89-11, Olympic Training Center 3. PUBLIC HEARING: PCM-90-05: Consideration of Olympic Training Center (OTC) Sectional Planning Area Plan (SPA) and Public Facilities Finance Plan (PFFP) - San Diego National Sports Training Foundation 4. PUBLIC HEARING: Variance ZAV-90-09; request to increase floor area ratio and reduction of side yard requirements at 688 Garrett Street - Richard Zogob 5. Written Communication: Southwest Redevelopment Project OTHER BUSINESS DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m. to the Study Session Meeting of April 18, 1990 at 5:00 p.m. in Conference Rooms 2 & 3 Chula Vista Planning Commission Agenda Item for Meeting of April ll, 1990 Page 1 1. PUBLIC HEARING: PCZ-90-K-M City-initiated proposal to rezone certain territory, generally bounded by Main Street, Rios Avenue, agriculture lands adjacent to the Otay River Valley at the southern boundary of the City and a line 310 feet west of Date Street from its City-adopted County zone classifications to City classifications utilized throughout Chula Vista. The proposed specific rezonings and their precise territorial limits are depicted on attached Exhibit "A'~. A. BACKGROUND 1. This proposal involves the rezoning of the Broderick's Otay Acres Subcommunity of the Montgomery Specific Plan. The area is generally bounded by Main Street to the north, the Otay River valley to the south, Rios Avenue to the east and vacant and industrial land to the west. The western boundary extends north-south from Main Street to the Otay River, approximately 310 feet west of Date Street. Specifically, this request will convert the existing City-adopted County zoning to City zoning classifications. Those are as follows: A. C36 to R-1-5-P B. RV15 to R-1-5-P C. A70 (No change proposed at this time) 2. The Environmental Review Coordinator conducted Initial Studies, IS-88-4M and IS-88-65M, of potential environmental impacts associated with the Montgomery Specific Plan. Based on that attached Initial Studies 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 Studies and comments on the Initial Studies 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 to change the zones as described on the attached Exhibit "A". BOARDS/COMMISSIONS RECOMMENDATIONS On March 7, 1990, the Montgomery Planning Committee directed and accepted the recommendations as noted above. Chula Vista Planning Commission Agenda Item for Meeting of April ll, 1990 Page 2 C. DISCUSSION Adjacent zoning and land use. North RS6 {proposed for R-1-6-P single family as part of Woodlawn Park Rezonings) South FW (San Diego City) Otay River, A-l-lO (San Diego City) open fields West M52 vacant M54 industrial suites A-l-lO {San Diego City) open fields, flood way East R-2-P multi-family R-2 multi-family A-l-lO (San Diego City) single family, fields FW {San Diego City) Otay River 2. Existing site characteristics. The topography of the area is generally flat with a southerly slope towards the Otay River valley. The gradient is steepest immediately south of Main Street. The plan area is almost entirely improved with single family residential units with some duplex or two units on one lot mixed throughout. The main streets in the community Date Street and Palm Avenue run north-south. Narrow private drives access interior lots, often requiring five and more dwelling units to use the same private drive. The area is not generally improved with complete curb, gutter and sidewalks although recently developed parcels may include frontage improvements. The streets may need further dedication and widening in the future. The City is undertaking public improvements regarding drainage problems associated with the north-south running streets. Otay Valley Road traverses the plan area in an east-west fashion at the north and intersects with Main Street. This is the area's only outlet onto Main Street and it is difficult to negotiate traffic at times. Broderick's Otay Acres covers approximately 72 acres and consists of 190 lots. The average lot size per dwelling unit is slightly over one quarter acre. Approximately 73 % or 148 units of the residentially zoned land is developed with single family dwelling units. Approximately 13 percent or 24 units is improved with duplexes or two units on one lot. Eighteen lots comprising approximately 4.58 acres Chula Vista Planning Commission Agenda Item for Meeting of April ll, 1990 Page 3 or 9% of the residentially zoned land are vacant. Their average lot size is 0.25 acre. There are no churches, parks or other community land uses within the boundaries. 3. Specific Plan. The Broderick's Otay Acres subcommunity area contains two land use designations on the Montgomery Specific Plan {per Exhibit B): Area Generally North of the Otay River Floodplain This entire area is designated "Low Medium Density Residential", 3-6 dwelling units per acre. The proposed zoning amendment is from C36 to R-1-5-P for the three most northwesterly lots and from RVl5 to R-1-5-P for the remaining area. Of the lots currently zoned C36, one is vacant and the other two appear to have single family residential and associated uses. Area Generally Within the Otay River Floodplain The remaining land in this subcommunity has been zoned by the County A70, Limited Agriculture. The Montgomery Specific Plan designates the land "Whitelands, Parks and Open Space". No zone change is proposed at this time, pending further special comprehensive study for a regional park and/or open space area. 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 duplex 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. The deferment of zoning in the Special Comprehensive Study Area will allow the city to consider the needs and possibilities of a regional park and open space lands for the Broderick's Otay Acres and the Montgomery community. 4. In all cases, the proposed zone amendments are our best attempt to convert City-adopted County zoning to equivalent City zoning and to zoning compatible with the existing land uses without adversely impacting development capability of the properties. WPC 7442P BRODERICK'S OTAY ACRES EXHIBIT A Proposed Zone Classifications SCALE: 1" = 400' LETTIERI - MclNTYRE and ASSOCIATES ADDENDUM I S-88-4M MONTGOMERY SPECIFIC PLAN PART III May 6, 1988 1. The State of California Environmental Quality Act (CEQA) Guidelines and the City of Chula Vista's Environmental Review Procedures provide that when a project has been subjected to CEQA, no further review is required unless: a. Subsequent changes are proposed in the project which will require important revisions of the previous EIR or Negative Declaration due to ti~e involvement of new significant environmental impacts not considered in a previous EIR or Negative Declaration on the project; b. Substantial changes occur with respect to the circumstances under which the project is undertaken, such as a substantial deterioration in the air quality where the project will be located which will require important revisions in the previous EIR or Negative Declaration due to the involvement of new significant environmental impacts not covered in a previous EIR or Negative Declaration; or c. New information of substantial importance to the project becomes available. Because the preparation of the Montgomery Specific Plan has been the subject of a previous environmental review, and now part III of the plan has been drafted providing new information not previously known about the nature of implementation of the plan, a new initial study (IS-88-~) was required. It is the conclusion of the initial study that prior envir6~mental review of the Montgomery Specific Plan contained within IS-88-4M continues to accurately assess the same impacts or circumstances of the Plan, given the additional information regarding implementation of the document contained in part III. Previous Project The Montgomery Specific Plan is a detailed guide for growth, development, redevelopment and conservation for the proposed planning area, and when adopted and implemented, supercedes the existing zoning ordinance currently in effect for the area. The plan consists of a statement of community goals, objectives, policies and diagrams. It contains an implementation program and a statement of the relationship between the Montgomery Specific Plan and the Chula Vista General Plan. The majority of existing land uses would, in general, be maintained under the proposed plan. However, residential use types outlined within the plan diagram range from 3 to 26 dwelling units per acre, where current residential zoning ranges from 4-29 dwellings per acre. Industrial land uses are constrained to the Research and Limited Industrial Use Type, where u~es permitted by the present zoning allow general and heavy industrial activities to take place. The specific details of the plan document are contained within Part II. The plan includes provisions for development of a civic/mercantile center for the co~unlty to be developed within the vicinity of Third Avenue and Oxford Street, the site of the Lauderbach Community Center. In addition, present deficiencies in the provision of parklands are addressed through proposed retention of SDG&E transmission lands for parks and open space, as well as property adjacent to Rice Elementary School, and parcels on the southeast corner of Fourth Avenue and Orange Avenue. All proposed parkland and civic mercantile uses are reserved as special study areas pending further analysis of issues involving socio-economtc, environmental, housing, townscape planning and traffic concerns. Two areas within Montgomery would be earmarked as "Whttelands" or special comprehensive study areas, the first area lies within the subcommunity known as West Fairfield, and the second encompasses all lands within the floodplain for the Ot~ River Valley. The area south of Main Street between Industrial and Broadway is earmarked as a special study area in conjunction with Research and Limited Industrial uses, due to encroachment of the floodplain into an area for which industrial and other uses are presently conducted. Proposed Project Part III of the Montgomery Specific Plan is comprised of "Zoning and Special Regulations" and "Additional Plan Implementation" standards. Zoning and Special regulations address the County Zoning Plan which presently governs land use within Montgomery, and the City of Chula Vtsta's zoning regulations which govern land use in the balance of the municipality. Of greater significant, Part III proposes a special "Montgomery Zoning Plan," which would consist of selected City zoning provisions, and the addition of custom tailored "Special Montgomery Regulations." Zoning and Special Regulations also include townscape planning and urban design guidelines. Additional Plan Implementation addresses Cttywtde and special subdivision controls capital improvement programming; code enforcement and coordination; conservation, rehabilitation, and redevelopment; incremental planning efforts and the Neighborhood Revitalization Program. The implementation portion of the plan does not rezone property, the rezontngs called for under the Table of Translation on page 5A of the plan will be undertaken separately and are subject to additional environmental review. -2- Analysis 1. Groundwater/Drainage Since potentially inappropriate development in flood inundation areas is precluded by the plan through the use of special study area and whitelands designations, no additional significant impacts are anticipated and no mitigation is required at this time. 2. Land Use/Social Development Three potential impact areas were identified in plan II with proposed land uses which would conflict with existing uses or uses currently permitted, and which have the potential to displace residents or employees on site. Those areas include: a. Brodericks Otay Acres Since development has not occurred at currently permitted residential densities in conflict with the draft plan, and since the predominant land use density conforms to that proposed by the plan, no adverse impacts will occur and no mitigation is required. b. Mace and Center Street south of Main Street Current land uses within this area involve scrap operations and heavy industrial activities in conflict with the Research and Limited Industrial land use designation proposed by the Draft Plan; those uses would eventually be terminated as a result. However, since the proposed land use designation would foster industrial activities offering other employment opportunities without the unsightly characteristics existing in scrap and dismantling operations, no significant adverse impacts will occur and no mitigation is required. c. Parcels east of Third Avenue between Naples Street and Kennedy Street Commercial land use designations are proposed for areas with existing established single family dwellings as part of a proposal for the Oxford/Third Avenue Civic Mercantile Focus. However, since implementation of the commercial land use is precluded by the requirement for assessment of impacts to residences and appropriate mitigation, through inclusion in a special study area, no significant impacts will occur and no mitigation is required. d. Transportation/Access Both Montgomery Specific Plans II and III suggest certain proposals to revise and expand traffic circulation through the Montgomery area, chief among these being the widening of the MTDB bridge over Main Street at Industrial/Hollister Street, and extension of Second Avenue to Banner Street at Orange Avenue. Since both plan texts preclude implementation of the proposals pending support of traffic and engineering studies, no significant adverse impacts will occur and no mitigation is required at this point. -3- e. Land Form/Topography The Woodlawn Park subcommunity is characterized by steep rolling topography and inadequate access. Further development for single family residences may include significant alteration of existing slope conditions. However, standard development r ' - grading and construction e ' ._~__ e~ulat~ons require enwronmental · p rm~ts at the F-ujuct leve! w~th attendant review. Therefore, no significant adverse impacts will occur at this point and no mitigation is required pending future review. Co~nclusion The Montgomery Specific Plan III will result in the same impacts as identified in the Negative Declaration issued for case number IS-88-4M. Therefore, the Negative Declaration issued on case number IS-88-4M, Montgomery Specific Plan II, may also apply to case IS-88-65M, the Montgomery Specific Plan III. Pursuant to Section 15162 of the Guidelines for Implementation of the California Environmental Quality Act, and based upon the above discussion, I hereby find that Part III of the Montgomery Specific Plan will result in the same or less impacts as those identified for Parts I and II and recommend that the ~lontgomery Planning Committee, Planning Commission, and City Council adopt this addendum and Negative Declaration IS-88-4M prior to taking action on the project. DOUGL~Y D~REiD ENVIR~,IMENTAL REVIEW COORDINATOR WPC 5244P -4- negative declaration PROJECT NAME: Montgomery Specific Plan PROJECT LOCATION: 3.5 square mile area located in the southwesterly part of the City of Chula Vista PROJECT APPLICANT: City of Chula Vista CASE NO: IS 88-4M DATE: August 21, 1987 A. Project Setting The Montgomery Specific Plan comprises an area of approximately 3.5 square miles located in the southwesterly part of the City of Chula Vista. It lies within the area generally bounded by Interstate 5 on the west, "L" Street on the north, Interstate 805 on the east, and the San Diego City Limits on the south. The Montgomery Specific Plan area is divided into several subcommunities which are significant in reference to land use planning. They have been identified by considering such factors as social relationships, historical reference, and geographical place name. -The subcommunities are: Broderick's Otay Acres, Castle Park, Harborside and West Fairfield, Otay, and Woodlawn Park-East Woodlawn Park. IPlease see map, Exhibit A.) Within the Montgomery planning area lies a diversity of land uses which vary substantially by their degree and intensity. Residential, commercial and industrial land uses are fully represented within the planning area, and in several instances are intermixed to the point where substantial land use conflicts are occurring. Generalized existing land use is shown in Exhibit B of this report. Residential uses are distributed~throughout the planning area and occupy · 878 acres, or 50% of the community. Of these existing residential uses, single family housing types constitute 522 acres (30%) mobilehomes occupy 155 acres (9%), apartments occupy 155 acres (9%) and duplexes constitute 48 acres {3%). Although each of the subcommunities contains substantial acreage devoted to residential usage, Castle Park contains the bulk of residences, containing 55% of all single family acreage in Montgomer7 and 71% of all apartments. The Otay statistical area contains 78% of the mobilehome acreage. Commercial activities are conducted on approximately 144 acres within r.lontgomery, representing roughly 8% of the planning area. Most commercial use types follow a strip pattern of development and predominate along Broadway, Hain Street and Third Avenue. city of chula vista planning department crrt'o~: environmental review section (~HL)[~ Industrial uses exist in major concentrations within the subcommunities of Harborside B and Otay; industrial uses occupy lll acres or 42% of Harborside 'B' and 166 acres or 32% of Otay. Together, they represent 89% of all industrially used land in the planning area. Substantial areas given over to industrial uses within the planning area are intermixed with residential and commercial, and the combination tends to result in land use conflicts. By the same token, heavy and light industrial uses are intermixed resulting in continuing adverse impacts from noise, dust, parking, and aesthetic conflicts. Public and quasi-public land uses include such uses as schools, churches and other public facilities, comprising a total of 83 acres or 5% of the planning area. The predominant land use in this respect is the public school system within the planning area, consisting of two high schools, two elementary schools, and a district administrative center. Park uses within the planning area are confined to one public park of 3.9 acres within the Lauderbach Community Center; this acreage includes buildings for the community center and parking. The Chula Vista General Plan establishes a park standard ratio of 4 acres of local park land for every 1,O00 persons served, which includes the combined total needs for both neighborhood and community parks. Using this standard, the existing park requirement for the Montgomery planning area is 100 acres. There are 202 acres of land within the planning area classified as vacant, or agricultural land. Larger parcels and concentrations of vacant land are located within the subcommunities of Harborside 'B' and Otay, amounting to 136 acres or 67% of the total. (These figures do not include 151 acres located within Castle Park owned by the San Diego Country Club for use as a golf course.) Of the vacant property, only 64 acres or 3.6% of the project area are suitable for development. The remaining 138 acres are subject to constraints imposed by lack off access, adverse topographic conditions, or location within the Otay River floodplain and its associated wetlands. Additional areas classified as under-utilized constitute 342 acres within the planning area. Under-utilized territory is defined as property which contains land uses of a type or intensity substantially below that currently permitteo by zoning and any physical constraints which limit permitted uses. Areas surrounding the i.lontgomery Planning Area include the San Diego Bay to the west, the City of Chula Vista to the north, Interstate 805 and the Otay River Valley to the east, and the Otay River Valley and the City of San Diego to the south. B. Project Description The Montgomery Specific Plan is a detailed guide for growth, development, redevelopment and conservation for the proposed planning area, and when adopted and implemented, supercedes the existing zoning ordinance currently in effect for the area. The plan consists of a statement of community goals, objectives, policies and diagrams. It contains an implementation program and a statement of the relationship between the Montgomery Specific Plan and the Chula Vista General Plan. Please note that the scope of this initial study only addresses Parts I and II of the Montgomery Specific Plan, and does not include Part III, the implementation phase. An additional initial study will be required upon completion of that document. The majority of existing land uses would, in general, be maintained under the proposed plan. However, residential use types outlined within the plan diagram range from 3 to 26 dwelling units per acre, where current residential zoning ranges from 4-29 dwellings per acre. Industrial land uses are constrained to the Research and Limited Industrial Use Type, where uses permitted by the present zoning allow general and heavy industrial activities to take place. The specific details of the plan document are contained within Part II. The plan includes provisions for development of a civic/mercantile center for the community to be developed within the vicinity of Third Avenue and Oxford Street, the site of the Lauderbach Community Center. In addition, present deficiencies in the provision of parklands are addressed through proposed retention of SDG&E transmission lands for parks and open space, as well as property adjacent to Rice Elementary School, and parcels on the southeast corner of Fourth Avenue and Orange Avenue. All proposed parkland and civic mercantile uses are reserved as special study areas pending further analysis of issues involving socio-economic, environmental, housing, townscape planning and traffic concerns. Two areas within Montgomery would be earmarked as "Whitelands" or special comprehensive study areas, the first area lies within the subcommunity known as West Fairfield, and the second encompasses all lands within the floodplain for the Otay River Valley. The area south of Main Street between Industrial and Broadway is earmarked as a special study area in conjunction with Research and Limited Industrial uses, due to encroachment of the floodplain into an area for which industrial and other uses are presently conducted. C. Compatibility with Zoning and Plans Part Two of the Montgomery Specific Plan is fully consistent with the spirit, purpose, and primary goals and objectives of the Chula Vista General Plan, and its text and diagram are designed to methodically express and depict the Genera) Plan at a larger scale, and a finer detail. D. Identification of Environmental Effects Groundwater/Drainage There are two areas which involve water courses as they flow through the Montgomery Planning area, the Telegraph Canyon Creek and the Otay River Valley. Both water courses flow from east to west draining into the San Diego Bay. Areas subject to potential environmental impacts from location within a floodplain are shown on Exhibit C of this report. 1. Telegraph Canyon Creek The Telegraph Canyon Creek flows through the northern portion of the ~lontgomery Planning Area from approximately 400 feet east of Third Avenue and "L" Street through property south of Arizona Street crossing Industrial Boulevard where it flows to the "J" Street l~arsh. At present, the U.S. Army Corps of Engineers is engaged in channeling the creek from 450 feet east of Fourth Avenue west to Industrial Boulevard, which will remove properties adjacent to the channel from the lOO year floodplain. The channelization project does not include properties within 500 feet of either side of Third Avenue, and some areas which are not contained within a cnannel will continue to be subject to inundation. The proposed plan shows these flood impact areas as parks and open space (west of Third Avenue subject to further study) and private country club to signify flood areas contained within the golf course east of Third Avenue. Both proposed land uses involve presently vacant areas of land for activities which do not propose permanent structures ano are, therefore, compatible with the floodplain designation. In addition, since the special study area requires project specific environmental review to assess potential issues with respect to any biological resources present, the proposals will not result in significant adverse environmental effects. 2. Otay River Valley The Otay River Valley bounds the southern edge of the planning area between Main Street and Palm Avenue (within the City of San Diego). At present, large tracts of vacant land are interspersed with two batch plant operations and marginal industrial activities such as open storage and manufacturing yards. The area south of Main Street between Broadway and Industrial ano a small area north of Main Street between Industrial Boulevard and Interstate 5 Isee Exhibit C) also within the 100 year floodplain for the Otay River. The area north of Main Street was developed with industrial buildings under County regulations prior to annexation under development regulations requiring pad elevations to protect from inundation, if and when flooding occurs. The area south of Main Street contains a combination of large industrial uses with interim type storage and ineustrial yards, intermixed with residential and commercial uses, as well as vacant and under-utilized properties. The area north of Main Street is urbanizeO under current County floodplain development regulations so that a permanent development pattern has alreaay been establishea. The area south of Iqain Street is proposed for Research and Industrial land uses subject to special study prior to designation of per~anent land uses. The balance of parcels within the Montgomery portion of the Otay River Valley is proposed for inclusion as "Whitelands." Under this designation, no new land use activities would be permitted until the co~lpletion of comprehensive biological and wetlands determination studies, as well as development of a regional park, green belt/open space or nature preserve plan, subject to review by neighboring jurisdictions as well as the U.S. Army Corps of Engineers. The special study area and "Whitelands" function os a holding ~esignation pending resolution of'complex environmental and jurisdictional land use issues. As such, no adverse environmental impacts will result from implementation of the proposals outlined in the plan. Land Use/Social Displacement There are three areas within Montgomery for which the draft plan proposes land uses that are substantially different from land uses which presently exist or are permitted under present zoning. These areas are: l) properties south of Main Street between Date Street and Rios Avenue (Brodericks Otay Acres), 2) properties south of Main Street, ane 3) parcels east of Third Avenue between Naples Street and Kennedy Street, adjacent to Del I~ar Avenue. (See Exhibit C.) These areas have the potential for displacement of residents or people employed on these sites as an indirect result of a change in land use designation. The specific effects are discussed as follows. l) Brodericks Otay Acres lhe area known as Brodericks Otay Acres is developed primarily with single family dwellings having access to narrow residential streets in combination with the use of private streets and drives. Historically zoning restricted development to single family uses. In ~lay of 1955, the zoning and General Plan for the County's Southbay Community Planning Area was amended to allow development of multiple units with a density not to exceed 14.5 net dwellings per acre. In the interval that multi family units have been permitted no actual approvals and/or construction of apart~ents have occurred. The draft Nontgomery Specific Plan proposes to return the designated land use to single family development with a density of no more than five dwellings per acre. Since the proposed land use designation is in keeping with the existing land uses present and the circulation system available, and since there are no actual apartments developed within this subarea, no substantial adverse environmental impacts will occur from this action. 2) Mace and Center Street south of Main Street Parcels which access Center Street and Mace Street are currently zoned to allow Heavy Industrial Uses. Most of those properties operate under major use permits which allow scrap operations and include scrapyards and auto dismantling yards. The activities conducted at these locations occur for the most part as open uses within fenced yards. Those uses are unsightly by nature and are subject to numerous conditions through the use permit process to mitigate the adverse aesthetic impacts resulting from operation of these businesses. The proposeo land use designation under the draft plan would prohibit scrap and dismantling operations and restrict development to Research and Limited Industrial uses. Although displacement of existing scrapyards and auto dismantling yards would occur, development of other industrial activities which do not result in adverse aesthetic impacts could take place under implementation of the specific plan. The development of other industrial uses which are not unsightly will result in a . beneficial environmental effect to the area, while employment associated with limited industrial uses will mitigate the displacement of people currently employed at these sites to a level below significance. 3) Properties east of Third Avenue between Naples and Kennedy The draft Montgomery Specific Plan proposes to develop a focus point for community civic and commercial activities within the area surrounding the Lauderbach Community Center of Oxford Street and along Third Avenue between Naples and Oxford Street. This civic and con~nercial activity center is referred to in the plan as the Third Avenue/Oxford Street Civic-Mercantile Focus. Part of this proposal entails deepening and expansion of commercial land use designations along the east side of Third Avenue to encompass properties along Del Mar Avenue, as shown in Exhibit C. The expansion of commercial land use designations would take place on properties w~ich are currently residential in nature, and could displace residents and affect existing housing as an indirect result of development according to the plan. However, the area subject to adverse impacts has been designated as a special study area, and the text of the plan indicates that: "Any rezonin9 of building sites within the Focus to a commercial classification should be preceded by comprehensive studies which address socio-economic, environmental, housing, townscape planning, and traffic issues." The special study area is structured so that commercial development on properties with existing residential uses is precluaed until appropriate studies and mitigation is effected. In addition, any specific proposal for development is subject to further environmental study and must include t~ese comprehensive studies as part of the review, lherefore, the proposed action at this point does not constitute an adverse and significant environmental impact. Transportation/Access Among the proposals presented within the Montgomery Specific Plan are suggestions for revisions to circulation, transportation drainage and infrastructure. Chief amongst these suggestions are proposals to widen the right-of-way for Main Street beneath t~e MTDB bridge at Industrial Boulevard/Hollister Avenue, and to reopen Banner Avenue at Orange Avenue. While these actions would result in traffic effects which are not known at this time, the text stipulates that these revisions not occur unless supported by traffic and engineering studies which would assess these effects. Therefore, the proposals to revise or enhance traffic circulation systems are contingent upon furtber assessment and as such do not constitute significant adverse environmental impact. Landform/Topography One subcommunity within the Montgomery Specific Plan, ~loodlawn Park, is located in rolling, often steep terrain containing a number of larger parcels with substandard or nonexistent access. Further development of this area for single family residential uses as outlined by the Montgomery Specific Plan would potentially involve substantial alteration of existing topography. However, standard development regulations outlined within the grading Ordinance for the City of Chula Vista require that grading and construction permits be obtained for development of those properties, as well as proposed circulation improvements to the area. Further environmental assessments are also required at the project stage to assess specific impacts, as required through the Environmental Review Procedures Manual for the City of Chula Vista. Given these standard development regulations, no significant and adverse environmental effects will occur to existing steep topographic conditions at the plan stage. E. Project Modifications Groundwater/Drainage Since potentially inappropriate development in flood inundation areas is precluded by the plan through use of special study area and whitelands designations, no mitigation is required. Land Use/Social Development Three potential impact areas were identified with proposed land uses which would conflict with existing uses or uses currently permitted, and which have the potential to displace residents or employees on site. Those areas are listed as follows: A. Brodericks Otay Acres Since development has not occurred at currently permitted residential densities in conflict with the draft plan, and since the predominant land use density conforms to that proposed by the plan, no adverse impacts will occur and no mitigation is required. B. Mace and Center Street south of Main Street Current land uses within this area involve scrap operations and heavy industrial activities in conflict with the Research and Limited Industrial land use designation proposed by the Draft Plan; those uses would eventually be terminated as a result. However, since the proposed land use designation would foster industrial activities offering other employment opportunities without the unsightly characteristics existing in scrap and dismantling operations, no significant adverse impacts will occur and no mitigation is required. C. Parcels east of Third Avenue between Naples Street and Kennedy Street Commercial land use designations are proposed for areas with existing established single family dwellings as part of a proposal for the Oxford/Third Avenue Civic Mercantile Focus. However, since implementation of the commercial land use is precluded by the require for assessment of impacts to residences and appropriate mitigation, through inclusion in a special study area, no significant impacts will occur and no mitigation is required. Transportation/Access The plan suggests certain proposals to revise and expand traffic circulation through the Montgomery area, chief among these is the widening of the MTDB bridge over Main Street at Industrial/Hollister Street, and extension of Second Avenue to Banner Street at Orange Avenue. Since the plan text precludes implementation of these proposals pending support of traffic and engineering studies, not significant adverse impacts will occur and no mitigation is required at this point. Landform/Topography The Woodlawn Park subcommunity is characterized by steep rolling topography and inadequate access. Further developnmnt for single family residences may include significant alteration of existing slope conditions. However, standard development regulations require grading and construction permits at the project level with attendant environmental review, therefore, no significant adverse impacts will occur at this point and no mitigation is required pending future review. F. Mitigation necessary to avoid significant effects No mitigation measures are necessary because the plan has been modified to avoid any significant impact. G. Findings of Insignificant Impact l) Since the proposed plan affords protection from premature development within floodplain with the potential for biologically sensitive areas, pending completion of comprehensive assessment studies and implementation of appropriate mitigation measures, the proposed project will not degrade the quality of the environment. 