HomeMy WebLinkAboutPlanning Comm Reports/1989/11/08 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, November 8, 1989 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of September 27 and October 25, 1989
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: PCM-90-04: Consideration to change the name of the
westerly segment of Ridgeback Road to Terra Nova
Drive - City Initiated (Continued from 10-11-89)
2. PUBLIC HEARING: Draft Environmental Impact Report EIR-89-1, Otay
Valley Road Widening (Continued from 10-11-89)
3. PUBLIC HEARING: PCZ-90-E and PCZ-90-F: Consideration of rezoning and
prezoning to C-O-P of approximately 32 acres within
and adjacent to the Medical Center complex at 730-751
Medical Center Court - Community Hospital of Chula Vista/
Vista Hill Foundation
4. Consideration of Final Environmental Impact Report EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center (Continued from 10-25-89)
5. Consideration of CEQA Findings and Statement of Overriding Considerations
EIR-89-9, General Development Plan for EastLake III/
Olympic Training Center (Continued from 10-25-89)
6. Consideration of Mitigation Monitoring Program for EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center (Continued from 10-25-89)
7. PUBLIC HEARING: PCM-89-18 and GPA-90-05: Consideration of EastLake III
General Plan Amendment, Planned Community Zone, General
Development Plan for EastLake III/Olympic Training Center
located on the westerly side of Upper and Lower Otay
Reservoirs - EastLake Development Company
(Continued from 10-25-89)
AGENDA -2- November 8, 1989
8. PUBLIC HEARING: PCS-89-14 and P-90-1: Consideration of a tentative
subdivision map and precise plan for Terra Nova,
Chula Vista Tract 89-14, located on the north side
of East 'H' Street between Hidden Vista Drive and
Ridgeback Road - Brehm Communities
9. PUBLIC HEARING: Conditional Use Permit PCC-90-13: Request to add 180
social memberships at the San Diego Country Club,
88 'L' Street - San Diego Country Club
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to the Study Session Meeting of November 15, 1989
at 5:00 p.m. in Conference Rooms 2 & 3
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page 1
1. PUBLIC HEARING: PCM-90-04: Consideration to change the name of the
Westerly segment of Ridgeback Road to Terra Nova Dr~w
- City Initiated (continued from 10-11-89)
A. BACKGROUND
This item was continued from the meeting of October ll, 1989, at the
request of the Commission in order for staff to return with a discussion
of City Policy with respect to using different names for the "same" street
on either side of an intersection. We are recommending an additional
three week continuance to address this issue.
B. RECOt~MENDATION
Adopt a motion to continue PCM-90-04 to the meeting of November 29, 1989.
WPC 6883P
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page 1
2. PUBLIC HEARING: Draft EIR 89-1: Otay Valley Road
Widenin~
A. BACKGROUND
The purpose of the Environmental Impact Report on the
Otay Valley Road Widening Project is to analyze the
environmental and social consequences of widening the
existing two lane Otay Valley Road to a six lane prime
arterial. This EIR has been prepared in accordance with the
criteria, standards and procedures listed below.
-The California Environmental Quality Act of 1970
(CEQA), as amended (Public Resources Code, Sections
21000 et. seq.);
-The State CEQA Guidelines (california Administrative
Code, Sections 15000 et. seq.);
-The Environmental Review Procedures of the city of
Chula vista; and
-The regulations and procedures of the California
Department of Fish and Game. In case of conflict, the
City of Chula Vista's requirements will prevail.
In accordance with Section 15367 of CEQA Guidelines,
the city of chula Vista has been designated the Lead Agency
and, as such, has the principal responsibility for
processing the project in compliance with CEQA requirements.
The California Department of Fish and Game is a Responsible
Agency, and will be processing a Streambed Alteration
Agreement for the modifications to the Otay River Valley
east of Maxwell Road necessitated by the road widening
project.
The proposed project will also require a Section 404
Permit from the U.S. Army Corps of Engineers because
construction of the southern slopes at the eastern end of
the project will require fill in wetland areas adjacent to
the Otay River. The U.S. Army Corps of Engineers will be
responsible for preparing and processing any federal
environmental review documents that are required.
The Draft EIR on the Otay Valley Road widening was
issued for public review on August 21, 1989. The State
Clearinghouse review was completed on ~ber 13, 1989 and the
city's comment period will conclude with the closing of this
public hearing.
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page 2
B. RECOM~ENDATION
Take any testimony relevant to the EIR and close the
public hearing. The Final EIR and project consideration
will be scheduled for a future Planning Commission meeting.
C. PROJECT DESCRIPTION
Otay Valley Road is proposed to be widened from Interstate
805 to the eastern city boundary. This portion of Otay
Valley Road is approximately 8,800 linear feet and traverses
properties within the city of Chula Vista's Otay Valley Road
Redevelopment Area. The County of San Diego is located
adjacent to and east of the project, and City of San Diego
incorporated areas are between 750 and 3,900 feet south of
the proposed project.
The proposed project entails widening Otay Valley Road
to a six-lane prime arterial within a 128 foot right-of-way.
The roadway will have a design speed of 55 miles per hour.
Project elements include a 16 foot landscaped median, six 12
foot driving lanes, two 8 foot emergency parking lanes, and
12 feet behind each shoulder curb for sidewalks,
landscaping, and utilities.
Paseo Ranchero will intersect with Otay Valley Road at
a point near the incorporated city limits. The design of
the eastern portion of Otay Valley Road would accommodate
numerous future alignments of Paseo Ranchero.
The proposed road widening will occur in two phases.
Construction of Otay Valley Road from 1-805 to Nirvana is
expected to begin in 1990 and will require approximately six
months to complete. East of Nirvana, the widening of Otay
Valley Road will occur in conjunction with future
development needs and available financing. It is
anticipated that Phase II will be constructed within five
years of Phase I completion.
D. ANALYSIS
The Executive Summary from the EIR is attached as
Exhibit A. This table provides a summary of the potential
impacts and the mitigation measures necessary to reduce
impacts to a less-than-significant level.
E. COMMENTS ON THE EIR
The comments that have been received to date are
attached as Exhibit B. The Resource Conservation Committee
met on October 23, 1989. The Committee recommended that the
Planning Commission find the EIR adequate.
RP:sc
~.~ z z z
~, ~ ~ ~!~ ,~ Bu...,e#, Tmneg~rtaflen and ~lng Agen~
em or a n d u m
~ ,OctOber 13, 1989
,~ , sTATE CLE~ING~OUSE
~ N.., 11-SD-805
3.5-3.9
D~AIT,N~NTO~ITRANf~OITA~OM
DEIR fo~ the 0ray Valley Road
~idenin~ Project - ~CH 890~3QQ4
T~e proposed widening of Otay Valley Road to 6-lanes will neces-
sitate the widening of that road through the Interstate Route 805
interchange and the widening of the ramps. ALSO, a feasibility
study will be needed for the provision of adequate left-turn
storage a= the interchange. Restriping the existing four-lane
section =o provide for two left turns does not meet cal~rans
s~andards and will not provide enough storage.
Our contact person for interstate 805 a~ otay Valley Road is Mike
McManus, ProjeCt Manager, Local Funded Projects, (619) ~37-7491.
City Planning Commission Page 1
Agenda Item for Meeting of November 8, 1989
3. PUBLIC HEARING: pCZ-90-E and PCZ-90-F: Consideration of rezonin~
~ - ~- 32 acres within and a_d_o~tc~nt.~?.+th~
~-ic~'e~ter ourt -
ion
A. BACKGROUND
The proposal involves (1) a rezoning of 22 acres representing the Community Hospital
and Vista Hill Hospital facilities at 730 and 751 Medical Center Court from R-1-H
(single-family/hillside district) to C-O-P (commercial office/precise plan), and (2)
a prezoning of l0 acres of presently vacant, unincorporated property directly to the
east of Community Hospital to C-O-P. The 10-acre site is presently zoned county A70
(limited agriculture).
The Environmental Review Coordinator has determined that (1) the rezoning is exempt
from environmental review under Section 15301 of the CEQA Guidelines, and (2) the
prezoning has been addressed by the Environmental Impact Report for Sunbow II,
EIR-88-1, which was certified by the Commission on September 27, 1989.
Consequently, no further environmental review is necessary.
B. RECOMMENDATION
Adopt a motion recommending that the City Council rezone/prezone 32 acres to C-D-P
as shown on Exhibit A.
C. DISCUSSION
The 22-acre area represents the majority of the Medical Center complex and is
developed with the facilities of Community Hospital and Vista Hill Hospital. The
adjacent 10-acre site is presently vacant and owned by Community Hospital. Both
areas are shown as Public/Quasi-Public on the adopted General Plan Update.
e rD erties include the westerly portion of the Medical
The areas surrounding th P ,P~ ~ n ~ ~n ~ cuwnlus ~unior high school site to
Center complex which ~s zoneo~,~u7~ ~ %~Z~Z~e ~p U~date and areas to the
the north which is designated YUD/lC/~UaSl-YUO~ u. ~ ~ ,
south and east which are designated for Residential Low-Medium (3-6 du/ac) and
Medium (6-11 du/ac) on the G.P. Update and Sunbow II General Development Plan.
The proposed rezoning from R-1-H to C-O-P is consistent with the present use of the
property and the zoning on the balance of the Medical Center complex. The prezoning
consistent with the intended use of the 10-acre site as an easterly
to C-O-P is ................ x. Both roposals are also consistent with
expansion of the Meo~ca~ u~.~:- ~,,,~le P
the General Plan Update and the Sunbow II General Development Plan.
For these reasons, we are recommending approval of the requests.
WPC 6891P
4.4 AC
3TATISTiCAL SUMMARY
~s ~ro ~s ~ POTENTIAL FIRE STATION
SUNBOW
' PI~I~I~:
To c..o.p
5.5 ~
C'O'P
C-O:F
R-S-4
(COUNTY) PROJECT AREA
VAC.
VAC. ~
SITE LOCATION
COMMUNITY HOSPITAL OF CHULA VISTA SITE
Rezone Application
SITE LOCATION
coMMu.~¥ .os,~^, o~ ¢.u~^ v~s~^ ,.o,~.~¥ ~ ~
PreZone Application ~'~
AERIAL
COMMUNITY HOSPITAL OF CHULA VISTA SITE
IERRA
Rezone Application
AERIAL
COMMUNITY HOSPITAL OF CHULA VISTA PROPERTY
Prezone Application
III
~-'~- Otay County
' t~' Disposal Area
~LOCATOR
16.0 AC
63 DU
R-M
4.4 AC
R-LM
84 DU
R-LM ~ ~.~ AC .-
- - 50.0 AC
240 DU
STATISTICAL SUMMARY
%
~. ~o_~ ADJACENT
~-~ -~ .... PROJECT ACTIVITY
R-LM
R-M
R-LM
P
~' ~-~ ADJACENT
~r-~-~A~ ~'~ PROJECT ACTIVITY
SUNBOW ~
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
~COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
l. List the names of all persons having a financial interest in the application.
COMMUNITY HOSPITAL OF CHULA VISTA, -- -~
a nonprofit California corporation
List the names of all persons having any ownership interest in the.property involved.
COMMUNITY HOSpitAL OF CHULA VISTA,
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' "A"
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No × If yes, please indicate person(s)
~~ defi~ed as: ."Any ~ndiv!dua~, firm, copartnership, joint venture a '
)~l ~)ub, rr~terna! organization, corporation, es~
)~n~s an~ any o~ner county cit~ an~ .... · .... -~~~,v.~r? syndicate,
[poTftical subdiws~on, or ~yothJr g~up~"~Y~mb~onm~j~ajjt~'undi~rict or other
(NOTE: Attach additional pages as necessary.) //~/~ ~AC~ o~i
Jame~ $~e~ne, Chairman Dean ~chol~, ~.D.
C. a. Campbell ElizaBeth A. ~alligau
Mitchell Ko,elf (pass president) President o~ the ~ed~cal $~aff
~e~er Ells~or~h James ~augh
''F~NANCE'~MMITTEE
~lizabeth A. Ca11~an, Chairman C.R. Campbell
Thomas A. Clarkson Jack Ku~a
David P. ~ilson
David Allen~ Chairman Doro:hy
Hi~chell Koteff' Rose Pa~ek
Larry 'Pautler Rober~ Santos
Gregory Smith
the Executive Co~tttee
'JoINT'coNFERENCE COMHITTEE
~oatd and Hedlcal S~a[f 0~f~cer~
''NOHiNATINC ¢OMMITT£E
Mitchell Koteff, Chalrman El~zabe=h A. Gallisan
Dorothy Helm
Attachment
Eoard of DtrectOrs;'¢oe=~unitY'R°~Ptt,*l'df'Chul~,'Vtst~'='Aa~gst'22i 1989
''Office '?omc
Peter Ellsworch (Doris) 541-4000 224-1416
Chief Executive Officer
Sharp HealthCare
3131 Beraer Ave., !100
San Diego 92123
Resz 821 Golden Park Ave.
Sa~ Diego 91106 . .
Po James StJerne (Alma) 26~-659A ~0-9200
Real Estate Broker, E & S Proper~ies
3642 Filly Lane
Bonita 92002
Dean Echols, H.D. (Avery) 627-2521
Physician
7 Crests ~ay
Chula Vista 92010
C. R. Campbell (vidover) a21-1541
Retired, Corporation Director, Public A£fairs,
Rchr Industries, 29 years. Director of
Comunity Relations, Otay~ater D/strict - .511yeara
838 Coriander Court
Chula Vista 92010
SECRETAR¥-TREASb'RER
HiSS Elizabeth A. Ga11~gen ,, ~20-3739
Retired, IBH Systems Engine~
166 I Street
Chula Vista 92010
OTHER.DIRECTORS
Dsvid Allen (Penny) 420--686~ &21-0868
Attorney, Law Offices of A;herton & 'Allen
~45 P $~reet
200 To,me Centre Professiona~
Chula ¥is~a 92010
Res: 666 Mariposa
Chula Vista 92011
Thomas A. Clerkson (Fran) 127-7771
Retired, President/Terra Title
303 Hlll:op Drive
Chula Vista 92010
Ja~a ~au~h 238-026~
Inves~en~ }~nageman~
Da~e Street
P, O, Box 1271
San Dleso 92112
Ee~; 887 Golden park Ave.
San Diego 92106
Dorothy Helm (Jack) &79-8421
Retired, OfficeH~nager
1872 Butternut ~ollow Lane
Bonita 92002
Nltchell Ko,elf (Beatrice-nickname "Baa") 670-2222
Otay ~a~er Dis~ric~
' ~" '~ 1059~ Jamacha Blvd
Sprin~ Valley
Ees~ 17 Cen~er S~ree~
Chula Vista 92010
Jack Ku=a ~a=la) 427-~011 122-6097
~residen=
~e Paul Miller Company
272 Church Ave~ See 4
~ula Vista 92010
Ees~ 59 K Scree~
vista
Rose Patak (patrick) 232-2008 ~89-8641
Presidan=
U~iced Enterprises, Inc.
1007 Fifth Ave
San Dieto 92101
Res: Lake ~elix Drive ~3
La Mesa 920tl
126-0935
Larry Pau~ler (~ilda) .
Pas~ Direc=or, ReSional Office of Civilian
~npo~er, DeparCmem~ of =ha Na~
126 Guava
Chula Vis~a 92010
Rober~ San=oa ~rti) ~21-0127 A~6-2121
president
Easy.kc Developmen= C~pany
~00 Lane Ave-Suite 100
~ula Vista 92103
Res:1888 Cas~ellana Road
La Jolla 92037
Wal=er H. Shaw, H.D. ~ria) ~21-5577 267-36t0
~neral Surgeon
7~0 Medical Center Court, Sui=e 6
~ula Via=a 92010
Res: 3900 Palm ~ive
Znterniat/Caatroenterologist
7~0 Y, edica~ Centero Sta ~2
Chula Vista 92010
lea: ~755 SuRnT~lev~ive
Bonita 92002
Grego~ s~ch.(~tS~) 259-2900 ~S6-0225
?residen~
~Id~n ~pan7 of Ban
11971 E1 ~m~o
Suite 200
San Diezo 92130
~es~ 523~ ~ Cresen~a
~. O. Box 2~86
~ancho Santa ?e 92067 '
David "Bud" Wilson (Sandra) 122-61~3
president
~lson/~x
~ula Vista 92010
Real ~li2 Crests Verde
Bonita 92002 "**.
EX OI~ICIO NOH-VOTI~G KIDIBEP, S FOR 1989
Dou$1as Pelenschat. ~.D. (Judy) &21-7985
Vice Chief of StAff
754 Bedtcal Canter Court
Scs 202
Chula Vista 92010
Grace Gronvold (Widov) ~! 122-9110
Auxllia~ President **
157 In~opah
~ula Vista 92010
CITY OF CHULA VISTA
DISCLOSURE STATE~NT
~PLI~A~'S'STATEMENT OF DISCLOSURE OF CERTAIN ~W~'E~S~iP INTERESTS ON'ALL APPLICATZONS!
IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
~OMMX$$IO~,,AND ALL OTHER OFFICIAL BOOIES,
The Following i~ormatton must be disclosed:
I, List the names of all persons having a financial interest in the appltoatlon.
VISTA HILL FOUNDATION
List the names of all persons having any ownership interest in the property involved.
VISTA HILL FOUNDATION
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of a11 individuals owning mo~e than 10% of the shares in the corporation
or owning any partnership interest in the partnership,
VISTA HILL FOUNDATION
3. If any person ldentitled pursuant to (1) above is a non-profit organization or a
trust, ltst the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor oi' the trust.
PL~IAS~I S~l~ ATTACHED SHH~ITS
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. .deft.ned. as: ."Any fn. dtvidual, firm, copartnership, joint venture, association,
{social c~ue, fraternal organization, corporation, estate, trust, receiver, syndicate,
Ithis and any other county, city and county, city, municipality, district or otherm
Ipoltttcal subdtvl.ston, or any other group or comblnat4?n acting as a unit."
(NOTE; Attach additional pages as necessary.) , ~/ . · ,/ ,,
Signature of appl Icaq~Td~l~e"
~C 0701P PAUL W. WRIGHT
A-IlO ~rlnt or tYpe name o~ appllcan~
VISTA HILL FOUNDATION
BOARD OF DIRECTORS - ROSTER
OCTOBER, 1989
TITLE NAME. ADDRESS. PHONE SPOUS~
President and RONALD E. FICKLE
Chief Executive Officer ~
10313 Ridgewater Lane
San Diego, CA 92131
(619) 566-7576
Office;
3420 Camino Del Rio North
Suite 100
San Diego, CA 92108
(619) 563-1770
Chairman of the Board JOHN D. ROBUCK, M.D. Lynn
of Directors Residencg;
11414 Rocoso Road
Lakeside, CA 92040
(619) 443-8377
Vice Chairman of the STANLEY R. SCHOEN, J.D. * Juliet
Board of Directors Resident:
535 Ocean Ave., Apt. 6-A
Santa Monica, CA 90402
(213) 395-8602
Office:
10850 Wilshire Blvd.
Suite 800
Los Angeles, CA 90024
(213) 474-1234
Treasurer ROBERT P. GRAHAM Barbara
Residene~;
3415 Julian Avenue
Long Beach, CA 90808
(213) 431-2808
Offic~;
R. P. Graham & Associates
6700 E. Pacific Coast Highway
Suite 100
Long Beach, CA 90803-4212
(213) 594-8842
· Mail to Home Address
· TITLE NAME. ADDRESS. PHONF, SPOUSE
Secretary ROBERT F. HEILBRON, D.H.L. Bea
Chairman Emeritus Residence:
3161 First Avenue, 2-S
San Diego, CA 92103
(619) 298-3262
Director ANTHONY ANEWALT Maggie
Residence:
7704 Whitefield Place
La Jolla, CA 92037
(619) 459-6514
Office;
Hotelfldss and Anewalt
1400 Fifth Avenue
San Diego, CA 92101
(619) 239-8111
Director JAMES S. BROWN Barbara
Residence;
3520 Kellogg Way
San Diego, CA 92106
(619) 222-3995
Office;
BSD BANCORP, INC.
225 Broadway
San Diego, CA 92106
(619) 237-5364
Director KEITH S. DITMAN, M.D.
Residence:
1463 Claridge Drive
Beverly Hills, CA 90210
(213) 278-7111
Office;
435 N. Roxbury Drive, No. 406
Beverly Hills, CA 90210-4315
(213) 271-3104
Director VICTOR Y. LINDBLADE, M.D. Thelma
Residence;
2540 Jackson Street
San Diego, CA 92110
(619) 296-4577
Director HAROLD E. HOWARD, JR. * Barbara
40 Cypress Way
Rolling Hills, CA 90274
(213) 377-8876
TITLE NAME. ADDRESS. PHONE, ~
Director JAMg.q J. MELFI, JR. Christs
Residence:
1523 San Carlos, S.W.
Albuquerque, NM 87104
(505) 842-8945
Office;
Reserve Industries Corporation
20 First Pl~% Suite 308
Albuquerque, NM 87102
(505) 247-2384
Director WILLIAM J. NYDAM, CPA, MBA Dorothy
Residence:
1523 Rancho Encinitas Drive
Olivehain, CA 92024
(619) 756-0353
Office;
Senior Vice President, Finance
American Healthcare Systems
12760 High Bluff Drive, #250
San Diego, CA 92130-2019
(619) 481-2727
FAX (619) 481-8919
Director ROBERT THORN, J.D.* Bettie Lu
Residenc~;
9440 Mesa Vista Drive
La Mesa, CA 92041
(619) 469-3287
Office:
United States International University
10455 Pomerado Road
San Diego, CA 92131
(619) 6934767
Director BURTON C. TIFFANY, Ed.D. Ruth
Residenc~;
2932 Bonita Mesa Road
Bonita, CA 92002
(619) 479-7798
TrrLE' NAME. DDRESS. PHONE,
Dir<~r LEON J. F~N, M.D. Davo~
~-Officio CMef of ~e M~i~ S~f
~STA ~ ,L HOSP~
7~ M~i~ Cen~r Cou~
Chula Vista, CA 92010
(619) 421-6~
27~ ~d~ R~, gA
S~ Diego, CA 92123
(619) 565-11~ or 469-2191
Dir~r ~C E. S~G, M.D.
Ex-Officio C~ef of ~e M~i~ S~f
~A ~STA HOSP~
7850 Vista ~I1 Ave.
S~ Diego, CA 92123
(619) 694-83~
Offi~:
7~ Cl~emont Me~ Blvd.
S~ Diego, CA 92111
(619) 26g-54~
Dir~r L~L~ DOLDE William
Emeritus Resident;
~1 C~del~a Rd., N.W.
Albuquerque, ~ 87107
(505)
Dir~tor ~LI~ E. SPICER
Alma
Emeritus Resident;
1345 ~ne Gain Way
~i~ City, OR 9750~
(50~) 82~1050
October 4, 1989
ADDITIONAL OFFICERS
VISTA HILL FOUNDATION
3420 Camino del Rio North, #100
San Diego, CA 92108
(619) 563-1770
TITLE NAME. ADDR~.~$. PHONE ~
Senior Vice President ROBERT A. MOORE, M.D. Joanne
Clinical Affairs 5412 Caminito Herminia
Ia Jolla, CA 92037
(619) 274-3684
Senior Vice President GREGORY R. ZINSER Cheri
Finance 3385 Willazd Street
San Diego, CA 92122
(619) 453-7119
Vice President PAUL WRIGHT Gale
Non-Hospital Operations 9275 Fletcher Drive
la Mesa, CA 92041
(619) 697-9833
Vice President EUGENIE NEWTON
Human Resources 3265 Erie Street
San Diego, CA 92117
(619) 276-4044
October 4, 1989
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page 1
4. Consideration of Final EIR-89-9 EastLake III/Olympic Training Center
RECOMMENDATION
Certify that EIR-89-9 has been prepared in compliance with CEQA, the
Environmental Procedures of the City of Chula Vista and that the Planning
Commission has reviewed and will consider the information in the Final EIR
as it reaches a decision on the project.
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page I
5. Consideration of CEQA Findings and Statement of Overriding Consideration~
EIR-89-9, General Development Plan for EastLake III/Olympic Training Center
BACKGROUND
Attached are the Candidate CEQA Findings for the EastLake III/Olympic Training
Center project. They conclude that all project impacts can be mitigated to
a level below that of significance with the exception of air quality because
the development is not included in the San Diego Air Quality Attainment Plan.
RECOMMENDATION
Adopt the attached CEQA Findings and Statement of Overriding Considerations.
EASTLAKE III/OLYMPIC TRAINING CENTER
EIR-89-9
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
OCTOBER 1989
OCT i9~'S9 i~:i4 ~ERCE*
P.~
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 the Final
Supplemental EIR, including the Addendum thereto, for the proposed EastLake
III/Olympic Training Center General Development Plan and Pre-zone and Annexation
(SCH #89080929) and all documents, maps, and illustrations listed in Section VII of these
findings. The project's discretionary actions include the following:
1) Pre-zoning to a planned commun/ty zone
2) Annexation of EastLake III, EastLake Trails, and the Olympic Training Center
site from the County of San Diego to the City of Chula Vista, consistent with
the adopted Sphere of Influence of the City
3) Approval of a General Plan Amendment for all portions of EastLake I~I but the
Olympic Training Center, which was approved by the City in the General Plan
Update
4) Detachment of the Olympic Training Center site from the Department of
Forestry's Rural Fire Protection District as part of the LAFCO "Olympic Site
Reorganization" RO89-9 application and transfer of fire protection
responsibility to the City of Chula Vista
5) Adoption of a General Development Plan
The project site consists of two parcels which comprise the easternmost
property within the EastLake Planned Community. Implementation of the project as
proposed would result in a mixture of residential, commercial, circulation, recreational,
educational, and open space land uses and an Olympic Training Center complex with
support uses. The EastLake III project consists primarily of two residential developments
(EastLake Woods and EastLake Vistas) and an expansion of the EastLake Business Center.
The project includes sites for necessary public facilities including two cornmunity parks, a
junior high school, and an elementary school.
The project originally proposed residential development on 438.1 acres divided
among low density (704 dwelling units/234.8 acres), low/medium density (837 dwelling
units/171.6 acres), medium density (217 dwelling units/21.7 acres), and high density
(250 dwelling units/10 acres). Non-residential uses, as originally proposed, included
retail (15 acres), visitor (30.8 acres), research and limited manufacturing (91.5 acres),
open space/other (221.3 acres), public/quasi public (175 acres), and parks and recreation
(58.4 acres) uses.
Environmentally superior Alternative E was created through various preliminary.
reviews during preparation of the SEIR. This alternative proposes low density (446
dwelling units/148.8 acres), low/medium density (1212 dwelling units/236.3 acres), and
h!g.h density (350 dwelling units/14 acres) residential land uses and retail (15 acres),
ms~tor (30.8 acres), research and limited manufacturing (91.5 acres), public/quasi public
(175 acres), parks and recreation (58.4 acres), and open space/other (260.3 acres) non-
residential land uses in a slightly different configuration than originally proposed. The
junior high and elementary school sites are relocated, and the Olympic Training Center
(public/quasi public designation) remains as originally proposed.
The following findings are applicable to the project as revised and analyzed as
Alternative E in the SEIR and to the refinement of that alternative (Alternative E-i) 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.
II. CITY OF CHULA VISTA FINDINGS
1) The City of Chula Vista, having reviewed and considered the information
contained in the Final EIR for the EastLake Greens Sectional Planning Area
(SPA) Plan and EastLake Trails Pre-zone and Annexation 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 Ievels 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 resideuts is
maintained while growth occnrs. That quality of life is also important to those who wish to
develop within the City. Implementation of the Threshold/Standards pro,am 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 rditigate or
avoid environmental effects. The I 1 issues addressed in the Threshold/Standards are
discussed in sections BI, IV, V, AND VI below.
s,s] 19 'S'R 15:1~ ~ER,ZE~
P.W
III. SIGNIFICANT, UNMITIGABLE IMpACI'S
1) Air Q.~ty
Imoact
Development of the EastLake III and Olympic Training Center sites will result
in contributions to the cumulative impact on regional air quality. The project will result in
long-term emissions of air pollutants from both stationary and mobile sources. Stationary
source pollutant emJssions include those generated by the consumption of natural gas and
electricity and by the burning of wood in residential fireplaces. Vehicle travel associated
with the project would generate mobile source emissions, including carbon monoxide,
nitrogen oxides, and hydrocarbons. The project as proposed would generate
approximately 142 tons per year of hydrocarbons, an important precursor to
photochemical smog.
Alternative E-1 proposes a. land use and density similar to the General Plan
Update designations, proposing only 16 more units than the target of the General Plan.
This would result in a lesser degree of cumulative regional impact than the General
Development Plan (which proposes 49 moro units than the General Plan target number of
units) but does not reduce the impact to below a level of significance. Hydrocarbon
emissions under Alternative E-1 would be reduced to 135 tons per year.
Miti~ati0tl
Four basic tactics for the mitigation of air quality effects are presented in San
Diego's AQMP (APCD 1986): traffic flow improvements, ride-sharing, bicycling, and
transit. The project, as proposed, incorporates traffic flow improvements, bicycling, and
transit. In addition, the project applicant will contribute to the EastLake I ~ansit center and
to a 120-space parking facility to encourage car-pooling and public transit use in the area.
All intersections affected by the project would be maintained at Level of Service C (the
City's threshold standard) or better, and the project provides both bicycle and ~ransit routes
and stops throughout the development. The project also reduces the potential for air quality
impacts through the mixed-use land use concept designed to reduce vehicle trips.
As a condition of approval, the applicant shall implement these measures or
tactics concurrently with development.
The City, per the City's adopted Threshold/Standards, shall provide the APCD
with a 12 to 15 month development forecast and request an evaluation of its impact on
current and future air quality management programs.
Finqting
Land use at the project site has been designated open space in the SANDAG
Series V and VI growth forecasts, and the proposed project thus represents growth that
was not considered when formulating the air quality attainment plans for San Diego
County. The EastLake III/Olympic raining Center project will not be incorporated into the
SANDAG Series VII growth forecasts, and the revised implementation strategies will not
accomanodate the additional emissions from the project. The proposed project is currently a
non-conforming use and therefore is considered to have significant cumulative air quality
effects even after the implementation of mitigation measures. It will continue to be non-
conforming use until such time as it is included in the SANDAG forecast.
(See 'also Section V.2.) , ~
IV. IMPACTS FOUND INFEASIBLE TO MITIGATE TO BELOW A LEVEL OF
SIGNIFICANCE
l) Water Stmnl¥
Impaq~
Adequate water supply is a regional and state-wide problem, especially during
peak demand periods. All developments, including the EastLake II/Olympic Training
Center project, add an incremental increase in the area-wide demand for more imported
water. Upon full buildout, the EastLake III development is expected to require
approximately 2.45 million gallons of water per day of the Otay Water Distr/ct'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 in the Sectional Planning Area
plans for EastLake 1II and for the Olympic Training Center.
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 V.7.)
2) Energy
Impaq[
As with any development, the project will contribute to a cumulative increase in
demand for non-renewable energy resources.
Mifigafign
The EastLake III and Olympic Training Center projects shall, to the extent
feasible and to the satisfaction of the City, provide the follow/ng:
· Encourage the use of public transit by providing bus loading zones at key
location onsite
Implement efficient circulation systems including phased traffic control devices
· Adhere to updated Title 24 bu/lding construction and design standards
· Install landscaping that provides afternoon shade, reduces gku:e, encourages
smrnner breezes, discourages winter breezes
· Minimize reflective and heat absorbing landscapes
· Reserve solar access and implement passive solar systems
· Develop dwelling units n small lots to decrease indoor and outdoor heating and
lighting requirements
· Install energy efficient appliances in residential developments
~J].T ia-'-~9 15: i~ ~ERCE*
· Limit street lighting and install energy efficient lights
· · Demonstrate energy conservation practises
· Finding
Project-specific impacts can be mitigated by the above measures to below a level
of significance. It is infeasible to mitigate the projects' contributions to the cumulative
impact on non-renewable energy resources to below a level of significance.
3) Li~id. fol'u~ Alteration/Visual Resource
Impact
Development of the EastLake fi/Olympic Training Center project will contribute
to the incremental loss of visual resources in the Eastern Territories of Chula Vista.
Mifieafion
Grading contours shall blend with the natural landform to the extent feasible, as
set forth in the General Development Plan.
Visually significant slopes shall be retained as open space to the extent feasible.
Finding
It is infeasible to mitigate the projects' contributions to the cumulative
impact to region~_l visual resources to below a level of significance.
V. SIGNWICANT. MITIGABLE IMPACTS
1) Tran s~ortati0n/Circ~l~ti0n
Impact
Telegraph Canyon Road from State Route 125 to Lane Avenue is projected to
operate just below Level of Service C, with between 400 and 2,600 average daily nips
above the 50,000 average daily trip ~.'riteria for Level of Service C. This does not represent
a significant cumulative impact, based on traffic engineering determinations (JHK
October i989). The reduction in trips under Alternative E-1 ct3uld result in a slight
improvement on tiffs roadway segment.
The Telegraph Canyon Road/EastLake Pazkway intersection is projected to have
a future Level of Service D. This can be mitigated by additional operational improvements
as recommended by the traffic engineers.
Mitigation
Mitigation measures have been incorporated into the project to mitigate the potential
traffic impacts. As a condition of approval of the project, the applicant shall agree to the
following:
Phase I Improvements shall be completed prior to or concurrent with Phase I
Development (Begin EastLake Woods, begin EastLake Business Ceuter lI,
complete Olympic Training Center). These improvements are as follows:
()CT 19 '89 15:1'3 :~,E~:CE;',< F'.7
a) Construct Orange Avenue between State Route 125 and Olympic Parkway
initially as a 4-lane major street. Construct Orange Avenue betweea
~ Olympic Parkway and Wueste Drive as a 4-lane Class I collector.
b) Widen Telegraph Canyon Road between Hunte Parkway and EastLake
Vistas Loop Road to a 4-lane major street.
c) Construct State Route 125 between Telegraph Canyon Road and Orange
Avenue as a 4-lane freeway.
d) Complete ultimate ramps at the Telegraph Canyon Road Interchange (Partial
Cloverleaf Configuration 'Parclo B').
e) Construct a temporary half diamond interchange to terminate State
Route 125 at Orange Avenue. The alignment of the ramps should follow
the alignment of the ultimate right turn directional ramps of the ultimate
modified cloverleaf intemhange at this location.
f) Construct Olympic Parkway as a 4-lane major street,
Phase II Improvements shall be completed prior to or concurrent with Phase II
Development (complete EastLake Woods, begin EastLake Vistas, complete
EastLake Business Center II, begin commercial-visitor centers). These
improvements are as follows:
a) Widen Orange Avenue between State Route 125 and Hunte Parkway to a 6-
lane prime arterial.
Widen Telegraph Canyon Road between the EastLake Vistas Loop Road
and Wueste Drive to a 4-1ane Class I collector.
c) Construct Hume Parkway between Telegraph Canyon Road and the north
boundm3, of EastLake Il/to a 4-1ane major road.
d) Widen Telegraph Canyon Road between State Route 125 and Lane Avenue
to an 8~lane prime arterial.
Phase HI Improvements shall be completed prior to or concurrent with Phase III
Development (complete EastLake Vistas, complete commercial-visitor centers).
These improvements are as follows:
a) Construct a southbound State Route 125 to eastbound Orange Avenue loop
ramp.
In addition, the following mitigation measures shall be implemented:
a) Local residential and industrial collector streets shall be constructed to full
recommended standards at the time of development of each parcel (Figure 4-
6 of the EIR).
b) Intersection improvements shall be implemented per pages 6-3 through 6-7
of the Traffic Analysis performed for the EastLake iii/Olympic Training
Center project (Appendix A of the EIR).
~.,CT 19 'SS 15:28
F'.B
c) Signals shall be installed at the following intersections and at a time
determined by the City Traffic Encneer:
· Telegraph Canyon Road/EastLake Business Center Parkway
· Telegraph Canyon Road/EastLake Vistas Loop
· Orange Avenue/Olympic Parkway
The timing of the implementation of the Phase I, II, and III measures shall be
determined by the "quality of life" Threshold/Standards Policy adopted by the City
November 17, 1987 and by the the East Chula Vista Transportation Phasing Plan (1989).
Monitoring shall be required as part of the determination of timing.
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.
2). Air Ouati _ty
Imoact
Short-term emissions of several criteria air pollutants will occur during the
construction phase of EastLake Ill and the Olympic Training Center.
Mitigation
The following measures shall be adhered to, subject to approval by the City, to
reduce short-term pollutant emissions:
· Use watering or other dust palliatives to reduce fugitive dust
· Hydroseed, landscape, or develop disturbed areas as soon as possible
· Properly cover trucks hauling fill material
· Enforce a 20 mile per hour speed limit on unpaved surfaces
· Utilize heavy duty construction equipment that is equipped with modified
combustion/fuel/njection systems for emissions control
Finding
All significant impacts will be eliminated or reduced to a level acceptable to the
City of Chula Vista by vim~e of mitigation measures ident/fied in the Final EIR and changes
incorporated into the project as set forth above.
(See 'also Section III of these Findings.)
7
3) Police Protection
Impact
Annexation of the site will shift police responsibility from the County Sheriff's
Department to the City of Chula Vista Police Department. At buildout of the entire
EastLalce ffI project, additional staff could be required to service the population generated
by the residential proposed project.
The Olympic Training Center will be operational prior to full buildout of
EastLake III. Police protection will be required
Mitigation
The need for additional police department staff shall be determined for the
EastLake III development at later stages of planning. At project buildout, the increased
demand for police services shall be met by the City Police Department. The developer may
be required to participate in funding of additional staff/services, as deemed necessary by the
City.
The following mitigation measures shall be implemented for the Olympic
Training Center:
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 fome to Police Department service shall
occur at the time the City Police Department is able to provide such service.
Finding
Ali 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) Fire Protection/Emergency Medical Services
Impact
Travel time to the EastLake Vistas portion of the EastLake III project may
exceed the 5.7 minute threshold, if first-in coverage is provided ouly by the proposed Salt
Creek Fire Station. If a new fire station is located in the Otay Ranch property west of the
Otay Lakes Reservoir, the fire coverage guidelines would be met for all of EastLake III.
The Olympic Training Center will be operational before EastLake 11I is
developed. In the near-tem~, 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.
,3C7--19 ':-39 iE:~l +:ERCE+
F'. ig3
Mitiaation
The following mitigation measures apply to EastLake HI:
a) Long4erm impacts to fire and emergency medical services shall he mitigated
at buildout by developers' fees (paid per requirement of the City, prior to
issuance of building permits) to provide
b) Prior to Sectional Planning Area Plan approvals, adequate fire and
emergency response times (per City threshold standards) shall be con£n'med
via approval by the City Fire Depamnent.
c) If the City's threshold standards are exceeded, a moratorium on the
acceptance of tentative maps applications may be adopted by the Growth
Management Oversight Committee (GMOC).
-- The following mitigation measures apply to the Olympic Training Center:
a) 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 Depoai~,ent,
b) 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.
c) The communications facilities (tower and/or antenna) shall be in place prior
to the opening of the Olympic Training Center. Facility requirements shall
be determined by the City.
Findin~
Ail 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) Schools
Impact
New students will be generated by the development of EastLake 131I for both the
elementary and secondary school systems.
Mitigatior~
The EastLake General Plan contains elementary and a junior high school sites.
A new high school is under construction in EastLake Greens.
Schools proposed for development within EastLake III sba.'l be sized and
designed to the satisfaction of the Sweetwater Union High School District and the Chula
Vista City School District.
School implementation, site dedication and funding shall be coordinated with
the appropriate school districts per state law.
P.ii
Findine
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) Lil~r~ Services
Impact
Adequate service cannot be provided by existing facilities..
Mitigation
The City of Chula Vista threshold standard requirement for library facilities is
500 square feet of fully staffed and equipped library space per 1,000 population. The
Planned Community regulations for EastLake I require that a 1-acre library site near the
Village Center be reserved with the stipulation that the library site must be developed within
10 years after dedication (WESTEC 1984). Plans for the construction of the new facility
shail follow concurrently with residential development. Capital costs shall be provided
either by EastLake Development Company or the property itself through the use of public
debt mechanism tied to the property. This will mitigate the EastLake HI library services
impact.
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) Water Service
Impact
Approximately 1.06 million gallons of water per day will be required for
East.Lake III at buildout and 0.35 million gallons per day for the Olympic Training Center.
According to the Otay Water District, the provision of domestic water to these projects will
require additional pump facilities.
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.
Prior to any Sectional Planning Area Plan approval, the applicant shall pi'epare a
Water Master Plan (to be approved by the City Public Works Department) which specifies
project-specific and funding mechanisms.
Water conservation measures shall be incorporated as feasible into all site
design in consultation with the Otay Water Dis~cL
10
OCT 19 ~9 15:23' ~-K:C~-~ P.i~
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
Findin~
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.
(See also Section IV. 1.)
8) %ewer
Imnact
Provision of sewer services to the EastLake III/Olympic Training Center site
will. result in.significant.adverse impacts because there is no available capacity on the
Telegraph Canyon trunk sewer.
Prior to any Sectional Planning Area Plan approval, a Sewer Master Plan shah
be prepared to assess impacts resulting from increased service demand and to ensure that
adequate service and wastewater treatment will be provided.
Development of the Olympic Training Center will require extension of the
Telegraph Canyon trunk line to the site and upgrading of the existing trunk line to provide
additional capacity. This facility shall be implemented in accordance with direction from
the City Public Works Department.
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 pm 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.
Findin~
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.
The following issues are not included in the City's Thresholds/Standards.
9) Hydroloffv/Water Ouali~
Residential and commerciai/indt, strial development could increase the
impervious cover by 30 to 85 percent over natural conditions thereby increasing the
amount of surface ruuoff, a potentially significant impact.
I!
........ Z~i}CT I'B 'G'~ i5:24 *ER,CE~ P.12
fin lare magnitude storms (10-year to 50-year storms)
Runoff discharges du g g, ~ ......... t over 1964 levels. Onsite
can be expected to increase approximately D to ~u p~,~-
flooding is unlikely, but areas downstream of the site which are currently subject to
flooding could be aggravated by these discharges in peak discharge.
There is a potential for increased peak discharges, flooding and possible scour
of the Salt Creek and Otay channels.
Plans illustrating drainage flows toward Otay Lakes shall be prepared at the
r Tentative Map stage (as determined by the City), and shall
Sec 'onal Plarmin Area Plan o ..... '~,:-,,,~ Court v Flood Conixol District
be ~viewed by ~hge City of Chula V~sta, ~xty o~ ~an xa~,~, ~ t~
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 draina, ge improvements costs
in Telegraph Canyon and Otay River downstream from the project she.
·, Plannin Area Plan approval, detailed hydrologic analyses
Prior to Sectional. g. - - .,-~ ~i.~ e~naciw, alignment, and design of
ucted b the applicant to aeterrmne ux. o.:~, i-r ;,. ~ ...... o~,m and to
shall be cond Y ........ rotect the s~te torm a >u-yem ~.,~ ...........
any flood contxol facdmes necessary ~,, v
mitigate the downstream impacts of any increased rate of runoff from the stte.
Findin~
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) Visual Resoumes
Ilnnact
isual impacts may result if the proposed high density and commercial-
-:'-:.~-t,-..~V~i,.,-,-' ~d uses axe not adequately designed or buffered from adjacent land
Vi~/t~Jx/~a~ax~ .... iai la
llSeS.
Development of the Olympic raining Center and alom, the ridge line in EastLake
Vistas may result in urban intrusion on the viewshed of users of~.ower Otay Reservoir and
that of the nearby regional park.
As a designated scenic roadway, Wueste Road may be affected by the
· ' r commercial uses adjacent to the Training C,e. nt~r. This use is
development .of v?s~. / ~ ,-. ....... ~.;~,.,~,,~. ,~t: nreservin~ and enha_ncin= the scenic
inconsistent with tBe ~..lty anct ~..um~ty uuj~,~ ..... r ~
_Mitigation,,
Guidelines and design criteria shall be created via the Sectional Planning Area
Plan process, with special consideration to be given to the Otay Lakes, Salt Creek corridor,
and other natural open space or sensitive areas,
12
All significant impacts will be eliminated by virtue of mitigation measures
identified in the Final ErR and changes incorporated into the project as set forth above.
11) ~eologv/Soils
Impact
No major geologic constraints to development are known; the engineering
k materials, topography, surface drainage, and anticipated
properties of the soil and~bc .droc ...... ~ .....,-~- onditions for site development.
relatively low degree ut seismic rtsK oiler .tavoA(~o-'., C
Several ancient landslides and possible landslide features cover a minor percentage of the
project site. · · . ' ' 1 soils tend to be expansive in nature and unsuitable for
Extsung s~urficza ............ ~;~h runoff notential and are moderately to
foundation supports, these so~m atsu pu~,~,,
highly erodible.
lementaaon of sound cons uct,on
· . Imp standards will mitigate any pote~nna.! et.I, ects ut, co.mp~ss,~t~ef~e~tU.'~'~
Buildin.g Cg?e .... ~ ~h~- r~.mnval 0 urt~cial sons to a aepm or z to ~ tc~.
co~luvlal SoBs. iB1S lnCtUU~o, ........... f S
~Finding
All significant impacts will be eliminated by virtue of mitigation measures
identified in the Final ErR and changes incorporated into the project as set forth above.
12) ~vltur~ and pal¢ontoloeical R;s0urees
Impact
One known prehistoric archaeolo~cal site was tested; it is significant per CEQA
criteria, Two historic sites have been identified as not significant,
' 'al for adverse impacts to significant paleontologic~ re.s.ources
Ther? ~s potent~ . ,. - .... '~ '~--;-,;,,,~ Center nroiect, The s~gntficance
during construction of the East. Laxe IjM~Jtymp~c
of these impacts cannot be determined.
The significant prehistoric site will require a data recovery program as
mitigation.
A qualifmd paleonlologist shall monitor grading activities during construction of
the project.
_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
I,_~CT 19 'IB9 1=' --~ ~EECE,+ P. 1'5
13)
all si nificant noise impacts associated with the EastLake III/Olympic
Potenfi y g ...... ,~-.~.---, u;(,bwav Administration Stamina
Training Center project were cmcmatea using me
2.0 Noise Prediction model· Vehicular-generated noise levels would exceed 65dB(A) in
areas adjacent to Telegraph Canyen Road, Hunte Parkway,and Orange Avenue, affecting
residences, the junior high school, and the business park area. Exterior noise levels above
65 dB(A) CNEL are considered incompatible with both residential and schools but
compatible with commercial uses. The residences would also experience significant
interior noise impacts.
clfic miti ation measures shall be developed during the Sectional Planning
Spe ' ,g .... : .... :,-:--~,,,,~ that these measures will include walls~
· nmental analysis.
Area Plan enmro -
rms between roactways ana me pot< ....... v -- .
and/or be .... . --'-:-~':~n -,lan including a monitonng program,
enhanced building materials, lne noise illltl~tt~u F ,
shall be d~veloped prior to the issuance of a grading permit.
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.
VI. INSIGNIFICANT IMPACTS
In accordance with the evaluation provided in EIR-89-9 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) Parks and Recreational FaciLities (Section 4.3.6 of the EIR)
2) Biological Resources (Section 4.10 of the EIR)
3) 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) American Ornithologists' Union. 1983. Ch,,ecklis,t, of North American Birds. 6th
Ed/tion. American Ornithologists Union, Washington, D.C.
2) Arroyo, Manuel. 1989. District Planning Engineer Otay Water District Plzmning
Engineer Otay Water District. Letter to City of Chula Vista re. Draft EIR for
EastLake II Ma)' 19, 1989.
3) Atwood J.L. 1988. Speciation and geographic variation in black-tailed
gnatcatchers. Ornithological Monograph 42. 74 pp.
14
"'],CT 19 '$'-~ 15:gE, +ERCE+ P. 16
4) Atwood, J. 1980. The United States distribution of the California black-tailed
gnatcateher. Western Birds 11:65-78.
5) Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater River Press.
241 pp.
6) Burcbell, Robert W. and David Listokin, 1978. The Fiscal Impact Handbook; The
Center for Urban Policy Research, New Brunswick.
7) California Air Resources Board (ARB), 1982, 1983, 1984, 1985, Air Quality Data.
8) California Department of Fish and Game. 1985. Designated endangered or rare
plants. The Resources Agency, June 19.
9) CIC Research, 1989, The Economic Impact of the New U.S. Olympic Training
Center on the San Diego Economy, March 27.
10) Cinti & Associates, 1989, EastLake III Planned Community Zone General
Development Plan, January.
11) Cinti & Associates, 1989. EastLake III Planned Community Zone GDP, prepared
for EastLake Development Company, January.
12) City of Chula Vista 1989. City of Chula Vista General Plan Update. March.
13) City of Chula Vista, i982, Chula Vista General Plan, EastLake Policy Plan, City
Council Resolution No. 10996, September 7.
14) City of Chula Vista, 1987, Revisions to the Master Fee Schedule, June.
15) City of Chula Vista, 1987. Policy: Threshold/Standards and Growth Management
Oversight Committee, November.
16) City of Chula Vista, 1989. Chula Vista General Plan.
17) City of Chula Vista, 1989. Municipal Code.
18) County of San Diego, 1984, San Diego County General Plan - 1995, part 11,
Regional Land Use Element and Map, August 22.
19) County of San Diego, 1984, San Diego Count>' General Plan - 1995, Part XXIII.
Otay Subregional Plan, August 22.
20) County of San Diego, 1985, The Zoning Ordinance, San Diego County,
November.
21) EastLake Development Company, 1988, Community Development Phasing, May.
22) ERC Envh'onmental, 1989. EastLake Greens SPA Plan and EastLake Trails Pre-
zone and Annexation Draft Supplemental EIR, April.
23) Everett, W.T. 1979. Threatened, declining and sensitive bird species in San
Diego County. San D~.ego Audubon Society, Sketches, Jnne.
15
24) Federal Highway Administration (FHWA), 1982. Noise Barrier Cost Reduction
Procedures, Stamina 2.0/Optima: Users Manual.
25) Grinnell, J. and A.H. Miller. 1944. The distribution of the birds of California.
Pacific Coast Avifauna 27.
nd R F. 1986. Preliminary descriptions of the terrestrial natural
26) Holla : · ' ~ ~,-,.'r~-~o gt te of California, The Resources Agency.
cornlllunltles ox ~a.mum,,~.
27) Jennings, M.R. 1983. An annotated checklist of the amphibians and reptiles of
California. California Deparunent of Fish and Game 69(3):151-171.
28) JH.K & Associates, 1989. Traffic Analysis EastLake III General Development
Plan, August·
29) Jones, J.K., Jr., D.C. Carter, H.H. Genoways, R.S. Hoffman, and D.W. Rice.
1982. Revised checklist of North American mammals north of Mexico.
Occasional Papers of the Museum Texas Tech. University 80:1-22.
30) Munz, P.A. 1974. A flora of southern California. University of California Press,
Berkeley. 1086 pp.
31) Oberbauer, T.A. 1979. Distribution and dynamics of San Diego County
grasslands. Unpublished M.A. thesis, San Diego State University, San Diego.
32) P&D Technologies, Inc., 1989. Draft EIR. City of Chula Vista General Plan
Update, March.
33) Powell, B.J. 1989. Planning Engineer, NBS Lowry Engineers. Personal
Communication May 18, 1989.
34) Purer, E.A. 1939. Ecolog/cal study of vernal pools, San Diego County. Ecology
20:217-229.
35) Rea, A.M. 1986. Cactus Wren. In A.R. Philips (ed.) Known Birds of North
Middle America. Part 1. Denver Museum of Natural History. p 119.