2) Through implementation of the proposed plan, both short- and long-term planning and environmental goals will be achieved through protection of riverine open space, gradual termination of unsightly and marginal heavy industrial uses, and expansion and improvement of the traffic circulation system within the Montgomery Planning Area. 3) The draft Montgomery Specific Plan is an area wide plan in which no significant and adverse environmental effects have been identified; there are no environmental effects which are individually limited but cumulatively conservative. 4) Implementation of Montgomery Specific Plan will not cause substantial adverse effects to human beings either directly or indirectly. k -lO- k G. Consultation 1. Individuals and Organizations City of Chula Vista: Julie Schilling, Assistant Planner Roger Daoust, Senior Civil Engineer William Wheeler, Building and Housing Department Carol Gove, Fire Harshal Chuck Glass, Traffic Engineer 2. Documents 1) Chapter 19.70, Title 19 (Zoning), Chula Vista Municipal Code 2) General Plan, City of Chula Vista 3) Draft Montgomery Specific Plan Parts I and II, lg87 · 4) "Telegraph Canyon Creek Channel Realignment, San Diego County, California, "Department of the Army Los Angeles District corps of Engineers Final Supplemental Environmental Assessment, March 5) "Telegraph Canyon Creek Detailed Project Report for Flood Control ana Draft Environmental Impact Statement" U.S. Army Corps of Engineers, September 1979 6) Floodway, Flood Boundary and Floodway Map Panels 060284-2152, 06O284-2154, 060284-2156, Federal Emergency Itanagement Agency, June 15, 1964 7) Sout~ Bay Community P}.an, County of San Diego, May 1985 8) City of Chula Vista Grading Ordinance 9) Design Standards for Street Construction, City of Chula Vista , lO) Environmental Review Procedures, City of Chula Vista The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. E~IEW COORDINATOR EN 6 (Rev. 5/85) WPC 4242P/01 75P __ city o! chula vista p~anning department CI~OF environmenlal review section CHUL~ EXHIBIT B ~ ~ FUR UFFICE USE Case No. IS-88-65M Fee _ INITIAL STUDY Rece-~pt No. __ Date Rec'd - ~/.c~ ~ City of Chula Vista Accepted b~-- '~_' ~'~- Application Form Project No _~ ~y~ A. BACKGROUND 1. PROJECT TITLE Montgomery Specific Plan - Part Three 2. PROJECT LOCATION IStreet address or description) The community of Montgomery (Please see map, Exhibit A) Assessors Book, Page & Parcel No. 3. BRIEF PROJECT DESCRIPTION The project is the concludin~ part of the three part Montgomery Specific Plan. It embodies the implementation or regulatory mechanisms which are desioned to execut~ or eff~r~,~atp the plan. 4. Name of Applicant City of Chula Vista, Planninq Depar~men~ Address 276 Fourth Avenue Phone 691-5101 City Chula Vista State CA 2ip_ 92010 B. Name of Preparer/Agent Daniel M] Pass~ Principal Planner Frank~. Herrera, Assistant ?~%~r '" and Address Same as #4 City State Zip Relation to Applicant Agen~ 6. Indicate all permits or approvals and enclosures or docu~nts required by the Environmental Review Coordinator. a. Permits or approvals required: General Plan Revision Design Review Committee Public Project __ Rezoning/Prezoning 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 Soi]s Report Other Approvals Required ~ (Rev. 12/82) 3/3/88 MONTGOMERY SPECIFIC PLAN TABLE OF CONTENTS DRAFT PART THREE PAGE I. INTRODUCTION A. Survey, Evaluation, Forecast, Plan, and Implementation 1 B. Past Plan Implementation 1 C. Present Plan Implementation 2 D. Proposed Plan Implementation 2 II. ZONING AND SPECIAL REGULATIONS 3 A. Adopted County Zoning Plan/City Zoning Plan 3 B. Proposed Montgomery Zoning Plan 4 1. Zoning and Residential Density Controls 4 2. Proposed Zoning Amendments & Table of Translation 5 3. Special Hontgomery Regulations 6 4. Townscape Planning and Design Guidelines 8 III. ADDITIONAL PLAN IMPLEMENTATION l0 A. Citywide and Special Subdivision Controls l0 B. Citywide and Special Capital Improvement Programming 12 £. Code Enforcement and Coordination 13 D. Conservation, Rehabilitation, and Redevelopment 13 E. Montgomery Neighborhood Revitalization Program 15 IV. CONCLUSION 16 WPC 4173P DRAFT MONTGOMERY SP~£IFIC PLA~I PART TtIREE I . I~!TRODUCTIO~.I A. Survey, Evaluation, Forecast, Plan, and Implementation The Montgomery Specific Plan is comprised of three principal parts. Part One provides the foundation or basis for the plan proper. It contains the City planning survey, evaluation, trends analysis and forecasts. Part Two, the Plan Proper, is the heart of the Specific Plan. It sets forth the plan's goals, general objectives, policies, principles, and planning and design proposals, which constitute the "concept" of the Specific Plan. Part Three embodies the implementation or regulatory mechanisms which are designed to execute or effectuate the plan. It contains the implementation proposals, regulations, and conclusion of the Montgomery Specific Plan, which are set forth in the following text. B. Past Plan Implementation Past plan implementation efforts in Montgomery were predicated upon the San Diego County General Plan. The goals, policies, and objectives of this plan were countywide or regional, in both application and scope, and were not focused solely on Montgomery. Consequently, implementation of the plan was also focused on general countywide concerns, rather than the particular planning needs of 5~ontgomery. Specifically, the past plan implementation efforts in ~.~ontgomery were confined mainly to zoning regulation, subdivision controls, and the review of requested discretionary land user permits. Particular planning concerns of the Montgomery Community such as urban decline, rehabilitation, urban design, and -1- missing infrastructure were not addressed by the County General Plan. Thus, there was not a fully-powered implementation thrust formulated in conjunction with these issues. C. Present Plan Implementation Since the annexation of Montgomery, implementation of the Chula Vista General Plan has primarily consisted of Current Planning's administration of the City's adopted County Zoning Plan, and Chula Vista's Subdivision Ordinances, Capital Improvement Program, and general urban design criteria and guidelines. The Specific Plan calls for an overall program of effectuation which is more identifiable with the special issues, concerns, and needs of Hontgomery and its several subcommunities. D. Proposed Plan Implementation The following text is comprised of "Zoning and Special Regulations" and "Additional Plan Implementation" standards. The former addresses the County Zoning Plan which presently governs land use within Montgomery and the City of Chula Vista's zoning regulations which govern land use in the balance of the municipality. Of greater significance, this section proposes a special "Montgomery Zoning Plan," which will consist of the introduction of selected city- zoning provisions, and the addition of custom-tailored "Special Montgomery Regulations." The Zoning and Special Regulations Section also includes townscape planning and urban design guidelines. A special feature of the Zoning and Special Regulations Section is the "Table of Translation," which provides general guidance for the City's methodical effectuation of the Specific Plan, and its incremental reclassification of the Montgomery Community from "County Zoning" to "City Zoning." -2- The Additional Plan Implementation section addresses Citywide and special subdivision controls; Citywide and special capital improvement programming; code enforcement and coordination; conservation, rehabilitation, and redevelopment; incremental planning efforts; and, the Neighborhood Revitalization Program. It should be recognized that Part Three establishes an Implementation Program, but does not rezone territory. The rezonings called for under the Table of Translation must be undertaken separately. II. Z©NING AND SPECIAL REGULATIONS A. Adopted County Zoning Plan/City Zoning Plan The Montgomery Community is primarily governed by the San Diego County Zoning Ordinance, as adopted by the City of Chula Vista upon the annexation of Montgomery in December, 1985. The County Zoning Ordinance is a very modern complex plan, and its intricate and flexible regulations are designed to accommodate a wide variety of developments over a broad geographical area. The Chula Vista Zoning Plan, embodied in the Chula Vista Municipal Code, is a "classical" Euclidean ordinance which has gradually grown in size and sophistication with the growth and development of the City's urban fabric. It can be readily administered and executed, and its text and graphics are clear and understandable. Urban design and review are important features of the Chula Vista Zoning Plan. While County zoning has much merit, its retention or partial retention in Montgomery would make loca) zoning administration both confusing and costly. It would tend, furthermore, to divide instead of unifying Chula Vista. Montgomery's identity and unique -3- land-use problems can be protected ano resolved by City zoning, as modified by the special provisions and regulations of the Implementation Program. The "Special I,iontgomery Regulations," prescribed in Subsection C of this section of Part III, shall take precedence over other land use regulations, if and where there is a conflict between them. B. Proposed Montgomery Zoning pl~ 1. Zoning and Residential Density COntrols The Montgomery Specific Plan shall be the primary determinant of the precise zonal districts and regulations applied to the territory of Montgomery. Other determinants shall be the existing land-use and circulation patterns; *he existing public facilities, services, and infrastructure; and, the physical, social, economic, and environmental needs of the involved areas, Montgomery Community, and City of Chula Vista-at-large. Therefore, the zoning classifications applied to certain lands, at a given time. may be more restrictive than the land-use parameters of their Specific Plan designations. This holding or transitional zone concept is a fundamental basis of the Implementation Program. With respect to residential areas, the gross densities or texture of the Specific Plan are expressed in dwelling unit per acre "ranges." The actual net densities authorized by the zoning districts and regulations, however, may or may not permit the dwelling unit yields at the upper levels of these Specific Plan ranges, dependent upon the determinants mentioned in the above paragraph. The Hontgomery specific Plan's gross residential density categories, as employed in Part Two, and its net residential density standards, which are fundamental to zoning regulations, are predicated upon traditional city-planning definitions. These definitions, as succinctly restated in Charles Abrams' The Language of Cities, at Page 85, are: "Wet residential density is the density of the building site. Gross residential density is the density of the building site plus traversing streets, alleys, and drives, and one-half of bounding streets and one-quarter of bounding street intersections." As a rule-of-thumb, the net density of a tract of land is approximately 20% higher than its gross density. Therefore, if a tract has a net density of 12 dwelling units per acre, it has a gross density of l0 dwelling units per acre.* 2. Proposed Zoning Amendments & Table of Translation The following table embodies proposed zoning amendments and changes which are essential to the effective implementation and execution of the Montgomery Specific Plan, and the conversion of Montgomery to Chula Vista's standard City zoning. The subject table is more than a compilation of recommended County-to-City zoning changes. It also incorporates a guide for the direct t~anslation of the Montgomery Specific Plan's land-use designations into zoning classifications, and is therefore called the "Table of Translation." * Gallion & Eisner, in The Urban Pattern, Fourth Edition: "Net density" is (the) area exclusive'of public righ~-of-way...whereas "gross density" usually pertains to the number of dwellings in relation to an area of land including all public rights-of-way and other related land uses. A distinction between these definitions may serve a useful purpose for certain technical measurements and comparisons, but the significant measure for the general texture of the physical form is expressed by gross density. -5- 3. Special Montgomery Regulations a. Land Use (1) The Montgomery Specific Plan basically calls for a planned equilibrium of medium density residential, park and open space, institutional, commercial, and light industrial uses. Existing open uses of land, such as automobile salvage yards, scrap metal yards, waste processing facilities, rock, sand, or gravel operations shall be regarded as nonconforming and shall not be expanded or continued beyond their existing time limits, or within 24 months after the date of the rezoning of the involved sites to "I-L, Limited Industrial," whichever occurs last. This protracted time limit is designed to provide the involved land users the opportunity to convert their open uses of land into well-designed, authorized light-industrial developments. All of the subject uses which are not time-limited shall be governed by the City's Nonconforming Uses regulations, as specified in Chapter 19.64 of the Chula Vista Municipal Code. (2) Existin~ vehicular and equipment storage yards and open impounds shall not be governed by the above provision, but shall not be increased in size, scope or tenure. New vehicular and equipment storage yards or open impounds shall be generally discouraged, but may be proposed and approved under the conditional use permit process. -6- (3) ~!hile mixed land uses, home occupations, and cottage industries are encouraged, they must he preplanned; thoroughly reviewed by the I~ontgomery Planning Committee and the City Planning Commission; and, approved under the City's conditional use permit process. Except for a preplanned mixed land use development, residential land use shall not be permitted in industrial or commercial zones. (4) Cardrooms, as defined and regulated under Chapter 5.20 of the Chula Vista Municipal Code, shall be permitted within the C-T, Thoroughfare Commercial Zone, upon the prior obtaining of a conditional use permit. In all other zones, cardrooms shall be prohibited. (5) The Director of Planning, upon the recommendation of the Montgomery Planning Committee and the Chula Vista Design Review Committee, may authorize a maximum 25% net density residential bonus for a project proposed for development within an area designated "Low/Medium Density Residential" (3-6 dwelling units per acre). This authorization must be predicated upon the Director's finding that the proposed project would be characterized by outstanding planning or urban design; and, would not become effective or operational in the absence of its ratification by the Planning Commission. The subject residential bonus would not be applicable to a project which qualifies as a Senior Housing Development, as defined in Section 19.04.201 of the Chula Vista Municipal Code or which qualifies for an affordable-housing density bonus under -7- Section 65915 et seq. of the California Government £ode, or the provisions of the Housing Element of the Chula Vista General Plan. b. Height The height of commercial and industrial buildings and structures located adjacent to residential uses shall not exceed two stories, or 28 feet. c. Setbacks All buildings constructed along the Main Street, Broadway, or Third Avenue corridors shall maintain minimum 15 foot, landscaped setbacks, measured from the front and exterior side property lines abutting upon the rights-of-way of these thoroughfares. Vehicular parking and maneuvering shall not be permitted within the required setback areas. 4. Townscape Planning and Design Guidelines a. A prior finding of "consistency and conformity with the Montgomery Specific Plan" by the Design Review Committee shall be prerequisite to its approval or conditional approval of a developmental project. b. The Design Manual of the City of Chula Vista shall be the fundamental guide for the design review of projects proposed for development within tlontgomery. Under special circumstances, such as the proposal to develop or redevelop malls, the Third Avenue/Oxford Street Focus, shopping precincts, mixed residential-commercial enclaves, or civic facilities, the Montgomery Planning -8- Committee may determine that the townscape-planning guidelines of the Town Centre No. I Design Manual are appropriate, and may request their employment by the Design Peview Committee. c. The use of enclosures, patios, and plazas should be promoted in the development of residential, commercial, industrial, and civic projects. d. All outdoor areas proposed for the display or sale of vehicles, equipment, or merchandise are to be artistically landscaped, and shall utilize ground-plane landscaped flooring, and ornamental plant materials. The landscape of these areas should enhance and be integrated with the landscape on the balance of the sites upon which they are located. e. The use of landscaped buffer areas and strips between residential and other land use categories shall be encouraged. f. The maximum sign area for a proposed commercial project should not exceed one square foot per one lineal foot of the involved parcel's street frontage. Where an industrial use or group of industrial uses is not readily identifiable from a major street, a maximum, twenty-five square foot off premises directional sign may -9- be permitted through the conditional (major) use permit and design review processes. A directional sign permitted under this provision shall not be located within, or overhang a street right-of-way. g. New development should reflect the basic design character and land use pattern of the subcommunity in which it is sited. While the basic character of Woodlawn Park and Broderick's Otay Acres is rural, the character of Castle Park and Otay is suburban. The character of the Third Avenue/Oxford Street Focus is definitely urban, and could achieve, through adroit planning and urban design, high levels of urbanity and sophistication. h. Architectural diversity and freedom should be encouraged in ~4ontgomery. This diversity and freedom, however, will necessitate a strong emphasSs upon inter-project design coordination. i. Exterior works of fine art, such as fountains, sculpture, bas-relief, and ornamental clocks, should be fostered. These features could commemorate the history of the involved settlements, or symbolize their resurgence. j. Vertical or. roof-mounted structures which do not make an important design statement should be discouraged. III. ~DDITIONAL PLAN IMPLE~.IENTATION A. Citywide and Special Subdivision Control~ Typically urban areas grow and expand through the subdivision of vacant land or the replatting of existing subdivisions. This process establishes a lot and street pattern, which greatly -lO- influences the use and character of the land. Montgomery, which is substantially subdivided and built, developed in this manner. Past subdivision and resubdivision activity in parts of Montgomery has been characterized by substandard platting practices, which permitted the creation of panhandle lots, substandard streets, and amorphous design. This has significantly impaired the Community's order and amenity, as well as its environmental quality and circulation. The Montgomery Specific Plan calls for the improvement of these conditions through replatting and physical reorganization. Chula Vista's citywide subdivision controls, which apply to Montgomery, constitute an important tool for implementing the Specific Plan. However, due to the aforementioned prior substandard platting practices, these controls need to be augmented with special subdivision controls designed to foster the more orderly arrangement of Montgomery's street and lot system. Such special subdivision controls should include the general prohibition of creating flag or gore lots; the establishing of private streets; and the sanctioning of han~nerhead or other reduced-standard cul-de-sacs. The subdivision controls for Montgomery should also stress the improvement and perpetuity of alleyways, and the establishment of new alleys. This emphasis could substantially reduce on-street and front yard parking and storage, and thereby improve the overall appearance of Montgomery. Properly coordinated with other regulatory measures, the City's subdivision controls, as amended in 'accordance with the above suggestions, will facilitate the realization of the goals and objectives of the Montgomery Community. -ll- B. Citywide and Special Capital Improvement Pro~rammin§ Chula Vista's ~!aster Public Facilities Plan addresses the major capital improvements of citywide significance. The llontgomery Specific Plan indicates, in greater detail, those specific capital improvements which will be anticipated within the Montgomery planning area to the year 2005. The provision of those public facilities for which the City is or may be responsible, such as recreation facilities, public libraries, sewer systems, thoroughfares, and fire stations, will have to be coordinated with public and private agencies, such as school districts and public utility companies. It will require an annual review of community needs and the estimate of resources available to satisfy them. This effort should be guided by the Montgomery Specific Plan. The Capital Improvement Program should provide a forecast of long-term demands on the City's revenues and borrowing capacity. The adroit allocation of resources through the Capital Improvement Program could facilitate the advance purchase of public sites at a substantial savings. This program could also encourage private investors, public utilities, business, and industry to coordinate their development prog?ms with those of the City. Capital improvement programming for )iontgomery should be oriented toward the revitalization of the community and its subcommunities. Montgomery's capital improvement program should be tied to the goals, objectives, policies, and proposals of the Specific Plan. -12- C. Code Enforcement and Coordination While the primary purpose of code enforcement is protection of the public safety, health, and general welfare, it also provides a plan-implementation opportunity. Code enforcement can be used to foster neighborhood integrity; reduce or stop community decline; and, promote revitalization. Code enforcement has public relations ramifications, and should be conducted with tact and sensitivity. It should be coordinated with other community programs, such as rehabilitation, redevelopment, and conservation. In Montgomery, the code enforcement program should be predicated upon the goals, objectives and policies of the Specific Plan. D. Conservation, Rehabilitation, and Redevelopment The Montgomery Specific Plan calls for the revitalization of Montgomery, and sets forth specific proposals to achieve this end. These revitalization proposals may be implemented through the selective application of urban renewal measures, such as conservation, rehabilitation, and redevelopment. These measures may be applied singularly, or in combination, depending upon the circumstances of the particular project. 1. Conservation is the most conservative form of urban renewal, and is applicable only where the decline of an area is not significant. It often involves the cleaning and sprucing up of residential neighborhoods or commercial areas, and the provision of improved public services, works, and infrastructure. Conservation projects can be effectively undertaken by neighborhood groups and businesses, and usually do not entail extensive contributions from local government. -13- In the Montgomery Community, where much conservation activity is indicated, the ~ontgomery Planning Committee should promote it on an outreach basis. 2. Rehabilitation is a remedy which is applicable to an area where urban decline is discernible, and where the lack of concerted action by the private and public sectors could result in blight infestation. It often involves conservation, the remodeling of deteriorating structures, and the removal of any dilapidated buildings. Rehabilitation also involves, as a general rule, street improvements or additional public facilities. Rehabilitation means the "reinvestment of dignity," and requires a strong community commitment. Within the Montgomery Community, rehabilitation could be stimulated through the use of sound organic planning and zoning, code enforcement, Community Development's housing programs, and the City's Capital Improvement Program. 3. Redevelopment is the strongest renewal remedy, and should be used solely where urban blight is identifiable. While it includes the remedies associated with conservation and rehabilitation, it goes much further, and usually involves the replanning of land use and occupancy; the removal of groups of buildings; the r?latting of territory; and the expenditure of considerable capital for public improvements. Under redevelopment, planning and development are controlled by the Redevelopment Agency, and land acquisition and public improvements are usually underwritten through tax increment financing. Unfortunately, there are enclaves within Montgomery, such as tlest Fairfield, where land must be marshalled, cleared, replanned, and reurbanized, and the most practical remedy available is redevelopment. -14- E. The Montgomery Neighborhood Revitalization Program The Montgomery Neighborhood Revitalization Program (NRP) is a newly instituted City program which has the expressed aim of combining well organized public and private efforts to upgrade the physical facilities of Montgomery. Specific components of the program include: -- identification and prioritization of needed public capital improvements; -- promotion and expansion of the City's housing rehabilitation loan program; -- public education on zoning, building and other City codes; -- development of neighborhood based housing clean-up/fix-up programs. The program is proposed to concentrate its focus and resources in limited target areas. The following factors shall be considered prior to the determination of a neighborhood's eligibility for target-area status: -- need for public i~provements; -- need for housing rehabilitation; -- neighborhood character; -- income status; -- demonstration of local support for NRP. -15- IV. CONCLUSION The Implementation Program expressed in the foregoing text and table is specifically designed to methodically implement the goals, objectives, statements of policy, principles, and proposals of Part Two of the Montgomery Specific Plan. The Program, like the Plan Proper, addresses the day-to-day planning demands of the Montgomery Community, in addition to its long-range, comprehensive, and general planning issues. The program is therefore an integral component of the City of Chula Vista's organic planning effort within the built-up environment of the urban center in question. The Implementation Program for Montgomery may also be called "incremental," since it prescribes the continuing, day-to-day application of the principles of planning to the Community. Finally, the Program is readily amendable, and can be rapidly modified or altered to meet the growth, development, or conservation requirements of Montgomery and its several subcommunities. WPC 4173P -16- - 7 - E. CERTIFICATION or Owner/owner in escrow* Consultant or A~ent'*'" "~"~ 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 8, C and D of this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. *If acting for a corporation, include capacity and company name. -8- Case No, .~,' t.-'--~r/ CITY DATA F. PLANNING DEPARTMENT 1. Current Zonin~ on site: ,(,~ North South East West Does the project conform to the current zoning? 2. General Plan land use designation on site: . i.: 't 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 protector 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? ,1 'I ,~ 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.) ,Aj ,~ 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 School Attendance Capacity From Project E1 ementary Jr. Hi gh Sr. High 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.) A_} A 5. ,Energy Consumptio~ Provide the estimated consumption by the proposed project of the following sources: Electricity (per year) Natural Gas (per year) .... Water (per day) 6. Remarks: . : ,... / I~'irector of Planning or Representative ~ate - lO - Case No..~S ~8 G. ENGINEERING DEPARTMENT 1. Drainage a. Is the project site within a flood plain? _. ~}/~ b. Will the project be subject'to any existing flooding hazards? c. Will the project create anylflooding hazards? __ ~a d. What is the location and description of existing on-site drainage facilities? ~,;/~ e. Are they adequate to serve the project? .~ f. What is the location and description of existing off-site drainage facilities? ~ g. Are they adequate to serve the project? y~/Y~ 2. Transportation a. What roads provide primary access to the project? ~ b. What is the estimated number of one-way auto trips to be generated by the project {per day)? ~y/~ c. What is the ADT and estimated level of service before and after project completion? Before After A.D.T. 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? A/~ If so, specify the general nature of the ~cessary 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 geology report necessary to evaluate the project? . 4. Soils a. Are there any anticipated adverse soil conditions on the project site? b. If yes, what are these adverse soil conditions? c. Is a soils report necessary? 5. Land Form a. What is the average natural slope of the site? _. b. What is the maximum natural slope of the site?_. 6. Noise ' Are there any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysis be required of the applicant? - 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 (NO2) X 20.0 : Particulates ~ 1.5 : Sulfur fg X .78 : 8. Waste Generation ~ Now much solid and liquid (sewage) waste will be generated by the proposed project per day? Solid ~ Liquid ~ I~hat is the location and size of existing sewer lines on or adjacent to the site? ~/m 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/necessary mitigation measures - 13 - Case No. FIRE DEPARTMENT . 1. What is the distance to the nearest fire station and what is the Fire Department's estimated reaction time? 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? . · Remarks Case No, FIRE DEPAR~IENT . 