36) RECON 1987. Home range, nest site, and territory parameters of the black tailed
gnatcatcher population on the Rancho Santa Fe Highlands study area. September.
· 78 The species of special concern list: an annotated list of
37) Remsen. V 19 · , . .- ..... ._ x,r ..... ~q~ldOrnitholo~ist, Museum
declining or vulnerable btros m ~all~ornm.
of Vertebrate Zoology, University of California, Berkeley.
38) San Diego Association of Governments (SANDAG), 1984, A Housing Study for
the City of Chula Vista.
39) San Diego Association of Governments (SANDAG), 1988. Series 7 Forecast.
40) San Diego County Assessor, 1988-89 Secured Property Assessed Valuations.
41) San Diego County Auditor and Controller, 1988-89, Proportionate lncrease by
Fund.
16
)CT 19 ':B9 l~.~ ~ERCE~ P.1S
He etolo ical Society 1980a. Survey and status of endangered and
42) San Dieg.o ri?. - g ., -- -', ...... ,-~.-~, in San Diego Countv. Prepared for
threatenegl species otreptUes nauveiy tz.,.m~-,, . - ~. _ -~
Fish and Wildlife Committee, San Diego Depm tment oI Agncmture, J~ pp.
43) Smith, J.P. and K. Berg. 1988. Inventory of rare and endangered vascular plants
of California. California Native Plant Society, Special Publication No. 1,
4th edition.
44) Tate, J. Jr. 1986. The Blue List for 1986. American Birds 40:227-236.
45) Tate, L Jr., and D. J. Tare. 1982. The Blue List for 1982. American Birds
35(1):3-10.
e. R F 1976 The vascular plant communities of California In
46) Thorn _ ' ' ' -- '~' -~ .... ~'em California June Latti~-~
Symposium proceedings-~qant communities ox ~aum '
(editor)._California Native Plant Society, special publication no. 2.
47) United States Fish and Wildlife Service. 1985b. Endangered and threatened
wildlife and plants: Review of vertebrate wildlife; Notice of review; Federal
Register, 50(181):37958-37967, September 18.
48) Weaver, K. 1989. Personal Communication to Patrick Mock of ERCE, April.
49) WESTEC Services, 1982. EastLake Final EIR (#81-03), February.
50) WESTEC Services, Inc. 1979. Environmental Assessment: Miguel to Tijuana
Interconnection Project 230 KV Transmission Line. Prepared for San Diego Gas
and Electric Co. September.
51) WESTEC Services, Inc. 1980. Jamacha Basin Waste Water Reclamation Project:
Phase II Expansion. Prepared for Otay Municipal Water District. May.
52) WESTEC Services, Inc. 1981. EastLake EIR, Appendix A. Biological survey
report. Prepared for City of Chula Vista.
53) Zedler, P.H. 1987. The ecology of southern California vernal pools: A
community profile. U.S. Fish and Wildlife Biological Report 85(7.11). 136 pp.
Also included in the record are the following studies prepared for the EastLake Planning
Program:
1) Draft EastLake 1 Planned Conununity District Regulations, Second Amendment
(March 1989).
2) Draft East Chula Vista Transportation Phasing Plan (June 1989)
3) EastLake III Planned Commmfity Zone General Development Plan (September
1989)
Also included as part of the Planning Commission and City Council record are the
following:
1) Final Supplemental EIR-86-4, EastLake Greens and EastLake Trails (June 1989)
17
2) Documentaxy and oral evidence presented to the Planning Commission and/or City
Council during public hearings on EIR-86-4 and the East.Lake Greens/Trails 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
PROPOSED 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; and
WHEREAS, the City Planning Commission of the City of Chula
Vista desires to recommend such findings to the City Council of
the City of Chula Vista to assist in their consideration of the
project; and
WHEREAS, the Planning Commission has previously found that
unavoidable significant impact would be experienced should the
project be approved, namely an air quality impact due to the
failure of the project to be considered earlier in the SANDAG
Series VIII Growth Forecasts and water supply, energy resources
and visual impacts;
NOW THEREFORE, the Planning Commissions resolves that the
following project features provide benefits to the City and its
citizens justifying the approval of the project notwithstanding
the air quality impact, the water supply, energy resources and
the visual impacts described in the Environmental Impact Report;
1. The project contains a commitment to public
infrastructure of extraordinary size and capacity serving the
Eastern Territories through the requirements of the
Transportation Phasing Plan, and the project pledges to build
facilities to accommodate its impact and cumulative impacts while
preserving levels of public service consistent with the "Quality
of Life Threshold" earlier adopted by the city Council.
2. The plan identifies park land substantially in excess
of the City's current requirements.
3. 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.
4. The City shall receive sewer, water, sales tax and
property tax revenues resulting from the Olympic Training Center
and the retail commercial areas in the project. The development
of EastLake III is further anticipated to contribute towards the
provision of facilities of regional significance both within and
outside the boundaries of the Property.
5. The project contains a significant commitment to open
space, public and quasi-public land uses including, but not
limited to, a one hundred and fifty (150) acre parcel for an
Olympic Training Center, sixty five (65) acres of park and
recreational facilities, thirty (30) acres for school facilities;
and one hundred ninety one (191) acres of open space land.
Total park, recreation and open space represents over forty two
(42%) percent of the total project area.
6. The project helps fulfill the need for church
facilities by providing a site within the visitor commercial
center.
7. The project advances Chula Vista's environmental goals
by developing water conservation and water reclamation programs,
maintaining significant open space and an extensive trail system.
8. The project helps fulfill the need for City fiscal
resources through the expansion of the EastLake Business Center
totalling over one hundred two (102) acres, through the provision
of visitor serving retail area and the provision of regional
conferencing facilities, and professional office facilities
totalling thirty three (33) acres.
9. The project will significantly expand the inventory of
low density estate housing in the city.
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page i
6. Consideration of Mitigation Monitoring Program for EIR-89-9, General Develop-
ment Plan for EastLake III/Olympic Trainin9 Center
BACKGROUND
Attached is a copy of the Mitigation Monitoring Program for the EastLake III/
Olympic Training Center.
RECOMMENDATION
It is recommended that you adopt the Program.
EASTLAKE III/OLYMPIC TRAINING CENTER
EIR~89-9
MITIGATION MONITORING PROGRAM
IN ACCORDANCE WITH AB 3180
OCTOBER 1989
MITIGATION MONITORING PROGRAM
This mitigation monitoring program is prepared for the ,City of Chula Vista for .the
EastLake III/Olympic Training Center project to comply w, ith AB 3180, which requires
public agencies to adopt such programs to ensure effective implementation of mitigation
measures. The following program is a framework to latter be developed into a
comprehen?ive mitigation monitoring ~rggram. These compr,~l?ns, ive monitoring
programs will scrvea dual purpose of verifying completion of the rmugauon measures for
the proposed p. rojects and ge.nerating informatio,n on the effectiveness of thc mitigation
measures to grade future decis:ons. The program includes:
· Monitoring team, quali~c,a~ons
· Specific monitonng acuwties
· Reporting system
· Criteria for evaluating the success of the mitigation measures
The proposed project encompasses 103.0 acres and includes two prim.my components: a
General Development Plan and annexation of EastLake ret (and annexauon of the EastLake
Trails properS) into the City of Chula V. is. ta. The General Development Plan for EastLake
HI furthgr refines and focuses the provisions of the Eastern Terfi!ories Plan to the 1030-
acre pro~ect site. The General Development Plan i~. eludes two residential neighborhoods,
EastLak¢ Woods and EastLake Vistas, an expans:on of the existing EastLake Business
Center, and aa Olympic Training Center complex with support uses.
The entire EastLak¢ IIUOlympic Train. in{i Center. site lies east .of the current City limits,
within the County of San Diego and within the Cxty of Chula %sta's gpher~ of Influence.
Discretionary actions related to the project include pre-zoning and annexat/on of the
property to the City of Chula Vista and a General Plan Amendment/General Development
Plan approval. In addit/on, a development agreement and p.u.b!ic facilities planning and
assessment district formation will be required. A Public Facflmes Financing Plan will be
prepared for the EastLake Woods and Vistas components of EastLake III. Ultimately,
additional approvals will include Sectional Planning Area (SPA) Plans and tract/parcel
maps prior to construction of the proposed land uses, These additional approvals axe not
analyzed in the Supplemental Environmental Impact Report (SEIR) prepared for this project
and will require subsequent environmental review
AB 3180 requires monitoring of only those impacts identified as significant or potentially
significant; however, the City of Chula Vista wishes to include all impacts in the
monitoring program and thus, the monitoring program fort EastLake IlL'Olympic Training
Center specifically addresses the following/mpacts:
· Land Use
· Transportation and Circulation
· Services/Utilities
· Visual Resources
· Geology/Soils
· Hydrology/Water Quality
· Cultural Resources
· Air Quality
· Noise
· Biological Resources
· Socioeconomic Factors
· Fiscal Analysis
A monitoring te~m should be identified once the mitigation measures lmve been adopted as
conditions of approval by the City decision-m.~, ors. Managing the te .a~n would be the
responsibility of a Mitigation Compliance Coordlnamr (MCC). The monitoring activities
will be ~ccomplished by environmental monitors, envi~nmental specialists, and the MCC,
While specific qualifications should he in, eluded in !h,e adopted monitoring program, the
nmnitoring t~arn should possess the following capabiliues:
* Interpersonal, decision-making, and manag,"ment skills with demonstrated
experience in working under u'ying field circumstances;
, Knowledge of and appreciatio.n for the general environmental attributes and
special features found in the project area~
· Knowlcd§c o.f thc .ty. pes. of env. ironmental impacts associated with construction
of cost-effective nuugauon opuons; and
· Excellent communication skills.
The responsibilities of the MCC throughout the monitoring effort include the following:
· * Ove~fll implementation arid man~gen~.,nt of the monitoring program
. Quality control of the sit~-dc.v¢lopmen, t monitoring
· Adminisl:'ation and preparauon of da~ly logs, status repons, compliance repons
and the final consu'uct4on monitoring report.
· Liaison between the City, the applicant, and the applicant's contractors.
· Monitoring of onsite, day-to-day construction activities, including the direction
of environmental monitors (EMs) and environmental specialist (ESs) in thc
underst~ding of all permit conditions, sit?specific project requirements,
consu'u~uon schedules and environmental qu.a. llty con.~r?l ~fon..
· Ensure con~ractor knowledge of and comphanc¢ w~th all appropriate pern,~t
conditions.
· Review of all construction impact mitigations and, if need be, propose
additional mitigation.
· Have the authority t.o.require correction of activities observed that vi.o. late project
environmental condiuons or that represent unsafe or dangerous conditions.
Maintain prompt and regular communication with the onsite EMs, ESs and
project applicant personnel responsible for contractor performance and permit
compliance.
The primary role of the Environmental Monitors is to serve as an extension of the MCC in
perfSrming the quality control functions at the construction sites. Their responsibilities ~nd
functions are
a) Main~n a .working knowledge of the East. Lake III/Olympic Training Center
permit condluons, contract documents, construction schedules ~nd progress and
any special mitigation requirements for his or her assign~ cons~uction ~rea;
b) Assist the MCC and project construction conu'actors in coordinating with City
of Chuls Vista comphance activities;
c) Observe construction activities for compliance with the City of Chula Vista
pen~t conditions; and
d) Provide frequent verbal briefings to the MCC and project applicant and assist
thc MCC as necessary in preparing status repons.
The primary role of the Environmental Specialists is to provide expertise when
environmentally sensitive issues occur, and to provide direction for mitigation.
Prior m any construction activities meetings should take place between all the parties
involved to initiate the monitoring program and establish the respons:bihty and authonty of
the p~ticipants..
An effective reporting system must be established prior to any monitoring efforts. All
parties involved must have a clear undersumdin,g of the mitigation ,me,asures as adopted and
these mitigations must ~ distributed to ~e p?ucipants of the momtonng ,,effort..T~. o. se that
would have a complet~ list of all the miUgaUon mca,sure adopted by,the City would include.
the City of Chul~ Vista the MCC and the construcuon crew supcrvtsor, The MCC woulc~
distribute to each, environmental specialist and environmental monitor a specific list of
mitigation measum, s, that pertain to ,his or her mo,nitoring tasks and the. appropriate time
frame that these nuugauons are anucipated to be ~mplememed. In addition to the list of
rmug' ' ations, the monitors will have compliance report forms with each mitigation, written
out on the top of the form. Below the stated mitigation measure, the form will have a se~es
of questions addressing the effectiveness of the mitigation measure. The monitors shill
complete the report form and file it with the MCC following their monitoring activity, The
MCC will then include the conclusions of these forms into an interim and final
comprehensive construction report to be submitted to the City of Chula Vista. This report
will describe the rn~. j, or ~complishments of the monitoring program: su, mma~.'ze p?obl.ems
encountered in achtewng t,he go.als of the program, evaluate soluno,ns ?eve~opec~ to
overcome ~oblems and prowde a list of recommendations for future momtonng programs.
In addition each monitor will be required to fill out and submit a daily log report. The
daily log r~pon will be used to rect;rd and a,ccount for the monitofin, g ac. ti.¥iti.es of the~
monitor. Weekly/monthly status reports will be generate,d from me oa~y l.ogs, ano
compliance reports and will include supplemental material (~.e., mem,oranda, telephone
logs, letters). This type of feedback is essentia,1 for the City,of Chu!a V~?ta to c. onfwm the
implementation and effectiveness of the mitigauon measures unposeo on me pro3ect.
The following text includes a summary of the project impacts, a llst of ~11 the associated
mitigation measures and the monitoring efforts needed to ensure that the measures arc
adequately implemented. In re, oat cases, the language of the mitigation measures
incorporates methods for monltormg.
Land Use
The project will result in development of currently undeveloped land (pr,evlously ?nalyzed
in MEIR 81-03; EastLske Planned Community approved in 1982), mto a ~m×ed-use
community consisting of the following uses:
· Residential: 438,1 acres (2008) units
· Industrial: 91.5 acres (research and manu~acturlng)
· Commercial: ,~5,8 acres (15,0 retail and 30,8 visitor commereial)
· Public/Quasi Public: 175,0 acres (25 acres school; 150 acres OTC)
· Parks & Recreation: 58.4 acres
· Open space 169.0 acres
~oposed land uses are gen, er~ly consistent .with the July 1989 City adopted General Plan
Undate ~lthouoh GDP nrotect apuroval reqmres a General Plan Amendment duc to minor
ch~angc~ in lan~ use den'sit]cs anc~ schooI and park revised locations within the EastL~e
Woods and EastLake Vistas neighborhoods. Other potential land use impacts include
incompatibility with adjacent uses, specifically and especially sensitive open space of the
Upper and Lower Otay Reservo~ (imm .esliately east of the project site)..The..eompa.tibi~ty
impacts can be mitigated by project design and measures proposed hereto ~ze. set,acta,
lan'dseaped slopes, em.), tn conjunction with selection of Alternative E (refer to S.eefion 6
of the SEIR) or Alternative E-1 (refer to Addendum to EIR 89-9). All project and
cumulative impacts can be mitigated to a level of insignificance.
Mitigation measures to reduce land use impacts .assoeiat.ed with trff. fie, public, services, and
air quality have been identified in the following secuons of th~s momtonng program.
Measures to minhnize-land use compafibilky impa~ts are recommen&d as follows:
1. Future planning./im, plementadon stages, of the project (i.?.: SPA Plans, te. ntative
maps, sit~ plan review) shall comply w~th apphcable p.olic~es and regulanons set
forth in the following documents, as deemed appropriate and necessary by the
... City Planning.Director.
· City General Plan (Ul~date) and Ea.stern Te. rritorles Area Plan
. · EastLalce PC Regulations and/or C~ty Zoning Code
· Eas~Lake HI/Olympic Tral~ng Center GDP
· Supplemental EIR - Mifigauon Measures herein.
2. Land use com. pafibility of ~h.~ project with adjacent land u.ses, shall b~ ?ns~ed by
sensitive design and buffenng (~.e., walls, fences,phys,?at separauon/siolpes,
landscaping) created at the SPA Plan level of project implcment.a.n.o.n.
Specifically, each SPA Plan shall delinea~ areas of land use compatibility
concerns, and establish guidelines and regulations to verify compatibility, as
de~m~ appropriate and necessary by the City Planning Director.
3. Specia.1 sensitivity !n design shall be given (identified in SPA Plans) to ~he
following ar~as: adjacem to Upper and Lower Otay Lairs, Salt Creelc Corridor
and other natural or re~reitiion/open space areas; along the empl.oyment park
northern boundary; at the southern ~g¢ of Orange Avenue adjacent to th~
commer~ial area; and along Wueste Road adiacent to the visitor commercial area
(see also Visual Resources and Biological Resources sections). This measure
shall apl~ly especially to the OTC site and associated commercial uses.
General Plan Amendment: An amendment to the Land Use Map for the General Plan
Update is required ~o ~stablish ¢onsimncy between the proposed EastLake III General
Development Plan (EastLake Vistas ~nd E~stLake Woods portions) and the General Plan
Update. Any amendment of the General Plan Land Use Map should be combined with a
refinement of the Eastern Territories Area PI~ to reflect the policy aspects of the land use
revisions. It should be noted that the OTC portion of Eas~I.ake III has been approved via
~h¢ General Plan Ul~date adoption on $ui¥ 11, 1989. Therefore, the General Plan
Amendmen~ is required for the Ea~tLake [1I GDP exclusive of ~he OTC portion.
~u: During preparaion of this SEIR, refinements in project design have been
ce various po£enfial impacts, espedally regarding compafibilily with a. djacent
uses and open space burr'er concerns along the Otay Lakes western boundary (project site
eastern boundary). These refinements Mve resulted in Design "Alternative E." Section 6
of the SEIR provides a &tailed description, ill~stration and comparison of Akemafive E to
the proposed proiecL Alternative E generall¥ proposes an increase in open spa¢~ along ~he
4
cast .vroiect. bound&fy_ (buffer to Lower, Otay Lake) and, various re, sidential density..
ref'mements Consettuently, implementation of Alternative E would, m effect, tint, gate
~te--~-ti~al lal~d use co~npatib'ility'co, nflic~s, specifically along the project eastern boundazy
~jacent toOtay Reservoir.
It shall be the C~ty's responsibility ,to ensue ,that all .pha,s?s.of the project implernentafion
are in compliance with applicable C~ty regulations ann gtuoeunes.
A aualified landscaoe architect shall be responsible for designing adequate buffer, s, as well
as '~ensitive design [eatures. for the areas defined in mitigation $$4..to the satisfacnon of the
City Planning Dire0tor~ prior to the SPA Plan approval. The City. shall ensu~ that. t,he
des]~n ~nidel'~nes are adopted and a l~ndscape architect monitor the lmplcmentatmn or the
desi;n [eatures during the grading and construction phases of the project.
The City shall complete revisions to the Eastern Territories Area Plan concurrently with, or
prior to~ the City's approval of the amendment of the Ocneral Plan Land Use Map.
Transportation and Circulation
The project will generate 65,300 average da!ly .vehicle trips (52,100 trips to external
roadways), which represents a slgnifleant conmbuuon m future roadwa, y tr~fie in the area.
As .an ihtegral proje-ct of the ,Eastern Territories Transportation Phasing Progra. m (TPP),
project traffic and other ongoing development were comprehensively assessed ~,n August
and October 1989. Roadway improvements to offset development have been ~demified
and allocated to the TPP phasing,
Projecl t and cumulative traffic generated ...... in the future can generally be mitiga, ted by
circulation improvements of the Cgty Eastern Terntones TPP and adda.u, onal rmttganon
recommended]n EIR 89-9. I~ improvemenls are formulated, accepted and amplemented by
the City at future ulanning stages, all impacts could be mitiga!ed to an, accepta.ble lev?.
Based ~n local network improvements, no roadway segment or intersection is esumate~ to
exceed LOS C in ~e future, provided mitigation measures are implemented.
"i~ elreul~fion imorovements recommended in the TPP as pertaining to the EastLake III
p e~e'~u~-nar~zed below (refer to A.ppen~x A Chapter 6.of the S~E.~ for detail). It is
recommended that at each level of planmng (SPA Plan, tentauve map) me warranted TPP
improvements he conf~'rned and updated, if necessary. This could be ver;Zied by periedic
TPP updates and/or transportation m~tigation monitoring.
4. Major Street improvements shill be phased in conjunc~don with the development
of the various portions of EastLake III. The following three phase plan
pfiofitizes local study ama roMw. ay improvement projects to meet travel demand
generated by EastLake ~. The ~mprovement of these maj.or circulation element
roadways more specifically defines when local roadway ~mprovements should
occur under this EastLake III development phasing scenario, subject to
confmaua6on and approval by the City at which time each phase occurs.
Phase I.Development: Begin ,B?sth_ake Woods; Begin BastL~e Business
Center H, Complete Olympic Tral~ng Center.
Phase I Improvements Prior to or Concurrent with Development:
1) Construct Orange Avenue between SR-125 and Olympic Parkway initial!y
as a four-lane major street, Construct Orange Avenue between Olympxc
Parkway and Wueste Dr/ye as a four-lane Class I collector.
2) Widen Telegraph Canyon Road between Hunt¢ Parkway and the EastLake
Vistas Loop Road to a four-lane major street.
...... ~': ' 3) Construct SR-125 between Telegraph Canyon Road and Orange Avenue as
a four-lane freeway.
4) Complete ultimate rar~..ps at the TeI,~, ,k~aph Canyon Road Interchange (Partial
Clovcrleak Configuration "Parole B ).
Orange Avenue. The aligning, nt ot tile ramps snou? iollow
the ultimate right tm-n d/reeuonal ramps of the ulumate moomea moverlea~
interchange at this locauon.
6) Construct Olympic Parkway as a four-lane major street,
Phase II Deveiopme, nt: Begin EastLake. Woods; Comple? E~astLake
Business Center II; Beam EastLake Vistas; Beam Commercial-Vis, tot uenters.
Phase II Improvements Prior to or Concurrent with Development:
1) Widen Orange Avenue between 8R-125 and Hunte Parkway to a six-lane
prime merial.
2) Widen Telegraph Canyon Road between the EastLake Vista Loop Road and
Wueste Drive to a four-lane Class ! collector.
3) Construct Hunte Parkway between Telegraph Canyon Road and the north
bounchtry of EastLake 111 to a four-lane major road.
4) Widen Tele.graph C .anion Road between SR-125 and Lane Avenue to an
eight-lane prime arteri/u.
Phase III Development: Complete EastLake Vista; Complete Commercial-
Visitor Centers.
Phase III Improvements Prior to or Concurrent with Development:
1) Conslruct a southbound SR- 125 to eastbound Orange Avenue loop ramp.
· Local residential and industrial collector streets shall be constructed to full
recommended sta.nclards at the time of development of each parcel. The
recommended rnimmum roadway classification standards for each street on or
near EastLake III are illustrated in Figure 4-6.
6
· Intersection improvements shall be implemented as outlined in Appen.fl~x A.,
Chapter 6 of the SEIR (pa,.es 5-3 t .hr,.ugh 5-7). Spe. cifically. Al~pendix
Tables 6-1, 6-2 and 5-3 delineate minimum intersection geomemcs. These
requirements shall be applied to subsequent planning stages and eo.n£ .m~e_d at
the ~.PA Plan and/or tentative .n~.p approves, as deemed ap~.r~.pri.ate by me City
Engineer. Further, Table $-2 tn Appendix A of the SEIR md~cates that the
following signals are warranted in the immediate area:
1) Telegraph Canyon Road/EastLake Business Center Parkway
2) Telegraph Canyon Road/EastLake Vistas
3) Orange Avenue/Olympic Parkway
The above three signals shall be installed at which time the City Engineer deems
appropriate and necessary, based on future detailed planning stages (SPA Plan
or tentative map) traffic analysis.
The following traffic control measures and operational improvements are
available to further enhance intersection operation beyond t.he abo.v.e
recommendaaons. These mechanisms are recommended by the project traffic
engineer to be utilized as necessary.., and required as warranted, based upon the
discretion of the City ~affic engineer and on future monitoring and traffic
assessments.
1) Signal timing plans could be adjusted as the traffic volumes change (d. urlng
peak and off-peak periods) to keep the study area intersections operaung at
peak efficiency.
2) Signa! phasing could be modified to further optimize intersection
operations.
3) ,Double .right turn lanes or free right turn lanes could be added to improve
mtersecuon Levels of Service.
4) Pedestrian movement could be restricted or rerouted so that free flow right
turns or other critical mov. ements could be made un,impeded
the above measure). Th~s alternatave could also anclud.e the provxs~on of
grade separat.e~, l:~.destrian overpasses or underpasses to li. nk neighborhoods
and commercial uses.
All traffic rnkigafion measures sh~li be completed prior to comp!etlon of the project. PHor
to SPA Plan approval and recordation, all the measles shall be incorporated into the final
project design to the satis£a~tion o£ the City o£ ,Chula Vista, .Field monitoring is,essential
and sh~.ll be collducted by Envi~onmentaJ Monitors and ]~nvu'onmcntal Spe~ial~st where
applicable. The comprehensive monitoring program shall detail a specific schedule when
the individual measures a~e t~ be implemented,
Public Services and Utilities
Pot~,nHa] ~m?ncts
The project will result in an increase in dem~d for services and utilities (evaluated in
Section ~.3 o£ the SEIR), and will necessita:e con.~tT~tion o~ various wa~er, sewer,
~chool, park and other facilities to serve the 200~ residences, OTC and other development
proposed. All project-specific potential !re. pacts can be mitigated~ by. me?,~cs in?luded in
Section 4.3 of the SBiR, some of which require further analysis., au. nng suose.qu.ent
planning stage~and'refinement of facilities' plans, The project's conmouuon to .cum. uia.t.i.ve
in?p?cts regarding water supply and,non-renewable energy r, eso ,urces cannot I~c ~easloiy
mitigated to ,below a levelof significance; these cumulative impacts are considered
unavoidable ~ cumulatively silp~lficant.