1. What is the distance to the nearest fire station and what is the Fire Department's estimated reaction time? 2, Will the Fire Department be able to provide an adequate level of fire protection for the p~oposed fa~lity without an increase.in equipment or personnel?. ~_~$~.~1~¢.o-~ E~re Marsha! D - 14 - EVALUATION OF POTENTIAL ENVIRONMENTAL IMPACTS CASE NO. ~ I. Analysis (Provide in Section J an explanation of mitigation proposed for all significant or potentially significant impacts.) YES POTENTIAL NO 1. Geology a. Is the project site subject to any substantial hazards, such as earthquakes, landsliding, or liquefaction? b. Could the project result in: Significant unstable earth conditions or changes in geological substructure? ..L~~ A significant modification of any unique geological features? ~ Exposure of people or property to significant geologic hazards? c~ 2. Soils a. Does the project site contain any soils which are expansive, alluvial or highly erodible? ~ b. Could the project result in: A significant increase in wind or water erosion of soils, either on or off-site? J A significant amount of siltation? ~× 3. Ground Water a. Is the project site Over or near any accessible ground water resources? __~ _~ yES POTENTIAL NO 7. Air Quality a. Is the project subject to an air quality impact from a nearby stationary or mobile source? b. Could the project result in: A significant emission of odors, fumes, or smoke? Emissions which could degrade the ambient air quality? Exacerbation or a violation of any National or State ambient air quality standard? _ .~f Interference with the maintenance, of standard air quality? The substantial alteration of air movement, moisture or temperature, or any Significant change in climate either locally or regionally? A violation of the revised regional air quality strategies (RAQS}? ~ 8. W_ater Quality ' Could the project result in a detrimental effect on bay water quality, lake water quality or public w~ter supplies? 9. No__ise - a. Is the project site subject to any unacceptable noise impacts from nearby mobile or stationary sources? b. Could the project directly or indirectly result in a significant increase in ambient noise levels? ~_~ -17- YES POTENTIAl_ 10. Biology a. Could the project directly or indirectly affect a rare, endangered or endemic species of animal, plant or other wildlife; the habitat of such species; or cause interference with the movement of any resident or migratory wildlife? _ b. Will the project introduce'domestic or other animals into an area which could affect a rare, endangered or endemic species? ll. Cultural Resources a. Will the proposal result in the alteration of or the destruction of a prehistoric, historic, archaeological or paleontological'resource? ~ b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historical building, structure, or object? c. Does the proposal have the potential to cause a physical change ~hich would affect unique ethnic or cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? 12. Land Use a. Is the project clearly inconsistent klith the following elements of the General Plan? Land Use Circulation Scenic Highways Conservation - Housing _. Noise / . Park and Recreation Open Space ~/~ . Safety _ Seismic Safety ~ ~' -' .-~ YES POTENTIAL b. Is the project inconsistent with the Comprehensive Regional Plan? 13. Aesthetics a. Could the project result in: Degradation of community aesthetics by imposing structures, colors, forms or lights widely at variance with prevailing community standards Obstruction of any scenic view or vista open to the public? Will the proposal result in a new light source or glare? 14. Social a. Could the project result in: The displacement of residents or people employed at the site? A significant change in density or growth rate in the area? _ .?/ _ Th~d~tQntial demand for additional housing or--existing housing? 15. Community InfrastructurP a. Could the project inhibit the ability of the urban support system to provide adequate support for the community or this project? b. Could the project result in a deterioration of any of the following services? Fire Protection Police Protection Schools ,, Parks or Recreational Facilities Maintenance of Public Facilities -' - Including Roads -19- YES POTENTIAL NO 16. Energy ~ ' -- Could the project result in: Wasteful, inefficient or unnecessary consumption of energy? A Significant increase in demand on existing sources of energy? A failure to conserve energy, water or other resources? 17. Utilities Could the project result in a need for new systems or alternatives to the following utili.ties: Power or natural gas Communications systems ~ ~ Water Sewer or septic tanks ~ ~ Solid ~laste & disposal ~ -, 18. Human Health Could the project result in the creation of any health hazard or potential health hazard? ~ 19. Transportation/Access Could the project result .in: A Significant change in existing traffic patterns? An increase in traffic that could substantially lower the service level of any street or highway below an acceptable level? 20. Natural Resources ' ~ Could the project result in a substantial dep]etion of non-rene~able natural resources? ~ - 20 - YES POTENTIAL 21. Risk of Upset Will proposals involve: a. A risk of an explosion or the release of any hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset condition? b. Possible interference with an emergency plan or an emergency evacuation plan? 22. Growth Inducement Could the service requirements of the project result in secondary projects that would have a growth inducing influence and could have a cumulative effect of a significant level? 23. Mandatory Findings of Significance a. Does the project have a potential to degrade the quality of the environment, or curtail the diversity of the environment? b. Does the project have the potential to achieve short-term to the disadvantage of long-term environmental goals? IA short term impact on the environment is one which occurs in the relatively brief, definitive period of time, whil~ long-term impacts will endure well into the future.) c. Does the project have impacts which are individually limited, but cumulatively con- siderable? (Cumulatively considerable means that the incremental effects of an individual project are considerable when viewed in connec- tion with the effects of past project, the effects of other current projects and the effects of probable future projects.) d. Does the project have environmental effects which ~ill cause substantial adverse effects on human beings, either directly or indirectly? - 22 - K. DETERMINATION On the basis of this initial study: ~It is recommended that the decision making authority find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION is hereby forwarded to the decision making authority for consideration and adoption. _ It is recommended that the decision making authority find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the MITIGATION MEASURES described above have been ADDED to the project and a MITIGATED NEGATIVE DECLARATION is hereby for~.~arded to the decision making authority for consideration and adoption. __ It is found that the proposed project MAY have a significant effect on the environment, and an. ENVIRONMENTAL I~,IPACT REPORT is required to evaluate the issues identified in this Initial Study. _ It is found that further information ~,~ill be necessary to determine any environmental significance resulting from the project and the technical information listed below is required prior to any determination. ~nviron ~ ew Coordinator Date WPC O169P City Planning Commission Agenda Item for Meeting of April 11, 1990 Page I 2. Consideration of Final Olympic Trainin§ Center SPA Plan Supplemental Environmental Impact Report EIR-89-11 and Addendum A. BACKGROUND The Planning Commission, on March 14, 1990, conducted a public hearing for the draft Olympic Training Center SPA Plan Supplemental Environmental Impact Report, for the 150 acre Olympic Training Center SPA located east of Hunte Parkway, south of Orange Avenue and immediately west of Wueste Road and the Lower Otay Reservoir. The Olympic Training Center SPA Plan includes athletic facilities, a gymnasium, soccer, field hockey, archery, track and field and tennis facilities, as well as a cycling criterion course and bobsled and luge practice facility, swimming complex, housing, visitor center and parking. Two parks are planned for the Olympic Training Center site. The Draft and Final EIRs were written by ERCE of San Diego, California. At the close of the public review, comments had been received from the Planning Department of the City of San Diego and Katy Wright, Project Manager at EastLake. Chairman Tugenberg requested that a computer graphic be presented with the project so the Commission could see the proposed contours of the slopes. As the Planning Department was under the understanding, at the meeting of March 14, 1990, that the grading plan was being revised in order to be sensitive to the existing landforms, the Final Supplemental EIR includes the final grading plans in the addendum and addresses the environmental impact of the same. The new grading plan reduces the significance of visual and aesthetic impacts. B. RECOMMENDATION Certify that the Final Supplemental EIR and Addendum has been prepared in compliance with CEQA, the State CEQA guidelines and the environmental review procedures of the City of Chula Vista and adopt the recommended CEQA Findings and Statement of Overriding Considerations and Mitigation Monitoring Program. C. DISCUSSION State Agency Comments No comments were received from member agencies. Project Applicant Comments The applicant's concerns were as follows: Inaccurate identification of offsite infrastructure improvements. Incomplete information on specific agreements governing funding and construction for wastewater facilities and comments about timing of library construction and fiscal impact of OTC. City Planning Commission Agenda Item for Meeting of April 11, 1990 Page 2 The consultant noted and incorporated the correct information about offsite infrastructure improvements, incorporated the correct information about the agreement between the City and developer for funding and construction for wastewater facilities and responded to comments about the timing of library construction as well as answering the question on Fiscal Impact Report. Comments from City of San Diego The City of San Diego stated that the incremental contribution of the proposed OTC to degradation of water quality should be addressed. ERCE responded that the OTC's resulting increase in impervious surface would be relatively minimal and therefore it was determined unnecessary to quantify the foreseen contaminants, provided that adequate mitigation is adopted as recommended in the EIR. OLYMPIC TRAINING CENTER EIR-89-11 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 APRIL 1990 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 f'mding. 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 of Final Supplemental EIR 89-11, including the Addendum thereto, for the proposed Olympic Training Center Sectional Planning Area (SPA) Plan (SCH #89010284) and all documents, maps, and illustrations listed in Section VI of these findings. The project's discretionary action consists of approval of the SPA Plan and its components. Project Description The proposed project site encompasses 150 acres of land located west of Lower Otay Reservoir and Wueste Road within the EastLake 112[ Planned Community of Chula Vista. The Olympic Training Center (OTC) SPA Plan proposes the following uses by acreage: Facility/Uses Acres · OTC Buildings (2 gyms, housing, sports medicine facilities, dining and athletes' support facilities, visitor's center) 10.57 · Athletic Venues 45.29 · General Open Space 77.59 · Roads 3.52 · Parking 13.0;3 150.0 Athletic facilities/venues include gymnasiums for volleyball, basketball, handball; soccer, field hockey, archery, baseball and softball fields; track and field; tennis courts; cycling criterium course; bobsled and luge practice facility; swimming complex; and rowing and canoe/kayaking venue. Athletes' housing is proposed along the east site area, clustered to house a maximum of 1,000 athletes at buildout. The Sports Medicine/Science facilities and support dining and recreation facilities are proposed adjacent to the athletes' residential area. The Visitor Center is proposed as the main entrance area along Orange Avenue at the site's northern boundary. The OTC will be accessed at two locations: the main entrance at Orange Avenue and the secondary/athletes' entrance at Wueste Road. Vehicular use onsite will be limited to those two entrance/parking areas where parking will be provided. Onsite circulation beyond those parking areas will consist of the "Olympic Pathway" extending north-south through the center of the site, upon which pedestrians, bicycles, emergency vehicles and small tour buses will be permitted. No other vehicular use will be allowed. Offsite infrastructure, such as sewer lines, roadway improvements, sewer lift stations and storm water detentions, will be required for the OTC and other EastLake development. These facilities have not yet been designed or precisely located, and will thus require subsequent CEQA review. The OTC Public Facilities Financing Plan, subject to approval subsequent to SPA Plan approval, will ensure that facilities are provided concurrent with need. The OTC will be implemented in two phases. II. CITY OF CHULA VISTA FINDINGS The following findings are applicable to the project as analyzed in the SEIR and to the refinement as presented and analyzed in the Addendum bound with the Final SEIR. The findings have been prepared pursuant to Sections 15091 of Title 14 of the California Administration Code and Section 21081 of the California Resources Code. 1) The City of Chula Vista, having reviewed and considered the information contained in the Final EIR for the Olympic Training Center SPA Plan and the record, 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 having reviewed and considered the information contained in the Final Supplemental 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. 3) The City of Chula Vista, having reviewed and considered the information contained in the Final Supplemental EIR and the record, finds that no specific economic, social, or other considerations make infeasible the mitigation measures identified in the EIR. 4) 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 will assure 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, UNMITIGABLE IMPACTS/IMPACTS FOUND INFEASIBLE TO MITIGATE TO BELOW A LEVEL OF SIGNIFICANCE 1) Aesthetics and Visual Resources Impact Development of the Olympic Training Center project will contribute to the incremental impact of ongoing development in the area on the natural aesthetics and visual resources in the Eastern Territories of Chula Vista. Mitigation Regarding the OTC, special consideration during subsequent site design (precise plan) shall be given to areas adjacent to the Lower Otay Lake, Salt Creek corridor and other natural open space or sensitive areas (i.e., park/open space to the south of OTC, Wueste Road Scenic Corridor), to minimize aesthetic and visual impacts to those areas, to the extent feasible and acceptable to the City Planning Director. Guidelines, concepts and criteria stated in the SPA Plan (approved by the City) shall be adhered to and implemented in accordance with City procedure and review. The OTC proponent shall consider utilization of low-pressure sodium vapor (LPSV) lamps in large outdoor areas of the OTC (i.e., ball fields). Although not a standard practice throughout the City, LPSV lighting should be utilized as determined desirable and feasible by the City. Special consideration should be given to night-time lighting of sports activities to comply with this request. Consultation with Mt. Palomar and Mt. Laguna observatories may be warranted during future (i.e., site plan) CEQA implementation/documentation to identify and mitigate lighting impacts. Finding It is infeasible to mitigate the projects' contributions to the cumulative impact to regional visual resources to below a level of significance. 2) Water Supply Impact Adequate water supply is a regional and state-wide problem, especially during peak demand periods. All developments, including the Olympic Training Center project, add an incremental increase in the area-wide demand for more imported water. Upon full buildout, the Olympic Training Center is expected to require approximately 0.65 million gallons of water per day of the Otay Water District's ultimate demand. This represents an incremental contribution to the cumulative regional impacts to the area's water supply. Mitigation Water conservation measures shall be included into all site design plans for the Olympic Training Center. Prior to issuance of grading permits, the proponent shall verify that onsite and offsite water facilities proposed shall adequately service the project, via approval (will- serve letter) by the OWD of all plans and specifications, and approval of plans by the City Engineer and, if necessary, the City Fire Marshall. This shall incorporate specifications (based on the Public Facilities Financing Plan) delineating water facility improvements' phasing, costs and construction scheduling in relation to development phasing. Fire hydrants shall be included in plans and be installed, tested and fully operational prior to any placement of combustible materials onsite. Maximum fire hydrant pressure shall not exceed 150 psi. Also, fire sprinkler systems shall be placed in all buildings. Finding Significant impacts to the storage and conveyance of water supply will be eliminated or avoided by implementation of mitigation measures provided in these findings and in the Final EIR. The only impact associated with water that cannot be mitigated to below a level of significance is the cumulative impact to regional water supply. (See also Section IV. 10.) 3) Energy Supply Impact As with any development, the project wll] contribute to a cumulative increase in demand for non-renewable energy resources. Mitigation The Olympic Training Center project shall, to the extent feasible and to the satisfaction of the City, provide the following: · Install landscaping that provides afternoon shade, reduces gla~e, encourages summer breezes, discourages winter breezes; · Construct sufficient overhangs or provide for shading devices on all residential units which would block the summer sun from window areas but allow winter sun; · Limit outdoor lighting after I0 p.m; · Locate deciduous trees in yard spaces adjacent to large windows to block summer sun, but allow winter sun; · Reserve solar access and allow passive energy systems, incorporate bicycle and pedestrian trails to facilitate non-vehicular travel onsite. · Encourage the use of public transit by providing bus-loading zones at key locations throughout the community; · Implement efficient circulation systems with phased traffic control devices; Minimize reflective and heat absorbing landscapes; · Install energy efficient appliances and lights in residential and non- residential developments; · Use appropriate building design and materials to construct energy-efficient structures. Project-specific impacts can be mitigated by the above measures to below a level of significance. It is infeasible to mitigate the cumulative projects' impact on non- renewable energy resources to below a level of significance. IV. SIGNIFICANT. MITIGABLE IMPACTS 1) Land Use Immc~ Potential incompatibility impacts could result between OTC development areas and adjacent open space. Mitigation Setbacks, landscaping, building orientation and other buffering measures are required of OTC development, as set forth in the SPA Plan and EIR Section 4.2. Finding All potentially significant land use compatibility impacts will be eliminated or reduced to a level acceptable to the City of Chula Vista by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 2) Visual Resources Impact Project-specific visual impacts may result due to project grading, especially in areas adjacent to permanent open space (i.e., Salt Creek corridor). Grading and development sbould be adequately designed or buffered from adjacent open space land uses. Development of the OTC may result in urban intrusion on the viewshed of users of Lower Otay Reservoir, Wueste Road, and that of the nearby regional park. Mitigation Special consideration during subsequent site design (precise plan) shall be given to areas adjacent to the Lower Otay Lake, Salt Creek corridor and other natural open space or sensitive areas (i.e., park/open space to the south of OTC, Wueste Road Scenic Corridor), to minimize aesthetic and visual impacts to those areas, to the extent feasible and acceptable to the City Planning Director. Guidelines, concepts and criteria stated in the SPA Plan (approved by the City) shall be adhered to and implemented in accordance with City procedure and review. The OTC proponent shall consider utilization of low-pressure sodium vapor CLPSV) lamps in large outdoor areas of the OTC (i.e., ball fields). Although not a standard practice throughout the City, LPSV lighting should be utilized as determined desirable and feasible by the City. Special consideration should be given to night-time lighting of sports activities to comply with this request. Consultation with Mt. Palomar and Mt. Laguna observatories may be warranted during future (i.e., site plan) CEQA implementation/documentation to identify and mitigate lighting impacts. All project-specific significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. Impact No major geologic constraints to development are known; the potential onsite geotechnical constraints include expansive soils, erosion, landslides, seismic activity and liquefiable soils. Mitigation A detailed subsurface investigation shall be conducted prior to precise plan approval to ensure mitigation of potential impacts. Implementation of sound construction practices, in conformance with existing Building Code standards will mitigate any potential geotechnical and soils effects. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 4) Hvdrolo~/Water Ouality Impact The OTC development would increase the site's impervious cover over natural conditions, thereby increasing the amount of surface runoff by 15 to 30 percent during large storms, a potentially significant impact. Potential erosion and water quality impacts could be experienced at downstream and adjacent sensitive areas such as Lower Otay Reservoir and Salt Creek. . Mifieafion Plans illustrating drainage flows shall be prepared as determined by the City and shall be reviewed by the City of Chula Vista, City of San Diego, County Flood Control District and owner of the facility. The project applicant may be required, as determined necessary by the City, to install drainage facilities or to pay for a share of the necessary drainage improvements costs in Telegraph Canyon and Otay River downstream from the project site. Drainage control measures, fees and installation of facilities such as retention basins are required in subsequent, detailed drainage plans for the OTC, which will be reviewed by the City and County Flood Control District. Water quality will be maintained by implementation of measures cited herein, including: review of plans by the RWQCB and County Health Dept.; diversion of runoff; restricted use of reclaimed water; installation of subdrains and pad drains; erosion control via landscaping and limited irrigation; and maintenance of drainage devices. All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 5) Paleontolo~cal Resources Imnact The site possesses a high potential for paleontological resources, therefore, there is potential for adverse impacts to significant paleontological resources during construction of the Olympic Training Center project. Mitigation A qualified paleontologist shall monitor grading activities during construction of the project. Salvage of resources or diversion would be required if resources are encountered during grad/ng. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 6) Imt~aCl No direct impacts to biological resources will result from OTC development due to a lack of resources onsite. Offsite adjacent resources of Salt Creek, Otay Reservoir and/or natural open space to the south of the OTC could be secondarily affected by development, and by public facilities and utilities required for development. Mitigation Detailed subsequent plans are required to delineate setbacks and buffering along project boundaries, to ensure protection of adjacent and nearby biological resources. Also, mitigation cited in the Hydrology section of the Final EIR will protect resources of the Otay Reservoir. Further subsequent site-specific biological assessment and mitigation are required regarding offsite utility improvements necessary for project implementation. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 7) Transvortafion/Circulation Impg$[ The OTC will generate 4,937 daily trips (ADT) at buildout. Interim impacts in 1991 and 1992 due to the project and other cumulative development have been identified; long-term cumulative impacts and TPP improvements were assessed in the EastLake III GDP EIR and results are incorporated herein. Mitigation Mitigation from the EastLake III General Development Plan (GDP) has been incorporated into this EIR as a portion of the total recommended mitigation. Additional mitigation in this EIR 89-11, to offset cumulative impacts, includes interim 1991 improvements, mitigation required of the Sunbow Project which will effect the OTC area, and further 1995 mitigation and monitoring. These measures are listed below in detail. EastLake III Requirements The following measures are derived from the EastLake III EIR 89-9, as refined in December 1989: · The OTC SPA Plan development shall comply with mitigation improvements of the Transportation Phasing Plan prepared in October 1989 included in the EastLake III EIR 89-9 Section 4.2.3, incorporated by reference herein. Specific project improvements shall be implemented as dictated in the TPP at the discretion of the City Traffic Engineer, in coordination with development phasing. In particular, Hunte Parkway between Telegraph Canyon and Orange Avenue should be in place before OTC opening, and Orange Avenue from Hunte Parkway to the OTC Entrance should be in place for OTC opening. Access can also be provided via Wueste Road. Partial improvements are indicated in the OTC SPA Plan. Construction schedules and the OTC fair-share responsibility for improvements' financing shall be determined by the City Traffic Engineer. · Access roadways and parking areas of the OTC shall be constructed to full recommended standards prior to or concurrent with development. · The following traffic control measures and operational improvements are available to further enhance intersection operation and levels of service beyond the levels provided for in the TPP. These mechanisms are recommended by the project traffic engineer to be utilized as necessary, and shall be required as warranted, based upon the discretion of the City traffic engineer and on future monitoring and traffic assessments. 1. Signal timing plans could be adjusted as the traffic volumes change (during peak and off-peak periods) to keep the study area intersections operating at peak efficiency. 2. Signal phasing could be modified to further optimize intersection operations. 3. Double right turn lanes or free right turn lanes could be added to improve intersection Levels of Service. 4. Pedestrian movements could be restricted or rerouted so that free flow right tums or other critical movements could be made unimpeded (as described in the above measure). Additional Mitigation A. Sunbow Proiect Mitigation. Various improvements required of the Sunbow project will alleviate interim (1991) cumulative traffic on roadways utilized by the OTC. The below cumulative traffic improvements will guarantee adequate levels of service are maintained during OTC implementation. · The following Sunbow 2 Phase 1 improvements (Increments 2, 3 and part of 4 of TPP) shall be complete prior to issuance of building permits for any OTC development, at the discretion of the City Traffic Engineer. These improvements must be made to allow the 1-805/I'elegraph Canyon Road Interchange to operate at acceptable levels of service, and the Olympic Training Center shall contribute to these improvements on a fair share basis to the satisfaction of the City. If the Sunbow project does not proceed, required improvements to allow OTC development will be determined by the City Traffic Engineer. 1. Widen the north side of Telegraph Canyon Road to provide four (4) westbound travel lanes from the 1-805 northbound on-ram to a point easterly of Halecrest, with two through lanes and two exclusive right turn lanes. 2. Conduct a feasibility study of the alternatives to improve capacity of the Telegraph Canyon Road at 1-805 northbound ramp/Halecrest intersection by removing the signalization at Halecrest and extending the median across the intersection to prohibit left tums. The alternative will include consideration of a new signal at the shopping center's existing driveway east of Halecrest. 3. Improve Telegraph Canyon Road from Paseo del Rey to East. Lake Phase 2 (just east of Paseo Ladera) to a six-lane prime arterial roadway. 4. Restripe and widen the 1-805 northbound off ramp to provide two (2) northbound to eastbound right turn lanes. (This improvement had been scheduled for construction by the completion of Phase 3 of Sunbow II but will need to be mscheduled for completion by 1991). · The following Sunbow 2 Phase 2/3 improvements (Increments 5 and 6 of TPP, scheduled for 1993/1994) shall be complete prior to issuance of building perm/ts for the OTC second phase, at the discretion of the City Traffic Engineer. If the Sunbow proje6t does not proceed, required improvements to allow OTC development will be determined by the City Traffic Engineer. 1. Install a traffic signal for Telegraph Canyon Road at 1-805 southbound ramp. Improvements shall include the necessary widening of Telegraph Canyon Road and the southbound on/off ramp to accommodate the dual left turn lanes on Telegraph Canyon Road to southbound 1-805. 2. Conslrnct an exclusive right turn lane for eastbound traffic at the intersection of Telegraph Canyon Road and Medical Center Drive and provide overlap signal phasing for this movement (to operate with the northbound left mm green phase as a simultaneous movement). B. OTC Mitigation/1991 Improvements. Beyond the above measures, the following improvements (identified in the December 1989 JHK study) shall be implemented, if and when determined necessary by the City, and in a time and manner determined by the City Traffic Engineer (in coordination with TPP improvements and OTC construction). The OTC obligation towards financing and construction of said improvements, and implementation scheduling shall be determined prior to OTC precise plan approval. · Telegraph Canyon Road/Otay Lakes Road Provide overlap signal phasing for southbound right turning vehicles (to operate with the eastbound left turn green phase as a simultaneous movement). Provide overlap signal phasing for westbound right turn vehicles (to operate with the southbound left mm phase as a simultaneous movement). · Telegraph Canyon Road/EastLake Parkway Provide overlap signal phasing for eastbound right turning vehicles (to operate with the northbound left turn green phase as a simultaneous movement). C. Further Mitigation. Monitoring and 1995 Conditions. · All study area intersections shall be monitored at least annually or more frequently if necessary, to determine if there are any future changes over the currendy anticipated volumes and Levels of Service (Monitoring could be in conjunction with the annual TPP update). The data can then be analyzed so that any needed changes to geometrics can be programmed for construction. · The OTC enu:ance and parking area will have several forms of transit accessing the site. Proper ingress and egress geometric characteristics shall be applied to the local traffic circulation system and site design, to be identified and specified at precise plan review. This includes geometrics both on-site and off-site, and provision of adequate drop-off areas for transit vehicles. The precise site plans shall also provide for the safe movement of all pedestrians accessing the site. · If buildout of the OTC occurs prior to construction of SR- 125, and/or if TPP development/improvements at Increment 6 do not occur as assumed, the following actions shall be conducted prior to the issuance of final phase OTC building permits, at the discretion of the City Traffic Engineer. Note that these work efforts may be encompassed in the City's Traffic Monitoring/Transportation Phasing Plan. The OTC, although contributing only a small portion of cumulative trips, shall contribute to the following efforts on a fair share basis, if determined necessary by the City. Reassess traffic conditions at the 1-805,rFelegraph Canyon Road interchange based on Year 1994 volume conditions, and determine the amount of reserve capacity that is available as a result of the required improvements associated with the Sunbow 1I development project (Phases 2 and 3) at this interchange. Reassess the capacity/LOS condition of the main access route to the OTC along Telegraph Canyon Road, Hume Parkway and Orange Avenue to 10 determine if additional mitigation beyond that provided by planned improvements is required. A source for this data may be the most recent version of the Growth Management Plan Traffic Monitoring Program which analyzes intersection capacity on a city-wide basis at periodic intervals. Actual data collection and analysis to supplement City provided data may be required. Finding All significant transportation/circulation impacts will be eliminated or reduced to a level acceptable to the City of Chula Vista by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 8) Air Ouali _ty Immcts Traffic generated by the OTC will increase air pollution emissions in the area. The OTC land uses are not incorporated into regional air quality attainment plans for the San Diego region; the OTC contribution to regional air quality degradation is considered insignificant due to its inclusion in the City's G? Update and few trips generated. Local air quality impacts would exist at "hotspot" intersections (where the intersection level of service is not maintained at an acceptable level, LOS C as defined by the City). Interim and long-term traffic would create such hotspots if not mitigated. Local short-term air quality impacts will result from OTC grading and conslruction activities. Several criteria air pollutants will occur during construction phases. Mitigation To minimize regional air quality impacts, the OTC incorporates traffic flow improvements, bicycling and pedeswian circulation, and transit service. No other mitigation to regional air quality impacts has been identified other than the No Project Alternative. Transportation improvements associated with the TPP and additional mitigation required in the EIR will ensure that interim and long-term adequate levels of service are maintained at intersections in the study area. Short-term emissions and dugt can be controlled by standard grading and construction procedures required as mitigation in the Final EIR. Finding All significant impacts will be eliminated or reduced to a level acceptable to the City of Chula Vista by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 9) Noise Impact Potentially significant noise impacts associated with the Olympic Training Center project were calculated using the Federal Highway Administration Stamina 2.0 11 Noise Prediction model. Vehicular-generated noise levels would exceed 65dB(A) in areas adjacent to Orange Avenue, potentially affecting the OTC Visitors Center. Exterior noise levels above 65 dB(A) CNEL are considered incompatible with residential and similar uses, but compatible with commercial uses. The potential need for noise attenuation in buildings in this area would need to be assessed at design stages. Mitigation If exterior living areas, residential structures and/or commercial establishments are built within the noise impact area, noise mitigation would be required for exterior and/or interior noise attenuation, as delineated in the Final EIR. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 10) Water Service and Distribution Imp_act Approximately 0.65 million gallons of water per day will be required for the Olympic Training Center. Construction of new facilities will be required to service the project. Mitigation An agreement between EastLake Development Company and two other major developers has been approved by the OWD Board of Directors. This agreement will provide financing for the construction of a below-ground 50 million gallon reservoir that will provide terminal storage for a minimum of 5 average days water supply. EastLake Development has offered a site for this facility. Water conservation measures shall be incorporated as feasible into all site design in consultation with the Otay Water District. Prior to issuance of grading permits, the applicant shall verify that water facilities proposed shall adequately serve the area via will-serve letter from the Otay Water District. Fire hydrants shall be included in plans and be installed, tested and fully operational prior to any placement of combustible materials onsite. Maximum fire hydrant pressure shall not exceed 150 psi. Also, f'ne sprinkler systems shall be placed in all buildings. Finding All significant impacts to water service facilities will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. (See also Section III.2 for Water Suppy Findings) 12 11) Sewer Imp_act The OTC would generate about 0.14 million gallons per day of wastewater. Provision of sewer services to the Olympic Training Center would result in potential adverse impacts on the Telegraph Canyon trunk sewer. Facility improvements would be required prior to OTC opening, in conjunction with the EastLake III Public Facilities Financing Program improvements. Mitigation An agreement between the developer or project proponent and City for funding and/or construction of onsite and offsite (i.e., sewer lines and lift stations along Salt Creek) wastewater facilities shall be approved and implemented in accordance with City requirements and scheduling. Said agreement could be incorporated into the Public Facilities Financing Plan and shall be subject to CEQA review prior to issuance of grading permits. The plan or agreement shall identify facilities' location, sizes and configurations, and shall delineate the phasing and financing of improvements in relation to development phasing. Development of the OTC may require extension of a sewer trunk line to the site and future upgrading of the existing Telegraph Canyon Sewer Trunk Line to provide additional capacity for users. This facility and the OTC obligation towards improvements shall be implemented in accordance with direction by the City Public Works Department. As part of the EastLake III project approval, cumulative impacts to the City's sewer system will be mitigated by the development of additional facilities to be funded by the EastLake Development Company and other developers. As part of the EastLake Greens project, EastLake Development Company has negotiated an agreement with the City of Chula Vista. Through this agreement, monitoring will be conducted at EastLake Development's expense to ensure that the capacity of the existing 15-inch sewer trunk line in Telegraph Canyon Road is not exceeded prior to the construction of alternative means to transport such sewage. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 12) Police Prot¢cfign Impact The Olympic Training Center will be operational prior to full buildout of the surrounding area. Private police protection will be required on an interim basis to serve the OTC. Mitigation The following mitigation measures shall be implemented for the Olympic Training Center: 13 a) On an interim/short-term basis, a private security force shall be contracted and utilized to ensure that police protection is available to the Olympic Training Center within the threshold standard. b) The security force shall coordinate with the City to ensure adequate police security. c) Transition from the private security force to Police Depa~iment service shall occur at the time the City Police Depa~h~ent is able to provide service. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 13) Fire Protection/Emergency Medical Services Impact The Olympic Training Center will be operational before the surrounding area is developed. In the near-term, the City will be unable to adequately respond to needs for fire and emergency medical services. The City of Chula Vista has identified a need for improved fire and police communications to serve the Olympic Training Center. Mitigation Interim fire protection services for the Olympic Training Center shall be provided by properly trained, onsite private or volunteer personnel, subject to approval of the City of Chula Vista Fire Department, prior to occupancy. The Olympic Training Center shall provide medical staff to handle onsite medical emergencies. Transition to City emergency medical services shall occur when and if the City Fire Department is able to provide services. Transition to City f'ne protection and emergency medical services shall occur on a schedule established by the City. Said schedule shall be based on the operation of planned fire stations in the Salt Creek development and in the Otay Ranch area west of the reservoir, as outlined in the City's Fire Station Master Plan. The communications facilities (tower and/or antenna) shall be in place prior to the issuance of certificates of use and occupancy of the Olympic Training Center. Facility requirements shall be determined by the City. Long-term impacts to fire and emergency medical services shall be mitigated at buildout by fire stations planned for the Salt Creek development and other potential Otay Ranch development west of the Reservoir (City Fire Station Master Plan, 1989). Impact fees (pa~d per requirements of the City, prior to issuance of building permits) levied against EastLake III shall provide a portion of the funding for new equipment, personnel and facilities identified in the Master Plan. 14 Prior to precise plan approvals, adequate fire and emergency response times (per City threshold criteria) shall be confirmed via approval by the Chula Vista Fire Depa~i~uent. Finding All significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 14) ~ Imnact Adequate service cannot be provided by existing facilities.. Mitigation Prior to issuance of building permits within the OTC SFA Plan site, a construction schedule for the 1.0 acre site facility (in EastLake I or II) shall be approved by the City and scheduled to serve OTC users on an appropriate implementation schedule. Finding All significant impacts will be eliminated by virtue of mitigation measures identifxed in the Final EIR and changes incorporated into the project as set forth above. 15) Public Transit Impact The OTC project will create additional demands for public transit. Mitigation SPA Plan development and implementation (both interim and long-term) shall be coordinated with the City and Chula Vista Transit to ensure compatibility will transit plans, routes and schedules. Interim solutions shall be created to serve public transit demands of the OTC until routes exist on or adjacent to the site along Orange Avenue. At site buildout, onsite routes shall be provided, subject to approval of the City and Chula Vista Transit. Future onsite plans (including precise plans) shall delineate bicycle and pedestrian trails onsite, and connection to off-site routes and bus stops. Bikeways shall be designed and constructed in accordance with Caltrans standards; all bikeways, pedestrian routes and other transit routes shall conform to standards set forth in the applicable approved SPA Plan, subject to review and approval by the City. Finding All potentially significant impacts will be eliminated by virtue of mitigation measures identified in the Final EIR and changes incorporated into the project as set forth above. 15 V. INSIGNIFICANT IMPACTS In accordance with the evaluation provided in EIR-89-11 and previous documentation, the project would not result in any significant impacts in the issue areas below; these issues have therefore not been discussed above: 1) Archaeological and Historical Resources (Section 4.5 of the EIR) 2) Schools (Section 4.10.3 of the EIR) 3) Parks and Recreational Facilities (Section 4.10.6 of the EIR) 4) Solid Waste Disposal (Section 4.10.9 of the EIR) 5) Fiscal Effects (Section 4.12 of the EIR) vi. 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) Burchell, Robert W. and David Listoldn, 1978. The Fiscal Impact Handbook; The Center for Urban Policy Research, New Brunswick. 2) California Air Resources Board (ARB), 1982, 1983, 1984, 1985, Air Quality Data. 3) California Depu, m,ent of Water Resources, 1976, Ground Water Occurrence and Quality, San Diego Region, Bulletin No. 106-2. 4) CIC Research, 1989, The Economic Impact of the New U.S. Olympic Training Center on the San Diego Economy, March 27. 5) Cinti & Associates, 1989, EastLake III Planned Community Zone General Development Plan, January. 6) City of Chula Vista 1989. City of Chula~Vista General Plan Update. March. 7) City of Chula Vista, 1982, Chula Vista General Plan, EastLake Policy Plan, City Council Resolution No. 10996, September 7. 8) City of Chula Vista, 1987, Revisions to the Master Fee Schedule, June. 9) City of Chula Vista, 1987. Policy: Threshold/Standards and Growth Management Oversight Committee, November. 10) City of Chula Vista, 1989. Chula Vista General Plan. 12) City of Chula Vista, 1989. Municipal Code. 13) County of San Diego, 1984, San Diego County General Plan - 1995, Part 11, Regional Land Use Element and Map, August 22. 14) County of San Diego, 198~., San Diego County General Plan - 1995, Part XXIII, Otay Subregional Plan, August 22. 16 15) County of San Diego, 1985, The Zoning Ordinance, San Diego County, November. 16) EastLake Development Company, 1988, Community Development Phasing, May. 17) ERC Environmental, 1989. EastLake Greens SPA Plan and EastLake Trails Pre- zone and Annexation Draft Supplemental EIR, April. 18) Federal Highway Administration (FHWA), 1982. Noise Barrier Cost Reduction Procedures, Stamina 2.0/Optima: Users Manual. 19) Greensfelder, R. W., 1974, Maximum Credible Rock Acceleration From Earthquakes In California. 20) JHK & Associates, 1989. Traffic Analysis EastLake HI General Development Plan, August. 21) Kennedy, M. P. and Tan, S. S., 1977, Geology of National City, Imperial Beach, and Otay Mesa Quadrangles, Southern San Diego Metropolitan Area, California. 22) P&D Technologies, Inc., 1989. Draft ErR. City of Chula Vista General Plan Update, March. 23) Powell, B.L 1989. Planning Engineer, NBS Lowry Engineers. Personal Communication May 18, 1989. 24) Real, C. R., Toppozada, T. R., and Parke, D. L., 1978, Earthquake Epicenter Map of California. 25) San Diego Association of Governments (SANDAG), 1984, A Housing Study for the City of Chula Vista. 26) San Diego Association of Governments, SANDAG, 1985, Watch in the San Diego Regional, 1985. 27) San Diego Association of Governments (SANDAG), 1988. Series 7 Forecast. 28) San Diego County Assessor, 1988-89 Secured Property Assessed Valuations. 29) San Diego County Auditor and Controller, 1988-89, Proportionate Increase by Fund. 30) San Diego Geotechnical Consultants, Inc., 1986, Preliminary Soils Investigation, EastLake Greens. 31) San Diego Regional Water Quality Control Board, RWQCB, 1979, Comprehensive Water Quality Control Plan Report, 1978 Amendments. 32) WESTEC Services, 1982. EastLake Final EIR (#81-03), February. 33) WESTEC Services, 1982. EastLake Final ErR. 17 34) WESTEC Services, Inc. 1979. Environmental Assessment: Miguel to Tijuana Interconnection Project 230 KV Transmission Line. Prepared for San Diego Gas and Electric Co. September. 35) WESTEC Services, Inc. 1980. Jamacha Basin Waste Water Reclaimation Project: Phase Il Expansion. Prepared for Otay Municipal Water District. May. 36) USDA Soil Conservation Service, 1978, Soi] Survey, San Diego Area, California. Also included in the record are the following studies prepared for the EastLake Planning Program and Olympic Training Center: 1) Draft EastLake I Planned Community District Regulations, Second Amendment (March 1989). 2) Draft East Chula Vista Transportation Phasing Plan (June 1989) 3) EastLake III Planned Community Zone General Development Plan (September 1989) 4) Olympic Training Center SPA Plan (Jan. 1990) Also included as part of the Planning Commission and City Council record are the following: 1) Final Supplemental EIR-89-9 EastLake III GDP (1989) 2) Documentary and oral evidence presented to the Planning Commission and/or City Council during public hearings on EIR-89-9 and the EastLake IH GDP project. 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 (1970) b. The City of Chula Vista Draft General Plan (1989) c. The Zoning Ordinance of the City of Chula Vista as most recently amended d. The Municipal Code of the City of Chula Vista 18 STATEMENT OF OVERRIDING CONSIDERATIONS WHEREAS, the California Environmental Quality Act requires that the decision maker in any project balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project; WHEREAS, the City Council has previously found that unavoidable significant cumulative impacts would be experienced should the project be approved, namely cumulative aesthetic and visual impacts, cumulative impacts to water supply and to non-renewable energy resources; NOW, THEREFORE, the City Council resolves that the following project features provide benefits to the City and its citizens justifying the approval of the project notwithstanding the significant cumulative impacts to the water supply, energy resources and the visual and aesthetic impacts described in the Environmental Impact Report. 1. Project approval ensures that processing can proceed on a world class Olympic Training Center to be placed on one hundred fifty (150) acres of land with a market value in excess of thirteen million dollars ($13,000,000.00), and three million dollars ($3,000,000.00) in capital contributions and approximately eight million dollars ($8,000,000.00) in public infrastructure. The provision of a U.S. Olympic Training Center located adjacent to the west of lower Otay Lakes, and the extension of municipal services necessary for the site's operation will bring significant national and international recognition and prestige to the City. 2. As an Olympic Training Center the Property will serve as a magnet for sports organizations, lending a special stature and prestige to the City. 3. As an Olympic Training Center, the property could act as an incubator for various sports-related businesses drawn to locate in the City in order to work with the elite athletes training. 4. The Olympic Training Center will provide the City with a positive fiscal impact by creating permanent jobs at the Olympic Training Center and by inducing other businesses to come to the City to be associated or related to the training of Olympic athletes which will create additional jobs in the City. 5. The Olympic Training Center will provide increased sales revenue to the City from the anticipated visitors coming to the Olympic Training Center each year. 6. As an Olympic Training Center, the property will provide significant benefit to local youth of the city by providing positive role models by interfacing with City schools and recreational programs. WPC 7452P OLYMPIC TRAINING CENTER MITIGATION MONITORING PROGRAM This Mitigation Monitoring and Reporting Program (Program) is prepared for the City of Chula Vista for the Olympic Training Center (OTC) SPA Plan to comply with AB 3180, which requires public agencies to adopt such programs to ensure effective implementation of mitigation measures. This monitoring program is dynamic in that it will undergo changes as additional mitigation measures are identified and additional conditions of approval are placed on the project throughout the project approval process. This Program will serve a dual purpose of verifying completion of the mitigation measures for the proposed project and generating information on the effectiveness of the mitigation measures to guide future decisions. The Program includes the following: · Monitoring team qualifications · Specific monitoring activities · Reporting system · Criteria for evaluating the success of the mitigation measures The Supplemental Environmental Impact Report (SEIR) for the OTC SPA Plan (EIR 89- 11) addresses potential environmental effects associated with the project. The discretionary action analyzed in the SEIR includes adoption of the OTC SPA Plan by the City of Chula Vista. Approval of the SPA Plan will establish the official development policy of the City of Chula Vista for the OTC. All future discretionary permits related to the OTC SPA Plan implementation will need to be consistent with the OTC SPA Plan and comply with mitigation cited in the SEIR. Future subsequent applications will include precise plans, subdivision (tentative and final) maps, the s{te plan review process, and grading, drainage, and landscape plan reviews. Many of the mitigation measures in the SEIR will be revised following environmental analysis of these more precise plans; this Program will also be revised at that time. The SEIR environmental analysis focused on 11 issues which were determined to be potentially significant by the City of Chula Vista. The environmental analysis concluded that the issue areas discussed would avoid significant and potentially significant impacts through implementation of recommended mitigation measures should the proposed project be implemented. The issue areas are land use; aesthetics and visual resources; geology and soils; hydrology/water quality; cultural resources; biological resources; transportation and circulation; air quality; noise; services and Utilities; and fiscal analysis. AB 3180 rextuires monitoring of only those impacts identified as significant or potentially significant; this Program therefore addresses the recommended mitigation measures for the following impacts: land use; aesthetics and visual resources; geology and soils; hydrology/water quality; cultural resources; biological resources; transportation and circulation; air quality; noise; services and utilities. Per CEQA, fiscal analysis does not require mitigation measures. Because the SEIR does not involve specific development plans and associated onsite development activities, monitoring and reporting will consist of ensuring the identified mitigation measures in the SEIR are implemented throughout the later stages of the project review process. It is anticipated that most monitoring activities will be conducted primarily by City staff under the direction of the Environmental Review Coordinator (ERC). This monitoring program discusses the qualifications of all monitors that may be involved during the development and implementation of the OTC facility. A monitoring team should be identified once the mitigation measures have been adopted by the Chula Vista City Council. Managing the team would be the responsibility of the ERC, who may delegate some if not all of that responsibility to a Mitigation Compliance Coordinator (MCC). The monitoring activities will be accomplished by Environmental Monitors (EMs), Environmental Specialists (ESs), and the MCC. While specific qualifications should be deterrulned by the City ~f Chula Vista, the monitoring team should possess the following capabilities: · Interpersonal, decision-making, and management skills with demonstrated experience in working under trying field circumstances; · Knowledge of and appreciation for the general environmental attributes and special features found in the project area; · Knowledge of the types of environmental impacts associated with construction of cost-effective mitigation options; and · Excellent communication skills. The responsibilities of the MCC throughout the monitoring effort include the following: · Overall implementation and management of the monitoring program · Quality conuol of the site-development monitoring team. · Administration and preparation of dally logs, status reports, compliance reports and the final construction monitoring report. · Liaison between the City of Chula Vista, the Olympic Training Center developer and the applicant's contractors. · Monitoring of onsite, day-to-day construction activities, including the direction of EMs and ESs in the understanding of all permit conditions, site-specific project requirements, construction schedules and environmental quality control effort. · Ensure contractor knowledge of and compliance with all appropriate permit conditions. · Review of all construction impact mitigations and, if need be, propose additional mitigation. · Have the authority to require correction of activities observed that violate project environmental conditions or that represent unsafe or dangerous conditions. · Maintain prompt and regular communication with the onsite EMs, ESs, and construction personnel responsible for contractor performance and permit compliance. The primary role of the Environmental Monitors is to serve as an extension of the ERC/MCC in performing the quality control functions at the development sites. Their responsibilities and functions are to: a) Maintain a working knowledg~ of the project permit conditions, contract documents, construction schedules and progress, and any special mitigation requirements for his or her assigned construction area; b) Assist the MCC and construction contractors in coordinating with City of Chula Vista compliance activities; c) Observe construction activities for compliance with the City of Chula Vista permit conditions; and d) Provide frequent verbal briefings to the MCC and construction personnel and assist the MCC as necessary in preparing status reports. The primary role of the Environmental Specialists is to provide expertise when environmentally sensitive issues occur throughout the development phases of project implementation, and to provide direction for mitigation. Prior 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 week by the OTC contractor for the following week. At the weekly scheduling meeting, the OTC conlxactor would distribute a "Three-week Schedule" handout which will idenfffy construction activities, equipment and areas to be worked in for up to three weeks in advance; the primary focus would, however, be on scheduling the following week's activities. Attendees at the meeting would generally include the EMs and/or ESs, various City personnel and the ERC or MCC. By attendance at the meeting and the reference to the work schedule, the ERC or MCC 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 mitigations must be distributed to the participants of the monitoring effort. Those that would have a complete list of all the mitigation measures adopted by the City would include the City of Chula Vista, OTC developer, the MCC and the construction crew supervisor. The MCC would distribute to each Environmental Specialist and Environmental Monitor a specific list of mitigation measures that pertain to his or her monitoring tasks and the appropriate time frame that these mitigations are anticipated to be implemented. In addition to the list of mitigations, the monitors will have Mitigation Monitoring Report (MMR) forms with each mitigation written out on the top of the form. Below the stated mitigation measure, the form will have a series of questions addressing the effectiveness of the mitigation measure. The monitors shall complete the MMR and file it with the MCC following the monitoring activity. The MCC will then include the conclusions of these 4 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 and if appropriate, each EM and/or ES will be required to fill out and submit a daily log report to the MCC. The daily log report will be used to record and account for the monitoring activities. Weekly/monthly status reports, as determined appropriate, will be generated from the daily logs and compliance reports and will include supplemental material (i.e., memoranda, telephone logs, letters). This type of feedback is essential for the City of Chula Vista to confirm the implementation and effectiveness of the mitigation measures imposed on the project. 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 immediate corrective action. No work or task delay. · Infraction that does not warrant ~mmediate corrective action and results in no work or task delay. In ail three cases, the MCC would notify the OTC contractor and the City of Chuia Vista, and an MMR would be filed with the MCC on a daily basis. There a~e 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 and penalties (civil); restitution; permit revocations; citations; and injunctions. It is essential that all parties involved in the Program understand the authority and responsibility of the onsite monitors. The following text includes a summary of the project impacts, and a list of all the associated mitigation measures with the monitoring efforts necessary to ensure that the measures are properly implemented incorporated into the measures. All the mitigation measures identified in the SEIR are anticipated to be translated into conditions of project approval. In addition, once the project has been approved and prior to its implementation, the mitigation measures shall be further detailed. LAND USE Summary of Impacts No land use consistency or policy impacts have been identified, i.e., the OTC SPA Plan is consistent with the General Plan and EastLake III GDP. Potential project and cumulative land use compatibility and interface impacts are either insignificant, or can be mitigated to a level of insignificance by adherence to standards identified in the SPA Plan and the measures below, under Aesthetics and Visual Resources. Mitigation Measures Measures to ensure land use compatibility and reduce potential interface impacts are provided below under Aesthetics and Visual Resources. The projecfs future applications and plans (i.e., precise plan) are Subject to SPA Plan consistency review and approval, which will confirm adherence to regulating documents' guidelines, criteria and requirements. No further mitigation is necessary. AESTHETICS AND VISUAL RESOURCES Summary of Impacts The OTC SPA Plan could result in significant a~sthetic and visual impacts regarding views from surrounding areas and especially from areas adjacent to the Lower Otay Reservoir and the Salt Creek corridor. The extensive amount of visual open space, SPA Plan design criteria and the measures below will adequately mitigate OTC project-specific impacts, and will mitigate OTC cumulative impacts to the extent feasible, but not below a level of significance. The OTC SPA Plan, as with any development, would unavoidably contribute to a significant cumulative impact on the existing natural aesthetic and visual character of the area. Mitigation Measures · Regarding the OTC, special consideration during subsequent site design (precise plan) shall be given to areas adjacent to the Lower Otay Lake, Salt 6 Creek corridor and other natural open space or sensitive areas (i.e., park/open space m the south of OTC, Wueste Road Scenic Corridor), to minimize aesthetic and visual impacts to those areas to the extent feasible and acceptable to the City Planning Director. Guidelines, concepts and criteria stated in the SPA Plan (as approved by the City) shall be adhered to and implemented in accordance with City procedure and review. · The OTC proponent shall consider utilization of Iow-pressure sodium vapor (LPSV) lamps in large outdoor areas of the OTC (i.e., ball fields). Although not a standard practice throughout the City, LPSV lighting should be utilized as determined desirable and feasible by the City. Special consideration should be given to night-time lighting of sports activities to comply with this request. Consultation with Mt. Palomar and Mt. Laguna observatories may be warranted during future (i.e., site plan) CEQA implementation/documentation to identify and mitigate lighting impacts. GEOLOGY AND SOILS Summary of Impacts Available geological data suggest that there are no major geologic and soils constraints on the subject site that would preclude development and no unmifigable significant impacts are anticipated. Because geologic constraints often cannot be disclosed by a surface reconnaissance, detailed subsurface investigations are necessary (and required as mitigation) to determine definitively whether constraints are present. The recommendations of the geotechnical report address methods for avoiding significant impacts and/or reducing impacts of the OTC development to an insignificant level. Mitigation Measures · A detailed subsurface soil and engineering geology investigation specifically for the Olympic Training Center SPA Plan shall be conducted to provide grading, foundation, and construction recommendations prior to final project design or precise plan approval. Said investigation will include at a minimum the following: Drilling, logging, and sampling of drill holes to evaluate the bedrock composition and structure; Excavation, logging, and sampling of test pits and trenches in areas of suspected landslides or fault traces; In situ and laboratory testing of soils to establish engineering characteristics; Preparation of grading specifications and foundation design criteria; Definition of areas where slope buttressing may be required and provide buttzess designs; Determination of the relevancy of ground-water conditions in relation to grading and slope stability and provide subdrain requirements; Definition of areas requiring soil removal and re. compaction; and Recommendations for seismic design parameters. · The design and construction of buildings shall be in conformance with the 1988 Uniform Building Code, effectively minimizing the hazards of groundshaking on the site. The potential for liquefaction or differential compaction during seismic events which may be found in some of the valley areas of the site can be mitigated or eliminated by following recommendations provided by the required geotechnieal investigation. · Areas found to contain ancient landslides during future geotechnical investigations shall be stabilized by buttressing and subdraln installation or be removed and recompacted during grading operations. If landslide masses that are too large to be stabilized are found in future investigations, they should be designated for open space use. · The upper layers of the surficial soils shall be removed to a depth of 2-3 feet during initial construction periods, utilizing