War. er Availability
5. Prior to any SPA Plan app.~, vat within l~astLakc III, a Water Master Plan shall
be prepared by the apphcant and approved b.y thc City Public Works
Dcpa,,.',ent. Thc Master Plan shall delineate project specific and cumulative
water demand, facilities proposed to service the project and funding
mechanisms proposed.
6. Water conservation mea. surcs shall be inc_or~or, ated as feasible into ,all site
desil~n in consultation w~th the Otay Water Dlsmct. M.~a. sures should include
use Df reclaimed water for irril~atlon; maintenance of mm~mum water p,ressure
levels within res~denual umts, incorporation of drought tolerant vegetation and
naturalized landscaping; and use of low flow and water efficient plumbing.
7. Prior' to issuance of grading permits, ,the proponent, shall, verify that, water
facilities proposed shall adequately serrate the project, via approval (will-serve
letter) by the OWD of all plans and specifications.
Sewer Services
8. A sewer Master Plan shall be prepared for EastLakc Ill/OTC or for each SPA
Plan within EastLake III, prior to any SPA Plan approval, to assess impacts
resulting from increased service demand and to ensure .adequate service ~d
wastewater treatment will be l~rovlded. The study shall include a cumulative
assessment and recommendati'ons for mitigation a'nd financing of cumulative
iml~rovements. An agreement with the deve!oper for funding and/or
coristmcfion would bca likely implementing mitigation.
9, Development of thc OTC will ,r~q,uire extension of a sewer mink line to the site
and fut~c unzrading of the cx~stlng Telegraph Canyon Sewer Trunk Line to
provide addlt[on.a,1 ca~aclty for users. This facility shall be implemented in
accordance with direcnon by the City Public Works Department.
Educational Facilities
10. Schools proposed for development within East. Lake III shall be adequately
sized to the satisfaction of SUHSD and CVCSD, to house any additional
students generated by the implementation of the EastLake III GDP.
11. School siting (location, configuration, size, ere) and design shall be subject to
SUHSD and CVCSD approval and state standards, and shall be at)proved prior
to appropriate SPA Plan approvals.
12. :School implementatlou, site dedication, and funding shall also be coordinated
with the appropriate distr/ct per stat~ law.
13. Adeauat~P~ovisi0ns for htg.h school .facilities.s.hall be confirmed prior to
issuance of any building pernuts, potenually requmng payment of f~cs or other
means of support, as negotiated by SUHSD and thc project developer,
Police Protection
1,*. than intexim/short-term basis a private security. , force shall be contra.c!c.d a~nd
utahzed' ' to ensure that police protection ~s available to the OTC wttmn tl~e
threshold standard.
15. The security force shall coordlnatc with the City to ensure adequate police
security.
15. At project build-out, the increased demand for police services shall be met by
the City Police Department. T. he developer may be req,uir~l., to. participate in
funding of ~ddltlon~l staff/sermces as deemed necessary oy me cny.
17. Transition from the private security force to Police Departm.?nt Se.rvice shall
occur at wMch time the City Police Department ts able to provme servtce.
Fire Protection
18. Interim fire protection services for the OTC and o~her.early ,developed areas of
the site shall .be provided by proper!y trained, ensure private or. volunteer
personn, el, subject to approval by the City. A subst~dard response u.m¢ by fire
p~t.~, non per.sonnel could be acceptabl? if ,.fL'~ spnnklers were reqmred in all
bmldings (subject to acceptance by the City Ftr, Department).
19, Thc OTC shall provide meddcal staff to handb on,itc medical emergencies.
Transition to Cit.y emergency m. edical ,services shall occur when and if the City
Fire Deparunent ~s able to prowde s~rv~ce.
20. The required communication facilities (tower and/or antenna) shall be in place
prior to the opening of the.. ,Olympic Train. in.g C_~nt¢.r. ,Th.e f~ili~es, co_uld be
located at the Olym. p. ic Traimng Center or m me eas.u, axe t or ~as~xe omens
development. Fatality requirements shall be deterrmned by the City, gcneraUy
proposed at this time as a s!te at an elevation of 600-800 feet, with access to
power and appropriate security.
21. Long-term impacts to fire and emergea.cy medical services shall be mitigated at
bbnild-out by imnact fees (naid per reqmrements of the City, prior to issuance of
[ilding pe'rmit'~) which ~vou. lci p. rov!de funding .for ne.w equ. ipment, personnel
and facilities requked to service oeve~opment on tt~e project site.
22. Prior to SPA Plan approvals adequate f'~rc and emergency response times (per
City threshold criteria) shall be conFmmed via approval by thc Chula Vista Fire
Department.
C (-
Parks and Recreation Facilities
23. '~he .projecl shall comply with th.e, City of Chula Vista local parkland
reqmrementS as set forth by the City P~ks and Recreation Department
Confirmation of compliance shall occur prior to approval of each SPA Plan
Library Services
~- ..~,..,..,.,. ,~ .,~w li~r~'w facilities described in the SEIR in BastLake to serve
me Eastern Tc~. 't?cs wo~ld mitigate 1..mp~ts ~ libra-~.serv,c?s, ~Th. erefo~,_n_o~
further rnillgat~on ,s. n .ecessar~. ,Re[.a?ing unpie, men~on;p^n_o_r._~o !~s.s_u~a[~...c~..,o~
building pats within East. I.,a~e 114 COnStl'dCtlOll OI tie !.tJ a~x~ ~,L~ ~,,~
should be confirmed and scheduled to serve residents on an appropriate
[mplementalion schedule.
Energy Supply and Conservation
Alth0u no 'cct-s ecific significant or adverse impacts to energ~ supply are
pro p
anticipated as a result of project implementation, the Energy Conservation
section of future SPA Plans should provide mitigation measures to be
implemented as pan of the project. They are as follows:
· Install landscaping that provides afternoon shade, reduces glare,
en ourages su. m , er breezes, discourages..win? .b?.z. es; ....
· ConsWd?t sufficten, t overhangs or provioe mr snacung uewces on a,~
reslden~al units which would block the summer sun from window areas
but allow winter sun;
· Limit out~oor lighfin§ ~fter 10 p.m;
· Locate deciduous lrees in yard spaces adjacent to largc windows to
block summer sun, but allow winter sun;
· Reserve solar acco, ss an.d. allow .p. assivc ener~.y systems, incorporate
bicycle and pedesman mails to facilitate non-vehicular travel onsite.
Other U ilkies and S rvices
Nv adverse impacts to the provision of utilities or other services would be associated with
future buildout of the project m'ea, and therefore no mitigalion would be requked.
~.CZ: Water mitigation measures shall be subject to review and implementation by a
qualified landscape a~hitect and a qualified hydrologist. The landscape architect(s) and
hydrologist(s), in coordination with thc City Public Works Depanment, shall prepare the
Water Master Plan. Thc conservation measures discussed in mklga~ion measure #6 as well
as thc recommendations from the Water Master Plan shall be incorporated into the final
projec~ design prior to SPA Plum approval. Once the water impact mitigation measures am
detailed, an onsite field monitoring plan shall bc established to ensure proper
implementation of the Water Master Plan.
iSy,.w_ci_S.cly, ii;~: The sewer Master Plan analysis shall be conducted by thc pr. oponcnt in
coordination with the City Public Works Dcparunent The rccommendanons of the
analysis shall be incorporated into the final project design prior to SPA Plan approval.
10
Once the sewer impact mitigation measures are, detailed, in onsite Field monitoring plan
shall be established'to ensure proper implementatton of the sewer Master Plan,
The City Public.Works Department, in compliance with mi.tiga.tion me.asure ~, shall give
the al:r01lcafit direction in establishing an acceptable way to ~mpieme.n.t me ne,cess_a~, sew~
imvr'o'vements. The design feat .ures shall be,incorporated onto the Final Project Plans an~x
field monitored to ensure proper hmplcmentauon.
~.~.u'n~.l Fscilities: The CRv Plannin~ Department, appropriate school diswicts and the
~ - ' - '- ........ to SPA
project proponent shall meet to satisfy the eaucatlonai maugauon measures pnor
Plan approval.
~: The City Planning Department, Police Department and ~e project
' - ' ' at
proponent shall estabhsh the level of the. pnv,a, te security necessary for the proj,ect an.d,
what phase of the project private security will no.longer ,be needed before .City p,once
services ar~ able to service the project .,area. Compliance with the adequacy ot me private
seem-Sty system shall be monitored by City staff.
~: A short-term fire protection and medical services plan shall be established
betw?.en the City Planning Department: Fire Depar:..menta.nd..,the project proponent to
established adeq?.ate f~,e and medial service to the 1~,. jeer, 'ires rian shall be approved and
implemented until servxce needs can be met by the
Park a~t Recreation FaeUltle.. Once the SPA P, lan !s .submitted to the .City, the ,Open Space
Coordinator shall ensure that the proposed project is in compliance vath the C~ty parkland
r~tuirements prior to recordation.
~: No mitigation monitoring program is necessary.
Energy Stml3lv an,c} CoNservation: The City shall coordinate with the ,applicant to establish
(inclfidin$ th6se hsted) conservation measures to be xmplemented Into the final project
desi§n prior to SPA Plan Approval. The ~,onservation measures shat. 1 be apparent o,n the
approp,riate project pla~,s and ,finally momtored in. the field by enwronmental monitors.
Compliance shall be verified prior to issuance of building permits,
Other Utilities and Services: No monitoring program is necessary,
Visual Resources
Project development will permanently ch.ange the e,x~stlng natural character .of the s~te to a
mixed.use urban community. Aesthetic and vxsual impacts can be m~tigated to an
i'~i"~n-ificant level on a proje'zt-specific basis by sensitive design, landscaping and open
space buffers. On a cumulative basis, the project will contribute to an unavoidable
cumulative impact on the existing natural character of the site and surrounding area,
26. Guidelines and design criteria shall be created via the SPA Plan process to
mitigate potential visual impacts of the project; Subse, quent plans (i.e,, tentative
maps and site plans) detailing proposed ¢omphance w}th. these guid,elh~es would
ensure that s~gnificant adverse visual impacts w~thm the project site are
minimized, Design guidelines a~d crlteda involve site design, building setbacks
11
C
and height limits, landscaping and buffer/edge treatments, among other
techniques.
27, Sp,~cial consideration during SPA Plan an,d site design shall be given to areas
ad scent to the Otay Lakes, Salt Cre~ comdor and o,ther natural o,pen sp~c or
~ ....... ~: - ,,.,Ir, schools~, to ensur~ mitigatton of acstheuc and wsu~
acceptable to the City planning Director,
.... ?'~ -- · -'---'-'-:- .~ EastLake III nroioct shall utilizc Iow-pressure sodiu,m
28, Development wimp..~, r ~ . ·
va r (LPSV) lamps in outdoor areas to the cxten, t leas:hie. Re]/arding u. ses in.
. po~ ...... o..,--i-I .onsid~ration should be gaven to night-time lighung,o,t
me vl~.. ~. s.,,o~..~.... Y_'__,_ ..,~.s. this renuircment Consultation with
sports activities IO ~:omply wss,s '-i '
Mt. Palomar and Mt. La~na observato, n~es may be warrant.~, al. uti,hi future
CBQA implementation/documentation to identify and mitigate lighmlg ~mpa~ts.
See Land Us~ monitoring section for implementation of mitigation m~asures ~6 and 27.
The low-pressur~ sodi,u,m vapor 0..PSV) lamps shall be incorporated.into, the .final proj~t
design· Also, the apphcant shall consult wxth Mt. Palomar and Mt. bopna ooservatones
prior to SPA Plan approval and the potential impacts the OTC may have on night-time
lightillg.
Geology/Soils
Oeotechnical constraints ChaSte fault traces, expansive or erosive soils, landslides)
· . . a onii.e.,
C~ be overcome by standard me.a. sures pro,posed herein and at f,u,ture.lmplement.
stages, No significant impacts will result atter mitigation ~s constaerea; no cumulative
impacts have b¢en identified.
]~Iiti~nrlon
Geology
:9. A detailed subsurface soil ,and en~.'meerin.g geology in.vestig, ation spe. c. Lficall.y. for
EastLake III/Olympic Training center snail be conauetea to provlae graamg,
foundation, and consmlct, ion recomme, n.dations, p~o.r, to ,final project design.
Such an investigation will include at a rmnunum me xouowmg:
· Drilling,,,loggin. g, and s,ampling of drill holes to evaluate the bedrock
composmon aha structure,
· Excavation, lo~.ging, a_nd. sampling of test pits and trenches in areas of
suspec~..d landslides or fault traces; ,
· In situ and laboratory testing of soils to establish enganee~g characteristics;
· Preparation of grading specxf, lcatio, ns and f. oundauo,n design, crt?tlSI,.
· Definition of areas where slope buttressing may oe req~Lrea aha provme
buttress designs, , · .
· Determination of the relevancy of.g. roun. dfw, ater co.~n_d~: ~n relation to
grading and slope stability aha prowae sut)aram requ~em~ t,
· Definition of areas requiting soll removal and recompaction; and
· Recommendations for seismic design parameters.
30. The design and construction of buildings shall be in conformance with ~? 1.9.76
Uniforrn~Buildin~ Code, effectively rnlnba~izing the hazards of gtou. n,,sna~.ng
,,- ,~,e site ThJt~otential for liquefaction or dlffe~ntial compacuon dun.ng
seismic events which may be found m some of the valley areas of the s~te can
mitigated or eliminated b.y roi.low, lng recommendations provided by the
recommended gentechnical mvesugat~on.
~,r~as found to contain ancient landslides during future geotechnic, al
31, i~stigations shall be stabili~d by bu.,ttrcssing ~,nd sub.~ain,i.n,s.tallation o.r,?_C'
removed and r~compac, ted dunn~ §ra~, ,ns~opera~ons. ,~ i.anosll? m?,$sei~,_a~
~ too large to be stabilized are Iouna tn mture mvesngauons, mey snoum oc
designated for open space use.
Soils
' ' not re resent a si nificant constraint to development. ,The
~2. The surfic~al softs do p g ............. cuon
upper lay~..s, s. hall be romoved to a. deptlt ol .z-:t l:eet .oun,ng ,mmai, c, onsuu
poriods, utihzmg conventional grading proceaures ann replacing wire competent
compacted fill.
33, Consi~'uction site erosion shall be lessened through erosion control measures,
maintaining vegetative b~fers, and timely planning of denudation to avoid peak
rainy seasons,
Geolo~
The detailed subsurface soil and engineering geolo, gy i..n_v.~ltisat, i.on s.hall be conduct~.d b~a
mvcs~igauon rop.o,n, the su. bs ,cquent rccommcnoauons n , ,p .
project,design. Field momtonng shall b,o, co,nducted by a quahfied t~eolol~st to ensure the
proper unplementation of thc adopted mmgauon measures,
Soils
^ qualified geologist shall field monitor during the ~rading phases of the project to ensure
mitigation measure #32 is implemented properly.
Erosional cona'ol measures shall be developed prior to the adoption of thc SPA Plan by the
qualified hydrologist. These measures shall bc monitored by an environmental monitor to
ensure .~,at the measures r?ommcnded by the .qualified hydmlo~s are implemented during
tile ~rading and construction phases of the project.
Hydrology/Water Quality
Development of thc site will result in an increase in runoff to downstream areas. Since the
sit~ is located at the headwater m~ions ,of thc three drainapee bo.sin,s, onsitc fl .c.~ding is no}.of
...... ,-, ......,.,..m flooding, notenual, impacts to thc Otay Loxes area aha water qu~m~
impacts would r~sult, requmng flood, consol ~mprovements and drainage and u
....... ,,---:~-~ -~--.: .... and water ,~uality control plans ar~.r~uirod at lair sit~
design stages by the .a3. ur~.s her~in; these will s. ec~.e to rmugate pro, cci and cumulative
flooding and water quality impacts to level of lnsl§nificance.
Surfac~ Drainage
Without detailed design of development plans, no specific measures are presented to
mitigate potential drainage, problems associate.d with ur.b. an development of the site.
However, the below generalized n~asures ar~ applicable at this lame
3~, s ~ci~ic project p, lans,win be subject to r.~v!ew~and appr?.al of..? Ci..ty o,~
~ula ¥Is!a Engme¢rlng Department an~ tile uounty o! ~an l~e§o
Coa. trol ~lstrict (note that LAFCO has. discretionary approval authority for
pro~ect site detachment from the San Diego County Flood Control Districts 3
and .4). When project plans ~ reviewed, the project applicants, may be.
required to constru.ct r~t~nti.on oasins onsite to ensure ii, at peaic runoff
I,~,.1. 'r[:~limmarv ullllls for tile l~Ol)OSCa project lnolcate ma~ z~-z~a,~ .
~';]'~] b'~-c-re'--~-;e-~' o'nsl' 're by pla~' in-g small earth~.n d~.ms .~cro.s.~
Canyon and Salt Creek. These lakes could be deslgnexl to De e~ecuve t:ooa
retention basins.
3~. ~'"" m,,ctratin;, drainage flows toward Otay Lakes shall be pr. cpar~.d b.~. th?
~;'~i~C;~t the=SPA Pla or t¢ntative map stage (e,de .t~ai~'ned_ t)Y ttle..t.:lty),
and shall be reviewed by the City of Chula Vis.ts, uity ct ~an {aiego, <ounty
Flood Control District and the owner of the facility.
36. T.he project applic, ant may 315o be requi~.ed, as. dcte _n~.ned necessary, b.y the
.City, to install dram. age facilities or pay zor a snare .ct me necessary ara~nage
smprovement costs in Telegraph Canyon and Otay River downsu'~am from the
project site.
37. At the time of prep~ng mo~ detal)e,d,des, ig.~ ~,d ?ngi~,eering ~!~s, ~d, p~_o~
to a prov ,al of each SPA Plan, detauec~ nyc~rologacal analyses wtti ce conoucte~
tO ~P~]termme the size, capacity, a. ltgnment, and design of any flood c~ntrol
facilities necess .ary to prot~t th.~ s~te from a SO-year storm flow and to rmtigat~
the downstream impacts of any increased rate of runoff from the site.
Wa~ Quality
S ~cifie pro3ect plan~, prepared concurrently with SPA Plan(s), for surface
38..p .... ..__ c,.~., ~ot-es and the wastewater reclamation pro. gram shall
ar.~.nag~ m~,~ ¥~ ~_~ ~.--roval b~ the RWQCB and the County,Hea~tn
SUDjeCt tO review ul~.u ~pp . / . .
Department, At that time, the project apphcant may be required to divert all
surface runoff .from urban areas away fro,re,the reservoir and restrict the use of
wastcwater for irrigauon on the slopes draining into the reservoir.
and ~raded areas stlall DC ~.llmmtzcu tu m~ ,~,,, : .
satisi?actory by the City,Public,Works Department. Whercposslble: drainage
should be directed to suitable disposal areas via nonerosive devices 0.¢., paved
swales and storm drains),
14
dralne e shall bc designed to collcct~n.d...~rec?uffac~wa~ers aw~y. from
g~adlent of two percent shall .be maintain, ed and drainage snail be oirectexl
romar, d ap roved sw,ales or cirainage f.a¢iliues. Drainage patte..m.s approved at
the ume Po~ fine grading should be maintained throughout the life of proposed
Stl'UCtUI~s.
41..Sub~ains shall be Placed under all fill loc ,a~°n. s in ,existin''g' 'drainag'e c° 'ur'scs'at
ldenufied Or pote.ntial s.~page areas. Sp .celiac tocatio.ns wilt ne evaiuatcu in me
I ld durir/ grading with general su.bdran locations indicated on the approved
fi,~c~l~,, ,,~,~rThe subdraln installauon shall be respect_cd .and app .rove. d by thc
5.,~.,.~r,' ....... , · . _-._. ,~. #m .,1~.-. cnt. L~raina e aevlces are
engmeenng geot.og. ,p,,, , ,--, .- --:..:.-~;,,,, ,% build-un of hydrostatic
reconullended bchlnct slaOlllZatlOll IBis LU xi~taitsu~.~, ~,
and/or seepage forces,
42. Erosion Control: Slopes shall be planted with ,appropriate ,d.r~?.ght?.e. sist.ant
vegetation as recommended by a lands.cape architect lmmemately :otzowmg
adin .$Iopes should not be over.irrigated; heavy groundcover com..bined
gr _ g ------'-- is a "rim"~ source of surfi¢ial slope failures. Tlmer~
Wltll over-.wu, R:n?l 1~ ,-.; .....
controlled in'igauon should be altered dunng me rany season. :roslon controt
and drainage devices shall be installed in compliance with the requirements of
the City of Chula Vista.
43. Maintenance of Drainage Devices: Graded berms, swales, area drains, and
es are desi ned to carry s..urf, ace water from pad are. as and shall not be
sloprgor ed. Water will not be allowed to pond tn pad areas, or over
blocked or destr¥
top and flow down graded or natural slopes.
44. Sources of uncontrolled water, such as leaky water pipes, drains, or swimming
pools, shall be immediately repaired if identified.
45. Devic,es ¢ons, trueted to drai.n and p tect slopes, includlng brow ditches: berms:
retention basins, terrace drains (if uttlized) and down drains shall be maintaine~
regularly, and in particular, shall not be allowed to clog so that water can
unchecked over slope faces. Subdrain outlets will be maintained to prevent
burial or other blockage.
Ground Water
No mitigation measures beyond those in Sections 4.$.2, 4.6.1 and 4.6.2 of the SEIR are
necessary.
Specific drainage a.nd water quality control plans shall be conducted by qualified (City
approved) hydrologlsts. These plans shall be completed prior to SPA Plan approval. The
recommendations of these reports shall be accompanied with a monitoring program to
ensure they are effectively implemented throughout the planning/.Lmplementation phases of
the project.
15
~
Cultural Resources
~ '--:~ ~;'e ~SDi-7976) will be impacted b}~ project developm, e..n_~
or[alit Rrcnaeolug,~u ~
One imp ....... ~-----^,,o onsite Ne consxdereci to possess ragu
'rhe.g?.!o~Lo_t_eL~,,,,,oioal reso,=es. Potenual im. pao.~s ?.t~.*;e ,,souses e~ be
~ .
f~ i ~t cuk~ g~es (SDi-7976) s~ ~ ~hi~d ~u~h
~figa~on of i~ ~ , - - .-. ..... ~ At mis ~me it xs expecteo a
' - ' e orb co~ouc~ngaaamre~uv~ P,~a. ..... · , .
e~ther avold~c Y ..,. .... ~.~,.~ ~ nro~ sh~ follow ~ese gmdgmes,
~cove rogr~ shall ad~?S ~ i~po~ ?s~h
excavation in ~onlunctlon wRh a focus~ ex~.
as. Th8 dam r~ove~ p~tr~ }h?ld be m accordance w~th
~en ~ ~e ~ist~c slt~s wlth}n Salt C~ek_~ and S~lt
~mon~ app~ach ~ ~ ............. ~ ..... nde~ma~ of
~iy P~ Sites ~latively ~t~ c~ca 3~ ~ ?~9 ye~s ago,
~figagon of poten6~ p~eon~logk~ re~s c~ be coMuc~d by ~e foEo~g:
~o ~ss~ce of a mass-~a~g ~t the de[elop~ sha~ p~s~nt
~e C t~ - .. .......... iu~afion (A ouahfi~ paleontologist
48, A qu~ifiM p~eontologist sh~l be at the pre~ade meeting to consult ~ ~e
~ng and excavation conjurors.
49. A pm~ntolo~cm ~um~u~ .,,~. Ora F a'
s~mcnts of ~ y o~ non to. msp~t cuts mr
of pr~v~op!~y ~pms~....,,,,.t~r ~o=a~on shored b~ momtorm on a bmr-
time basis, (The ~a dts~bufion of thes6 fo~aions is summ~zed on
~eol~c~ map of Kuper 1977:) (A paleontological monitor is d~ned
~',i~ ~ .~ who has ex-efience m the collection ~d salvage ~f fossil
pCeontologist.)
o/ills ae discover¢, th~ palcontologisl (or pflc?tolo¢ical monitor)
s~aj~ v5 m ~_,_. :.. ,;~.~ m~er, B~ause of me potenum zor me recuw-
of small fossil r~mains such as isolat~ maim te~, k may b~
~ up a s~en-washing op~tion on ~e sit~.
51. Fossil remans co~ecl~ d~g ~is s~vag~ pro~ should b~
~d cat~oged ~d ~en with thc owner's pe~ssion, deposit~ in a scientific
16
53. Disturbed areas should be hydroseeded, landscaped, or developed as soon as
.... possible to ~.educe dust generation.
..... .$4.~ .Tmcl~-hattling ifil material should be prol~flY covered.
55. Enforce a 20 mile-per-hour speed limit on unpaved saces.
· , ' modified
'lize hear -duty conslzuction e. quipm, en.t that ~s e. qmpped with
56. Uu. · ,~Y ·. , ~' ...... t~ms tot ermssions contrm.
com_oustloll/Iu~ lnjecu~l{
~ . - - ~' '~ ----:*urin' b" an environmental monito, r
Air quality miff .atica measures snail requ~., nelo moa,, e. ~
to en.s~.~ com;~mnce throu.ghout the gr. admg and co?trucuon ph. ases of me s~te.
momtonng effort .will require the monitor to be onslte and durauon of these phases m
ensure daily compliance. .
Noise
gojagliltl, lallga~ . - .-'-: .... - ambient noise levels in the proiect
traffic and urban developmeng win ~,,.,~,,o~ h,,-,,,s on nearby roadwa s (see
Pro ~t · mulative traffic ye ...... . .~ . Y .
vic!~lty. Base.d on pro!ecL~, fu.?..r_e c~ various locations onsite will require noise
Traffic analys~s contam~ in m~s.o~--~5__ ,....~o ot,,~ect buildout. Acceptable onsite
tion measures to realize.aeeeptawe nox..~j~-,.,o,, ~'~'~he SPA plan and subdivision
~o'~evels will be attained by measures later defined
........... · '-nb" site and/or building design, et.c;).