conventional grading procedures and replacing with competent compacted fill, in accordance with City grading procedures. · Construction site erosion shall be lessened through erosion control measures, maintaining vegetative buffers, and timely planning of denudation to avoid peak rainy seasons. HYDROLOGY/WATER QUALITY Summary of Impacts Development of the proposed project would increase peak runoff compared to agricultural use of the site. This increase could significantly affect downstream drainage facilities which are currently experiencing flooding problems. The use of retention basins to control peak runoff discharge and implementation of the mitigation measures described below can reduce potentially significant project and cumulative hydrological impacts from OTC implementation to below a level of significance. Mitigation Measures Without detailed site development plans, site-specific measures cannot be identified at this time. The following measures generally require approval of future plans, to ensure flooding protection and other similar mitigation (see also measures for water quality mitigation on the following pages): · Specific project plans (i.e., precise plans, site plans) shall be subject to review and approval of the City of Chula Vista Engineering Depa,'h~ent and the County of San Diego Flood Control District. At that time, construction of retention basins may be required offsite and/or onsite to ensure that post-development peak runoff discharges from the site do not exceed predevelopment levels. · The project applicant may be required, as determined necessary by the City, to install drainage facilities or pay for a share of the necessary drainage improvement costs in Otay River and/or other applicable areas downstream from the project site. At the time of preparation of detailed design and engineering plans for the OTC and prior to approval of the project precise plan, a detailed hydrological analysis shall be conducted to determine the size, capacity, alignment, and design of any flood control facilities necessary to protect the OTC site from a 50-year storm 9 flow and to mitigate the downstream impacts of any increased rate of runoff from the site. Water Ouality Summary of Impacts Development of the project site as proposed could have a significant impact on the water quality of sensitive areas in and surrounding the Otay Reservoir and Salt Creek. Implementation of the mitigation measures below will mitigate impacts to below a level of significance. If a wastewater reclamation program is developed, it would be subject to approval and monitoring by the RWQCB. Disposal of the treated effluent may be restricted along the eastern margin of the property which clmins into Otay Lakes. Mitigation Measures Surface and Subsurface Drainage · Specific project drainage plans (prepared concurrently with precise plans or as determined appropriate by the City Engineer), for surface drainage into Otay Lakes and the wastewater reclamation program shall be subject to review and approval by the RWQCB and the County Health Depa~iment. At that time, the project applicant may be required to divert all surface ranoff from developed areas away from the Otay Reservoi~'and to restrict the use of wastewater for irrigation on the slopes draining into the reservoir. Verification of adherence to this measure shall be obtained prior to precise plan approvals. · Surface runoff into downslope natural areas and graded areas shall be minimized to the extent feasible, as determined satisfactory by the City Public Works Depa~h,xent. Where possible, drainage should be directed to suitable disposal areas via nonerosive devices (i.e., paved swales and storm drains). · Pad drainage shall be designed to collect and direct surface waters away from proposed structures to approved drainage facilities. For earth areas, a minimum gradient of two percent shall be maintained and drainage shall be directed toward approved swales or drainage facilities. Drainage patterns approved at 10 the time of fine grading should be maintained throughout the life of proposed S[l'Hctures. * Subdrains shall be placed under all fill locations in existing drainage courses at identified or potential seepage areas. Specific locations will be evaluated in the field during grading with general subdrain locations indicated on the approved grading plan. The subdrain installation shall be inspected and approved by the engineering geologist prior to fill placement. Drainage devices are recommended behind stabilization fills to minimize the build-up of hydrostatic and/or seepage forces. Erosion Control · Slopes shall be planted immediately following grading with appropriate drought-resistant vegetation as recommended by a landscape architect. Slopes should not be over-irrigated; heavy groundeover combined with over-watering is a primary source of surficiai slope failures. Timer-controlled irrigation should be altered during the rainy season. Erosion control and drainage devices shall be installed in compliance with the requkements of the City of Chula Vista. Maintenance of Drainage Devices · Graded ben-ns, swales, area drains,'and slopes are designed to carry surface water from pad areas and shall not be blocked or destroyed. Water shall not be allowed to pond in pad areas, or over top and flow down graded or natural slopes. · Sources of uncontrolled water, such as leaky water pipes, drains, or swimming pools, shall be immediately repaired upon identification. · Devices constructed to drain and protect slopes, including brow ditches, berms, retention basins, terrace drains (if utilized) and down drains shall be maintained regularly, and, in particular, shall not be allowed to clog so that water can flow unchecked over slope faces. Subdrain outlets will be maintained to prevent burial or other blockage. 11 Groundwater Summary of Impacts Potential impacts will be mitigated by measures cited above under Water Quality (Surface and Subsurface Drainage). Mitigation Measures No mitigation measures beyond those cited above under Water Quality (Surface and Subsurface Drainage) are necessary. CULTURAL RESOURCES Summary of Impacts No impacts to historical/archaeological resources have been identified. Implementation of the following mitigation measures will mitigr te potential paleontological impacts to below a level of significance. Mitigation Measures · Prior to issuance of grading permit~, the developer or project proponent shall present a letter to the City of Chula Vista indicating that a qualified paleontologist has been retained to carry out the resource mitigation. (A qualified paleontologist is defined as an individual with an M.S. or Ph.D. in paleontology or geology who is familiar with paleontological procedures and techniques.) · A qualified paleontologist shall be at the pregrade meeting to consult with the grading and excavation contractors. · 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 Sweetwater Formation should be monitored on a half- 12 time basis. (The areal distribution of these formations is summarized on the geological map of Kuper 1977:) (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.) · When fossils are discovered, the paleontologist (or paleontological monitor) shall be allowed to temporarily di~rect, 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 the paleontological 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. BIOLOGICAL RESOURCES Summary of Impacts Potential secondary project and cumulative impacts to biological resource areas adjacent to the project and/or resulting from offsite infrastructure improvements required of the project, can be mitigated by the measures below. No ~ignificant onsite impacts will result from project implementation. Mitigation Measures · For any subsequent precise plan applications within OTC boundaries adjacent to offsite open space parcels, a plan delineating setbacks, screening with native plants and other techniques shall be prepared to ensure adequate buffer along project edges adjacent to sensitive or important biological resource areas (i.e., parkland or open space to south of OTC; Salt Creek corridor to the west; Otay Reservoir to east). Said plan shall be devised during site design/precise plan stages, and shall specify setbacks in minimum feet, plant species, revegetation 13 techniques, and other measures. The plan shall be approved by the City prior to or concurrent with precise plan approval. · Detailed site-specific plans for offsite infrastructure/utility improvements (as generally located in Figure 1) shall be subject to CEQA review, and specifically to subsequent biological assessment. Said biological assessment shall be a follow-up to the original survey conducted for the EastLake Master EIR, and shall evaluate specific precise plan/infrastructure plan impacts, prior to precise plan approval for the OTC. Mitigation shall incorporate monitoring and adherence to other agency permitting procedures, if applicable (i.e., U.S. Army Corps 404 process, CDFG 1601/3 process). TRANSPORTATION AND CIRCULATION Summary of Impacts Significant impacts have been identified for 1991 cumulative traffic (with or without the OTC) without mitigation. These cumulative impacts from existing traffic, project traffic and cumulative development traffic can be mitigated by circulation improvements of the City Eastern Territories TPP and other mitigation identified in the OTC SPA Plan EIR and in EIR 89-9. Similarly, 1995 and long-term cumulative impacts can be mitigated to acceptable levels, within City Threshold Standards. So long as the recommended roadway improvements are formulated, accepted, constructed and monitored by the City at future planrdng stages, all project and cumulative impa~ts will be mitigated to an acceptable level. Mitigation Measures EastLake III Requirements The following measures are derived from the EastLake III EIR 89-9, as refined in December 1989: · The OTC SPA Plan development shall comply with mitigation improvements of the Transportation Phasing Plan prepared in October 1989 included in the EastLake III EIR 89-9 Section 4.2.3. Specific project improvements shall be implemented as dictated in the TPP at the discretion of the City Traffic 14 'ECIAL STUDY AREAS MAXIMUM 6 ACRES MH RESIDENTIAL; 10 ACRES COMMERCIAL RETAIL MAXIMUM 15 ACRES COMMERCIAL STORMWATER DEN'I'~N'rION SITES VISTAS I ORANGE AVENUE SPACE 0 2000 ~ SEWER FORCE MAIN LINE 'l r'/7~ STORMWATER ' PARK/ '- Dr= l ~NTION SITES OPEN SPACE ~ ORANGE AVENUE FIGURE ~ERCand Energy Environmental Offslte Infrastructure Improvements .I. Services Co. Engineer, in coordination with development phasing. In particular, it is important to OTC implementation that Hunte Parkway between Telegraph Canyon and Orange Avenue be in place before OTC opening, and that Orange Avenue from Hunte Parkway to the OTC entrance be in place for OTC opening. Access can also be provided via Wueste Road. Construction schedules and financing shall be determined by the City Traffic Engineer. · Access roadways and parking areas of the OTC shall be constructed to full recommended standards prior to or concurrent with development of each parcel. · The following traffic control measures and operational improvements are available to further enhance intersection operation and levels of service beyond the levels provided for in the TPP. These mechanisms are recommended by the project traffic engineer to be utilized as necessary, and shall be required as warranted, based upon the discretion of the City traffic engineer and on future monitoring and traffic assessments. 1. Signal timing plans could be adjusted as the traffic volumes change (during peak and off-peak periods) to keep the study area intersections operating at peak efficiency. 2. Signal phasing could be modified to further optimize intersection operations. 3. Double right turn lanes or free right turn lanes could be added to improve intersection Levels of Service. 4. Pedestrian movements could be restricted or rerouted so that free flow right turns or other critical movements could be made unimpeded (as described in the above measure). Other Mitigation A. Sunbow Pro_leer Mitigation. Various improvements required of the Sunbow project will alleviate interim (1991) cumulative traffic on roadways utilized by the OTC. The 15 following cumulative traffic improvements will guarantee adequate levels of service are maintained during OTC implementation. · The following Sunbow 2 Phase 1 improvements (Increments 2, 3 and part of 4 of the TPP) shall be complete prior to issuance of building permits for any OTC development, at the discretion of the City Traffic Engineer. These improvements must be made to allow the 1-805/Telegraph Canyon Road Interchange to operate at acceptable levels of service, and the Olympic Training Center shall contribute to these improvements on a fair share basis to the satisifaction of the City. If the Sunbow project does not proceed, required improvements to allow OTC development will be determined by the City Traffic Engineer. 1) Widen the north side of Telegraph Canyon Road to provide four westbound travel lanes from the 1-805 northbound on-ramp to a point east of Halecrest, with two through lanes and two exclusive right turn lanes. 2) Conduct a feasibility study of the altemadves to improve capacity of the Telegraph Canyon Road at I-g05 northbound ramp/Halecrest intersection by removing the signalization at Halecrest and extending the median across the intersection to prohibit left tums. The alternative will include consideration ora new signal at the shopping centers existing driveway east of Halecrest. 3) Improve Telegraph Canyon Ro~d from Paseo del Rey to EastLake Phase 2 (just east of Paseo Ladera) to a six-lane prime arterial roadway. 4) Restripe and widen the 1-805 northbound off ramp to provide two northbound to eastbound right turn lanes. (This improvement had been scheduled for construction by the completion of Phase 3 of Sunbow II but will need to be rescheduled for completion by 1991.) · The following Sunbow 2 Phase 2/3 improvements (Increments 5 and 6 of TPP, scheduled for 1993/1994) shall be complete prior to issuance of building permits for the OTC second phase, at the discretion of the City Traffic Engineer. If the Sunbow project does not proceed, required improvements to allow OTC development will be determined by the City Traffic Engineer. 16 1) Install a traffic signal for Telegraph Canyon Road at 1-805 southbound ramp. Improvements shall include the necessary widening of Telegraph Canyon Road and the southbound on/off ramp to accommodate the dual left turn lanes on Telegraph Canyon Road to southbound 1-805. 2) Construct an exclusive right turn lane for eastbound traffic at the intersection of Telegraph Canyon Road and Medical Center Drive and provide overlap signal phasing for this movement (to operate with the northbound left mm green phase as a simultaneous movement). B. OTC Mitieation/1991 Improvements. Beyond the above measures, the following improvements (identified in the December 1989 JHK study) shall be implemented, if and when determined necessary by the City, and in a time and manner determined by the City Traffic Engineer and in coordination with TPP improvements and OTC construction. The OTC obligation towards financing and construction of said improvements, and implementation scheduling shall be determined prior to OTC precise plan approval. · Telegraph Canyon Road/Otay Lakes Road 1) Provide overlap signal phasing for southbound right turning vehicles (to operate with the eastbound left turn green phase as a simultaneous movement). 2) Provide overlap signal phasing for westbound right mm vehicles (to operate with the southbound left mm phase as a simultaneous movement). · Telegraph Canyon Road/EastLake Parkway 1) Provide overlap signal phasing for eastbound right turning vehicles (to operate with the northbound left turn green phase as a simultaneous movement). C. Additional Mitigation. Monitoring and 1995 Conditions. · All study area intersections shall be monitored at least annually, or more frequently if necessary, to determine if there are any future changes over the 17 currently anticipated volumes and Levels of Service (Monitoring could be in conjunction with the annual TPP update). Analysis of the data will result in identification of any needed changes to geometries that can be programmed for consmaction. · The OTC entrance and parking area will have several forms of transit accessing the site. Proper ingress and egress geometric characteristics shall be applied to the local traffic circulation system and site design, to be identified and specified at precise plan review. This includes geometries both on- and offsite, and provision of adequate drop-off areas for transit vehicles. The precise site plans shall also provide for the safe movement of all pedestrians accessing the site. · If buildout of the OTC occurs prior to construction of SR-125 and/or if TPP development/improvements at Increment 6 do not occur as assumed, the following actions shall be conducted prior to the issuance of final phase OTC building permits, at the discretion of the City Traffic Engineer. Note that these work efforts may be encompassed in the City's Traffic Monitoring/Transportation Phasing Plan. The OTC, although contributing only a small portion of cumulative trips, shall contribute to the following efforts on a fair share basis, if determined necessary by the City. 1) Reassess traffic conditions at the 1-805/Telegraph Canyon Road interchange based on Year 1994 volume conditions, and determine the amount of reserve capacity that is availabl~as a result of the required improvements associated with the Sunbow II development project (Phases 2 and 3) at this interchange. 2) Reassess the capacity/LOS condition of the main access route to the OTC along Telegraph Canyon Road, Hume Parkway and Orange Avenue to determine if additional mitigation beyond that provided by planned improvements is required. A source for this data may be the most recent version of the Growth Management Plan Traffic Monitoring Program which analyzes intersection capacity on a city-wide basis at periodic intervals. Actual data collection and analysis to supplement City provided data may be required. 18 AIR QUALITY Summary of Impacts The proposed OTC would represent growth that was not considered when formulating the air quality attainment plans for the San Diego region. The OTC was approved in the GP Update in July 1989 and, further, would not generate a significant amount of vehicular trips as compared to the previous residential and open spaces designated on the previous General Plan. Also, the project incorporates traffic flow improvements, transit service and bicycling and pedestrian routes, which will serve to minimize vehicular emissions. The OTC therefore does not represent a significant impact to regional air quality. Local long-term air quality impacts can be mitigated to a level below significance by implementation of mitigation measures that ensure a Level of Service C or better at intersections in the area. Short-term local construction-related air quality impacts can also be mitigated by proper construction procedures cited above. Mitigation Measures Although not considered a significant impact, the project will contribute air pollution emissions to the region's air quality. There are four basic tactics for the mitigation of regional air quality presented as part of San Diego's attainment plans (APCD 1986). These are traffic flow improvements, ridesharing, bicycling, and tamnsit. The OTC incorporates traffic flow improvements (e.g., road construction, road widening and signalization), bicycling routes, pedestrian circulation, and transit service. Further, intersections affected by the project would be maintained at Levels of Service C or better, mitigating potential local air quality impacts. No further mitigation is considered necessary to mitigate long- term impacts. The following measures shall be adhered to, subject to approval by the City, to reduce short-term pollutant emissions: · Watering or other dust palliatives to reduce fugitive dust shall be used; emissions reductions of about 50 percent can be realized by implementation of these measures. 19 · Disturbed areas shall be hydroseeded, landscaped, or developed as soon as possible 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. · Heavy-duty construction equipment that is equipped with modified combustion/fuel injection systems for emissions control shall be utilized. NOISE Summary of Impacts Implementation of the measures below will mitigate protenfial project and cumulative noise Impacts on the OTC site to below a level of significance. Mitigation Measures If exterior living areas, residential facilities along Orange Avenue, and/or commercial establishments are built within the noise impact area, noise mitigation will be required. Methods for mitigating impacts to below a level of significance are descibed below. · Exterior: The most effective me~hod of exterior noise mitigation due to vehicular traffic is setbacks. When setbacks are not feasible, mitigation can be acheived by constructing a wall or berm, or a combination of both between the roadway and the impacted land use. Once detailed precise plans an: presented for the OTC (including grading plans and location of buildings), an additional acoustical analysis shall specifically quantify noise impacts, if development is within the noise impact area. The noise modeling of future noise conditions shall be used to determine the required height and effecfivness of walls and/or berms in reducing noise exposure to acceptable levels. · Interior: If determined necessary as described above, potentially significant interior noise impacts for facilities along Orange Avenue can be mitigated by reducing the exterior noise levels to below 60 dB CNEL as described above. If 20 not feasible (e.g., second floors) or desirable, a detailed site-specific structural acoustical analysis shall be performed and approved by the City prior to building plan approval to determine interior noise levels and to identify mitigation to ensure that the interior noise levels are below 45 dB CNEL. In general, a closed window condition and mechanical ventilfion will provide the necessary mitigation. SERVICES/UTILITIES Summary of Impacts The proposed project would increase water demand at the project site and place an additional burden on water service infrasmacture within the Otay Water District (OWD). These changes would not represent a significant impact to the local water distribution system if construction of proposed new facilities, as required, coincides with the anticipated development. The proposed project would incrementally increase regional water consumption. Implementation of water conservation measures and use of reclaimed water will reduce this impact. Nevertheless, the project must be considered cumulatively significant until a solution is found to the regional problem of limited water supply during dry weather periods. Final determination of the significance of the proposed project on water availability must be made by the provision of a service availability letter from the Otay Water District at later stages of planning and project implementation. Mitigation Measures · Water conservation measures shall be incorporated as feasible into all site design during precise plan stages and in consultation with the OWD. Measures shall include use and specification of amount, type and distribution of reclaimed water, maintenance of minimum water pressure levels within residential units; incorporation of drought-tolerant vegetation and naturalized landscaping; and use of Iow flow and water-efficient plumbing. 21 · Prior to issuance of grading permits, the proponent shall verify that onsite and offsite water facilities proposed shall adequately service the project, via approval (will-serve letter) by the OWD of all plans and specifications, and approval of plans by the City Engineer and, if necessary, the City Fire Marshall. This shall incorporate specifications (based on the Public Facilities Financing Plan) delineating water facility improvements' phasing, costs and construct/on scheduling in relation to development phasing. Additional Measures: · Fire hydrants shall be included in plans and be installed, tested and fully operational prior to any placement of combustible materials onsite. Maximum fzre hydrant pressure shall not exceed 150 psi. Fire sprinkler systems shall be placed in all buildings. Summary of Impacts Development of thc OTC SPA Plan, without improvements, would present significant sewage impacts due to lack of existing capacity. Construction of additional sewage facilities and provision of treatment capacity as required below would mitigate project specific and cumulative impacts to a level of insignificance. Mitigation Measures · An agreement between the developer or project proponent and City for funding and/or construction of onsite and offsite (i.e., sewer lines and lift stations along Salt Creek) wastewater facilities shall be approved and implemented in accordance with City requirements and scheduling. Said agreement could be incorporated into the Public Facilities Financing Plan and shall be subject to CEQA review prior to issuance of grading permits. The plan or agreement shall identify facilities' location, sizes and configurations, and shall delineate the phasing and f'mancing of improvements in relation to development phasing. 22 · Development of the OTC will require extension of a sewer trunk line to the site and future upgrading of the existing Telegraph Canyon Sewer Trunk Line to provide additional capacity for users. This facility shall be implemented in accordance with direction by the City Public Works Depm unent. Educational Facilities Summary of Impacts Implementation of the EastLake Mello-Roos CFI) financing program will mitigate project and cumulative impacts to school facilities and services to below a level of significance. Mitigation Measures No mitigation is necessary. Police Protection Summary of Impacts Impacts to the increased demand for provision of police services will be mitigated to a level of insignificance by the mitigation measures below. No further or cumulative impacts are anticipated. Mitigation Measures · On an interim/short-term basis, 'a private security force shall be contracted and utilized to ensure that police protection is available to the OTC within the threshold standard. · The security force shall coordinate with the City to ensure adequate police security. · Transition from the private security force to Police Deparunent service shall occur at the time the City Police Depzuuuent is able to provide service. 23 Fire Protection and Emergency Medical Service Summary of Impacts Impacts to the provision of fire protection and emergency medical services will be mitigated to a level of insignificance by implementation of the measures below and with funding provided by impact fees. No further project or cumulative Impacts have been identified. Mitigation Measures · Interim fire protection services for the OTC shall be provided by properly u'alned, onsite private or volunteer personnel, subject to approval by the City prior to certificates of use and occupancy. In addition to an onsite fire brigade, the City's Fire Prevention Bureau shall assess the need for other mitigation, such as sprinklers. Ail requirements will be outlined in the Interim Fire and Emergency Medical Service Agreement, which will be approved by the City prior to occupancy. · The OTC shall provide medical staff as outlined in the final Fire and Emegency Medical Service Agreement to handle onsite medical emergencies, subject to training and/or approval by the City Fire Department, prior to certificates of use and occupancy. · Transition to City fire protection and emergency medical services shall occur on a schedule established by the City. Said schedule shall be based on the operation of planned f'~re stations in the Salt Creek development and in the Otay Ranch area west of the reservoir, as outlined in the City's Fire Station Master Plan. · Communication facilities (tower and/or antenna) shall be in place prior to the issuance of certificates of use and occupancy for the Olympic Training Center, at the discretion of the City. The facilities could be located at the Olympic Training Center or in the EastLake I or EastLake Greens development. Facility requirements shall be determined by the City, generally proposed at this time as a site at an elevation of 600-800 feet, with access to power and appropriate security. 24 · Long-term impacts to fire and emergency medical services shall be mitigated at buildout by fire stations planned for the Salt Creek development and other potential Otay Ranch development west of the Reservoir (City Fire Station Master Plan 1989). Impact fees (paid per requirements of the City, prior to issuance of building permits) levied against EastLake III shall provide a portion of the funding for new equipment, personnel and facilities identified in the Master Plan. · Prior to precise plan approvals, adequate fire and emergency response times (per City threshold criteria) shall be confh-med via approval by the Chula Vista Fire Department. Parks and Recreation Facilities Summary of Impacts Implementation of the OTC SPA Plan will create no project or cumulative impacts to parks and recreational facilities or services in the area. Mitigation Measures No mitigation measures are necessary. Library Services Summary of Impacts The potential impact on library facilities will be eliminated by implementation of the measure below. Mitigation Measures Mitigation of library impacts is ensured by the EastLake I and II Public Facility Financing Plan. To guarantee appropriate implementation of the library in relation to OTC occupancy, the following is incorporated from EIR 89-9: 25 · Prior to issuance of building permits within the OTC SPA Plan site, a construction schedule for the 1.0 acm site facility (in EastLake I or II) shall be approved by the City and scheduled to serve OTC users on an appropriate implementation schedule. Energy Suoolv and Conservation Summary of Impacts Estimated project specific energy demand would not create significant impacts. The incorporation of energy-conserving measures into the project design could result in lower energy consumption demands. The project, as with any development, will unavoidably contribute to a cumulative impact on non-renewable energy resources in the region. Mitigation Measures Although no project-specific adverse impacts to energy supply are anticipated as a result of OTC project implementation, the followipg energy conservation mitigation measures (incorporated from EIR 89-9) shall be implemented as part of the project to reduce thc projecfs contribution to the cumulative impact from future energy consumption: · Install landscaping that provides afternoon shade, reduces glare, encourages summer breezes, discourages winter'breezes; · Construct sufficient overhangs or provide for shading devices on all residential units which would block the summer sun from window areas but allow winter sun; · Limit outdoor lighting after 10 p.m; · Locate deciduous trees in yard spaces adjacent to large windows to block summer sun, but allow winter sun; · Reserve solar access and allow passive energy systems, incorporate bicycle and pedestrian trails to facilitate non-vehicular travel onsite. · Encouraging the use of public transit by providing bus-loading zones at key locations throughout the community; · Implementing efficient circulation systems with phased traffic control devices; · Minimizing reflective and heat absorbing landscapes; 26 · Installing energy efficient appliances and lights in residential and non-residential developments; · Using appropriate building design and materials to construct energy-efficient sllxlctures. Solid Waste Disnosal Summary of Impacts No solid waste impacts are anticipated. The project's contribution to cumulative solid waste impacts in the region is less than significant and can be offset by the County's plans for increased future landfill capacity. Mitigation Measures No measures are necessary. Summary of Impacts The above measures will mitigate potential project and cumulative public transit impacts to a level below significance. Mitigation Measures · SPA Plan development and implementation (both interim and long-term) shall be coordinated with the City and Chula Vista Transit to ensure compatibility with transit plans, routes and schedules. Interim solutions shall be created to serve public uansit demands of the OTC until routes exist on or adjacent to the site along Orange Avenue. At site buildout, onsite routes shall be provided, subject to approval of the City and Chula Vista Transit. · Future onsite plans (including precise plans) shall delineate bicycle and pedestrian trails onsite, and connection to offsite routes and bus stops. Bikeways shall be designed and constructed in accordance with Caltrans 27 standards; all bikeways, pedestrian routes and other transit routes shall conform to standards set forth in the applicable approved SPA Plan, subject to review and approval by the City. FISCAL ANALYSIS Summary of Impacts The OTC is expected to have a positive fiscal impact on the City. This is not an adverse environmental impact and therefore neither mitigation nor findings pursuant to CEQA are required. Mitigation Measures No mitigation is necessary. 28 CITY OF CHULA VISTA DISCLOSURE STATE~NT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS I WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. Thu following information must be disclosed: 1. List the names of all persons having a financial interest in the application. ~a~ Diego National Sports Training Foundation United States Olympic Con~nittee (USOC) City of San Diego List the names of all persons having any ownership interest in the property involved. 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 person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. See attachment 3 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes__ No If yes, please indicate person(s) i Person is defined as: "Any individual, firm, copartnership, joint venture, association, ~ club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other olitical subdivision, or any other group~°r combinati~n~acting as a unit." (NOTE: Attach additional pages as neces~ l- ) ~--~-/~l~ ~. ~ ~j% A-11D Prin~ or type name of applicant / ATTACHMENT 3 UNITED STATES OLYMPIC COMMITTEE SAN DIEGO NATIONAL SPORTS TRAINING FOUNDATION Mr. Robert H. Helmick, President Councilwoman Gloria D. McColl Mr. Michael Lenard, Vice President Mr. Paul C. Barkley Mr. George Steinbrenner, Vice President Mr. C. Terry Brown Mr. William B. Tutt, Vice President Mr. Malin Burnham Mr. Charles U. Foster, Secretary Mr. Jack W. Davis Dr. LeRoy Walker, Treasurer Mr. Ranney E. Draper Ms. Anita DeFrantz, IOC Representative Mr. Daniel J. Epstein Mr. Baaron Pittenger, Executive Dir. Mr. D. Jay Floyd Mr. Larry McCollum, Director of Mr. Ron L. Fowler Olympic Training Centers Mr. Ernest W. Hahn Mr. Jack F. Grundhoffer Mr. Peter J. Hall Mr. Herb G. Klein Mr. Don M. Koll Dr. Tom C. Kravis Mr. Ron Lane Mr. Carl E. Reichardt Mr. Harold B. Sadler Mr. Don F. Sammis Mr. J. Stacey Sullivan Mr. Harry L. Summers Mr. Robert J. Watkins Mr. James H. West Mr. Walter J. Zable City Planning Commission Agenda Item for Meeting of April ll, 1990 Page 1 3. PUBLIC HEARING Consideration of Olympic Training Center (OTC) Sectional Planning Area Plan (SPA) and Public Facilities Financing Plan (PFFP); San Diego National Sports Training Foundation A. BACKGROUND 1. This item involves the consideration of the Olympic Training Center (OTC) project which includes a SPA Plan and Public Facilities Financing Plan. This project was part of the EastLake III General Development Plan and Planned Community pre-zoning adopted by the City Council on December 5, 1989. 2. The (OTC) SPA Plan consists of 150 acres of land with on-site dormitory housing for 300-400 athletes. At buildout the OTC will provide housing for up to 1,000 athletes. 3. The Local Agency Formation Commission approved the annexation of EastLake III to the City of Chula Vista including the OTC site on January 8, 1990. 4. The Supplemental Environmental Impact Report for the OTC project is the preceding item on this agenda. B. RECOMMENDATION Based upon the findings attached to this report (Attachment 1), adopt a motion recommending that the City Council approve the Olympic Training Center Sectional Planning Area Plan and Public Facilities Financing Plan subject to the Conditions of Approval listed at the end of this report. C. DISCUSSION 1. Background The United States Olympic Committee Executive Board selected the proposal from the San Diego National Sports Training Foundation on April 29, 1988 which contained seven sites within San Diego County that met the USOC site selection subcommittee criteria. On November 12, 1988, the United States Olympic Committee Executive Board met in Minneapolis and designated the EastLake property as the site of choice for the Olympic Training Center. City Planning Commission Agenda Items for Meeting of April 11, 1990 Page 2 This facility will become the third Olympic Training Center in the United States and the only year round, warm weather, built from the ground up training facility. During the time leading up to the selection of the EastLake site for the OTC, the San Diego Sports Training Foundation examined over 30 sites throughout San Diego County. The criteria for selection of a site included size (minimum of 150 acres) good access, development feasibility, transportation and proximity to schools, colleges, jobs, and culture amenities. 2. EastLake III Planned Community Zone Requirements The planned community zone approved by the City Council on December 5, 1989 for EastLake III requires the submission of a sectional planning area plan to provide more detailed plans prior to actual development of any portion of the EastLake III site. The first SPA plan submitted for the Olympic Training Center also includes an environmental impact report and a public facilities financing plan. A precise plan will also be required to govern the operation, use and design of the facility. 3. Project Description The OTC SPA Plan is the long range master plan showing the full development of the OTC as well as a supporting text that defines and describes essential components and characteristics of the master plan. The Public Facilities Financing Plan describes the public facilities that will be constructed and a Fiscal Impact Analysis of the project. 4. Spa Plan The long range master plan of the Olympic Training Center can eventually accommodate most recognized Olympic sports, however, the USOC has designated nine priority sports which will receive first rights to use the new facilities. These nine priority sports include archery, athletics, canoe/kayaking, cycling, rowing, synchronized swimming, team handball, volleyball and waterpolo. In addition, push start facilities for bobsledding and luge will also be included in the first phase as well as field hockey, soccer and tennis facilities. Several other Olympic sports such as biathlon, equestrian, figure skating, ice hockey, shooting, skiing and speedskating will remain at other sites in Colorado Springs and Lake Placid. Vehicular access to the Olympic Training Center will be provided via Orange Avenue with secondary access from Wueste Road for resident athletes, visiting athletes, medical and housekeeping staff. On site circulation will be strictly limited. All on campus circulation will City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 3 revolve around a central north south spine which will serve as a pedestrian path, as well as circulation for on-site tours and emergency access. Each athletic training area will be marked along the pedestrian path providing each sports training site with its own address. Most of the athletic facilities will consist of outdoor fields, tracks and other open areas. The indoor athletic facilities will consist of one main gymnasium to be used for volleyball and team handball located west of the visitors center. A second gym in this same general area is planned for a future phase. Other structures include a boat house which will be constructed at the edge of Lower Otay Lake Reservoir on land leased from the City of San Diego. In addition a swimming complex is located at the north end of the pedestrian path including an Olympic 50 meter swimming pool and diving pool to be shared by swimmers, waterpolo players and synchronized swimmers. Later phases of the project will add a second 50 meter pool. Other support facilities for the activities within the Olympic Training Center include a Visitor Center, athlete housing {300-400 units or beds), the Sports Medicine/Sports Science Facilities which will consist of a medical clinic as well as scientific testing facilities and weight rooms, dining and recreation areas plus reception areas, meeting room facilities and small office spaces for short term use by athletes and their coaches. The Phase One Master Plan uses by acreage breakdown are as follows: Buildings 4.65 acres Roads 3.19 acres Parking 7.29 acres Open Space which consists of: {a) outdoor athletic fields 34.52 acres {b) general open space 98.32 acres 147.97 acres 5. Visitors Center It is expected that the Olympic Training Center will attract an estimated 424,000 visitors per year. This is an estimate based upon a percentage of total visitors that visit the San Diego area each year plus a percentage of local residents who could be expected to tour the facility. The Master Plan for the Olympic Training Center City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 4 will accommodate these visitors and provide them with controlled access to view the OTC via a Visitors Center and guided tours down the pedestrian path. The Visitors Center will consist of approximately 37,000 square feet of space including a 200 seat auditorium, restaurant, a gift store and a news media center. Visitors will tour the Olympic Site via walking tours and/or mini bus tours and they will also come to the site periodically as spectators attending specific exhibitions and/or just simply watching the athletes train. The Visitors Center is located in the northerly portion of the site where off-street parking is provided immediately off of Orange Avenue. The complex will include an auditorium which will show athletic and inspirational films as well as administrative support offices. This facility is located at the high point on the property so it will provide visual access to the entire site. Small visitor overlooks are provided at various points along the pedestrian path and these will include restroom facilities as well as small concessions stands that may be used for occasional competition and training events as needed. Grass seating areas on gently sloping areas are provided at each of the training areas so that spectators may sit and view the athletes performing during training and/or exhibitions. The Visitors Center will be approximately 60 feet in height and on the floor will contain a United States map approximately 80 feet in length east west and 60 feet in height in the north south direction. On this map of the United States will be noted the approximately 2,000 Gold, Silver, and Bronze U.S. Medalists from past Olympic games. After each future Olympaid, new medalists will have their names added to the map. Although the primary purpose of the OTC is to provide training and support to U.S. athletes, there will be small exhibitions and competitions which will attract up to 3,000 spectators to the Center. Major tryouts and competitions will be held at other off-site facilities such as San Diego/Jack Murphy Stadium, Sports Arena, San Diego State University, UCSD and other similar locations. 6. Traffic Access to the OTC will be provided by the extension of Hunte Parkway and Orange Avenue from Otay Lakes Road. These roads will be constructed by the EastLake Development Company. Two points of automobile access to the site will be from Orange Avenue for visitors and a secondary access off of Wueste Road for athletes and support staff. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 5 The traffic analysis indicates an extremely low volume of traffic expected for Phase I consisting of 2,333 trips per day. About 50% of Phase I traffic consists of visitors to the site. Buildout traffic is estimated to be 4,937 trips with about 48% of buildout traffic devoted to visitors. Most of the visitor trips will be automobiles, however 8 to l0 buses per day will bring visitors to the facility. The athletes share of total trips at Phase I and buildout is estimated to be 10%. 7. Grading The grading concept for the property will maintain the north/south ridge running the length (4000+) of the site which will be the location of the pedestrian pat~. The athletic fields and other facilities will step down from the ridge to maintain the basic landform. Elevation differences will range from 20 ft. to 50 ft. between the athletic fields. The track and field area will be graded to drain away from Lower Otay Reservoir and discharge via an underground drain system to Salt Creek. Approximately 100 acres of the site naturally drains toward Salt Creek and 50 acres drains toward Otay Reservoir. 8. Landscaping and Irrigation The landscape concept plan contains various elements relating to the functional areas of the facility. The practice fields will consist of grass and special turf areas for athletic uses. Wildflowers, native shrubs and meadow grass will provide informal ground cover for erosion control and color. Garden areas around the residential dorms will contain ornamental plantings and seating areas for the athletes use during free time. Park and picnic areas will be landscaped to accommodate leisure gatherings and passive recreation areas. The entry next to Orange Avenue will have formal tree rows to define the entrance and to provide a gateway to the Visitor Center. Perimeter planting will consist of dense trees and shrubs for visual screening and wind deflection. The pedestrian path will be marked with continuous rows of tall trees to define the ridgeline. Trees and other drought tolerant plants have been maximized to the greatest extent possible in the landscape plan. Reclaimed water from the Otay Municipal Water District will be used for irrigation purposes wherever possible except on areas that potentially could drain into Otay Reservoir. An 8" reclaimed water line will be installed along with the domestic water line within the pedestrian path area. A central computer will monitor irrigation water usage throughout the facility. The system will control sprinklers, pumps, fertilizers and monitor weather conditions. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 6 A Water Management Plan will be prepared and reviewed by City staff in conjunction with the Precise Plan. g. Greenbelt Trail System The General Plan calls for a continuous open space greenbelt around the perimeter of the Chula Vista Planning Area to preserve significant open space resources. The greenbelt will eventually connect the Bayfront, Sweetwater Valley, Otay River Valley and the Upper and Lower Otay Reservoirs. One of the principal features of the greenbelt will be to link all of the principal parks and recreation areas of the various communities together. The greenbelt lies on both sides of the Olympic Training Center (OTC) site (Salt Creek on the west and Lower Otay Reservoir on the east). The OTC facility will be a compatible use with the greenbelt in that 86% of the site will be devoted to open practice fields and related facilities. In addition, the OTC will build the first segment of the greenbelt trail system for hiking and bicycling use along the easterly side of the OTC site. This trail system is an integral recreational element of the eventual 28 mile perimeter system envisioned by the Chula Vista General Plan. 10. Graphics and Signage The graphics and signage for the project will be designed to provide identification, information and directions for OTC visitors and the athletes. The sign program as well as lighting plans will be part of the Precise Plan to be reviewed by the Design Review Committee prior to start of construction. ll. Architecture Preliminary architectural drawings of the OTC facility have been prepared by the project architect. A model of the main structures has been constructed and viewed by various members of city staff and members of the community. The Visitor Center located at the entry to the site from Orange Avenue is architecturally distinguished and sets the tone for the other structures such as indoor facilities, support facilities and athletes housing. The Design Review Committee has been working with the architects on the preliminary plans in conjunction with the Precise Plan. 12. Public Facilities Finance Plan The purpose of the OTC Public Facilities Finance Plan is to identify the capital facilities that will be required to be constructed prior to the completion of the Olympic Training Center. The attached Public Facilities Financing Plan identifies public facility needs and costs and sets forth responsibilities for financing. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 7 Basically, the on-site facilities required by the City will be funded and built by the applicant, the San Diego National Sports Training Foundation, as part of the first phase construction. Off-site public facilities will be constructed by the EastLake Development Company. These facilities include the extension of Hunte Parkway from Otay Lakes Road to Orange Avenue and the construction of Orange Avenue from Hunte Parkway to Wueste Road. In addition, sewer, water, drainage, and utilities will be included in the off-site work. On-site facilities will consist of water facilities (including reclaimed water lines), sewer facilities, drainage facilities, left-turn pockets on Wueste Road and a walking/biking trail along Wueste Road. In addition to roads and other public facilities necessary to support the OTC, other public services will be required to serve the project. Services such as police, fire, emergency medical, libraries, public works maintenance, parks and schools. Each of the public services is discussed in the Public Facilities Financing Plan as well as in the following sections of this report. 13. Roads The primary access to the OTC site will be provided by Hunte Parkway and Orange Avenue. Both of these roads will be constructed by the EastLake Development Company and the roads will initially be constructed as interim roads. Hunte Parkway is a major road (104' R/W) between Otay Lakes Road and Orange Avenue. Orange Avenue is also a major road from Hunte parkway to east of the entrance road to the Vistas neighborhood in EastLake III. Orange Avenue is a Class III Collector (60' R/W) from east of the entrance road to the Vistas to Wueste Road. Wueste road is a Class III Collector Street (60' R/W). Orange Avenue will transition at the entrance to the Olympic Training Center from a 4-lane major road to a 3-lane roadway. The estimated trip generation for the Phase I OTC plan is a total of 2,333 trips per day. This includes athletes, visitors, support personnel, and spectators. At buildout, the traffic is estimated to be 4,937 trips per day. A 4-lane major road can carry 30,000 trips per day at Los "C." The percentage of OTC traffic on Orange Avenue and Hunte Parkway at buildout is 16.45%. The second road improvement project associated with the OTC is widening of Wueste Road at the athletes entrance and the boathouse road to include left turn pockets. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 8 14. Sewer Sewer mains will be constructed by the EastLake Development Company from Otay Lakes Road via Hunte Parkway and Orange Avenue to the OTC site. A pump station will be required on-site and a second pump station will be located at the boathouse. Sewer pump station maintenance agreements and access agreements to the Telegraph Canyon Sewer Trunk Line will be required of the applicant prior to grading or construction. 15. Drainage The property lies in the Salt Creek and Lower Otay drainage basins. Approximately 39 percent of the site drains naturally into the Lower Otay Reservoir. The concern of the San Diego Water Utilities Department is that steps be taken to prevent urban runoff directly into Lower Otay Reservoir during winter rains. A master plan to intercept urban runoff is being prepared by the Baldwin Company. The proposed grading plan and drainage system for the OTC would collect urban runoff and direct it toward the west, away from Lower Otay Reservoir. Final design of grading and storm drainage systems will ensure the protection of the Lower Otay Reservoir. Due to the increase in the size of the Salt Creek drainage basin {by diverting drainage from the Lower Otay basin) retention basins may be necessary to control the rate of peak discharge during storm periods. The use of reclaimed wastewater to irrigate landscaping on the OTC property may be restricted to the Salt Creek Drainage basin to prevent nutrient or bacteria loads from the wastewater entering the Lower Otay Reservoir. The grading plan will redirect the drainage back to the west, but there may still be some areas that need to be restricted from use of reclaimed water for irrigation. The quantity of reclaimed water available for irrigation use is dependent on the Otay Municipal Water District. The Jamacha plant currently produces 1.2 MGD and the irrigation demand for the TOC is .4 MGD. Long term plans by OMWD call for plant expansion to 2.6 MGD. 16. Schools Although there will be a small number {20-25) of school age {junior high and senior high) athletes staying at the OTC, the athletes are not expected to add significantly to the number of the number of school age children to local schools. The entire EastLake property, including the OTC site is included within the Mello-Roos Community Facilities District which levies a special tax for construction of elementary, junior high and high schools. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 9 17. Police The OTC is located beyond the standard response time called for by the City's Threshold Ordinance. The current threshold standard requires a response to Priority 1 calls within 7 minutes or less with an average response time to all Priority 1 calls of 4.5 minutes or less and within 7 minutes or less to Priority 2 calls with an average response time to all Priority 2 calls of 7 minutes or less. Response time from the downtown police station would range from 7 to 20 minutes. A relatively small project like the OTC would not justify the hiring of new police officers and adding a new beat to standard patrol routes. On a permanent basis, the USOC will provide year-around 24-hour private security for the OTC. The plan is for the USOC to enter into an agreement with the City which will permit USOC private security staff to detain suspects until City police arrive on the scene. 18. Fire The location of the OTC also results in the need for a creative solution to meeting the City's threshold standard for fire protection and emergency medical service. The threshold standard requires that fire and medical units must be able to respond to calls within 7 minutes or less in 95% of the cases and within 5 minutes or less in 75% of the cases. The closest fire station to the project is No. 4 located on Otay Lakes road near Southwestern College. Response time is 7 to 10 minutes. A new station is planned on the Salt Creek property located north of EastLake which, when built, would place the OTC within the threshold standard. In order to provide adequate fire protection and emergency medical service, services will be provided on an interim basis by a private on-site fire and emergency medical staff. USOC personnel will be trained as volunteers and a fire pumper truck will be maintained by the USOC. Medical emergencies will be handled by medical personnel working at the Sports Medicine Clinic. Agreements between the USOC and the City will be required for fire, emergency medical and police service prior to construction. Any legal or financial liability issues will be resolved to the satisfaction of the City prior to City Council approval of the agreements. 19. Parks The OTC is located within the EastLake master planned community. To date, EastLake has provided or agreed to provide an excess of 9.5 City Planning Commission Agenda Items for Meeting of April ll, 1990 Page l0 acres of parkland for EastLake Hills, Shores and Greens. EastLake Trails and EastLake III have not been subdivided yet, however, the General Development Plan for each proposes to provide public parkland in excess of City requirements, {+10.2 acres for the Trails and +48.9 acres for EastLake III). Therefore, the overall EastLake development includes actual and credited parkland in excess of City requirements of approximately +68.6 acres. No additional dedication of land or payment of park fees is required for this project. 20. Public Facility and Service Issues: Olympic Training Center The Planning Community Zone provides for implementation of a specific project within an approved general development plan area by the submission and approval of a sectional planning area plan. In addition to the sectional planning area plan it has been determined that the most appropriate method of regulating the operation, use and design of the Olympic Training would be with a Precise Plan. Accordingly, there will be no need for separate planned community district regulations for the OTC. All of the master planning, design, and conditions of approval will be governed by the Spa Plan, Public Facilities Financing Plan and Precise Plan. Public facility and service issues associated with the Olympic Training Center are as follows: l) The design and adequacy of storm drain protection plans for Lower Otay Reservoir as well as storm retention basins on-site to protect downstream flows at peak periods within Salt Creek and Otay River Valley. 2) The adequacy of long term supply of water for the OTC to be provided by the Otay Municipal Water District and the effect of the current water allocation restrictions on the OTC. 3) The capacity of the Telegraph Canyon sewer trunk line to handle sewage discharged from the OTC and the safety of sewer pump stations located within the water shed of Lower Otay Reservoir. 4) The adequacy of interim police, fire and emergency medical service in relationship to the city's threshold ordinance. 5) The adequacy of off-site traffic mitigation measures at Telegraph Canyon Road and 1-805. 21. Discussion of Issues a) ~. The EastLake III General Development Plan approved by the City Council on December 5,1989 contains a condition which requires the approval of a plan to protect Lower Otay Reservoir from urban runoff and/or sewage contamination prior to the City Planning Commission Agenda Items for Meeting of April ll, 1990 Page ll issuance of grading or building permits. This plan is under preparation. The SPA Plan for the OTC will be conditioned to require the installation of adequate runoff protection facilities to the satisfaction of the City Engineer and other appropriate agencies such as the City of San Diego Water Utilities Department and the County of San Diego Heal th Department. b. Water Supply. The question with respect to water supply has to do with the effect of the Otay Municipal Water District's Water Allocation Plan on the OTC. Indications from the representatives of the San Diego National Sports Training Foundation are that the District is considering exempting the OTC from the provisions of the Water Allocation Plan because of the special public purpose of the OTC facility. d. Sewer. The issue with respect to sewage disposal has been resolved. The EastLake Development Company has obtained permission from the City to deposit sewage from the OTC into a foreign basin. This permission is in the form of an agreement (Resolution 15449) whereby the City agrees to such transfer and the EastLake Development Company agrees to the construction of certain improvements to the system that will accommodate the sewage. Sewage from the OTC will ultimately flow into a sewer trunk line down Salt Creek to Otay River Valley and westerly to existing sewer facilities in Chula Vista. However, it is infeasible to construct a sewer trunk line down Salt Creek to Otay River Valley until the Otay Ranch starts developing. During the interim period, OTC will need to pump its sewage into the Telegraph Canyon basin and tie into the existing 15" sewer line located in Otay Lakes Road. d. Police, Fire & Emergency Medical. Since the OTC is being built in a remote location several years in advance of the development of the surrounding area, fire, police and emergency medical services will not meet threshold standards for minimum response times. However, the United States Olympic Committee has agreed to provide comparable service through on-site fire brigades, private security force, and emergency medical personnel until the City can provide such services in line with acceptable standards. The proposed on-site fire brigade would be required to meet the standards established by the National Fire Protection Association and Federal OSHA requirements. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 12 Likewise, the USOC will provide security for the OTC site utilizing professionally trained personnel and techniques certified by the City. Camera surveillance and on-site security patrols will also be utilized. The private security force will enter into an agreement with the City to permit USOC security staff to detain suspects until City police arrive at the OTC facility. Law enforcement problem at the OTC are not expected to present any unusual demands on the City. e. Off-Site Traffic. The traffic generated by the OTC is estimated to be 2,333 average daily traffic volume for Phase I and 4,937 average daily traffic volume at buildout. The access from Otay Lakes Road to the OTC will be constructed by EastLake Development Company. The issue is to what extent, if any, the OTC should be responsible for improvements to Telegraph Canyon Road at 1-805 in the event that SUNBOW II and EastLake Greens do not proceed in a timely manner? Today's volumes at 1-805 and Telegraph Canyon Road are 34,500 ADT. Projected volumes at 1991 are 39,000. The OTC share of 1991 trips on Telegraph Canyon Road is +5%. due to the extremely low volume of traffic generated by The OTC and due to the conditions of approval imposed on SUNBOW II to make substantial improvements at the Telegraph Canyon Road and 1-805 interchange, the OTC EIR concluded that additional off-site traffic mitigation by the OTC would probably not be needed, but this determination will be verified by the Traffic Engineer at the time of construction. CONDITIONS OF APPROVAL 1. A trail for hiking and bicycle use shall be constructed along the westerly side of Wueste Road with adequate clearance between the trail and the 8-foot shoulder adjacent to the pavement. Said trail and vehicular separation shall be designed to the satisfaction of the City Engineer. 2. The applicant shall construct Hunte Parkway to a four-lane Major Street Standard from Telegraph Canyon Road to Orange Avenue as follows: Said construction shall include improvements of 20 feet of pavement on each side of a fully improved landscaped median including street lights. Improvement of the intersection of Hunte Parkway and Orange Avenue shall include transitions as directed by the City Engineer. 3. The applicant shall construct Orange Avenue to a four-lane major roadway as follows: a. From Hunte Parkway to the westerly boundary of the project: 20 feet of pavement on each side of a fully improved landscaped median including street lights. Improvements at the intersection of Hunte Parkway and Orange Avenue shall include transitions as directed by the City Engineer. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 13 b. From the westerly boundary to the easterly boundary of the project: Full improvements to include, but not be limited to, A.C. pavement and base, curb, gutter and sidewalk, street lights and drainage facilities. 4. The applicant shall improve both Orange Avenue and Hunte Parkway with a minimum of 50 feet of landscaping on the side (southerly and westerly respectively) of those roadways which require full street improvements. 5. The applicant shall pay the costs associated with the maintenance of the sewer pump stations prior to approval of any maps or permits which require said pump stations to provide sanitary sewer service. 6. The applicant shall install sewer facilities to provide for future gravity flow within the project to the satisfaction of the City Engineer. 7. The applicant shall extend sewer, water and utilities from existing facilities to the OTC site and install said facilities on-site to the satisfaction of the City Engineer. 8. The applicant shall enter into an agreement with the City to hold the City harmless for any effects of diverted storm water, acceptance of the diverted flow from affected property owners shall be obtained prior to issuance of a grading permit. 9. Applicant shall perform traffic studies to verify trip generation rates from Phase I prior to proceeding with development of the final phase. Applicant shall mitigate any increase in traffic as required by the City Engineer. This includes, but is not limited to paying any additional fees resulting from an increase in traffic generation prior to proceeding with Phase II. These additional fees shall be paid retroactively on Phase I development as well as Phase II development. In no case, however, shall fees be refunded nor traffic generation rates lowered from those contained within the SPA plan. 10. An urban runoff protection plan including provisions for lost water charges and maintenance of lake protection facilities shall be submitted to the City Engineer for approval prior to the issuance of grading or building permits. The applicant shall install or agree to install any improvements and agree to pay lost water charges and maintenance fees deemed necessary by the City Engineer to protect the Lower Otay Reservoir. The applicant shall consult with and obtain approval of such a plan from the Regional Water Quality Control Board, the City of San Diego and the County Health Department prior to issuance of a grading permit. Letters shall be submitted to the City indicating such approval. ll. The applicant shall install reclaimed water lines along with domestic water lines to serve the project. 