,_,.~o t~ ,. buildin~ set~acics, nmse a~e~,,~../~__:__ ~, order to define specine
Further noise anaiys? ls.~qu~-~_-_- ...... a~n. U~on finnlementaUon ct zurme, r
m~sures necessary tor adequate n.m~.,~,,-,,.,,~_,-E,:_.5^., n;nlect and cumulative impacts
?~22f,~a ,, mitigation herein) and ?site no,se nm,~,-~,,,
, · , , ' and interior noise fin?acts anticipa.ted.on, land,u.ses prop,osed
Potentially signi~cant, exten~ __ , ' ' ation. Mcmoas tot nuugaung mcse
~,, the General Deveiopmen~ P,!an will req?re
~p~-~ts to below a level of significance ~re oescuuoea ~'~.
Exterior te Y $ - osed b- the General Development Plan
57. : Po ntiall si nificant onsite exterior noise impacts duc to vehicular
h-affic along,panicularlana uses prop r , ,
, . ark and recreational, a school s~te, and res. ldential.) shill ,be
0,,e.:, md~st.n, al2..P~.:Vic measures outlined in subsequent, ~.te ~.pecl_fi_c.,.n~o~s..e~
mmgatea uy ~1~,-,.':- ..... .',~*, ~1o-, level. The most ellecuve m~u~,.,~
~malyscs to be conouctco a~ mc ox-ex ~ m,
.... yes constructing a wall and berm between the roadway and the
rmtlgau.o,n 1,nvol . ~ e tailed developmen~ plans arc p, resented
otentiany lmp_a_?.ed 1.an.d. use.._?.,n:c_?~,ans ri.e -ad elevations relative, to
~r EastL~ake II1 ?cm. am~j~'~ti~s of ~uil'Ji~s, an additional acousn.cal
Wa elevatioI~s) an(~ spec~u, , ' acts, Noise
~oa~l ,y , . all uanufy future noise imp . ,
analysis will be requ rt. .to sp_tt, LL ¥.)L,. to th, he, ght
modelin~ of future con~uo.n,s c~ ~,..,~..,*l,~,_,~ in red~cin~ noise exposure to
and the effectiveness or wans an~u~ ;,--, ~ .....,~. · ·
. ,. :...,.~,,o,,a that notentlal exterior nmse impacts.
acc?table leve}s on, site. 5~)~-~'~*'~a~'~"uses groposed by either th.e General
eal, .ed c ,uld beeffectively n-hug.died to_
an or tllg · · \ '
evelo ment xq .. s and/or berms,
D. P ..... : ...... e throuoh the use of wall
bel. ow.a Le,v_e.i.o.t..s~igs~J~t~r'g; ora c~bina~on of methods.
5etOaCK OX lo~
18
O~'d ~39~3. Ot':'PI 6S, 6T~lDO_ .
C
institution with paleontolo$ical collections such as the San Die$o Natural
History Museum.
The '''~;i§ation ~neasures identified for Cultural Reso .urces impacts have incorporated an
effec~ monitoring program to ensur~ to measures are unplemented.
Air Quality:-:
~ . · . ' ' he area. Because the
· mc~asc a~r llutants in t
~olect vehicle and staUona.ry emisswns w}ll.,_ ca~,rc)?~G Series V, VI and VII ~owth
~.~.~,~,ot ~ite is assumed as open spac.e m .me , ,. ,ZU 72 31.~o,~,,n of air auality attmnment
{~,~.~'~,~ ,wa~ect development has not ~een mci ,ua~ ~.n..~y.,,?,~,,~,.,, C.^ner~a~ Plan land use
· ,., .......,r'-~-- - -' ' ~ "~
p. lans..Furth%r~tm_~Pro°s~/~i2~ ~n'~ity residential, units and h. xgher ~u~l~t.o,~imun;~[
aesignauons, ¥ K ..... ,,,,~h,,e to a si~mficant cumumtive ' .5 . · ·
Thcrefor~, thc project is ?.una w ,~ ........ 2'--- .-~..o,-~,~-nt measures wilt reaucc mese
'~mh~hcJ~ the extent feasible, but not to oeiow a
,. · ' will be offset by transportation/roadway im.p, roveme.nts
0,, a local basis, project, traffic ,, . ~.._,....m ,,,~,,,~ accemable roadway aaa mters~..?,on
(r uir as nditio.ns
· , knls Will vellty [,nTM, pv~,~ss,., r · ' ' aCtS
levels of service. .... ,-,,o~ c~,,,, erin loc~J construcuon-related a~r quality imp
.... ---r to .... ~. ..... -., ~onsu'uction proc~u,~.
Call al~O De t~oltlgatea uy F*~,.~,~ '~
Regional Qir
There are four basic tactics for the mitigation of air quality presented as part of San Diego's
.......... file flow improvements: ridesharing,
attain.meat plans (APCD ~986.). '~nese
. ro ect, as proposed, in.corporatca traffic flow xmprovem,ents
bicychng, and Ixansl!, The _p~ ?).:a~..~.. ,-d sb,nahzation) and bicycling, ln.t~secugns.
a~{ectea Dy m.e pro3 .- -,,
provides an integrated system ut
pedestrian and bicycle waffle.
· _ .._, t_. -ir .~ualit,, impacts ti'trough the mtxed-us.~
In addition, ~e project reaauces tile pote, num
land use conc¢ t w, hich can red,u_ce ve, hicle tops. However, since the project, as proposes,
was not inclu~pe~ in SANDAG s Series V and VI growth forecasts, further measures are
The most obvious and effective measur~ to further reduce emissions is to limit
warranted. . ...... use this is not under consideration in this analysls, other
the d, ensity ot aevelo mca, t,
specific measures sh~ be unplemented as project development occurs.
The following raeasure, s ,shal} be adhered to, subject to approval by the City, to reduce
short-term pollutant ct-mss~ons.
52. Use watering or other dust palliatives to reduce fugitive dust; emissions
reductions of about 50 percent can be realized by implementation of these
measures.
17
5, i'd + 33,-2~ + ~,,: .... __ .
- · . ..... :--:~.~-,,, i,,mrior noise impacts sh~ll b? mitlg.a~ed. .~u--ough
58. lllll:ll~. ~.otenuauy s~.~m~.,,,,,, .... ~._, .... ~n dB/A/in resiaent~a! areas
the l'~dtlc~ioll of extcl'lOl' nols~ levei~ t~ ~,~,- .~.~ x .
...... -~- --~ o,o~dard building materi~ls), or .hiro~.gh. thc, us,~
(a$$tlmlng ~.. .7.-, --~.-~ ,- ~ ~nnnd rat~ windows or insulation}.
of enhanced Dulling matcpa[~ ~_l;.~i.,,;~;-~-[~ uonducted of the SPA Plan level,
· .~ - demiied site spcctuc'acousucat an"'y~,-,
' ' where ~his reduction is necessary ,and. ho.w it.will b,c
- shall identify ......... a__ ...m ..... ,,~ reauclng Interior noise
su~gle-Iamn.Y .a?~ n.~.ui,l~? -,, . ! ....... ai,,~ from d~velonment of me
cnecn Y g '
noise barriers and approtnia~ buildin~ materials.
-. ; .... :--=-~ and Renorfine Once a final noise mitil~ation pl~a~, ha, s
~9. Mitl~auan lvlonmra,_ -_ . ' . · '
for the site (plior ~o tssua~, ce of ~ac~llg p~. ~s): hie CI,ty
been ,c~a~d ............. iti,,at~on momtonn§ aha repomn~
Vista is require, to ~..mp~ic?.?~t [~_ ~,~j.~ i'J'/i.~,l,, Bill Number 3180 (effective
at rcducin any ~den~fied significant ~mpac~s to o~ow
effective g .. · ' ent at ~e corn lenon
measurements shall be conducicd m me ~eld to aet~m~ w c~
ap~opfiat~ b~/w~l positions ~d home cons~fi~ ma~fi~s were us~ to
noise levels to comply wi~ ,the City's and Sta}e's s~qd~d~
City.
Mitigation meas~e ~59 will satisfy ~d be implement~ as the monitoring effort for the
potenfi~ noise ~pacts,
BIolo~ical Resources
.............. an~or sensitive exist in the sou~em site
Onsite ~u~cs defin~ as D~OtO~C~Y ~po, m-~ ~ . . .
tentifl vernal p~ls and vinous p}~t ~d ~ma species
gea, and include po ....... . ....ts to these b~ologtc2 reso~ces will be av?~ed
with ~e coa~tfl ~a~e _ . t ~ ~lv sensmvc geas as open space, ~d detenon
by gug~t~mg ~c drsignauon of bio.o.ic .
of ~e east-west access ro~,
The dcskcd effect of the following g~ner~ recommendations is to buffer and protect
sensitive habitats ~d the wil~ife, and to prevent f~her de.Marion of the habitat d~ng
~d Mt~ ~e ~ns~cdon ~ess.
19
~_.:A.. ~,~4.oent to wading ar~as would be
· cons~c~o~ =c~v~es s~ be res~cte~ to
Heavy utpment an~_ ~_ ' ' ~ to r~uce ~ct imp~ts ~ native
~ns~cflon, ~li o~ ~P~ ~a ~ ~ns~on a~vities
e da ~ b a qu~m~ moiogm. ~, ~at ~-- accrues do
b gg . ~ me~a)toens~ ~ ~ .
n~t ~ect add~tlon~ a~eage. ~Y m~aa .... r ' o
' wi11 tequke ~at the con~ac:~r replace, gl ~ab~tat t its o~ginal
~L ~=as d=s~gna~=d as op=n spac= shaU no~ b= ~bb~.
~actom ~ fully aw~ of specific resections of ~e p~j~ct,
~2. To ensure that con ,._ vehl lc zones, ~nd other appropnat~
'n ~eas, h~ of fill, no ..... c ' 1 s
such as s~ . - wn on the cons~cuon2 ~ ..
~h~t identified m the field onaao r ...... c~m p~or
Con~s ~ould ~ fully aw~e of the sensitivities ~d resections
bidd~g.
scnsl~ve sp~es ons~te,.~gn~.~., ~o~en s~ace must d~ b~ pm~ t~ugh
~nsi~ve ~so~e~.~erem, *~:~.~Lsras o~flined above, and the exclu~gn of
eff~s oi me development m open space
63. h ~e event that a ~e or fuel b~ ~s deem~ necess~, pl~t ~eeie~ us~ in
- · · ..... s to r~uee impacts to remdning native
this ~e~ ~ha~ ?e.~omn~.2~ biolo~ie~ standpoint ~e low ~o~m~,
ye etatlon. ~mtame spec,=, ,~v,_-_~ ~e ~ra=-.*~ coyote bush (Baccnarls
m~era~lY fire-ret~dmt sp,mes ~uch a. r
pild~l$ v~. ptldaris).
h shall be ~lowed outside the,fir* or fuelbre~, and no
64. No clemng of,bras ...... ,---,-a tn ~ensi 'ye habitat ~eas, In general,
fuelbre~ clemng WILl OO mlUwc ........
li~ts of ~e fuelbre~ will be measur~ ~om the bu~l~ng p~s, ~e widt) of
the fuelbm~ mY be rMuc~ by the use of low-~owmg, f~e-mtm~t species.
. , ' ' bound~cs shall not be ~M or
65, Pl~ts in hat.al ~eas wahm the pro3ect s
cle~ f~ aes~etic pu¢oses.
. , - ,, - .... om-lished with native plapt ~peyi!s
66. Revegetatton of cut s p. . _=_., t~..~e ~a, Stumble sp~tes mcmae
w~cSpresently ~c= onszte or?e t~[ u~at-tOB buckwheat (Eriogo~
C~ifomia sagebrush (Artemista ca.lorm~.J,
sunflower (Vlgmera l~cml~ta), xx tu ~ mlxt~e,
t~en ~ ens~ ~e exclusion o~ normative, w~dy sp~ies ~om the
r effective means sh~l be provided ~ound the natur~ open
67, A fence or othe ..... ~ ..... ,~ ,~ ' lo.cai resoles ~m domes~c pe~
Sp~e ~e~ tO p~Ve~t ~vcr~ ~m~ ~ bio
2O
+:3'_'~J3+ '[t~:gT 6.':', 6I
OCT 1'9
.............. and human, activity, An alternative would bc the planting of barrier plant
'~- '" ~' S~ecies that would discourage pedestrian activity into open space areas.
Suitable species for barrier plantings would be any. dense .or thom, y. shr~. b
-:species; s~ch as wild rose (Rosa.cal(fornica). Nonnanvc.spec~?s WOUlll.no.t
-' ~cc~table. as barrier plantings within olin s~pace areas. I~.o...a:cuve uses snail
'"planned .m the open space e. asements, including bmldmg structures or
~Cons~',acuon of frails through this area~ -'-
68, Landscapillgaroun~.bu~ld.mgs' shall utlhze nomnvas~ve exotic species or
'preferably, native plaht species found in the area..Species present onsite, such
as desert elderberry (Sambucus mexicana) and Cahfomm buckwheat, would be
suitable for planting.
69. The City of Chula Vista shall assure the long-t,err~,, conservation of remaining.
native habitat onsite (wetlands and uplands) by d_e~.~cating these areas as pan
a permanent natural open sp. ace easement. The.City shall, p!.ace an.olden sp. ac.¢
easement in ~is acreage which would eliminate turmer builclin,g acl~v,~ty
effect, permanently set this area aside for the prese~a!~on, ot wuan~e.
Additional facilities which would promote pedestrian acttwty In open space
areas at the expense of wildlife should not be constructed.. Tnuls should use
existing dirt roadways. Any new trails should be rewewed so as not to
adversely affect vernal pool watershed areas.
Monitorimt
All Biology Mitigation measures shall be incorporated into the final project design
stated in-rb, itigat]on measure #60 onsite monitoring shall, b,e c.onducted by a. qu. ahfi.exl
biologist to ensure effective implementation of all the mitigation measures ctunng
impl~r~entation phases of the project. Post construction monitoring shall be conducted to
verify compliance with landscaping measures. C.o,n.s~uently a long-term maintenance
program shall be established prior to issuance of building pernuts.
Socioeconomic Factors and Fiscal Analysis
The project will house approximately 5,422 people in i~ resid?ce.s, ,con .u-i_but~n_ g s. ligh. tly to
demands on public s~ices and utilities. The commerc?l, inaustnai ann .Ult~ r.e. iateo uses
will_Provide emplo_ y.ment opportunities, a beneficial .... impact, The p. roject w~ll hav~¢ an
overall positive fiscal tmpact on the City, No stgmficant negauve soc~o~cononuc or nscal
impacts will result from project implementation.
Population
Potential cumulative adverse impacts could be mitigatc, d by. a reduction in the proposed
number of dwelling units. No other mitigation has been tdent~fled.
Housing
No significant impacts would occur and therefore no mitigation measures are necessary.
21
City Planning Commission
Agenda Items For Meeting of November 8, 1989
7 . PUBLIC HEARING: PCM 89-18, and GPA 90-5.
Consideration of Eastlake III General Plan
Amendment and Planned Community Zone
for Eastlake III, Eastlake Development Company
A. BACKGROUND
This item involves the consideration of a General Plan Amendment and Planned
Community Zoning for Eastlake IH, a 1030 acre portion of the 3200 acre Eastlake
Planned Community. The General Plan amendment (100+_ acres) applies only to the
portion of the site in proximity to the Olympic Training Center site. The remaining
930 acres is consistent with the adopted General Plan.
The Planned Community Zoning pertains to the entire 1030 acres, including the
Olympic Training Center site. A General Development Plan is included in the request
for Planned Community Zoning.
B. RECOMMENDATION
1. Adopt a motion recommending that the City Council approve the
Eastlake III General Plan Amendment for 1817 dwelling units which is consistent with
the maximum number of units authorized by the existing General Plan for Eastlake III;
and
2. Based upon the findings attached to this report (Attachment 1) adopt a
motion recommending that the City Council approve the Eastlake III General
Development Plan for 1817 units.
C. DISCUS SION
1. Statement of Intentions
On November 12, 1988, the United States Olympic Committee (USOC) Executive
Board selected the 150 acre site in Eastlake III for the San Diego Olympic Training
Center. Subsequently, in February, 1989, the Eastlake Development Company
requested City Council approval of a" Statement of Intentions" to enlist City support
for the Olympic Training Center and the associated contingencies that were tied to the
company's offer.
On February 7, 1989, the City Council approved the "Statement of Intentions"
between the City of Chula Vista and the Eastlake Development Company for the
purpose of facilitating the location and implementation of an Olympic Training Center
within the city limits.
The "Statement of Intentions" recognized the following commitments by the
Easflake Development Company:
· Provide a 150 acre site ($13.5 million) along the western border of Lower
Otay Reservoir for an Olympic Training Center plus a
significant cash donation ($3 million) to the San Diego
National Sports Training Foundation as part of their
fundraising endeavor.
· Provide the streets, water and sewer service improvements
necessary to serve the Olympic Training Center site through
the establishment of assessment districts (estimated value of
infrastructure is $8 million).
· Provide the planning, engineering, legal, and environmental
studies necessary to prepare and process applications for
general plan amendment, pre-annexation zoning, annexation,
and a development agreement for property including the
Olympic Training Center site (estimated completion in 1991).
The "Statement of Intentions" also contained several commitments by the City of
Chula Vista:
· Provide administrative support to expedite the necessary project
applications including a General Plan amendment, pre-annexation zoning,
annexation and development agreement pertaining to the Eastlake III
property.
· Acknowledge the level of development entitlements that Eastlake feels is
required to fulfill its obligations to the Sports Training Foundation.
The staff report to Council at the time the "Statement of Intentions" was approved
(February 7, 1989) pointed out that the General Plan had not been adopted, however,
the Eastlake III proposal was anticipated to be evaluated against the General Plan which
was expected to be adopted shortly. (General Plan was adopted on July 11, 1989).
2
At the time the "Statement of Intentions" was approved by the City Council, the
Eastlake III General Development Plan proposed approximately 2008 dwelling units on
the 1030 acre site, including the 150 acre Olympic Training Center. Eastlake
Development Company also indicated that pre-annexation zoning and a development
agreement were critical elements, particularly with respect to the balance of the
Eastlake III property because it was essential to establish debt - to value ratios necessary
to form assessment districts as a financing mechanism to construct roads, sewer, water
lines, etc. to serve the Olympic Training Center site.
2. "Reduc. q.O_~lan'
On August 29, 1989, the City Council discussed the proposed Eastlake III project
in some detail at a special meeting. The nature of the discussion had to do with the
contingencies placed on the 150 acres of land to be donated as a gift by the Eastlake
Development Company to the United States Olympic Committee.
In response to the City Council expressed concern, the Eastlake Development
Company revised it's application from the January 31, 1989 submittal. The revisions to
the residential portion of the project involved a reduction of 170 dwelling units and a
change in the configuration of the units around the Olympic Training Center and near
the Business Park. The project now contains 1835 dwelling units.
The significance of the reduced Eastiake Development Company submittal is
found in the number of dwelling units proposed for the entire Eastlake community
(3200 + ac.) rather than just Eastlake III. The "Statement of Intention" approved by the
City Council on February 7, 1989 contained a reference to 10,369 dwelling units for
all of Eastlake (I, II, III and IV) and the overall plan for Eastlake now proposes a total
of 8,905 dwelling units.
Additional points concerning the revised proposal are included in Attachment 3
entitled Eastiake Planned Community Land Use from the August 29, 1989 special
meeting of the City Council.
3. Eastlake III General Plan Amendment
The proposed Eastlake III General Plan Amendment involves the following
changes:
Existine General Plan Eastlake III General Plan
Amendment
Low Residential (0-3) 458.9 Ac. 336.0 Ac.
Low Medium 73.6 Ac. 56.6 Ac.
Residential (3-6)
Medium Residential (6-11) 0 Ac. 30.6 Ac.
Medium High Residential (11-18) 0 Ac. 25.8 Ac.
High Residential (18-27+) 0 Ac. 8.9 Ac.
Professional and Administrative 0 Ac. 4.7 Ac.
Retail Commercial 0 Ac. 8 Ac.
Visitor Commercial 0 Ac. 20.3 Ac.
Research and Limit
Manufacturing 102.6 Ac. 102.6 Ac.
Public, Quasi-Public 150.0 Ac. 180.0 Ac.
Parks and Recreation 50.4 Ac. 65.4 Ac.
Open Space/Other 194.6 Ac. 191.2 Ac.
1030.1 Ac. 1030.1 Ac.
There are no changes to the General Plan for the Eastlake Woods - West or
Eastlake Woods - East neighborhoods. Also, there are no changes to the existing
General Plan proposed for the Olympic Training Center site which is currently
designated Public/Quasi-Public.
Dwelling Unit Yield -
Adopted General Plan - Eastlake III
Baseline Mid-Point Maximum
Low-(0-3 du/ac.) 458.9 Acres 229.45 917.8 1376.7
Low Medium- 73.6 Acres 220.8 331.2 441.6
(3-6 du/ac.) 532.5 Acres 450.25 Du. 1249.0 Du. 1818.3 Du.
4
Dwelling Unit Yield
Proposed General Plan - Eastlake III
Baseline Mid-Point Maximum
Low-(0-3 du/ac.) 336 168 672 1008
Low Medium-(3-6 du/ac.)56.6 169.8 254.7 339.6
Medium-(6-11 du/ac.) 30.6 183.6 260.1 336.6
Medium High-
(11-18 du/ac) 25.8 283.8 361.2 464.4
High-(18-27+du/ac.) 8.9 160.2 195.8 240.3
457.9 Ac. 965.4 Du. 1743.8 Du. 2388.9 Du.
Note: The above statistics are based upon the General Plan land use designations
adopted on July 11, 1989 and are provided for reference. The General
Plan Task Force recently completed work on revising the residential land
use designations.
4. General Plan Goals. Objectives, and Policies
The recently adopted general plan contains many references to goals, objectives
and policies conceming the planned open space green belt around the perimeter of the
planning area. The green belt will eventually connect the Bay Front, Sweetwater and
Otay Valley and Upper and Lower Otay Reservoirs. The green belt represents a
continuous open space belt which links all of the communities and the principal parks
and recreational areas of the plan together.
Page 1-64 of the Land Use Element describes the open space along Wueste Road.
"Wueste Road is the third access point to the southerly
portion of the Chula Vista green belt. This existing
road winds along the westerly shore of the lower Otay
Lake providing dramatic vistas east across the water to
the Jamul and San Ysidro Mountains. The area
immediately to the west of this road is to remain as open
space along the major slopes del'ming the lower Otay
Reservoir. Low density residential development will be
located near the top of the ridgeline but should remain
set back from this park road to maintain an open space
buffer between the residential neighborhood and lake.
The extension of Wueste Road is from it's current terminus
at the Otay Lake County Park to the west over the ridge line
into the Salt Creek Valley and connecting to the Otay Valley
Park Road."
A portion of the area located east of the OTC would be changed from open space
to Visitor Commercial to provide for a conference facility related to the OTC Visitor
Center. A substantial corridor (4.7 acres) of open space would be retained between the
Conference Facility and Wueste Road to accommodate a trail and other open space uses.
Both Otay Lakes Road and Wueste Road are designated as scenic highways on
page 1-65 of the Land Use Element. Although Orange Avenue is not currently
designated as a scenic highway for that portion located easterly of Hunte Parkway, with
Eastlake III proposing the addition of a major activity center in conjunction with the
Olympic Training Center, a scenic highway designation will be added to Orange
Avenue between Hunte Parkway and Wueste Road.
5. General Plan Amendment Discussion:
The proposed amendment to the General Plan would result in a development
different in character from the low density residential development shown on the
General Plan. The proposed General Plan amendment for Eastlake III constitutes about
100 acres and is concentrated in a proposed Activity Center around the OTC.
The San Diego National Sports Training Foundation concurs that the conference
facility proposed adjacent to the OTC Visitor Center is a valuable support use to the
OTC. The OTC will attract thousand of U.S. athletes to this facility and a large number
of conferences, seminars, meetings and special lectures will be held by the athletes
organizations and the supporting groups such as coaches, trainers, medical personnel,
sports educators, doctors, etc. The proposed conference center is an ideal adjunct to the
educational functions of the OTC.
Likewise, the proposed retail, office and family dormitory residential complex
adjacent to the OTC to the west will provide office space for amateur athletic
organizational staff and facilities for visitors associated with the functions of the OTC.
The small retail facility is also a logical land use for providing convenience goods and
services to the personnel working and living at the OTC and in the surrounding
residential neighborhoods. Finally, the residential complex (8.9 acres) is envisioned as
a family dormitory type of residential to provide housing for OTC athletes and/or
support personnel.
The proposed condominium housing around the OTC comprises about 65 acres.
Attached housing in the Medium Residential (8.5 du/ac.) category (30.6 acres - 260 du)
and Medium - High Residential (14.5 du/ac.) category (25.8 ac. - 374 du) and High
Residential (22 du/ac.) category (8.9 ac. - 200 du) would provide support housing for
the personnel associated with OTC who would prefer to live in close proximity to the
training facilities.
Staff believes there will be a demand in the future for the amount and kind of
dwelling units proposed. The total number of attached dwelling units within walking
6
distance of the OTC facility would be 834 units (45% of Easflake III) and could house
1700 persons. The land area for attached housing would total 65 acres or 6% of the
total of 1030.1 acres for the Eastlake III project.
6. Summary of Plannine Issues
In analyzing the Eastlake III project, staff has identified 4 planning issues that
warrant consideration in reviewing the project:
(a) Open S~ace. The open space issue has to do with the open space
greenbelt around the planning area contained in the General Plan and
Easflake III's proposed amendment to this open space greenbelt. The
most significant change involves the Visitor Commercial site east of
the OTC.
(b) Land Use. The land use issue relates primarily to the
introduction of a major activity center involving the OTC, Retail
Commercial, Visitor Commercial, Professional and Administrative
and Higher Density Housing into a low density and open space area.
(c) Circulation: The increase in traffic will require the
reclassification of various streets including Orange Avenue to add
road capacity to accommodate future traffic volumes. Orange
Avenue will need to be re-aligned to provide access to the Olympic
Training Center.
(d). Drainaee: The development of land draining into Lower Otay
Reservoir could increase the amount of urban runoff into the
reservoir. An interceptor system will be needed to prevent run off
from entering the reservoir.
The Easflake III plan has undergone significant revisions in design since the original
plan was submitted on January 31, 1989. The current plan attempts to accommodate
four important objectives suggested by Staff:
1). Preserving a substantial open space corridor westerly of Wueste Road to
provide a continuous green belt around the city; and
2). Integrate the additional residential and commercial uses proposed by
Eastlake with the Olympic Training Center; and
3). Plan the street system to adequately serve the OTC and visitors, athletes,
residents and employees; and
4). Protect the Otay reservoir from drainage impacts and urban pollutants.
The plan being recommended represents a tradeoff to some extent because
without the Olympic Training Center there would be no need for increased residential
or commercial uses in this portion of the planing area. However, due to the OTC, the
Eastlake III plan has been designed to locate complementary land uses in close
7
proximity to the OTC and maintain consistency with the adopted General Plan for the
remainder of the project.
In terms of some of the tradeoffs, there is some intrusion into the open space by
the conference facility located east of the OTC. There will also be visual changes of the
landscape for the users of the reservoir looking back toward the west. Where once
there was no development, there will be the OTC, a conference facility and residential
housing extending to the east side of the ridgeline located above Upper Otay Reservoir.
Drainage from urban runoff will have to be intercepted by a system of facilities to
protect the reservoir from urban pollutants, and lastly there will be increased activity in
the general area including increased traffic on Orange Avenue and Wueste Road.
7. OTC Plan;
The OTC is the kind of facility that will become a major focal point for the area.
There are several reasons for this and they all start with the function of the OTC itself.
The facility itself will be the largest warm weather training facility for U.S. Olympic
athletes in the nation.
Training facilities will include a track, boat house, swimming pool, gyrrmasium,
tennis courts, and grass and artificial surfaced fields. Sports such as archery, luge,
volleyball, field hockey, wrestling, weight lifting, soccer, water polo, team handball,
rowing, kayaking, cycling, synchronized swimming and track and field will be part of
the OTC. The athletic training activities will be supported by programs of sports
medicine, sports psychology, biomechanics (the scientific study of movement), as well
as seminars, clinics and conferences which will be of interest to national and
international sports, medical, educational and technical groups.
The USOC will operate the OTC for the purpose of supporting the total needs
and training opportunities of the individual athlete. USOC offers athletes staying at an
OTC room and board, training facilities, medical, dental and vision care, sports
medicine and scientific testing and analysis, recreation facilities, and transportation to
competitions and team practice sites.
What does all of this mean in terms of the land use plan for the area? It means
several things: (1) the OTC will be a major activity center by virtue of its functional
role in providing training facilities for U.S. athletes; (2) The functions of the OTC will
require certain supporting facilities off-site such as conference facilities, office space,
commercial space, and residential housing; (3) The OTC and its supporting uses will
transform this area into a major activity center that will attract a substantial number of
users and visitors to the OTC complex on a year round basis.
The Eastlake Development Company plans no development north of Orange
Avenue during the next several years or until Eastlake Greens and Trails are nearing
buildout. However, there are plans by the Eastlake Development Company to file
applications for the supporting Commercial and Residential uses located on both sides of
the OTC on the south side of Orange Avenue. These uses relate more to the OTC than
to the Eastlake III project to the north.
8. Eastlake III General Development Plan.
The proposed configuration of the Eastlake III project north of Orange Avenue
represents a different land planning design within the Vistas neighborhood. The Vistas
neighborhood is proposed for a change from low density to medium and medium high
density of 8.5 to 14.5 du/ac, north of the OTC to buffer the Low Residential uses
further north from the OTC complex to the south. Normally, there would be little
supporting arguments for any higher density housing east of Salt Creek, however in this
case, all of the housing near the OTC has been clustered to provide housing
opportunities for athletes and support personnel, and also to provide a transition buffer
from the OTC to the Low Residential neighborhoods to the north.
The General Development Plan also contains the Wood neighborhood which
consists of Low Residential & Low - Medium adjacent to the Business Park. The
industrial area is buffered from the residential by open space and a grade differential;
the residential areas are lower than the industrial. The Salt Creek Open Space corridor
extends through the Wood neighborhoods and contains a community park, natural open
space and Hunte Parkway.
To the east of Salt Creek is the remainder of the Woods neighborhood. Low
Residential is proposed in this area with an elementary school site and adjoining
neighborhood park located in the northern area and a junior high school site located to
the southwest. An open space greenbelt abuts the easterly and northerly edges of
Eastlake Woods which overlooks Upper Otay Reservoir.
9. Analysis Of Prot~osed General Plan Policies 6.2 and 6.3
Eastlake III General Development Plan
Section 6.2
A). Compatibility with existing and proposed land use patterns, both urban and
rural, natural and man made, in order to achieve an overall reduction in land use
friction.
Comment
There are no existing land uses in the area. The proposed land use pattern is an
integrated plan designed to functionally preserve substantial open space while
accommodating planned urban development in a sensitive and well-designed manner.
9
B. Sensitive response to the physical characteristics of the site having to do
with:
1. Landform preservation, including adherence to grading policies
stated in Section 7.7.
2. Surrounding and/or internal existing and proposed circulation
patterns as shown in the Circulation Element.
3. Relationship to open space/greenbelt systems as shown on the Plan
diagram.
4. Environmental considerations and natural amenities.
5. Visual and functional quality.
Comment
1. The General Development Plan contains development standards
related to landform and grading, including a conceptual grading
plan. It is the intent of the General Development Plan that graded
areas be contoured to blend with natural landforms including
rounding both vertical and horizontal intersections of gradedplanes,
obscuring slope draining structures by massing a variety of plant
materials, incorporating the use of variable slope ratios for larger
slope banks, use of landscape planting to control erosion and obscure
man-made banks, architectural solutions to topographic changes and
other concepts of landform grading as set-forth in Section 7.7 of the
Land Use Element.
2. The proposed Circulation Element street network has been
incorporated into Eastlake IH with certain modifications where
necessary. For example, Orange Avenue has been realigned to
provide a dramatic view of the OTC Visitor Center when
approaching from the west. Orange Avenue will transition into
Wueste Road and contain substantial landscaped median across the
frontage of the OTC and abutting commercial sites.
3. The General Development Plan contains 9.1 acres less open space
than shown on the General Plan map, however the project contains
14.9 acres more parks than shown on the General Plan.
4. Natural open space resources (150+ acres) have been identified and
designated Open Space on the General Development Plan map. The
Environmental Impact Report on the project found that project
and cumulative land use impacts can be mitigated to a level below
10
significant. Other environmental impacts can be fully mitigated
except for cumulative impacts on water supply, sewer treatment
capacity, non-newable energy resources, visual impacts, and air
quality.
5. Visual and functional quality assessments will be further analyzed at
the SPA plan/tentative subdivision map level when more design detail
is available.
C. Achievement of a variety of housing types permissible within the character of the
"range" and responsive to the improvement of the townscape, sophistication, and
livability of the area.
Said variety shall not produce a haphazard or poorly coordinated land use
pattern from the standpoint of the principles of sound city and townscape
planning.
Comment
The project proposes a full complement of housing types spanning the gamut
from dorms for athletes residing on-site at the OTC to family dorms, townhouses,
condominium, traditional single-family detached houses and large lot estate housing.
Section 6.3
No clustering proposed with the General Development Plan. Further analysis
may be required at the Tentative Map stage.
10. Circulation Element:
The traffic analysis of Easflake III General Plan Amendment and Planned
Community Zone by JHK and Associates reviewed the transportation impacts of the
project. Circulation element amendments to mitigate the identified impacts were
recommended and will be discussed in this section of the report. The basis of the
analysis utilized by JHK was the Transportation Phasing Plan which is better suited than
the TRANPLAN model to show phased impacts on the street system. The TRANPLAN
model would only show the end state impact of the proposed amendment when
completely built out.
In general the Eastlake 1II poses no unanticipated impacts on the planned
circulation element network. The key amendments to the Circulation Element involve
the following streets:
1) Orange Avenue
11
-Realign to connect with Wueste Road and
change classification east of Hunte Parkway to
east of the entrance road to the Vistas from
4 lane Class I Collector to 4 lane major.
-Change classification from east of the
entrance road to the Vistas to Wueste Road
from 4 lane Class I Collector to 2 lane
Class III Collector
2) Telegraph Canyon Road
-Change classification from east of
Lane Avenue to Hunte Parkway from
4 lane major to 6 lane Prime Arterial street.
3) Telegraph Canyon Road
-Change classification east of Hunte Parkway
from Class I Collector to 4 lane Major
Street out to Wueste Road.
4) Add Wueste Road from Otay Lakes
Road to Orange Avenue as 2
lane Class III Collector Street.
5) East "H" Street
-Change classification from Rancho San
Miguel Road to Hunte Parkway from
4 lane major to 6 lane Prime Arterial.
6) In addition to the above amendments to
the Circulation Element, Orange Avenue
easterly of Hunte Parkway shall be added
to the Scenic Highway and Roads system
-on page 1-63 and 1-65 of the Land Use Element.
The transportation analysis also revealed the level of various transportation
improvements required to serve each phase of the Eastlake III project. Future SPA
Plans will detail the precise phasing of street improvements in conjunction with more
detailed analysis and will include further study of the need for improvements at the
interchanges of future Route 125 and Orange Avenue and Telegraph Canyon Road as
described in the JHK & Associates Traffic Analysis Report.
11. Drainage:
The development of the OTC and the related Eastlake III project would involve a
potential impact to the Upper and Lower Otay Reservoir watershed. Drainage from the
areas to be developed would partially drain to the reservoir and partially into Salt
Creek. The concern is that as urban development takes place, the mn-off into the
reservoir carries with it a high content of pesticides, fertilizers, petroleum and other
pollutants. There is also the possibility that failure in the sewage collection system
could result in sewage flowing directly into the reservoirs. Since the reservoir is an
important source of water supply, preventive measures must be taken to ensure the
protection of the quality of the water to avoid any potential threat to the public health.
The Eastlake III project, including the OTC project, must be conditioned to
require fail-safe measures to fully mitigate any potential source of pollutants f'mding
their way into the reservoir. Diversion plans will be required as a condition of the
project.
12. Parks, Recreation and O~en Space
The open space shown on the adopted General Plan Land Use Element map for
the Eastlake III project area totals 159.2 acres. The open space shown on the proposed
Eastlake III General Plan Amendment totals 150.5 acres, for a net decrease of 9.1 acres.
Although the total acres of open space is approximately the same overall, there are
changes in the configuration of open space within the Vistas and Woods neighborhoods.
The Vistas neighborhood shows a net decrease of 24.6 acres of open space, and
the Woods shows a 15.5 acre increase in open space. Looking at the Salt Creek open
space corridor, there is a decrease of 23.8 ac., of open space, however, there is a 14.7
acre increase in open space along the Upper & Lower Otay Reservoirs.
The proposed project includes two community park parcels (15 acres and 43
acres) as well as a neighborhood park adjacent to the elementary school. The total park
dedication required by the City would be 16.53 acres and 65.40 acres is proposed.
13. Schools
The General Development Plan includes an elementary school site and a junior
high school site in the Woods neighborhood. Both of these sites are generally
acceptable to the respective school districts. Further refinement of the exact location
and configuration of the sites will be accomplished at the next planning level, i.e. SPA
Plan and Tentative Subdivision map. Both districts have established agreements with
Eastlake to take care of the t'mancing of schools through a Community Facilities
District.
CONDITIONS OF APPROVAL:
1. A 25-foot wide trail within the open space corridor shall be added to the General
Development Plan along the length of Wueste Road to accommodate future
bicycle riders and joggers/walkers.
2. A plan for protecting Otay Reservoir from urban runoff and/or sewage
contamination shall be approved by the City Engineer prior to the issuance of
grading or building permits.
3. Plans for providing transit service to the project shall be subject to approval of
the Transit Coordinator.
4. All proposed park, open space and trail plans shall be approved by the Director
of Parks and Recreation.
5. The OTC shall be subject to SPA Plan and Precise Plan approval.
6. The school sites, locations and configurations shall be acceptable to the respective
school districts and agreements satisfactory to the districts shall be consummated
prior to project construction.
7. Fire, police, and library service shall be in accordance with City standards and/or
agreements consummated prior to construction.
8. The applicant shall prepare Open Space Concept Plans for Salt Creek Open Space
Corridor and Upper and Lower Otay Reservoir Open Space Corridor in
conjunction with any subsequent planning applications submitted to the City.
9. Setbacks along Telegraph Canyon, Wueste Road and Orange Avenue shall be a
minimum of 50 feet and shall be landscaped to the satisfaction of the City's
Landscape Architect.
10. A visual analysis of the viewshed from Lower Otay Reservoir with specific
measures such as contour grading and landscaping to preserve landform and
protect views shall be part of the SPA Plan submittal.
11. The General Development Plan text shall be amended to delete references to lot
sizes within the residential land use categories.
12. Development of the Eastlake III project, excluding the OTC, is assumed to start
in Increment 5 of the Transportation Phasing Plan. Any development of Eastlake
III, other than the OTC, prior to Increment 5 as described in the Transportation
Phasing Plan shall require additional traffic analysis to the satisfaction of the City
Engineer.
13. The open space acreage contained in the Eastlake III General Development Plan
shall be depicted on the General Development Plan map including the location
and size of each open space parcel.
14
14. The applicant shall enter into a three party agreement with the Environmental
Review Coordinator to retain the services of a mitigation compliance coordinator
to fully implement the mitigation monitoring program.
15. The proposed street located at the southerly tip of the project area shall be deleted
from the General Development Plan map.
16. The achievement of the maximum number of dwelling units authorized by this
General Plan Amendment (1817 du's.) is subject to an acceptable SPA Plan and
Tentative Subdivision map approval.
17. The total amount of open space depicted on the Eastlake III General Development
Plan shall remain equal to or greater than the amount of open space shown on the
General Plan.
18. At the time of the SPA Plan submittal, the applicant shall provide evidence that
the visitor serving commercial uses are related to and supportive of the functions
of the OTC.
15
Attachment
EASTLAKE III GENERAL DEVELOPMENT PLAN
RECOMMENDED FINDINGS
1. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL
DEVELOPMENT PLAN IS 1N CONFORMITY WITH THE PROVISIONS OF
THE CHULA VISTA GENERAL PLAN.
The General Development Plan is consistent with the
Eastlake III Amendment to the General Plan and
is, therefore, in conformity with the provisions of
the General Plan.
2. A PLANNED COMMUNITY CAN BE INITIATED BY ESTABLISHMENT OF
SPECIFIC USES OR SECTIONAL PLANNING AREAS WITHIN TWO YEARS
OF THE ESTABLISHMENT OF THE PLANNED COMMUNITY ZONE.
The San Diego National Sports Training Foundation has
submitted a Sectional Planning Area (SPA) Plan for
a portion of the property involving the Olympic
Training Center. The Eastlake Development Company
is also preparing Sectional Planning Area plans for other
portions of the site.
3. IN THE CASE OF THE PROPOSED RESIDENTIAL DEVELOPMENT, THAT
SUCH DEVELOPMENT SHALL CONSTITUTE A RESIDENTIAL
ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND
THAT IT WILL BE IN HARMONY WITH AND PROVIDE COMPATIBLE
VARIETY TO THE CHARACTER OF THE SURROUNDING AREAS AND
THAT THE SITES PROPOSED FOR PUBLIC FACILITIES SUCH AS
SCHOOLS, PLAYGROUNDS, AND PARKS ARE ADEQUATE TO SERVE
THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO THE
PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
The General Development Plan proposes a residential
community, predominantly Residential Low (0-3 du/ac.)
and Residential Low-Medium (3-6 du/ac.) with some Medium
(6-11 du/ac.), Medium-High (11-18 du/ac.), and High
Residential (18-27 + du/ac.) designed in a manner that
concentrates the attached housing units within the Olympic
Training Center Activity Center and retaining the low
density residential on the periphey of the land adjacent
to the open space greenbelts of Salt Creek and Upper
and Lower Otay Reservoirs. This configuration will
buffer the single-family detached residential areas from
the Olympic Training Center Activity Center which is
expected to become an active area with substantial
visitor traffic and other urban effects.
4. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT
SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION,
AND OVERALL DESIGN TO THE PURPOSE INTENDED; THAT THE
DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A
RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED
DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT
WILL MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS
TITLE.
A 102.6 acre industrial area which will be an expansion
of the 157.3 acre employment park constructed as a part
of Eastlake I is proposed. The expanded industrial park
is located adjacent to the existing Eastlake I industrial
park and will be buffered from residential uses to the east
and south by open space corridors and to the north by
specialized design techniques including grading, lot
orientation, street locations, access points and landscaping.
The design manual standards for Eastlake I Business Park
will be extended to the Eastlake III industrial area to
ensure sustained desirability and stability.
5. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER
SIMILAR NON-RESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA, LOCATION, AND OVERAL PLANNING TO
THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE
PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH.
Principal institutional and recreational uses
proposed in Eastlake III are the Olympic Training
Center and supporting neighborhood and resource
parks that are consistent with the General Plan.
The Olympic Training Center has been located
2
on Orange Avenue which is planned as a four
lane major road, adjacent to open space land to
the east along Lower Otay Reservoir and open
space land to the west along the Salt Creek open
space corridors. Planned retail commercial, office,
visitor commercial and high density uses are
planned along Orange Avenue adjacent to the
Olympic Training Center visitor facility. The
Olympic Training Center practice fields for
athletic training will complement the adjacent
open space uses.
6. THE STREETS AND THOROUGHFARES ARE SUITABLE AND ADEQUATE
TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The Environmental Impact Report analyzes the
traffic impact created by Eastlake III as well
as other planned projects anticipated to be
constructed during the next 10 to 15 years.
The analysis resulted in identifying necessary
amendments to the classification of roadways
serving Eastlake III and said amendments to
the Circulation Element of the General Plan will
provide suitable and adequate facilities to carry
the anticipated traffic.
7. ANY PROPOSED COMMERICAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION(S) PROPOSED AND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION(S).
The amount, type and location of commercial
development is described in the General Development
Plan and will be adequate to serve the Olympic Training
Center and the proposed residential (1817 du) uses.
A total of 33 acres of retail, visitor and office uses
will be provided.
8. THE AREAS SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The acres surrounding this 1030.1 acre site can
be planned in a compatible manner with the
development. Areas to the east, and south are
planned for open space and park uses. Areas
to the west are part of Eastlake II which is an
integral part of the total Eastlake community.
Areas to the north are planned for open space,
Low (0-3 du/ac.) and Low-Medium (3-6 dudac.)
development as part of the Salt Creek Ranch
project which is currently undergoing City review..
Attachment 2
EASTLAKE III
PROPOSED GENERAL PLAN TEXT AMENDMENTS
1. Land Use Element
(pg. 1-8)
GOAL 4. HIGHER EDUCATION AND CULTURAL ACTIVITIES
Currently, post-secondary education in Chula Vista is provided by Southwestern
Community College. It is anticipated that, as the city and the South Bay community as a
whole grow in population, there will be a demand for additional higher education
services. It is the goal of the city to accommodate within its borders a new four-year
institution of higher education.
In addition, the United States Olvmnic Committee has desienated a site adiacent to the
Lower Qtay Reservoir for development of a year-round trainin~ facility for Olvmnic
athletes. The fo~ilitv will function as a national center for ~hvsical culture and athletic
training, Successful develooment of the Olvmt)ic Trainine Cemer (OTC) will benefit
residents and the stature of the city in many ways, It is the eoal of the city to
accommodate the develooment of the OTC for use bv U.S. Athletes.
Objective 18.
Promote, through the designation of a candidate site and discussions with the State of
California, the establishment of a four-year college or university in the Eastern
Territories.
Objective 19.
Promote and support the Olympic Training CenterL throueh the desienation of an OTC
site and ao~rooriate comolimentarv adiacent uses on the Land Use Diaeram. and the
~imelv develooment of the OTC and sut)olementarv uses.
GOAL 5. OPEN SPACE, RECREATION, AND VISUAL QUALITY
Chula Vista contains and is surrounded by significant natural features and landforms,
including San Diego Bay, Otay Ranch and Otay Valley, Upper and Lower Otay
Reservoirs, Sweetwater Reservoir, Mother Miguel and San Miguel Mountains and
foothills of Jamul and San Ysidro Mountains. The undeveloped open space and
beautiful views which are provided by these natural features are an important port of
Chula Vista's experience. It is the goal of the city to preserve the most important
landform* and natural features as part of a recreation oriented space network.
Objective 1920.
Objective 201.
Objective 2~2.
Refrain from development of landform alteration of the major natural features of the
Otay Valley, Upper emd Lower Otay Reservoirs, Mother Miguel Mountain, Sweetwater
Reservoir and immediately adjacent areas. ReQuire sensitive desi£n and bufferinz in
areas desienated for develooment in uroximitv to Lower Otav Reservoir.
{Renumber Objectives 22 to 28 as 23 to 29}
(pg. 1AS)
4.5 OVERLAYS LAND USE DESIGNATION
Land use requirements of specified districts are designated through land use overlays
and further defined as follows.
1. Areas surrounding Town Centre I. Either Residential High or Professional and
Administrative Office uses or a mixture of both are encouraged in this area, in
order to foster an active support for retail uses on Third Avenue. These areas
are further defined in the Chula Vista Area Plan Central, Chapter 10.
2. Eastern Urban Centre southeast of the intersection of proposed State Route 125
and Orange Avenue. This area is designated for regional retail, professional and
administrative offices, medium high and high density residential. A plan shall be
developed encompassing the entire site, and related to the adjacent business park
and university site. This area is further discussed in the Eastern Territories Area
Plan, Chapter 14.
3. Areas in close proximity to the San Diego Trolley Stations at E, H and Pa]omar
Streets. A mixture of land uses are recommended for these areas functionally
linked to the transit facilities in the most effective manner possible.
4. Areas adjacent to Broadway between Flower Street on the north and I Street on
the south. This area is further discussed in Chapter 10, Section 5.4.
2
5. Areas south of Oran£e Avenue and adiacent to the OTC site. These areas are
intended to be develoved as a Community Activity Center to complement the
QTG fa~iliW, The are intended to have a uniaue, villa~e character, influenced bv
their vro×imltv to the trainine center. Potential uses include: residential, visitor
servine, r~tail 0~nd office commercial: and. ~ublic/auasi-Dublic.
(PS. 1-18)
Table 1-4
GENERAL PLAN LAND USE
Eastern
Land Use Total ............. T~rritories
RESIDENTIAL
Low .~ ,tm 6.986 Ac. a A~Q 3.315 AC.
Low Medium o ~,~ 9.695 a t~l g 3.598
Medium , ~,n 1.745 547 ~75
Medium High ~177 503 39 65
High 442 4~1 [g 26
COMMERCIAL
Retail 927 937 247 255
Throughfare 108 ---
Visitor 116 136 20
Professional 255 260 107 112
& Admin.
INDUSTRIAL
Research & 2,019 1,319
Industrial
General 375 ---
Industrial
PUBLIC, QUASI-
PUBLIC AND OPEN
SPACE
Public & , o, ~ 2,102 582 769
Quasi Public
Parks & ' <'~ 1,523 866 $7~
Recreation
Water 3,120 1,533
Open Space .~ A.,w_~q~ 14,499 ~ 11,240
TOTAL 44,467 Ac. 23,703 Ac.
(pg. 1-34)
7.2 URBAN CORE, EASTERN URBAN CENTER AND COMMUNITY
ACTIVITY CENTERS
Central Chula Vista/Bayfront Urban Core
The Chula Vista Urban core is located in the Central Chula Vista area and is generally
bounded by E and H Streets and Third Avenue and Marina Parkway. The major
facilities existing or planned for this area are illustrated in Figure 10-I.
Community Activity Centers
Community Activity Centers are subcenters of the general plan area that provide a
variety of community support facilities and services. They are not exclusively
community retail centers and may include employment, education, health care,
recreation and other public and provide services.
The six seven Community Activity Centers in the Chula Vista General Plan Area are as
follows:
Montgomery. The area in the vicinity of the intersection of Third Avenue and
Oxford Street.
Bonita. The area along Bonita Road between Sweetwater Road and Otay Lakes
Road.
Terra Nova. The area of East H Street east of 1-805.
Community Hospital. The area around the Chula Vista Community Hospital.
Southwestern College. The area in the vicinity of the intersection of East H
Street and Otay Lakes Road.
EastLake. The EastLake Village center and commercial office area in the
vicinity of Telegraph Canyon Road east of Route 125.
4
Olvmvic Trainin~ Center. The OTC site and adiacent mixed-use areas south ot'
Orgng0 Avenue. near Lower Otav Reservoir.
7.3 GREENBELT, OPEN SPACE AND TRAIL SYSTEM
Chula Vista Greenbelt
The Chula Vista Greenbelt is the backbone of an open space and park system that
extends throughout the city. The circumferential greenbelt utilizes existing developed
and undeveloped open space and potential new open space linkages to effect a
continuous 28 mile open space and park system around the city.
The developed parks are located along the greenbelt however, a majority of the acreage
is comprised of undeveloped open space. Commercial recreation uses, such as golf
courses, and the Olvmvic Trainin~ Facility which gat are compatible with the open
space character of the greenbelt are also suitable land uses.
The developed parks in the greenbelt are linked by a hiking and bicycle trail system that
forms a continuous loop around the city. To assure continuous access for maintenance
and security patrols, this trail is envisioned as the equivalent of a one lane paved road,
approximately eleven feet wide, with a structural design to allow maintenance vehicles
to use the trail.