12. The applicant shall install storm drainage facilities to the satisfaction of the City Engineer. City Planning Commission Agenda Items for Meeting of April 11, 1990 Page 14 13. Wueste Road shall be reconstructed adjacent to the project to Residential Street Standards unless a new Street Standard is approved by City Council for a "Wueste Road Rural Recreation Access Facility." Should the new street classification be adopted, Wueste Road shall be constructed as necessary from Orange Avenue to the County Regional Park to be in conformance with that standard with improvements to include, but not be limited to: 24 feet of A.C. pavement and base; and 8 foot graded shoulder on each side of the existing pavement within a 60 ft. right-of-way, all as approved by the City Engineer. 14. Orange Avenue shall transition from a four-lane major road at the eastern boundary of the Olympic Training Center to a modified Class III Collector Road at Wueste Road. The modified Class III Collector Road Section shall include an additional east to southbound trap lane at Wueste Road. Said transition shall be to the satisfaction of the City Engineer. Improvements shall include, but not be limited to A.C. pavement, P.C.C. curb, sidewalks and gutter, median drainage facilities and street lights. 15. The applicant shall improve Wueste road at the athletes' entrance road to the Olympic Training Center and to the boat house to provide for left turn pockets to the satisfaction of the City Engineer. Said improvements shall include, but not be limited to AC pavement and base; AC dike and street lights. 16. No park dedication or improvement fees shall be required for the OTC due to the institutional purpose of the facility. 17. All other City fees and charges shall be paid by the applicant in accordance with City requirements. 18. The public facilities listed in the OTC Public Facilities Financing Plan shall be installed by the applicant in accordance with the City standards and phased as directed by the City Engineer. 19. Tiqe applicant shall dedicate all on-site and off-site right-of-way necessary to construct improvements indicated in the Public Facility Financing plan and these conditions of approval. Said dedication shall be as required by the City Engineer. The Public Facilities Financing Plan shall be amended to reflect the minimum street improvements specified in the SPA conditions. 20. Police, fire and emergency medical services shall be provided by properly trained, on-site private or volunteer personnel, subject to approval by the City prior to certificates of use and occupancy. In addition, the applicant shall provide an on-site fire brigade and an emergency fire pumper and other fire suppression equipment and facilities, together with sprinklering and other mitigation measures to the satisfaction of the City's Fire Prevention Bureau. A A City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 15 Transition to City fire protection and emergency medical services shall occur on a schedule established by the City. Said schedule shall be based on the construction of planned fire stations in the Salt Creek Project and in the Otay Ranch project area west of Lower Otay Reservoir, as outlined in the City's Fire Station Master Plan. 21. Landscape plans, irrigation systems, lighting, graphics and signage, architecture, parking spaces and on-site circulation and operational use conditions shall be addressed in the Precise Plan for the project. 22. The applicant shall enter into a three party agreement with the Environmental Review Coordinator prior to the issuance of a grading permit to retain the services of a mitigation compliance coordinator to fully implement the mitigation monitoring program. 23. The implementation of the SPA Plan is subject to the approval of a Precise Plan. 24. The applicant shall install or agree to install a communications antenna system for police, fire and emergency communications to the satisfaction of the City Engineer. 25. CORRECTIONS TO SPA PLAN AND PFFP: a. Page 3, Section 1.6, third paragraph - change the word "vest" to "assure." b. Page 12, third paragraph - change trips from 3,058 to 2,058. c. Page 13, Section 3.3.2 (On site Access) Third paragraph - change the wording of the last sentence to read: "It has been recommend that Wueste Road be designated specifically as a special "Rural Recreation Access Facility" preserving the existing features of the two-lane road without curbs and sidewalks as normally required. d. Page 13 - Section 3.3.2, fourth paragraph, second sentence should read: "Improvements that will be required shall include the construction of a public hiking/biking path adjacent to the road, expansion of the road at the athletes' entrance to include left-turn pockets and expansion of the roadway at its intersection with Orange Avenue. Street lights shall be included at the two intersections noted. A A City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 16 e. Page 22, {Section 4-2- There are two sewage pump stations indicated on Figure 21. The second paragraph only refers to one pump station. f. The SPA Plan and Public Facilities Financing Plan exclude the boathouse facility located east of Wueste Road. A separate precise plan, conditional use permit and environmental review shall be required for the boathouse facility. g. Figure 2 in the SPA Plan shall be replaced with an approved map of the EastLake III General Development Plan. h. Figure 8 shall be corrected to reflect the amendments to the Circulation Element approved by the City Council for EastLake III General Plan Amendments. i. Titles on the Public Facilities Financing Plan should read as follows for C.I.P.: a. Page 4 - Projects Nos. 1 and 2 b. Page 5 - Projects Nos. 3 and 4 c. Page 6 - Projects Nos. 5, 6 and 7 d. Page 8 - Project No. 8 j. On page 15 of the Public Facilities Financing Plan under Municipal Fees - add Traffic Signal Participation Fee. k. The SPA Plan and Public Facilities Financing Plan texts shall be corrected as indicated above and $0 copies filed with the Director of Planning following the City Council public hearing. 26. The following are Supplemental EIR Mitigation Measures hereby made conditions of approval as follows: a. The applicant shall submit a lighting plan in conjunction with the precise plan to utilize low sodium pressure lighting to the maximum extent feasible. b. The applicant shall provide analysis to demonstrate that the drainage from the OTC will not increase in volume or intensity in its effect on downstream properties and/or facilities. c. The monitoring of grading activities and recovery of palentological resources shall be in accordance with Section 4.5 of the final EIR. d. The Transportation Mitigation Measures in the OTC Supplemental EIR are part of the City's Transportation Phasing Plan and shall be implemented by the City's Traffic Engineer. WPC 7231P Added Condition: 27. A minimum of 456 off-street parking spaces shall be provided in Phase I. The Director of Planning shall monitor the parking demand and report to the Planning Commission when additional spaces are required. The applicant shall be required to add additional parking upon notification by the Planning Commission. The total number of parking spaces to be provided at buildout shall be determined with any subsequent precise plan or conditional use permit. The SPA Plan text and exhibits shall be amended to reflect the above requirement. ATTACHMENT 1 OLYMPIC TRAINING CENTER SECTIONAL PLANNING AREA FINDINGS 1. THE PROPOSED SECTIONAL PLANNING AREA PLANIS IN CONFORMITY WITH THE EASTLAKE III GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The Olympic Training Center Sectional Planning Area Plan reflects land use, circulation system, and public facilities that are consistent with the EastLake III General Development Plan and the Chula Vista General Plan. The Olympic Training Center proposes athletic training facilities that are consistent with the public, quasi-public designations depicted on the General Development Plan and General Plan. 2. THE PROPOSED SECTIONAL PLANNING AREA PAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA. The SPA Plan and Public Facilities Plan set forth the phasing of the project and the timing of public facilities construction to ensure the orderly, sequentialized development of the project. The Public Facilities Financing Plan identifies the public facilities, public services needed to serve the project. 3. THE PROPOSED SECTIONAL PLANNING AREA PLAN WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION, OR ENVIRONMENTAL QUALITY. The land uses within the Olympic Training Center represent the same uses approved by the EastLake III General Development Plan. The majority of the 150+ acre site (82%) will consist of open practice facilities for soccer,--field hockey, archery, tennis, cycling, athletics, and swimming. The project has been planned to provide the necessary support for U.S. athletes seeking to compete in international competition. The site plan is compatible with adjacent land uses and to avoid off-site impacts through the provision of mitigation measures specified in the OTC Supplemental Environmental Impact Report. WPC 7305P "' ~ ~' ATTACHMENT A (619) 531~6226 CHIEF ADMINISTRATIVE OFFICE '' 1600 PACrFIC HIGHWAY, SAN DIEGO. CALIFORNIA 92101-2472 John Goss, City Manager ~ City of Chula Vista 276 Fourth Avenue Chula Vista, California 92012 OLYMPIC TP~AINING CENTER SECTIONAL PLANNING AREA (SPA) PLAN, CITY OF CHULA VISTA The County of San Diego appreciates this opportunity to comment on the proposed Olympic Training Center Sectional Planning Area (SPA) Plan currently being processed by the City of Chula Vista. The site is presently located in · the'Otay Subregional Planning Area and the City of Chula Vista Sphere of Influence, and is a portion of the City's proposed Eastlake III General Development Plan Area. This letter includes comments from various County departments such as Agriculture, Parks and Recreation, Planning and Land Use, Public Works, and the Sheriff. The site is designated as (19) Intensive Agriculture (1 dwelling unit per 2, 4, and 8 acres) and (]8) Multiple Rural Use (1 dwelling unit per 4, 8, and 20 acres) in the County General Plan. The following is a summary of the staff comments on the significant planning issues concerning the Olympic Training Center SPA Plan: CHAPTER ONE - INTRODUCTION SPA PLAN SECTION TITLE NUMBER PAGE LEGAL SIGNIFICANCE OF THE SPA: Section 1.5 Page 3 This section, as written, is incomplete and should be rewritten to explain how this Sectional Plan is consistent with Section 65451 of the State of California Government Code, which addresses the required elements of a specific plan. Furthermore, this Sectional Plan should state, in a separate section if necessary, detailed information which explainss how and why the project is consistent with the General Plans of the City of Chula Vista and the County, where applicable. John Goss, City Manager - 2 - ENVIRONMENTAL IMPACT REPORT: Section 1.7 Page 4 The Supplemental DKQ~t~Env_iron~e~t~!.~ImPact Report (DEIR) for the project has not been completed at this time and is tentatively scheduled to be heard by the Chula Vista Planning Commission in December of 1989. The County would like an opportunity to comment on the DEIR upon its completion, in order to have its comments addressed in the Final Environmental Impact Report (FEIR). CHAPTER THREE - SPA PLAN PLANNING CONCEPTS: Section 3.1 ~ Page 8 This document lacks additional information normally included in a specific plan, such as what specific development standards and criteria are to be met. Also lacking are documents confirming availability and commitment for provision of needed public facilities from service providers. This information is valuable in showing that the project will be consistent with the General Plan and implementing ordinances. VISITORS: Section 3.1.2 Page 9 This section states that the proposed visitor center is at the highest point on the property, and would include 30-40 foot high observation towers for visitors. It also states that the proposed athletes~ village is to be built on slopes overlooking Lower Otay Lake, using stepped grading. Because the visitor center and athletes~ village are in prominent locations and have the potential for visual impacts to a wide area, information should be provided which allows for these concerns to be studied and evaluated. Such information should include a conceptual grading plan showing natural and proposed finished contour lines, height of cut and fill slopes, elevation drawings showing profiles of buildings and ridgeline development which would assist in grading and visual impact analysis. These concerns are vital in making the locational decision for these facilities and these studies should be done prior to approval of the SPA, as well as being discussed in the EIR. 3.3 TRAFFIC/CIRCULATION SUB-REGIONAL NETWORK: Section 3.3.1 Page 11 The SPA plan should include a discussion of how the project meets the circulation element of the City of Chula Vista and County General Plans, emphasizing ways that the site can be served by mass transit such as express bus service. Traffic generation is forecasted utilizing standard San Diego Association of Governments (SANDAG) traffic generation rates. These rates should be supplemented with traffic generation data from ongoing planning efforts in the surrounding area, such as the Otay Ranch General Plan Amendment review, which include more current data on proposed land uses surrounding the John Goss, City Manager - 3 - site. Also, improvements to Orange Avenue and Hunte Parkway should be clearly identified. This data will help to reevaluate the assumptions made concerning Orange Av.~h~ue~ Wues~e~RAad and~ther nearby ci.rcu]ation routes. ONSITE ACCESS: Section 3.3.2 Page 12 The project as proposed would require visitors to drive their personal autos via Wueste Road to the boathouse adjacent to Lower Otay Lake. Alternatives such as shuttle bus service and walking trails should be provided. Leaving Wueste Road in its present condition is not acceptable. The road needs upgrading to light collector standards, including curbs, gutters and sidewalks for pedestrian travel around Lower Otay Lake. Entrance road improvements to the facility are not identified, i.e., traffic control such as left-turn pockets and traffic signals are not mentioned. PARKING: Section 3.3.3 Page 12 The total number of parking spaces required for this project using County parking standards is 560 spaces. The developer uses City of San Diego parking standards, which requires 470 parking spaces. Most of the difference is due to County standards for guest dormitories, which require one space per person for a total of 150 spaces, while City of San Diego standards require one space per three rooms for a total of 50 spaces. In addition, County standards would require that bicycle parking spaces be provided as well. TP~ANSIT: Section 3.3.4 Page 13 This section should address the need for mass transit service for visitors as well as athletes and employees. The SPA plan should provide the facilities for mass transit on this site. The project should provide onsite transit shelters for several busses since many visitors will use mass transit to get to the Olympic Training Center. CYCLING ROUTES: Section 3.3.5 Page 13 The project also proposes the use of roads located in the unincorporated area for offsite cycling training. The training center has proposed two 40 mile cycling loops, one 60 mile loop, and a 100 mile cycling loop, which involve using the following roads in the unincorporated area: 40 Mile Cyclinq Loop 1. Otay Lakes Road 2. Honey Springs Road 3. Skyline Truck Trail 4. Campo Road (SR 94) John Goss, City Manager - 4 - Great Western Cyclinq Loop (40 Mile) 1. Willow Glen~Drive 2. Dehesa Road 3. Japatul Road 4. Lyons Valley Road 5. Skyline Truck Trail 60 Mile Cyclinq Loop 1. Otay Lakes Road 2. Honey Springs Road 3. Lyons Valley Road 4. Japatul Road 5. Dehesa Road 6. Willow Glen Drive 7. Campo Road (SR 94) lO0 Mile Cyclinq Loop 1. Otay Lakes Road 2. Honey Springs Road 3. Lyons Valley Road 4. Japatul Valley Road 3. SR 79 4. Sunrise Highway 5. Old Highway 80 The Olympic Training center proposal would assign leading and following vehicles to escort cyclists in training on these routes. No mention of existing or proposed bicycle lanes is made. Alternative bicycle routes should be studied in order to identify potential traffic hazards and conflicts and to assure the selection of routes that provide the safest passage. Construction of bicycle lanes should be considered where feasible. Because no public telephones are available in many remote backcountry areas, the developer should ensure,that adequate supervision is present so that cyclists can get help in an acc~'~ent or other emergency. 3.5 PARKS, OPEN SPACE AND LANDSCAPE CONCEPTS PARKS AND OPEN SPACE: Section 3.5.1. Page 14 The Olympic Training Center will be primarily a facility that is open to the public for spectator/tourist use, but not usable for recreational purposes. Therefore it does not satisfy any Recreation Element standards of the County of San Diego. John Goss, City Manager - 5 - The existence of high quality athletic facilities should inspire local residents to demand and pay for high quality recreational facilities and programs~for~tbeir own communities. The long term effect of providing such progr~ms~.andfacilities should be a reduction in crime and substance abuse and corresponding increase in public health and welfare. This section states "Because the majority of use on the Olympic Training Center campus is outdoor athletic venues, approximately 82% of the 150 acre site will be retained as visual open space". This term requires definition and clarification to determine what public benefits, if any, will be gained from this type of open space. In addition, a quasi-public picnic area for the benefit of visitors is proposed adjacent to the visitors center, but no other useable public open space is proposed on site. The distance from the visitors center to the end of the walkway at the southern end of the site is approximately 3,300 feet (3/5 of a mile), and therefore additional useable open space and public facilities along this route are necessary for rest and relaxation of visitors. LANDSCAPE CONTENTS: Section 3.5.2 Page 14 To minimize potable water usage, the developer should be required to use drought-tolerant plant species in all landscaped areas. Landscaped areas should be irrigated with reclaimed water where such irrigation wilt not contaminate potable water supply. The landscaping plan should include more trees around the perimeter of the site and fencing for increased security; increased use of trees around playing fields to create improved visual background, glare reduction, and protection from wind; and proper drainage control to minimize impacts to Salt Creek. IRRIGATION GUIDELINES: Section 3.5.3 Page 15 A discussion of impacts of recreational use to the Lower Otay Lake, including runoff, and impacts of water sports and spectator events should be included. Also included should be discussion as to impacts to Salt Creek and the Lower Otay Regional Park to the south. These studies should include elevations and section drawings of these areas. 3.6 GRAPHICS AND SIGNAGE: Page 17 The SPA plan should state that proposed signage will be consistent with City standards and also include specific language which controls the type, size, height, and location of signage such as donor or special event signage, which has the greatest potential for negative visual impacts to the surrounding area. 3.7 LIGHTING DESIGN GUIDELINES: Page 19 Light pollution from this project may effect astronomical research activities at the Mount~aguna and Palomar Mountain Observatories. Because of the John Goss, City Manager - 6 - proximity of the Mount Laguna Observatory and the concentration of athletic fields and other facilities proposed for this site, the potential for light ~olt~ion~om~xteri~or~.lqghting~Js great. Control of lighting types and 's'o~rc~s'sh6blU~ be required whic~ eli~'i~ateYbr shields any light from' shining upward. Low-pressure sodium exterior lighting should be required because this lighting type has the least light pollution impact. The City of Chula Vista~s Lighting Ordinance permits high-pressure sodium lighting, which is one of the most impactive lighting types. The County recommends that all lighting be consistent with the County Light Pollution Control Ordinance and that the hours of operation of outdoor lighting should be limited to 10:00 p.m., not 11:00 p.m. or later as proposed by the applicant, in order to minimize light pollution impacts on the neighboring residents as well as the observatories. This section of the SPA plan should include a discussion about lighting for the project in relation to dark sky requirements for astronomica-1 research, including wave lengths that can be filtered out by observatory equipment. CHAPTER 4 - PUBLIC FACILITIES ~secti'on ~hould be included withi'~ this chapter which describes how the project will finance required public facilities and whether these facilities will be developed in phases or at one time. This section should be consistent with the findings of the Public Facilities Finance Plan and Development Agreement. 4.1 STORM DRAIN SYSTEM: Page 21 The project should include a detailed drainage study, including the amount of diversion area and flow; the increase in flow due to improved areas should be determined; preparation of a complete drainage design; and identification of offsite mitigation such as fees, construction, etc. The storm system design should be reviewed as more specific information is developed. Water quality information is needed. 4.2 SEWER SYSTEM: Page 21 A more detailed analysis of the temporary sewage system, including design standards, treatment, capacity, physical alignment and location of facilities, and financing should be included in the approved SPA plan. This analysis should also include a contingency plan in the event of a pump failure which addresses the handling of sewage spills and protection of the water quality of Lower Otay Lake. Also, a similar study of the permanent sewage system should be prepared which includes phasing and future improvements and expansion of the system. 4.3.2 RECLAIMED WATER: Page 23 The use of reclaimed water on the site should be required, not considered (as stated by th~ applicant). A water reclamation plan should be prepared in John Goss, City Manager - 7 - cooperation with the Otay Water District and County Health Department. This plan should include a discussion of how groundwater and Lower Otay Lake water supply will be protected~,Consideration should be given to redesigning the project to ensure that as many athletic fields and landscaped areas a~ possible are located on the west side of the project so that reclaimed water can be utilized to the greatest extent possible. If you have any questions, please contact Richard Zumwalt at the Department of Planning and Land Use, 694-3681. NORMAN W. HICKEY Chief Administrative Officer NWH:REZ:sv cc: Lari Sheehan, Deputy Chief Administrative Officer (A6) Gerald Jamriska, Department of Planning and Land Use (0650) Robert Copper, Department of Parks and Recreation (029) J.M. Drown, Sheriff's Department (C41) David Solomon, Department of Public Works (0336) Kathleen A. Thuner, Department of Agriculture, Weights and Measures (01) Robert Leiter, Director of Planning, City of Chula Vista, 267 Fourth Avenue, Chula Vista, California 92012 David Nielsen, San Diego National Sports Training Foundation, 1904 Hotel Circle North, San Diego, CA 92108 BOARD11\CPLTRRZ.119-sv ATTACHMENT B VICINITY MAP UNITED STATES OLYMPIC TRAINING CENTER SAN DIEGO THE SAN DIEGO NATIONAL SPORTS TRAINING FOUNDATION UNITED STATES OLYMPIC~2OMMI'FFEE SKIDMORE. OWINGS & MERRILL TUCKER SADLER & ASSOCIATES ~cwn~cr ATTACHMENT C ADOPTED \\ ) GENERAL PLAN "-'-' - ,~mmmmmm SOURCE: Cinti & Associates, October 1989 Service~andEnVir°nmentalEnergYco. ' Adoptod Goneral Plan HpOate ATTACHMENT D LONG RANGE MASTER PLAN (labeled) UNITED STA~'ES OLYMPIC TRAINING CENTER ' SAN DIEGO THE SAN DIEGO NATIONAL SPORTS TRAINING FOUNDATION SKIDMORE, OWINGS & MERRILL UNITED STATES OLYMPIC COMMITTEE TUCKER SADLER & ASSOCIATES ~d~cm-r~cx Figure 7 ~" ~ ~ ATTACHMENT E AG RICULTU~L COMMISSIONER/ AND MEASURES DEPARTMENT OF AGRICULTURE. WEIGHTS & MEASURES 16~91sg~a77e 55~S oQaa~D ~a,. BLDG. 3, SAN DIEGO. CALIFORNIA 92123-1292 October 25, 1989 TO: Gordon Howard MS 0650 Department of Planning and Land Use FROM: Kathleen A. Thuner 'MS O1 Agricultural Commissioner/ Sealer of Weights and Measures OLYMPIC TRAINING CENTER SECTIONAL PLANNING AREA PLAN This department has reviewed the Olympic Training Center (SPA) Plan for the Otay Lakes region. The actual Training Center site does not appear to displace any agricultural activities. However, the lands adjacent to the Center location are being farmed in barley and have been used for wheat and barley in the past. We are aware of the East Lake General Plan which would eventually eliminate these lands from agricultural use. The Department of Agriculture, Weights and Measures encourages the use of reclaimed water for irrigation of playing fields and landscaped areas taking precautions to avoid drainage into the Otay Lakes. We appreciate the opportunity to comment on the Olympic Training Center Plan. Agricultural Commissioner/ Sealer of Weights and Measures KAT:ARS:it (~m e9~a030 DEPARTMENT OF PARKS AND RECREATION Oc~obe~ 18~ 1989 TO: Lauren Wasserman, Director Department of Planning and Land Use Attn: Gordon Howard, Regional Planner FROM: Robert R. Copper, Director Parks and Recreation Department SUBJECT: U.S. Olympic Training Center, San Diego This memo is in response to your Department's request for comments on the draft of the report on the subject training center. After reviewing the report and attending the October 3, 1989 information meeting on the project, Parks staff has prepared the following comments which I offer for inclusion in your letter to the Board of Supervisors on this project. 1. COUNTY RECREATION STANDARDS The Recreation Element of the County General Plan specifies a standard of 30 acres per 1,000 people: 15 acres per 1,000 for regional parks and 15 acres per 1,000 for local parks. The regional and local parks provided by these standards in the Recreation Element are those that are open to and usable by the general public for recreation purposes3 The Olympic Training Center, however, is a facility which will be open to, but not usable by the general public for recreation purposes. From the standpoint of the general public, the training facility will be a spectator/tourist type of attraction. Only the athletes training for the Olympics will be allowed to actually use the recreation facilities provided by the Center. The only exception to this, mentioned by the McKinley Group at the information meeting, might be an occasional special event where residents of San Diego County could participate by using the facilities. This would be an infrequent occurrence, not on a regular basis, and consequently, does not satisfy the ongoing recreational need of residents of the County. For this reason, the training facility would not be considered as satisfying any of the Recreation Element's standards for regional or local parks. Gordon Howard October 18, 1989 Department of Planning and Land Use Page 2 2. THE LONG RANGE MASTER PLAN The Long Range Master Plan.(Figure 4 in the report) appears to be a comprehensive well thoughtt0Ut plan for intensive recreational use of the 150-acre site. The project has national and international significance (another reason for not being counted toward satisfying regional park and local park standards) but is designed to be sensitive to local conditions (topography, drainage, community character, etc.). The Landscape Concept Plan (Figure 18) is an attempt to use planting (particularly trees) to denote cgrtain areas in the project while establishing overall landscape continuity not only within the project but with the proposed development surrounding the project site. We suggest the following: more generous use of trees around the periphery as a buffer in combination with boundary fencing (to our knowledge, fencing was not mentioned in the report) for increased security; additional tree plantings around sportsfields to create a consistent visual backdrop for better visibility of balls, reduction of glare, and increased wind control; and proper drainage detention and/or dissipation of the increased runoff from the project into Salt Creek. We would like to see a discussion of the impacts on public use of Lower 0tay Lakes from the project including runoff into the lakes. Also, please discuss the impacts of runoff into Salt Creek and the cumulative impacts on the proposed Otay River Regional Park to the south. Elevations and sections of the site would help in understanding and evaluating these impacts. There should also be some discussion about lighting of the project in relation to the dark sky requirements of the Palomar Observatory, including wave lengths that can be filtered out by Palomar equipment. 3. REGIONAL EFFECTS OF THE TRAINING CENTER It appears that the location of the Olympic Training Center in San Diego County will have a strong positive effect with several ramifications: politically, economically, socially and recreationally. The Center will obviously help increase tourism to County by creating and sustaining jobs. Also, as local residents visit the Training Center and observe the variety of facilities available, they should be inspired to want more and better recreation facilities in their own neighborhoods and communities. When this desire grows into a popular demand, the majority of residents then become willing to make the necessary sacrifices to obtain better Gordon Howard October 18, 1989 Department of Planning and Land Use Page 3 recreation facilities and programs, properly staffed and maintained. The long-term effects of providing such constructive activities for all age groups should be a reduction in crime and substance abuse with a corresponding increase in the public health and welfare. If you have any~_qu~s/tions, please call R.B. Claire, Project ~R~BERT R. ~C~DPPER, Director ~: Parks and Recreation Department RRC: wr COUNTY ROAD COMMISSIONER GRANVrLLE M. BOWMAN TRANSPORTATION OPERATIONS DIRECTOR m~m s9,~2=~= DEPARTMENT OF PUBLIC WORKS COUNTY SURVEYOR (LOCATION CODE 750) FLOOD CONTROL LIQUID WASTE · 555S OVERL~N? AVE, SAN DIEGO, CALIFORNIA 92123-1295 SOLID WASTE October 25, 1989 TO: Lauren M. Wasserman, Director Department of Planning and Land Use (0650) Attn: Gordon Howard FROM: John S. Burke, Deputy Director ~ DAV~D$.SOtO~OM Department of Public Works (03322 Deputy County Engineer SUBJECT: Olympic Training Center Sectional Planning Tree Plan As you requested in your memo dated October 5, 1989, we are submitting comments (see attachments) regarding the proposed training center. The traffic and flood control comments would be Public Works concerns if the project were to remain in the unincorporated part of the County. If you have any questions, please contact Gary Cane at 694-2491. JSB:GAC:ds Attachments DS/2719 Subject: Flood Control/Drainage Comments, Ref. Section 4.1 "Storm Drain System" I. The project should include a detailed drainage study. A. The amount of diversion area and flow should be determined. B. Increase in flow due to paving roads parking, etc. should be determined. C. Complete drainage design should be prepared. D. Offsite mitigation (fees, construction, etc.) should be identified. II. The storm system design should be reviewed as more specific information is developed. Water quality information is needed. Subject: Traffic Review of Olympic Training Center Proposal in Chula Vista A. Entrance road improvements to the facility are not identified i.e., traffic control such as left-turn pockets and traffic signals are not mentioned. B. Leaving Wueste Road as it currently exists is not acceptable. This roadway needs upgrading to light collector or residential collector standard, i.e. 40 feet of A.C. on 60 feet of R/W with curb, gutter and sidewalk for the considerable pedestrian travel along Otay Lake. C. And onsite transit shelter stop for several buses would be desirable for this proposal. Since many of these visitors will use mass transit (air, rail and bus) to access this development. D. Improvement of Orange Avenue and Hunte Parkway also should be clearly identified. COUNTY OF SAN DIEGO · iNTER-DEPARtMENTAL CORRESPONDENCE October 19, 1989 TO: Gordon Howard, Regional Planner Department of Planning and Land Use (0650) FROM: J.M. Drown, Assistant Sheriff Sheriff's Department (C41) OLYMPIC TRAINING CENTER PLAN We have reviewed the plan submitted for the Olympic Training Center. The Sheriff's Department has identified the following areas of potential problems which we feel must be addressed: 1. The bicycle loops are located in the unincorporated areas to the east of the training center. The area is mostly two-lane;- narrow, and at places, winding road~ To ensure the safety of bicyclists, these roads need to be improved with bicycle lanes. 