To assure coordination of planning for all the components of the Chula Vista Greenbelt,
an overall master plan is recommended. This plan should identify the environmentally
sensitive areas, existing and candidate park and recreation sites, trail connection
corridors, alignments and road crossings, potential enhanced habitat areas and other
uses which may be determined to be compatible with the open space character of the
Chula Vista Greenbelt. The master plan should integrate the a~vroved develovment
vlans for the EastLake IlI vortion of the ~reenbelt with the concevtual vlans for the
remainder of the £reenbelt nroiect.
The major components of the Greenbelt are as follows (Figure 1-6):
Bayfront Park to Otay River
Otay River Valley to Otay Lake Regional Park
Otay Lake Regional Park to Mother Miguel Mountain and
Sweetwater Reservoir
This Greenbelt segment is comprised of an eastem and western arm. From south to
north the eastern arm is comprised of the Lower and Upper Otay Lakes and adjacent
shoreline and slopes which define the reservoirs, and the field areas ot' the Olympic
Training C~nter. The Greenbelt extends north of the Upper Otay Reservoir along
Proctor Valley Road and the adjacent drainage course to the vicinity of the Otay Water
District property. The primary candidate park site in this area is the peninsula on the
eastern shore of the Lower Otay Reservoir between the two branches of the reservoir
and adjacent to Telegraph Canyon Road. The westerly arm of the Greenbelt is
comprised of the Salt Creek canyon and drainage course and the adjacent defining
slopes. It reconnects with the eastern arm at the Otay Water District property.
Candidate park sites for this arm include sites in the vicinity of Otay Valley Park Road,
EastLake Trails, EastLake Woods and Salt Creek Ranch neighborhoods. The Greenbelt
north and west of the Otay Water District property includes the area of Mother Miguel
Mountain. The main Greenbelt connection point is along the southerly edge of Mother
Miguel to Wild Mans Canyon and the southwesterly shoreline of the Sweetwater
Reservoir.
Sweetwater Reservoir to 1-805
1-805 to Bayfront Park
(pg. l-S6)
Table 1-6
CHULA VISTA PLANNING AREAS AND NEIGHBORHOODS
Bayfront Eastern Territories
21. Otay Valley Industrial Park
22. Robinhood
23. Sunbow
24. Telegraph Canyon South
25. EastLake West
26. Eastern Urban Center
27. University West
28. University East
29. University - Business Center
30. EastLake Greens and Trails
31. EastLake Center
32. Salt Creek West
33. Bonita Miguel
34. Salt Creek East
6
35. EastLake Woods
36. EastLake Vistas
~7, Olymoic Trainine Center
Central Chula Vista
Montgomery
Sweetwater
(pg. 1-62)
Orange Avenue
Orange Avenue is the southernmost of the three parallel roads serving Eastern
Territories. Its character in Poggi Canyon between 1-805 and Route 125 is expected to
be similar to Telegraph Canyon with adjacent land uses on the mesas and natural slopes
of the canyon substantially preserved. An open space connection is identified from the
vicinity of 1-805 and extending easterly along Poggi Canyon through EastLake II to Salt
Creek. This is described in the Land Use Element, Section 7.3. To facilitate the
development of this connection incorporating bicycle routes and trails with a natural
stream channel, the scenic roadway should be shifted to the southeriy side of the
canyon, leaving the northerly portion of the canyon available for an effective and
aesthetic open space corridor.
Cro,sin~ Salt Creek. the roadway will bisect the 0~en s~ace co~dor which forms the
western le~ of the Chula Vista Greenbelt, Further to the e~st. setbacks and soecial
landscape treatments will be used to buffer views of development within EastLake III
and the Olvmt~ic Training Center as the road approaches Wueste Road and views to
Lower Ota¥ Reservoir,
(pg. 1-64)
Wueste Road
Wueste Road is the third access point to the southerly portion of the Chula Vista
Greenbelt. This existing road winds along the westerly shore of the Lower Otay Lake
providing dramatic vistas east across the water to the Jamul and San Ysidro Mountains.
7
The area immediately to the west of this road is to remain as open space ~
· ~ .... defining the Lower Otay Reservoir. Low density residential development
major ~..~w
will be located .... ,h~ ,...- ..r ,~o ~:~n.,o ~ but should remain set
back from this park road to maintain an open space buffer between the residential
neighborhood and lake. A ~imilar buffer should be orovided adjacent to the medium
density residential area at the intersection of Orange Avenue and Wueste Road· South
of Qrange Avenue. an ooen snace buffer should be maintained between the mixed-use
commercial oarcel and the develooed ~ortions of the Olvmnic Trainine Center. Where
the field areas of the OTC mx>roach Wueste Road, naturalized landscaoin~ should be
used to transition from the manicured field areas to the natural vegetation near the road
and lake.
The extension of Wueste Road is from its current terminus at Otay Lake County Park to
the west over the ddgeline into the Salt Creek Valley and connecting to the Otay Valley
Park Road.
2. Circulation Element
(pg. 2-41)
8.3.4 Local Feeder Bus Routes
In addition to the north-south regional transit system and the east-west express bus
route, the proposed public transit system includes a network of local bus routes oriented
to each of the community activity centers, as well as the urban core and eastern activity
center. Community activity centers serviced by the local bus network include Bayfont,
Terra Nova, Bonita, Southwestern College, EastLake, Olympic Training Center,
University, Community Hospital and Montgomery. The local bus network will loop
into the neighborhood area collecting riders for the east-west express bus route and the
north-south regional transit system· The Urban Core/Bayfront Shuttle is an example of
such a transit loop.
3. Public Facilities Element
(pg. 3-23 & 24)
4.2 WASTEWATER COLLECTION AND DISPOSAL SYSTEM
(2) Several pump stations will require expansion prior to ultimate flow conditions.
In addition, it is likely that new temporary pump stations will be constructed by
developers in Eastern Territories planning area as an interim measure for providing
0
wastewater service to areas that currently have no sewer system available. These
temporary pump stations should be avoided i[-possib~ when reasonably feasible and
should be taken out of service as quickly as gravity service becomes available to the
general area.
4. Housing Element
No amendment.
5. Growth Management Element
No text to amend.
6. Conservation and Open Space Element
(pg. 6-14)
6.6 WATER RESOURCES
The major water bodies, rivers, and stream valleys that are within or adjacent to the
planning area are to be protected from urban development and selectively developed for
the recreation and aesthetic benefit of the citizens of Chula Vista. The following
guidelines should be used for any development that may impact these water bodies or
waterways.
o
5. The lakes and reservoirs should be for public use. Private residential
development should not be developed at,..~..tbo;- ~,~ov the shoreline.
9
7. Parks and Recreation Element
No text amendment, only map revisions.
8. Safety Element
No amendment.
9. Noise Element
No amendment.
14. Eastern Territories Area Plan
(pg. 14-4)
Table 14-1
EXISTING AND PROPOSED LAND USE
EASTERN TERRITORIES (a)
Land Use Existing Planned
RESIDENTIAL
a A~ 3.315 Ac.
Low 206 Ac. .., ,.~-
~ ~ ~ 3,~98
Low Medium 805
Medium 13 547 578
Medium High 8 39 65
High 1~ 26
COMMERCIAL
Retail 247 255
Visitor 20
Professional & 8 107 112
Administrative
INDUSTRIAL
Research & 222 1,319
10
,]CT 19 "~ L'7:3L ,EF:CEt,
Employment
No significant impacts would oc;ur and therefore no mitigation measures are necessary.
Fiscal Analysis .. :
No siaificmt imvacts are aSsociated with the fiscal asl~-~ts of the p.ro. ject; therefore, no
mitigixla-'on is.neces'sary. The project ~hould be monitorec[ to assure posmvc fiscal effects.
Monkor}n~ ' '
No mitigation measures have be~n identifi~ for socioeconomic factors: and therefore,
monitoring will not tg necessary.
Fiscal Analysis
The EastLake III project shall he mOnitOred for Ii) years(or a tim~ sat{sf, acto .ry. to.the~Ci~
of Chula Vista) after COml~letmn to confirm the positive fiscal impact pro~ectea m me nscm.
analysis. Annual reponi shall b~ submitted to the City documenting the revenues aha
operating cost for thaa time period.
22
Industrial
PUBLIC QUASI-PUBLIC
& OPEN SPACE
PubHc & 82 582 769
Quasi Public
Parks & 38 866 $73
Recreation
Water 1,533 1,533
Open Space 20,788 1-g-,-,-,-,-,-,-,-~ 11.240
TOTAL 23,703 Ac. 23,703 Ac.
Source: P & D Technologies and Qin~i & Associates
Note s:
a. Entries in gross acres, which include circulation streets.
(pg. 14-6)
GOAL 2. NEW URBAN DEVELOPMENT
It is anticipated that Eastern Territories will be subject to significant urban development
over the planning horizon (20 to 30 years) It is the goal of the city to accommodate and
regulate such development in ways which will protect the significant natural
environment and create high quality urban environments for living and working.
Objective 4.
Create, for the planning area as a whole, a balanced community of residential,
commercial, and industrial use. To the extent that employment uses may be more
difficult to establish, provide for additional designations of commercial and industrial
land and encourage retention of vacant land for commercial and industrial uses.
Objective 5.
Assure that all new developments are provided with acceptable levels of public services.
Each development should include local public facilities required to serve the
development and also contribute toward construction of city-wide facilities needed by
11
the development. Interim services which vary from city-wide standards may be
gg~eptable for vroiects with substantial vublic benefits.
Objective 6.
Encourage orderly and compact patterns of development, which will make maximum
use of existing public facilities and avoid "leap frog" development. In particular,
encourage development phasing which will substantially build out drainage and
hydrologic basins with existing public service facilities before developing new basins.
Exceptions should be allowed for r)roiects with substantial ~ublic benefits, which should
be permitted special ~ublic service consideration on a interim basis.
(pg. 14-8)
5. PLANNING AND DESIGN PROPOSALS
5.1 RESIDENTIAL CHARACTER
The Eastern Territories is seen as an extension of the residential character of the
existing areas of Chula Vista. The predominant residential type is single family
detached in the Iow and low-medium residential density categories. This corresponds to
a density of 0.5 to 3 units per acre and 3-6 units per acre respectively. Neighborhoods
that are characterized by this single family density are located throughout the Eastern
Territories.
There are two areas of the Eastern Territories that have been designated for medium
density residential (6-11 units per acre) and one two which includes both medium and
medium-high density.
The area around the Chula Vista Community Hospital has been designated a Community
Activity Center and contains an area of medium density residential bounded by
Telegraph Canyon Road, Medical Center Drive, Palomar Street and Paseo Ladera. The
character of this area is described in more detail in Section 5.4.
The area in the vicinity of the EastLake Village Center and Business Park is also a
Community Activity Center. Medium density residential in this area includes the
existing areas of EastLake west of Route 125, and new development areas east of the
interchange of East H Street and Route 125 north of the EastLake Business Park.
In addition, the area adiacent to the Olvmvic Trainine Center is identified as a
Community Activity Center and includes areas designated for both medium and
medium-high density residential develovment, north or' Orange Avenue, Directly
gdiacent to the OTC. south ot' Orange Avenue. a small high density residential
component is included in the mixed use varcels.
12
The largest area of medium density residential is in the Regional Center Area near
Route 125 and Orange Avenue. This area, which is described in more detail in Section
5.3, includes residential density (6-11 units per acre) in areas north of Orange Avenue
and west of Otay Lakes Road near Orange Avenue. In addition medium density and
medium high density residential (11-18 units per acre) are designated for the Easter
Urban Center.
In addition to these three major areas of higher density residential there may be some
smaller areas of medium density type development in the Eastern Territories. These
may occur in the otherwise single family dominant neighborhoods as part of planned
community projects and clustering of residential to produce additional open space or
public facilities. The I and Use Element Section 6.3 and 6.4 form the guideline for
determining the appropriateness of higher density residential in single family
neighborhoods.
(pg. 14-17)
5.4 OTHER ACTIVITY CENTERS
Chula Vista Community Hospital Activity Center
The Chula Vista Community Hospital is the second of three f0l~r community activity
centers in the Eastern Territories. These centers as well as the other centers in the
general plan area are identified in Land Use Element, Section 7.2.
EastLake Village Activity Center
Olympic Training Center Activity Center
Thi~ i~ the most easterly located activity center and includes three basic comt~onents:
the Olympic Training Facility. the adiacent mixed-use narcels, and the increased
residential density north of Orange Avenue,
13
The trainin~ facility is is intended to become the maior trainin~ center in the nation for
Olvmoic soorts (e.~.. water svorts, track and field, etc3. Activities will include short
and lon~-term trainin~ for elite and develooment level athletes, seminars, clinics and
conferences, as well as st)orts medicine and s~orts science research. The character of
the fgcilitv is intended to be camous-like, with soorts areas and buildin£s sited within
amole o~en svace. While the main use of the site will be for s~orts trainin~ activities.
the ~ito will also ~rovide housin~ and dinin~ for athletes, offices, laboratories, meetina
rooms, r)arkin~ and storage. Housin~ caoacit¥ could increase from 300 to 1.000
The two mixed-use commercial areas are intended to directly comolement the training
,ire, The retail commercial comoonent is envisioned as a "village tvoe"
grog with informal sho~nin~, dinin~ and entertainment. It will serve visitors, the
residents of the trainin~ facility and local residents· It is not intended to be a twical
neighborhood shotx~in~ center· The Visitor Commercial develooment is also expected
t0 be a low intensity commercial use. nossiblv a semi-destination resort for use by
visitors to the trainin~ facility or tourists/svectators attracted to the site. Both the lake
and trainina facility will establish the character of the visitor-servin~ facilities· Office
commercial USe~ included in this area could house, amon~ others, administrative offices
for the QTC or associated ~rofessionals.
The increased residential density in the area is aooro~riate for an activity node. An
increased population density will help ~unr)ort ~ublic services (e.g., public transit),
commercial uses and establish a local neiehborhood context for OTC residents.
(pg. 14-22)
5.8 DEVELOPMENT NEAR RESERVOIRS
The Eastern Territories Area Plan designates the Upper and Lower Otay Reservoir and,
although outside the planning area, the Sweetwater Reservoir as part of the Chula Vista
Greenbelt· The Greenbelt includes the water surface of the reservoir and, in most
cases, the adjacent defining slope·
Low density residential land use is planned along the west side of the Upper and Lower
v,.~ic.. ,.r ,ho ... ~.. plan
Otay Reservoir as part of the EastLake development. 7:he --'- '
· ~-* ... thorny .Reservoir includes-as open space those~...~o~-~ adjacent-to tho
Salt Cre, ok,. Within EastLake Vistas, residential development is shown along the
fid-o~:.-~.,~ re~ati,,~ly-flat-areas east-of-the ~dgetine the hillsides but retaining a
~4
greenbelt space between the residential land use and Wueste Road. Medium density
residential u~es, low-intensity commercial uses and the Olympic Training Center are
located near the intersection or' OranGe Avenue and Wueste Road. All develot~ment is
located west of Wueste Road which defines the development edge closest to the water,
for the area SOuth of Orange Avenue.
The f'mal definition of the lc:': density residential development area and the area which
comprises the portion of the Chula Vista Greenbelt along the Lower Otay Reservoir
should be included in further, more detailed plannin~ The first step in this process has
been completed with the adontion of the EastLake HI General Development Plan which
responds to the following major planning and design criteria:
1. Maintenance of a substantial greenbelt between the low density residential
development and Wueste Road.
2. Storm drainage and wastewater from residential areas to gravity flow to utility
systems in Salt Creek.
3. Site planning, grading, landscaping and architectural design which is oriented to
producing a high quality view from the lake and open space and parks east of the
lake to the residential development visai_ble along the ddgeline. Specific studies
of the view condition are recommended to be part o[' the detail planning.
Attachment 3
EASTLAKE PLANNED COMMUNITY
LAND USE
COMPROMISE
EASTLAKE STATEMENT SCENARIO IV PLAN
POLICY OF AT TARGET AT TARGET
NEIG~IBORHOODS PLAN INTENTION DENSITY DENSITY
EastLake I 2,384 2,384 2,384*
EastLake II 4,869 4,034 4,034**
EastLake III 2,272 1,303 1,835.4.
EastLake IV 844 652 652~.4.
TOTALS 11,800 10,369 8,373 8,905
* EastLake I already has a Development Agreement. See Component #2.
** EastLake II Development Agreement to be prepared as per Component #3.
EastLake Development Company may still apply for density above 4,034 in
accordance with General Plan Policies but not based on providing the Olympic
Training Center.
EastLake III Development Agreement to be prepared as per components I, 3 and
4. EastLake Development Company may apply for density above 1,835 solely as
a density bonus for providing moderate income housing.
*4** EastLake IV will not have a Development Agreement for some time. EasiLy!,,
Development Company may apply for density above 652 in accordance with
Genera~ Plan Policies when the Development Agreement is processed at a later
time.
Page 1 of 2
COMPROMISE PLAN COMPONENTS
1. City adoption of EastLake III General Plan Amendment and General Development Plan
providing for:
a. 150 acre Olympic Training Center (OTC)
b. 42 acre mixed-use commercial/office/visitor/residential center adjacent to
OTC.
c. Expanded buiidable area.
d. Maximum 1835 dwelling units (i.e., new GP "target").
e. No low or moderate income housing without density bonus.
2. City approval of density transfer (approximately 150 dwelling units) from EastLake
Hills/Shores to EastLake Village Center.
3. City execution of development agreement for East_Lake Greens (i.e., EastLake II)
with expanded and strengthened provisions for:
a. Vesting of EastLake Trails land use/intensity.
b. "Safe harbor" provisions re: growth management plan, voter sponsored
initiatives, changes in policies, rules, etc.
c. Ten (10) year term.
4. City execution of development agreement for EastLake III with vesting of land
use/intensity without further "compensation".
5. EastLake Development Company removal of contingencies to donation of 150 acres
(valued at over $13 million), $3 million in capital and $8.0 million'in
infrastructure for Olympic Training Center purposes.
6. EastLake Development Company continue low-key OTC information plan and related
efforts with increased role/visibility of the entire City Council.
Page 2 of 2
OLYMPIC TRAINING CENTER
COST OF CONTRIBUTION
Cash Contribution $ 3,000,000
EastLake Development
Company Cost of Land $ 5,400,000
Infrastructure $ 8,000,000
Lost Premiums (200 units) $10,000,000
City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page 1
8. PUBLIC HEARING: (a) PCS-89-14: Consideration of a tentative.
subdivision ma for Montillo and Senibelle, Chula
¥ista Iract ~-~4, located on the north side of Fast II
Street between Hidden Vista Drive and Ridgeback Road
Brehm Communities
(b) P-90-1: Consideration of precise plan and
development standards for Montillo, portion of Chula
¥ista Tract 89-14
A. BACKGROUND
This proposal consists of a tentative subdivision map, precise plan, and
residential use type change for the development of 126 detached
single-family dwellings on lots of 3,800 square feet or larger, 234
condominiums, and two open space lots. The property contains 36.17 acres,
is zoned PC, and represents the final unit of the Terra Nova development
(Rice Canyon SPA).
The Environmental Review Coordinator has reviewed the Environmental Impact
Report, EIR-?9-8, for the entire Terra Nova development and has prepared
an Addendum thereto. The Coordinator has concluded that there would be no
· ificant environmental impacts not considered and addressed in the
~!~.~1 FT, ~nd commends that the Summary and Addendum be reviewed and
considered prior to action on the pro3ecs.
B. RECOMMENDATION
Adopt a motion certifying that the Commission has reviewed and considered
the EIR-79-8 Summary and Addendum.
Based on the findings contained in Section "E" of this report, adopt a
motion recommending that the City Council approve the tentative
subdivision map and precise plan for Chula Vista Tract PCS-89-14 subject
to the following conditions:
1. The lO foot level widths and up-slopes along Hidden Vista Drive and
Ridgeback Road and at the single-family and multiple-family entrances
shall be shown as separate lettered lots to be dedicated to Open
Space Maintenance District No. ll.
2. No between-lot retaining walls shall be greater than three feet in
height.
3. The Floor Area Ratio shall not exceed 55% for any lot in the
single-family portion of the project.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 2
4. The development standards shall be revised to contain a detailed
listing of development standards and restrictions, as well as a
tabulation of the exact lot size, coverage and floor area ratio for
each residential lot. The development standards shall be subject to
staff review and approval and shall be recorded concurrently with the
final map.
5. The recreation area for the single-family area shall be constructed
with the first unit.
6. The recreation area for the condominium portion of the project shall
be improved per plot plan within one year from the commencement of
construction of Unit ! or before occupancy of Unit D, whichever
occurs first. Bonds to insure said construction, of an amount to be
reviewed and approved by the Director of Parks and Recreation, shall
be provided prior to the recordation of any unit or phase.
7. Decorative masonry walls or a combination of masonry and wrought iron
walls shall be constructed adjacent to, but within areas dedicated to
Open Space Maintenance District No. 11, subject to the review and
approval by the Directors of Planning and Parks and Recreation.
Owners adjacent to an open space maintenance district shall sign a
statement when purchasing their units that they are aware the
wall/fence is on City property and that they may not modify or
supplement the wall-fence or encroach onto City property.
8. A complete wall fencing plan for the project shall be submitted for
review and approval by the Directors of Planning and Parks and
Recreation. The wall/fence program may include the requirement for
anti-graffiti paint on walls within the district. View fencing shall
have vertical bars at no more than 4 in. on center.
9. The amount of any fees applicable to the project shall be those in
effect at the time they are collected.
NOTE: PAD and RCT fees were previously waived based upon the
construction of the public park in the earlier phase of Terra Nova
development.
10. Landscape and irrigation plans and a water management program shall
be submitted for all open space lots, slopes, and the recreation
areas subject to review and approval of the City Landscape Architect
in accordance with the Chula Vista Landscape Manual.
ll. Prior to the issuance of building permits, the project shall show
compliance with the City's Growth Management Element and Program to
the satisfaction of the Director of Planning.
12. The developer shall reach agreement with the Otay Water District with
regard to the provision of terminal water storage and other major
facilities to assure water availability to the project prior to the
approval of a final map.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 3
13. The approval of all final maps by the City Council will require
compliance with the City's adopted threshold standards to the
satisfaction of the Director of Planning.
14. Fire hydrants shall be installed at 500 ft. intervals. Dead end
access drives in excess of 150 ft. shall be provided with adequate
turnaround area for fire apparatus.
15. The developer shall reach an agreement with the City regarding the
provision of 72 moderate income housing units prior to the approval
of a final map.
16. The developer shall be responsible for the construction of full
public improvements for all streets shown on the Tentative Map within
or adjacent to the subdivision. Said improvement shall include, but
not be limited to: A.C. pavement, base, curb, gutter, sidewalk,
sewer and water facilities, drainage facilities, street trees, street
lights, and signs. Said improvements shall be guaranteed prior to
approval of the final subdivision map.
l?. The developer shall request the modification of existing Open Space
Maintenance District No. ll to include the slopes along East "H"
Street, Hidden Vista Drive, and Ridgeback Road. The developer shall
also dedicate all open space lots as identified on the Tentative
Subdivision Map prior to approval of the Final Map.
18. A minimum on one on-street parking space shall be provided along the
frontage of each residential lot. However, in cases where the
minimum on-street parking space requirement cannot be met, credit may
be given for surplus on-street parking in front of nearby lots upon
approval of the City Engineer.
19. A transition to existing improvements is required on Ridgeback Road
and Hidden Vista Drive. Said transition shall be approved by the
City Engineer.
20. All streets within the multi-family development shall be private.
Detailed horizontal and vertical alignment of the center line of said
streets shall be reflected on the improvement plans for said
developments. Design of said streets shall meet the City standards
for private streets.
21. All the streets shown on the subject tentative map within the
subdivision boundary, except as described above, shall be dedicated
for public use. Detailed horizontal and vertical alignment for said
streets shall be reflected on the improvements plans for the subject
subdivision or any unit thereof. Design of said streets shall meet
all City standards for public streets.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 4
22. The owner shall grant to the City street tree planting and
maintenance easements along all public streets within the subdivision
as shown on the tentative map. Said easement shall extend 10 feet
from the back of the sidewalk.
23. Striping plans shall be provided for Ridgeback Road and Hidden Vista
Drive. Striping plans shall be approved in conjunction with
improvement plans for said streets.
24. Graded access shall be provided to all storm drain structures
including inlet and outlet structures as required by the City
Engineer. Paved access shall be provided to drainage structures
located in the rear yard of any residential lot.
25. Specific methods of handling storm drainage are subject to detailed
approval by the City Engineer at the time of submission of
improvement and grading plans. Design shall be accomplished on the
basis of the requirements of the Subdivision Manual and the Grading
Ordinance (#1797 as amended).
26. The developer shall submit calculations to demonstrate compliance
with all drainage requirements of the Subdivision Manual to include,
but not be limited to, dry lane requirements. Calculations shall
also be provided to demonstrate the adequacy of downstream drainage
structures, pipes, and inlets.
27. Lots shall be so graded as to drain to streets or to an approved
drainage system. Drainage shall not be permitted to flow over slopes.
28. The developer shall obtain notarized letters of permission for all
off-site grading work prior to issuance of grading permit for work
requiring said off-site grading.
29. Sewer manholes shall be provided at all changes of alignment and
grade. Sewers serving 10 or less equivalent dwelling units shall
have a minimum grade of 1%.
30. The developer shall be responsible for maintaining sewer flow in the
existing sewer line located on the western side of the property until
such time as the City approves the proposed replacement system for
service.
31. The developer shall comply with all relevant Federal, state and local
regulations, including the Clean Water Act. The developer shall be
responsible for providing all required testing and documentation to
demonstrate said compliance as required by the City Engineer.
32. A paved access road with a minimum width of 12 feet shall be provided
to all sanitary sewer manholes in the recreation area. The roadway
shall be designed for an H-20 wheel load or other loading as approved
by the City Engineer.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 5
33. The developer shall grant easements for all off-site public storm
drains and sewer facilities prior to approval of any final map
requiring those facilities. Easements shall be a minimum width of
six feet greater than pipe size, but in no case, less than 10 feet.