2. Regarding these outlying areas, some have no public telephones within any reasonable spacing. In case of accident or other emergency, how will the cyclists get help? will the training center ensure riders have some way of getting help? If you need further information, please feel free to contact this office. J. M. Drown, Assistant Sheriff Law Enforcement Services JMD:lhc ATTACHMENT 2 OTC RESPONSE The Olympic Training Center Sectional Planning Area Plan (SPA Plan) filed with the City of Chula Vista in August, 1989 is the second level of master planning required by City ordinances for major projects (over 50 acres). The subject project has been dealt with in the City's General Plan Update adopted by the City Council on July ll, 1989 as well as the Eastlake III General Development Plan adopted by the City Council on December 5, 1989. The Eastlake III General Development Plan is the first level of master planning required by the City's Planned Community Zone. Following the adoption of the Eastlake III General Development Plan, the City's Planned Community Zone requires the preparation of a Sectional Planning Area Plan (SPA Plan) and Precise Plan prior to approval of Tentative Subdivision Maps and/or grading plans and building permits. We are now reviewing the SPA Plan and the Public Facilities Financing Plan for the OTC. Public hearings on the OTC draft EIR are scheduled for the Planning Commission on March 14 and hearings on the SPA Plan/Public Facilities Financing Plan are scheduled for April ll. City Council hearings are tentatively scheduled for late April. Our response to your comments follow the format outlined in your letter addressed to me dated December 5, 1989 (Attachment A). CHAPTER ONE - INTRODUCTION SPA PLAN SECTION TITLE LEGAL SIGNIFICANCE OF THE SPA: Section 1.5 Page 3 1. Legal significance of the SPA. The Sectional Planning Area Plan is not a specific plan as defined in Section 65451 in the State of California Government Code. The Sectional Planning Area Plan is a unique creation of the City of Chula Vista's Planned Community Zone which is contained in Chapter 19.48 of the Zoning Ordinance. Findings of consistency with the General Plan were made by the Chula Vista City Council when the Eastlake III General Development Plan was adopted on December 5, 1989. The SPA Plan is required to be consistent with the General Development Plan of the Planned Community Zone. In this case the Olympic Training Center is designated for Public/Quasi Public use on the City of Chula Vista General Plan and also on the Eastlake III General Development Plan. The SPA Plan for the Olympic Training Center which shows the various athletic training facilities including fields, gymnasium, and swimming facilities is consistent with the Public/Quasi-Public land use designation of the Chula Vista General Plan and also with the uses permitted by the Planned Community Zone. ENVIRONMENTAL IMPACT REPORT: Section 1.7 Page 4 The supplemental draft Environmental Impact Report 89-11, State Clearinghouse No. 89010284 for the Olympic Training Center SPA Plan was distributed to the County of San Diego in January, 1990. The Planning Commission Public Hearin9 on the supplemental draft EIR is scheduled for March 14, 1990 at 7:00 p.m. in the City Council chambers. CHAPTER THREE - SPA PLAN PLANNING CONCEPTS: Section 3.1 Page 8 The specific development standards will be set forth in the Precise Plan which is part of the Planned Community Zone requirements. The Precise Plan will be acted upon by the City's Design Review Committee after the SPA Plan. The Precise Plan requires detailed architectural review, landscape plans, irrigation systems, sign program, lighting plan, site plan, off-street parking design, ingress and egress design, and operational use standards (much like a Conditional Use Permit). Once again the SPA Plan is not a specific plan and does not need to be judged by criteria of the Government Code concerning specific plans, what is important is that the SPA Plan must be evaluated in accordance with the Specific Developments Standards and Criteria contained in Chapter 19.48, the Planned Community Zone of the Chula Vista Zoning Ordinance. The specific requirements for institutional uses in a PC Zone include a General Development Plan followed by a SPA Plan and Public Facilities Financing Plan and a Precise Plan. The applicant has submitted an Olympic Training Center Public Facility Finance Plan which details the plans for providing roads, sewer, water, and drainage facilities for the project, as well as police service, fire service and emergency medical service, libraries, parks and recreation, and public works maintenance. VISITORS: Section 3.1.2 Page 9 The architects for the OTC have submitted preliminary designs of the visitor's center and athletes housing to the City of Chula Vista's Design Review Committee. A large model of the OTC is on display at the Public Services Building at Fourth and F Streets. In addition, a tentative subdivision map with grading information is on file with the Chula Vista Engineering Department. The grading design has been reviewed by ERC environmental consultants who are under contract to the City to prepare the OTC Supplemental EIR. No environmental impacts have been identified in the Supplemental EIR for grading or visual impacts. -2- 3.3 TRAFFIC/CIRCULATION SUB-REGIONAL NETWORK: Section 3.3.1 Page ll The Eastlake III General Development Plan addressed circulation element conformance. The City Council upgraded several General Plan roads as a response to the traffic analysis performed by JHK and Associates as part of the Eastlake III Environmental Impact Report. One of the actions taken by the City Council was to amend the Circulation Element to provide for a future express bus route to the OTC Visitor's Center when sufficient demand warrants such service. In addition, the Council's adopted Circulation Element proposes a mass transit component to be included in Future State Route 125 corridor. Improvement standards for Orange Avenue and Hunte Parkway will be made conditions of approval for the OTC SPA Plan based upon the City's Circulation Element and the mitigation measures contained in the Eastlake III General Development Plan EIR. ONSITE ACCESS: Section 3.3.2 Page 12 Onsite access to the boathouse has not been finalized yet, however, visitors to the OTC will not drive their personal autos to the boathouse. Access will probably be limited to walking trails. Wueste Road has been proposed to remain as a Rural Recreational Facility Collector Road based upon several considerations. First, traffic projections made by USA indicate that Wueste Road will not attract sufficient volumes to warrant future widening. The City is considering adopting a street standard to reflect the characteristic of Wueste Road. Second, the Chula Vista General Plan designation the area along Wueste Road or open space as part of a continuous 28 mile greenbelt around the perimeter of the planning area. Future development within the greenbelt will be limited to recreational uses and open space. Thirdly, the City would prefer to avoid urban street standards adjacent to the Lower Otay Reservoir due to the impact on the rural character of the area. Pedestrians and bicyclists utilizing Wueste Road will be accommodated by a 25 foot wide off-street path and bikeway along the westerly side of Wueste road. The design of this facility envisions a 6 foot decomposed granite pedestrian path and a 8 to 12 foot concrete bike path. Entrance road improvements at the athletes entrance and the boathouse entrance on Wueste Road will consist of left turn pockets and other appropriate traffic control improvements. These requirements are part of the conditions of approval of the OTC SPA Plan. -3- PARKING: Section 3.3.3 Page 12 The actual number of off-street parking spaces provided in the OTC SPA Plan for Phase I is 800 spaces. At buildout the total number of parking spaces will be 1033. Both numbers are considerably in excess of City of Chula Vista or County of San Diego standards. In addition, bicycle parking spaces will be addressed in greater detail in the Precise Plan. TRANSIT: Section 3.3.4 Page 13 Chula Vista Transit will establish a route along Orange Avenue out to the OTC when there is sufficient demand for required bus service. The Precise Plan will address the location of bus shelters. CYCLING ROUTE: Section 3.3.5 Page 13 The cycling routes shown off-site are conceptual and these routes will be studied by the cyclists organization personnel and coaches prior to initiation of training. If these county roads are used by the cyclists, appropriate safety measures will be coordinated with County officials. 3.5 PARKS, OPEN SPACE AND LANDSCAPE CONCEPTS PARKS AND OPEN SPACE: Section 3.5.1 Page 14 It is incorrect to state that the Olympic Training Center will be primarily a facility that is open to the public for spectator/tourist use. The OTC will be a facility used for training athletes in a variety of Olympic sports. The facility will be a training facility for athletes who will utilize the OTC to home their athletic skills for various periods. Some athletes will be in residence for a few weeks of training and others will stay for longer periods of training. Occasionally there will be competitions to determine team members and/or exhibitions in various sports with touring squads for other countries. During the training periods, visitors to the OTC will be provided the opportunity to observe the athletes sharpening their skills and/or engaging in exhibitions. There will be opportunities for community athletic groups to use the facilities when they are available and similarly there will be opportunities when athletes will train at other facilities in the San Diego area such as San Diego State, UCSD, etc. -4- With respect to the outdoor athletic venues on site, these fields and outdoor practice facilities constitute about 82% of the 150 acre site. The term "visual open space" refers to the soccer, baseball, field hockey and other similar practice fields. The public benefits for these outdoor facilities are linked to the benefits of having an Olympic Training Center in San Diego County. The Olympic Path linking the Visitor Center to the southerly tip of the site is the route for trams to carry visitors who prefer to ride on their tour of the facility. An Olympic Training Center is not an appropriate location for public open space. This would conflict with the intended purpose of the facility which is to provide training opportunities for elite U.S. athletes to represent the United States in international competition. A future park is located south of the OTC and public open space will be provided adjacent to Lower Otay Lake and within Salt Creek at the time Eastlake III develops. In addition, a public walking/bicycling trail will be provided along Wueste Road. LANDSCAPE CONTENTS: Section 3.5.2 Page 14 The City of Chula Vista Landscape Manual requires the use of drought-tolerant plant species. Landscaped areas will be irrigated with reclaimed water from Otay Municipal Water District. The landscaping plans will be reviewed at the time of the Precise Plan review. All of the suggestions concerning increased use of trees, fencing and drainage, control have been forwarded to the City's Landscape Architect who will rewew the landscape plan prior to start of construction. IRRIGATION GUIDELINES: Section 3.5.3 Page 15 The OTC SPA Plan will be conditioned to require urban runoff protection facilities and maintenance plan to protect Lower Otay Reservoir. Recommendations received from the City of San Diego Water Utilities Department will be imposed by the City of Chula Vista. The questions concerning impacts to Lower Otay Reservoir from water sports and spectator events should be addressed by the City of San Diego at the time agreements and/or permits for use of the Reservoir are initiated by the San Diego National Sports Training Foundation. The City of Chula Vista city limits does not include the Lower Otay Reservoir. 3.6 GRAPHICS AND SIGNAGE: Page 17 The control of signage will be covered in the Precise Plan. A complete sign plan with colors, materials, lighting and copy will be subject to approval of the Chula Vista Design Review Committee. -5- 3.7 LIGHTING DESIGN GUIDELINES: Page 19 The lighting plan will be subject to detailed review by the Chula Vista Design Review Committee. Zero degree cut-off fixtures will be required to prevent off-site glare. Although, low pressure sodium lighting may be desirable for parking lots and maintenance areas, athletic competition may involve the type of lighting typically used at football, baseball, softball and soccer fields. This will be further evaluated during the Precise Plan review. Limits on hours of operation of the outdoor facilities will be established in the Precise Plan. CHAPTER 4 - PUBLIC FACILITIES: A separate OTC Public Facilities Financing Plan has been prepared and copies were distributed to the County of San Diego on December 18, 1989. The Financing Plan described how the off-site public facilities will be phased and financed. 4.1 STORM DRAIN SYSTEM: Page 21 The OTC Public Facilities Financing Plan includes a summary of the drainage study and describes the storm drainage system to be constructed. Improvement plans describing the drainage system design and flow calculations will be required prior to construction. Off-site mitigation of lost water charges have been worked out with the City of San Diego and will be made conditions of approval. In addition, the OTC will participate in the construction of an urban runoff protection facility for Lower Otay Reservoir and pay into an annual fund for maintenance. 4.2 SEWER SYSTEM: Page 21 A detailed study of the sewage system including flow capacity, design standards, and location and sizing of facilities has been approved for the Eastlake Greens project. This Sewer Monitoring Agreement includes provisions for the temporary diversion of sewage from the OTC into the Telegraph Canyon Trunk Sewer Line. Discussions are proceeding at the present time between City of Chula Vista engineers and City of San Diego Water Utilities Department engineers regarding the design of sewer pump stations, including contingency plans to protect Lower Otay Reservoir. Permanent sewer facilities for OTC will be installed when sewer facilities are extended to Salt Creek. -6- 4.3.2 RECLAIMED WATER: Page 23 The use of reclaimed water will be required as a condition of approval of the SPA Plan, subject to the approval of the County Health Department and Regional Water Quality Control Board. Reclaimed water cannot be used on areas of the OTC that potentially could drain into Lower Otay Reservoir. Ground water protection will be subject to review of the plan by Regional Water Quality Control Board staff. The site plan does place the majority of athletic fields on the west side of the site to maximize the use of reclaimed water for irrigation and to prevent run-off into Lower Otay Reservoir. The reclaimed water lines will be installed in Hunte Parkway and Orange Avenue as part of the off-site public facilities to be provided by the Eastlake Development Company. WPC 7373P -7- CITY OF CHULA VISTA DISCLOSURE STATEt~NT IAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS..I WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. Fhe following information must be disclosed: 1. List the names of all persons having a financial interest in the application. San Diego National Sports Trainin~ Foundation United States Ol~mpic Co~nittee (USOC) City of San Diego List the names of all persons having any ownership interest in the property involved. 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 person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. See attachment 3 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No If yes, please indicate person(s) fined as: "Any individual, firm, copartnership, joint ventu~ fraternal organization, corporation, estate, trust, receiver, syndicate~ Ith!~..an~ any other county, city and county, city, municipality, dj.strict or other kPolitical subdivision, or any other group or combinati. (NOT____~E: Attach additional pages as necessa .~ [ -----7~1 /~_~x_ k-~p.~dre'~ ppliaant/~ate WPC 0701p A-110 ' or type name of applqcant / ATTACHMENT 3 UNITED STATES OLYMPIC COMMITTEE SAN DIEGO NATIONAL SPORTS TRAINING FOUNDATION Mr. Robert H. Helmick, President Councilwoman Gloria D. McColl Mr. Michael Lenard, Vice President Mr. Paul C. Barkley Mr. George Steinbrenner, Vice President Mr. C. Terry Brown Mr. William B. Tutt, Vice President Mr. Malin Burnham Mr. Charles U. Foster, Secretary Mr. Jack W. Davis Dr. LeRoy Walker, Treasurer Mr. Ranney E. Draper Ms. Anita DeFrantz, I0C Representative Mr. Daniel J. Epstein Mr. Baaron Pittenger, Executive Dir. Mr. D. Jay Floyd Mr. Larry McCollum, Director of Mr. Ron L. Fowler Olympic Training Centers Mr. Ernest W. Hahn Mr. Jack F. Grundhoffer Mr. Peter J. Hall Mr. Herb G. Klein Mr. Don M. Koll Dr. Tom C. Kravis Mr. Ron Lane Mr. Carl E. Reichardt Mr. Harold B. Sadler Mr. Don F. Sa~nis Mr. J. Stacey Sullivan Mr. Harry L. S,,mmers Mr. Robert J. Watkins Mr. James H. West Mr. Walter J. Zable City Planning Commission Agenda Item for Meeting of April ll, 1990 Page 1 4. PUBLIC HEARING: Variance ZAV-90-09; request to increase floor area ratio and reduction of side yard requirements at 688 Garrett Avenue - Richard Zogob A. BACKGROUND 1. This item involves a request to increase the floor area ratio from 45% to 55% and 6 ft. encroachment into the northerly side yard Ireducing the setback from 10 ft. to 4 ft.) in order to construct a second story addition which includes two new bedrooms, exercise room, TV room and bathroom. The proposed room addition follows in part the existing perimeter of the house, which is already located within 5 ft. of the side property line. 2. The project is exempt from environmental review as a Class l(e) exemption. B. RECOMMENDATION Adopt a motion to deny ZAV-90-09. C. DISCUSSION Adjacent zoning and land use. North - R-1 - Single family dwellings South - R-1 - Single family dwellings East - R-1 - Single family dwellings West - R-1 - Single family dwellings Existing site characteristics. The subject site is an irregular shaped lot with 91 lineal feet of street frontage and a total area of 7,000 sq. ft. The parcel presently contains a 2,735 sq. ft. single story structure which includes a two car garage on a relatively level terrain. Proposed request. The proposed project consists of the construction of a second story addition over the existing house. The addition includes two bedrooms, exercise room, TV room, bathroom and stairs. Portions of the second story structure and the stairwell would encroach 6 ft. into the required l0 ft. setback. The existing single story structure is already located within 5 ft. of the north property line, but 25 ft. away from the nearest (northerly) structure. However, the proposed addition would encroach to City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 2 within 4 ft. of the side property line. The dwelling addition would increase the floor area from the existing 2,735 sq. ft. (39% FAR) to 3,865 sq. ft. (55% FAR). The Code limits the FAR for single family dwellings to 45% which would translate to 3,150 sq. ft. of floor area for this 7,000 sq. ft. lot. Thus the applicant could add an additional 385 sq. ft. onto the existing house. D. ANALYSIS The FAR limits the dwelling size to a specific bulk and scale relative to the size of the lot. In the case of the R-1 zone, the FAR of 45% sets an ultimate limit to the amount of square footage of floor area which may be constructed to equal 45% of the size of the lot. This standard, along with height and setback restrictions, is designed to allow ample interior residential living space, while at the same time limiting the size and location of structures consistent with the light, air, privacy, and open space standards and aesthetic values which have come to be expected in R-1 single-family residential living environments. Section 19.14.140 of the Municipal Code provides, in part, that "The granting of a variance is...to provide a reasonable use for a parcel of property having unique characteristics by virtue of its size, location, design or topographical features, and its relationship to adjacent or surrounding properties and developments. The purpose of the variance is to bring a particular parcel up to parity with other property in the same zone and vicinity insofar as a reasonable use is concerned, and it is not to grant any special privilege or concession not enjoyed by other properties in the same zone and vicinity..." Since the floor area limitation imposed by the FAR is solely based on the square footage of a particular lot, the only apparent "unique characteristic" or "hardship" which would justify a variance would be a substandard sized lot in comparison to other lots in the same zone and vicinity. In the present case, the 7,000 sq. ft. lot meets the standards for R-1 lots and is substantially the same size as the parcels within the immediate vicinity thus is not unique in this regard. Also, the 45% FAR allows for a total floor area of 3,150 sq. ft., which would appear to provide for the reasonable use of a single family parcel of this size (while the applicant's proposal calls for 3,865 sq. ft.). Finally, with these factors in mind, the very purpose in using a "ratio" is to relate the bulk of structures to the variations in single family lot size typically encountered in the City. The companion request to allow one corner of the dwelling to encroach 6 ft. into the required 10 ft. northerly building side setback also represents a special privilege not enjoyed by other properties in the same zone and vicinity. A 5 ft. encroachment may be justified, however, on the City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 3 basis of the irregular shape of the lot and consistency with the existing setback. This would depend on the evaluation of a specific proposal which is consistent with the FAR and the required variance findings. Thus, it is our conclusion that there is nothing unique about the subject parcel that presents a hardship or prevents the reasonable use of the property under the strict application of the R-1 zone FAR restriction and the established setback, and the granting of the variance would, therefore, represent a special privilege not enjoyed by other properties in the same zone and vicinity. For this reason, we recommend denial of the request based upon the following findings: 1. That a hardship peculiar to the property and not created by any act of the owner exists. Said hardship may include practical difficulties in developing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further, a previous variance can never have set a precedent, for each case must be considered only on its individual merits. There is no hardship peculiar to the property with regard to the FAR since the lot contains 7,000 sq. ft. and this is consistent with the size of other properties in the same zone and vicinity. 2. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors. The parcel can accommodate a dwelling of 3,150 sq. ft. in compliance with the 45% FAR. This represents a reasonable use of a single family parcel of this size, and is significantly larger than the vast majority of dwellings in the same zone and vicinity. 3. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not materially impair the purposes of this chapter or the public interest. The granting of the variance would result in greater dwelling bulk on this lot relative to that existing or achievable on surrounding lots, and thus would result in a proportionately greater impingement on the light, air and privacy of adjoining properties. City Planning Commission Agenda Items for Meeting of April ll, 1990 Page 4 4. That the authorizing of such variance will not adversely affect the General Plan of the City or the adopted plan of any governmental agency. The granting of the variance is not consistent with City policies for light, air, privacy and open space in established single family areas. WPC 7444P/O426P PL. .... j I ~m~ PROJECT ARE m I m I ST. / CITY OF CHULA VISTA DISCLOSURE STATEMENT IAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLiCATiONS I 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. Richard G. Zogob Elizabeth A. Zogob List the names of all persons having any ownership interest in the property involved. Richard G. Zogob Elizabeth A. Zogob 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. N/A 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 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes X No If yes, please indicate person{s) Sold my office building at 315 ~ AJj~__~ ~ a zs a (Person is defined as: "Any individual, firm, copartnership, joint ven~ I~ club, fraternal organization, corporation, estate, t~ye~ syndicatej Ith?..and any other county, city and county, city, munici~~%rict or othe~ Ipolitical subdivision, or any other group or l m~>,ination acting as a unit." · -- . // ~ ,~ ~ , {NUTE. Attach additional pages as necessaKy. //~). () ~ /'x /% ' kil~ ./) '~ 1/9/90 S ~ature 0f~pp~/date WPC 070IP ~ ,~,~. ~,~ A llO ~ ' '3 ~' ~l~ ' P~ nt or type name of appiicant City Planning Commission Agenda Item for Meeting of April 11, 1990 Page 1 5. WRITTEN COMMUNICATION: Southwest Redevelopment Project A. BACKGROUND At its meeting of November 2, 1989, the Redevelopment Agency approved a contract for redevelopment consultant services with Rosenow Spevacek Group, Inc. (RSG) and directed staff to begin the process of identifying potential redevelopment project areas in the City's southwest area. Under its contract with the Agency and in conjunction with the City Planning Department and Community Development Department, RSG has proposed a new redevelopment project area that would include much of the City's older commercial/industrial corridors that are now outside redevelopment boundaries. Locator maps showing the proposed redevelopment area are attached (Exhibits A, 1-3). At its March 15, 1990 meeting, the Agency referred this item to the Montgomery Planning Committee for consideration. The Committee is studying the proposal and to make recommendations to the Agency on April 4, 1990. This report is brought to the Planning Commission for comments and recommendations to the Agency. A1 so attached are maps showing the existing survey area (Exhibit B), and the RSG schedule for project area adoption (Exhibit C). B. RECOMMENDATION That the Commission accept the report and make recommendations regarding the proposed redevelopment area for communication to the Redevelopment Agency. C. DISCUSSION January 1, 1990 marked the four-year anniversary of the Montgomery annexation to the City of Chula Vista. As a condition of that annexation, the City agreed not to undertake redevelopment efforts in the annexed area for four years. With this prohibition expired, staff and RSG have been developing plans to include in a new redevelopment project area blighted sections of the City's southwest area, both inside and outside the Montgomery annexation. Creation of this new redevelopment project area is envisioned to accomplish four major objectives: 1) to give the City greater flexibility in the delivery of services; 2) to upgrade public facilities and infrastructure; 3) to aid in the redevelopment of areas now impeded by blighting conditions, such as difficult lot configuration and poor mixes of land use; and 4) to retain the tax revenues to be generated by these areas to fund these improvements. City Planning Commission Agenda Items for Meeting of April 11, 1990 Page 2 Agency staff, the Planning Department staff assigned to Montgomery, and representatives of RSG have toured the identified areas on several occasions. Though the area is dispersed and contains different areas with different problems, generally speaking, the identified areas developed in a haphazard fashion over the past 50 years at a time when City and County development restrictions and guidelines were much different than they are today. In the Montgomery annexation area, development was particularly haphazard because of the lack of supervision by County planning authorities. Process This report is the Commission's opportunity to review work done to date on the new redevelopment project area and to make recommendations at the beginning of the redevelopment project area adoption process. The schedule for adopting the new project area would include the following key activities {see Exhibit C for a complete schedule): Preparation and submission of the Preliminary Plan to the Montgomery Planning Committee, City Planning Commission, and Redevelopment Agency Target date: May 15, 1990 - Preparation of Draft EIR and Notification to Taxing Agencies {May-June) - Formation of Project Area Committee {April) and affirmation of the PAC by the City Council (June 22). - Fiscal Review by Taxing Agencies (July-September) - Adoption of Final EIR by the Montgomery Planning Committee and the City Planning Commission and approval of recommendation on the Redevelopment Plan (October 24) - Joint Public Hearing of City Council and Agency on final EIR and Redevelopment Plan {November 13). - First reading of Ordinance (November 20) Upon authorization by the Redevelopment Agency, the consultant will begin writing the preliminary plan for the redevelopment project area. This preliminary plan will be developed in concert with the City's Planning and Community Development Departments and will define on a parcel-by-parcel basis the proposed project area. Also included in the preliminary plan will be the goals and objectives of the Redevelopment Agency for the project area. City Planning Commission Agenda Items for Meeting of April 11, 1990 Page 3 One of the proposed areas for inclusion in the new project area is located along Main Street and lies outside the current Survey Area boundaries Isee Exhibit A-2). Inclusion of this area in the Redevelopment Plan will require expansion of the Survey Area. The City's existing Survey Area currently includes everything west of Second Avenue (map attached as Exhibit B). Survey Area adoption does not require public hearing or notification and simply defines the area within which Redevelopment Projects may be located. If the Committee, Commission and Agency concur with the inclusion of this area in the proposed project area, a resolution will be prepared for adoption of an expanded Survey Area by the City Council. Issue of Condemnation Members of the Agency have expressed particular concern about the potential effect of condemnation on homeowners within any new redevelopment project area. RSG has been specifically directed to consider, and mitigate, possible negative impacts of condemnation when designing the new project area. An effort has been made to draw the boundaries of the proposed project area in such a way as to exclude private homes. However, in certain areas, for example, in the West Fairfield area south of Palomar and west of Interstate 5, successful redevelopment would require that mixed industrial and residential land uses be included and addressed. In order to redevelop these areas it may be necessary to consider the use of condemnation powers to remove non-conforming industrial or, in some cases, residential land uses. When adopting the Redevelopment Plan, it is possible for the Agency to limit condemnation powers. Staff recommends that the power of condemnation be incorporated into the plan with the recognition that any consideration of the use of that power must come before the Agency on a property by property basis. Conclusion This report is to keep the Commission informed about staff progress on the new redevelopment project area and for the Commission to make recommendations about the boundaries of the new project area and the goals of the redevelopment process for communication to the Redevelopment Agency. Fiscal Impact If the Southwest Redevelopment Project Area is adopted in accordance with the attached schedule, the Agency will begin receiving tax increment revenues in December 1991. WPC 4403H N PROPOSED?EDEVEI' OPMENT AREA _~ ~NOT INCLUDED IN REDEVELOPMENT AREA L.~OUTSIDE EXISTING SURVEY AREA- ¢~ uF CHULA Vlb~'l'A CI~' OF -- CHULA VISTA - -- Exhibit B t DATE: February 1, 1990 TO: Chris Salomone, Community Development Director City of Chula Vista Frank J. Spevacek, F~SG ~ FROM: Suzan Kelley, RSC.~ SUBJECT: ATTACHED ADOPTION SCHEDULE - SOUTH CITY REDEVELOPMENT PROJECT Attached you will find a schedule for the adoption of the redevelopment plan for the South City Redevelopment Project. In preparing this schedule we have coordinated meeting dates and potential study session dates with Lance Abbott. This schedule calls for the plan adoption activities to be initiated on February 20th, and for the final public hearings to occur in November of this year. This schedule would result in using the 1990-91 assessment roll as the base year roll for the project area and receipt of the first tax increment revenue in December of 1991. As we discussed at our meeting last week, the next initial steps are as follows: o Establishing a workshop date with the City Council to review the proposed project area boundaries and potential scope of the proposed Redevelopment Project. o Discussions with property owners, business owners, and business leaders along the Broadway corridor to determine their receptiveness or opposition to including their properties in a project area. o Discussions with the City's planning staff to ascertain their final perspectives on the project area boundary proposal. ~Jnfortunately to achieve the November public hearing date we must initiate the process m February. In order to accomplish this we stand ready to assist you in these activities as may be needed. Please do not hesitate to contact either Suzan or me if you should have any questions regarding this schedule or the upcoming activities. Enclosed you will also find copies of Disposition and Development Agreements between the Price Club and various Redevelopment Agencies. I hope they will be of use to you. Attachments