34. An erosion and sedimentation control plan shall be included as part
of the grading plans.
35. The developer shall enter into an agreement whereby the developer
agrees that the City may withhold building permits for any units in
the subject subdivision if traffic on East "H" Street exceeds the
levels of service identified in the City's adopted thresholds.
36. Open space lots within and adjacent to this subdivision shall be
provided with a system capable of accepting reclaimed water.
37. Off-site cumulative transportation impacts shall be mitigated to
insignificant levels by participating in the East Chula Vista
Transportation Phasing Plan.
38. The developer shall provide access on an equal basis to individual
lots for all franchised cable television companies.
39. Slopes within the street's tree easement shall conform to City
standards. Slopes greater than 5:1 must be approved by the Director
of Planning.
40. Developer shall enter into an agreement with the City wherein he
holds the City harmless from any liability for erosion, siltation, or
increase flow of drainage resulting from this project.
41. The developer shall be responsible for grading along the northerly
right-of-way of East "H" Street to provide for a future additional
traffic lane between Ridgeback Road and Hidden Vista Drive. The toe
of slope shall be located at the future right-of-way line, which
shall be 12 feet northerly of the existing right-of-way line unless
another location for the slope is approved by the City Engineer.
42. The Declaration of Covenants, Conditions, and Restrictions shall
include provisions assuring maintenance of all streets, driveways,
and drainage systems which are private. The City of Chula Vista
shall be named as a party to said Declaration authorizing, the City to
enforce the terms and conditions of the Declaration in the same
manner as any owner within the subdivision.
43. The developer shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the Final Map and all plans
shall be in accordance with the provisions of the Subdivision Map
Act, Subdivision Ordinance, and the Subdivision Manual of the City of
Chula Vista.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 6
C. DISCUSSION
The project site consists of 36.17 acres commonly known as Pinwheels 2 and
3 of the Terra Nova development {Rice Canyon SPA). The SPA designates the
site for 360 condominium units, 72 of which are to be reserved for
moderate income buyers. On June 22, 1989, the developer appeared before
the City Council to seek Council direction on the proposal to deviate from
the SPA plan by redesignating 126 of the aforementioned condominiums to
detached single-family dwellings on small lots. The Council gave
conceptual approval to this revision but did not approve any of the
details of the plan.
The property has frontage on the north side of East "H" Street, the east
side of Hidden Vista Drive, and the west side of Ridgeback Road.
Intervening between East "H" Street and the area to be developed is a
landscaped strip presently being maintained by Open Space District No.
ll. The property is bounded to the north by a standard single-family
subdivision, to the east across Ridgeback road by vacant and open space
land, to the south across East "H" Street by the Terra Nova Plaza shopping
center and multiple-family dwellings, and to the west across Hidden Vista
Drive by a condominium development. The site has been graded for several
years into terraces sloping north to south. The single-family dwellings
adjacent to the north overlook the project and are situated at elevations
approximately 30 to 40 feet above the highest pad level of the
single-family area.
The tentative map is divided into two sections: the single-family area
containing 126 lots on 19.50 acres {6.5 dwelling units per acre) and the
condominium area consisting of 234 condominiums on 16.67 acres {14.0
dwelling units per acre). A precise plan accompanies the single-family
portion of the map while a design review package was submitted for the
condominium area. The Design Review Committee has evaluated the plans for
the condominium area and their decision is discussed elsewhere in this
report.
The condominium portion of the project consists of 234 units housed in 23
six-unit and 12 eight-unit buildings. A private street system is provided
with access from both Ridgeback Road and Hidden Vista Drive. A recreation
area for the exclusive use of the condominium residents is provided in the
center of the project. Off-street parking is provided in single-car
garages and open bays.
Access to the single-family portion of the project is via public streets
emanating from Ridgeback Road and Hidden Vista Drive. The interior street
pattern consists of a loop system interrupted by dual cul-de-sacs
terminating at a second recreation area. This area provides recreation
amenities and open space for residents of the single-family portion of the
project and is connected to the northerly tiers of lots by a pedestrian
walkway.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page ?
The single-family lots range in area between approximately 3,800 and
lO,O00 square feet, including slopes. The basic pad is about 40' x 95' on
which would be constructed one of four two-story, three and four bedroom
models, each with a two-car garage, and ranging in area between 2,000 and
2,288 square feet. Front property line setbacks would vary between 15 and
25 feet. The length of each driveway, therefore, would be a minimum of
19.5 feet measured from the back of the sidewalk, adequate room to park
automobiles. Because of the variation in lot sizes and units, average lot
coverage varies from 14% to 36% while floor area ratios vary between 23%
and 55%. Average lot coverage and floor area ratio are 28% and 46%
respectively.
In order to provide streetscape interest, each building elevation would
contain combinations of one- and two-story elements. The architecture of
the detached homes would be very similar to Brehm's Almeria (formerly
Vista Cortina) project at EastLake. The Mediterranean style features
concrete tile roofs and stucco walls. Varied roof and wall planes and
other architectural features provide variation to the front elevations.
Fencing would be similar to the Almeria project. Depending on their
locations, fences would be combinations of masonry, wood, and/or wrought
iron.
As previously stated, each lot would accommodate two garaged parking
spaces and two driveway spaces. However, adequate on-street parking for
guests, service vehicles and the like is difficult to provide in small-lot
subdivisions. A typical standard for on-street parking for public streets
is one space per single-family lot. In this case there are approximately
131 on-street spaces to serve the 126 lots.
The slope area adjacent to the northerly property line is presently within
Open Space District No. ll and has been offered for dedication but not
accepted by the City. The applicant proposes to retain this slope but
remove it from the district and provide maintenance by a homeowners
association to be established for the single-family portion of the
project. Additional open space would be added to the existing
City-maintained slope along East "H" Street to provide a wider open space
corridor along that street.
Slopes and level areas along Hidden Vista Drive and Ridgeback Road would
also be added to the District to assure uniform landscape design and
maintenance along the entire exterior perimeter of the project. Other
slopes within the interior of the project and the recreation areas of both
the single-family and condominium portions of the project would also be
maintained by their respective homeowners associations.
As required by the PC Zone, development standards have been prepared for
the single-family area setting forth design criteria for the project. A
copy of these standards is attached.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 8
PAD and RCT fees have been waived for the entire Terra Nova development,
including the subject property, because the original developers of Terra
Nova provided an improved neighborhood park to serve this area. School
agreements were made and fees paid by the original developers of Terra
Nova.
On October 19, 1989, the Design Review Committee approved the design of
the condominium portion of the project subject to certain changes which
have been incorporated into the plan. The plan will be presented to the
DRC on November 8, 1989, for their final endorsement.
Exhibits and slides of the architectural package for both the single and
multiple family areas will be presented at the meeting.
D. ANALYSIS
The Rice Canyon SPA designates the subject property for 360 condominiums
while the proposed project consists of a mix of small lot single-family
dwellings and condominiums. However, as previously discussed, this
development concept has already been approved in principle by the City
Council. The condominium portion of the project is in conformance with
the SPA plan except that the "pinwheel" design concept has been abandoned
in favor of a more lineal arrangement of the buildings. Despite these
changes, staff believes that the project can be found to be in substantial
conformance with the SPA Plan. In addition, the plan now provides more
compatibility with the area by siting the single-family areas adjacent to
the single-family neighborhood to the north. A program for meeting the
SPA requirement to provide 72 moderate income units has been made a
condition of approval.
Lot coverages and setbacks are established with the approval of the site
plan. The area and bulk figures reflected in the Montillo plan are
generally consistent with the City's zoning standards for small lot 15,000
sq. ft.) single-family detached development which call for 40% lot
coverage and setbacks of 15 ft. in the front and rear and 5 ft. on the
sides. A notable exception is the Floor Area Ratio requirement of 45%.
The FAR for this project ranges from 23% to 55% with an average FAR of 46%
overall. In small lot subdivisions, this disparity is unavoidable. The
increased intensity in this case, however, is ameliorated to some degree
by the architectural package the on-site recreation area, and the overall
open space program approved with the original Terra Nova development. The
lot coverage, by contrast, ranges between 14% and 36%, well within the
5,000 square foot lot standard.
E. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Montillo, Chula Vista Tract 89-14, is found to be in
conformance with the various elements of the City's General Plan based on
the following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 9
2. The design of the subdivision will not affect the existing
improvements -- streets, sewers, etc. -- which have been designed to
avoid any serious problems.
3. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
a. Land Use: The project density is consistent with the Rice
Canyon SPA.
b. Circulation: The lots in the detached single-family areas will
be served by public streets while the condominium area will be
served by private streets of a width adequate to provide
efficient vehicular circulation and access to parking areas.
c. Housing: The project will provide a mixture of housing types
compatible with surrounding development. Seventy-two moderate
income units will be provided.
d. Conservation: The project is located on a site which has been
previously graded for development.
e. Park and Recreation, Open Space: The project provides two
active recreation areas as well as providing additional
landscaped areas to the neighborhood.
f. Seismic Safety: The closest identified fault in the area is the
La Nacion Fault located approximately one-half mile to the east.
g. Safety: The site is within an acceptable response time of fire
and police services.
h. Noise: The units nearest East "H" Street are elevated more than
40 feet from this major source of noise. In addition, all units
will be required to meet the standards of the UBC with respect
to acceptable interior noise levels.
i. Scenic Highway: The project will increase the width of the
existing planted slope adjacent to East "H" Street and provide
additional landscaping thereon.
j. Bicycle Routes: The streets within the project are not
designated bike routes but the public and private streets will
accommodate bicycle travel.
k. Public Buildings: No public buildings are planned for the
site. The project will be responsible for the payment of public
facilities impact fees.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page l0
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Commission certifies that it has considered the effect of this
approval on the housing needs of the region and has balanced those
needs against the public service needs of the residents of the City
and the available fiscal and environmental resources.
5. Pursuant to Section 66473.1 of the Subdivision Map Act, the property
has been tiered from north to south in order to provide for natural
and passive heating and cooling opportunities.
WPC 6892P
DEVELOPMENT STANDARDS
FOR
MONTILLO
@ TERRA NOVA
A 126 UNIT SINGLE FAMILY
DETACHED RESIDENTIAL DEVELOPMENT
CITY OF CHULA VISTA
SEPTEMBER 15, 1989
BREHM COMMUNITIES
TABLE OF CONTENTS
Page #
1. INTRODUCTION 1
2. PROJECT LOCATION 2
3. SITE DATA 3
4. TYPICAL FRONT CLUSTER W/PLANTING SKETCH 4
5. TYPICAL FENCE & PLANTING SKETCH 5
6. TYPICAL FENCING W/CLUSTER SKETCH 6
7. SOLID WOOD FENCING SKETCH 7
8. TYPICAL GOOD NEIGHBOR FENCING SKETCH 8
9. REAR YARD & POOL FENCING SKETCH 9
10. WROUGHT1RON FENCING SKETCH 10
11. WOOD FENCE ON RETAINING WALL SKETCH 11
12. TYPICAL SLOPE IRRIGATION ON INTERIOR
LOTS SKETCH 12
13. COVERED PATIO STANDARDS 13
14. TRELLIg' DETA1LS 15
MONTILLO
@ TERRA NOVA
BREHM COMMUNITIES PROPOSES TO BUILD 126 SINGLE FAMILY
DETACHED RESIDENTIAL HOMES THE NEWLY PLANNED
COMMUNITY OF TERRA NOVA LOCATED IN THE CITY OF
CHULA VISTA. THE SITE IS LOCATED NORTH OF EAST H
STREET, BETWEEN RIDGEBACK ROAD AND HIDDEN VISTA
DRIVE.
THE PROJECT COMPRISES 20.99 ACRES, 16.9 OF WHICH ARE
GRADED PAD, WITH 7.5 UNITS PER ACRE.
THE PURPOSE OF THIS REPORT IS TO DESCRIBE AND SUPPORT
THE PRECISE PLAN TO THE CITY OF CHULA VISTA.
4.4
< I
BREltI I CO, I, IUNITIE$
MONTILLO
~ T~RRA NOVA
SINGLE F~ILY EITE%DATA= '
The small lot single family community is designed to provide middle income
buyers with maximum views, privacy and low traffic impact. Cul de sacs on
the lower lever terminate at the recreation area which is designed for
picnics and children's play. In order to provide the street scene with
maximum landscape opportunity, the unit garages are designed to stagger.
19.5 Gross Acres Density - 126 Dwelling Units
16.9 Net acres Units - Plan 1 - 2,000 Square Feet
(7.5) Units per Acre Plan 2 - 2,134 S~uare Feet
Plan 3 - 2,288 Square Feet
Plan 4 - 2,288 Square Feet
(Includes garages)
Homeowners' Association:
23,670 SGuare Foot Rec Area including Pool/Spa, BBQ, Tot Lot,
Multi-use Area, Entry Areas and Center Islands.
Recommended Site Plan Design Criteria:
Public Streets - 56' Right of Way (R.O.W.)
Sidewalks on both sides
Minimum Lot Size - 3,500 Square Feet
Minimum Average - 4,000 Square Feet
Actual Average - 5,001 Square Feet
Lot Width Minimum - 40 Feet
Lot Depth Minimum - 85 Feet
Lot Coverage (%) Maximum - 40%
Lot Coverage (%) Average 28%
Floor Area Ratio (FAR) Maximum 55%
Floor Area Ratio (F~R) Average 46%
Front Yard Setback (from ROW) Min. - 15 Feet
Varies to 25 Feet
Side Yard Setback - 10 Feet/3 Feet
Between Units - 10 Feet
Corner Lots - 10 Feet
Rear Yard Setback
- At Down Slopes - 15 Feet
- At Up Slope Lots - 20 Feet
Building Height Maximum - 26 Feet
Parking Spaces/Unit - 2 Enclosed Per..Unit
Guest/Unit (Curb) - 1
15' ~{N. · ~L~' MAX, UNrT ITAGGER
~ ~ FROM P~OPERTY LINE
In'
· t
I
PROPERTY LINE-- I
I t
I
I
...,.,Mu. 34
CLEARANCE TO MIN.
PROPERTY LINE 'Oq MODEL 3 HOUSES, TYPICAL -
· ,~' ~' MINIMUM
MODEL 3 ~0 ~ROPE~TY LINE
15' MINIMUM
TOP OF SLOPE YARDS
! SLOPE
PROPERTY LINE
~H i~l~i.d _/] ~_s~::~A I
20' MINI~UNI
HOUSES, TYPICAL
MODEL 2 MODEL
5
TO PROPERTY LINE HOUSES. ~'YPICAL
I
I
PROPERTY L~NE
I
10' R.O.W.
COVERED PATIO STANDARDS
1. GENERAL NOTES
The following criteria and sketches show the type of construction
that is permitted in this development. Refer to the Patio Standards
developed by Chula Vista for all rafter, beam, footings, house
attachments and structural connections, unless noted otherwise on
the sketches attached.
2. COVERED PATIO RESTRICTIONS
The maximum covered patio area allowed is 300 square feet. Structures
are prohibited within the side yard setback and a minimum of three
feet must be maintained at the zero lot line condition. A minimum
of five feet must be maintained from the rear property line for
structures built within the rear yard.
3. MATERIALS/FINISHES
Approved Construction Materials: Resawn Douglas Fir or Redwood.
Approved Finishes: Colors are to match house colors.
4. SLAB
Concrete per City of Chula Vista's Standards and Specifications.
5. ROOF
Roof Slope: Minimum slope 1/4" per foot/Maximum slope not
to exceed roof slope of house.
Roof Construction: 2" x 4" Resawn Douglas Fir or Redwood structural
members as indicated in attached sketches.
Lattice Panels: 1/4" x 1" Redwood Boards, see sketches for
spacing and connections, or 4' x 8' pre manufac-
tured Lattice Panels.
6. WALLS
Masonry: 4x4x8 masonry veneer with top soldier course. Match veneer
color of house or paint veneer to match hot, se stucco.
Stucco: Finish and color to match stucco of house.
Wood: Wood siding, cap, and trim to match house in material and
painted finishes.
8' panels of pre
lattice or 1/4~ x 1' reynard ~
4' O.C. each ~d~y, painted ~razee, al~ 2491
for
~ cl~ s~s for
12'
'Wall 'o.f ~
see city
'~ee cit-F sb~clards for
TERRA NOVa @ MONTILLO
SINGLE F~MILY
ZO/2~/S9
LOT BY LOT FLOOR aREa RATIO/LOT COVERAGE
LOT SQUARE SQUARE LOT COVERAGE
LOT % FOOTAGE PLaN % FOOTAGE FaR
1 ~,469 4 2,288 42% 1,334 24
2 4,180 3 2,288 55% 1,486 36
3 4,155 2 2,134 51% 1,290 31
4 3,884 1 2,000 51% 1,259 32
5 4,194 4 2,288 55% 1,334 32
6 4,135 3 2,288 55% 1,486 36
7 4,222 4 2,288 54% 1,334 32
8 3,880 2 2,134 55% 1,290 33
9 4,165 3 2,288 55% 1,486 36
10 4,171 4 2,288 55% 1,334 32
11 3,880 1 2,000 52% 1,259 32
12 3,952 2 2,134 54% 1,290 33
13 4,194 4 2,288 55% 1,334 32
14 4,327 3 2,288 53% 1,486 34
15 4,234 4 2,134 50% 1,334 32
16 4,020 2 2,134 53% 1,290 32
17 3,942 2 2,134 54% 1,290 33
18 ~,458 3 2,288 51% 1,486 33
19 4,472 4 2,288 51% 1,334 30
20 4,332 2 2,134 49% 1,290 30
21 4,288 3 2,288 53% 1,486 35
22 4,054 2 2,134 53% 1,290 32
23 4,180 3 2,288 55% 1,486 36
24 4',001 1 2,000 50% 1;'290 32
25 4,243 3 2,288 54% 1,486 35
26 4,250 4 2,288 54% 1,334 31
27 4,214 4 2,288 54% 1,334 32
28 3,937 2 2,134 54% 1,290 33
TERRA NOVA @ MONTILLO
SINGLE FAMILY
lO/2 /s9
LOT BY LOT FLOOR AREA RATIO/LOT COVERAGE
LOT SQUARE SQUARE LOT COVERAGE
LOT # FOOTAGE PLaN # FOOTAGE FAR SF
1 5,469 4 2,288 42% 1,334 24
2 4,180 3 2,288 55% 1,486 36
3 4,155 2 2,134 51% 1,290 31
4 3,884 1 2,000 51% 1,259 32
5 4,194 4 2,288 55% 1,334 32
6 4,135 3 2,288 55% 1,486 36
7 4,222 4 2,288 54% 1,334 32
8 3,880 2 2,134 55% 1,290 33
9 4,165 3 2,288 55% 1,486 36
10 4,171 4 2,288 55% 1,334 32
11 3,880 1 2,000 52% 1,259 32
12 3,952 2 2,134 54% 1,290 33
13 4,194 4 2,288 55% 1,334 32
14 4,327 3 2,288 53% 1,486 34
15 4,234 4 2,134 50% 1,334 32
16 4,020 2 2,134 53% 1,290 32
17 3,942 2 2,134 54% 1,290 33
18 4,458 3 2,288 51% 1,486 33
19 4,472 4 2,288 51% 1,334 30
20 4,332 2 2,134 49% 1,290 30
21 4,288 3 2,288 53% 1,486 35
22 4,054 2 2,134 53% 1,290 32
23 4,180 3 2,288 55% 1,486 36
24 4,001 1 2,000 50% 1,2~0 32
25 4,243 3 2,288 54% 1,486 35
26 4,250 4 2,288 54% 1,334 31
27 4,214 4 2,288 54% 1,334 32
28 3,937 2 2,134 54% 1,290 33
LOT SQUARE SQUARE LOT COVERAGE
LOT # FOOTAGE PLAN # FOOTAGE FAR SF %
29 3,901 1 2,000 51% 1~259 32
30 3,884 2 2,134 55% 1,290 33
31 4,369 2 2,134 49% 1,290 30
32 4,382 3 2,288 52% 1,486 34
33 4,303 4 2,288 53% 1,334 31
34 8,650 2 2,134 25% 1,290 15
35 5,565 3 2,288 41% 1,486 27
36 5,453 3 2,288 42% 1~86 27
37 5,155 1 2,000 39% 1,259 25
38 5,050 3 2,288 46% 1,486 30
39 6,470 4 2,288 36% 1,334 21
40 7,365 3 2,288 32% 1,486 21
41 5,077 4 2,288 45% 1,334 26
42 6,282 3 2,288 36% 1,486 24
43 6,265 2 2,134 34% 1,290 21
44 6,600 1 2,000 30% 1,259 19
45 6,094 2 2,134 35% 1,290 21
46 6,558 4 2,288 35% 1,334 20
47 6,075 3 2,288 37% 1,486 24
48 6,003 4 2,288 38% 1,334 22
49 6,016 2 2,134 35% 1,290 21
50 5,890 4 2,288 39% 1,334 23
51 5,926 3 2,288 37% 1,486 25
52 6,117 1 2,000 33% 1,259 21
53 6,430 4 2,288 36% 1,334 21
54 6,931 2 2,134 31% 1,290 19
55 6,618 1 2,000 30% 1,259 19
56 6,063 4 2,288 38% 1,334 22
57 5,960 2 2,134 36% 1,290 22
LOT SQUARE SQUARE LOT COVERAGE
LOT # FOOTAGE PLaN # FOOTAGE FAR SF %
58 5,869 1 2,000 34% 1,259 21
59 6,049 4 2,288 38% 1,334 22
60 5,853 1 2,000 34% 1,259 22
61 5,999 2 2,134 36% 1,290 22
62 6,156 3 2,288 37% 1,486 24
63 6,264 2 2,134 34% 1,290 21
64 6,369 1 2,000 31% 1,259 20
65 6,374 4 2,288 36% 1,334 21
66 6,092 3 2,288 36% 1,o486 24
67 9,213 4 2,288 25% 1,334 14
68 10,015 3 2,288 23% 1,486 15
69 5,874 1 2,000 34% 1,259 21
70 4,385 4 2,288 52% 1,334 30
71 4,167 3 2,288 55% 1,486 36
72 4,301 2 2,134 50% 1,290 30
73 4,583 1 2,000 44% 1,259 27
74 4,367 3 2,288 52% 1,486 34
75 5,121 4 2,288 45% 1,334 26
76 4,961 3 2,288 46% 1,486 30
77 4,396 2 2,134 49% 1,290 29
78 4,386 4 2,288 52% 1,334 30
79 4,426 4 2,288 52% 1,334 30
80 4,864 1 2,000 41% 1,259 26
81 4,774 1 2,000 42% 1,259 26
82 4,830 2 2,134 44% 1,290 27
83 5,181 4 2,288 44% 1,334 26
84 5,439 3 2,288 42% 1,486 27
85 5,453 2 2,134 39% 1,290 24
86 5,800 1 2,000 34% 1,259 22
LOT SQB~RE SQU~RE LOT COVERAGE
LOT # FOOT~GE PLaN # FOOT~GE F~R SF %
87 5,504 4 2,288 42% 1,334 24
88 6,543 3 2,288 35% 1,486 23
89 5,757 3 2,288 40% 1,486 26
90 5,395 2 2,134 40% 1,290 24
91 5,399 1 2,000 37% 1,259 23
92 5,213 2 2,134 41% 1,290 25
93 5,111 4 2,288 45% 1,334 26
94 5,299 1 2,000 38% 1,259 24
95 5,152 4 2,288 44% 1,-~34 26
96 5,036 4 2,288 45% 1,334 26
97 4,810 1 2,000 42% 1,259 26
98 4,478 1 2,000 45% 1,259 28
99 4,225 2 2,134 51% 1,290 31
100 4,239 4 2,000 47% 1,334 31
101 4,759 3 2,288 48% 1,486 31
102 4,176 4 2,288 55% 1,334 32
103 3,968 2 2,134 54% 1,290 33
104 4,123 3 2,288 55% 1,486 36
105 4,157 1 2,000 48% 1,259 30
106 3,973 2 2,134 54% 1,290 32
107 3,888 2 2,134 55% 1,290 33
108 3,880 1 2,000 51% 1,259 32
109 3,949 2 2,134 54% 1,290 33
110 4,160 3 2,288 55% 1,486 36
111 4,152 3 2,288 55% 1,486 36
112 4,126 4 2,288 55% 1,334 32
113 4,146 1 2,000 48% 1,259 30
114 4,250 3 2,288 54% 1,486 35
115 4,142 4 2,288 55% 1,334 32
LOT SQUARE SQUARE LOT COVERAGE
LOT # FOOTAGE PLAN # FOOTAGE FAR SF
116 4,134 3 2,288 55% 1,486 36
117 3,976 2 2,134 54% 1,290 32
118 3,867 2 2,134 55% 1,290 33
119 3,817 1 2,000 52% 1,259 33
120 4,029 2 2,134 52% 1,290 32
121 4,160 4 2,288 55% 1,334 32
122 4,232 3 2,288 54% 1,486 35
123 4,228 2 2,134 50% 1,290 31
124 4,181 3 2,288 55% ~$486 36
125 4,575 1 2,000 44% 1,259 28
126 6,434 4 2,288 36% 1,334 21
TOTAL
PLAN 8Q.FT. QUANITITY PERCENTAGE
%1 2,000 25 20%
#2 2t134 33 26%
#3 2,288 33 26%
#4 2,288 35 28%
TOTAL 126 100%
AVERAGE LOT SIZES 5,001 SQ.FT.
AVERAGE FAR : 46%
AVERAGE LOT COV.: 28%
MM:ky
361-10
fc:361-11a.doc
ADDENDUM "C" TO EIR-79-8, HIDDEN VISTA VILLAGE (TERRA NOVA RESIDENTIAL
PROJECT) 11-2-89
A. INTRODUCTION
The environmental review procedures of the City of Chula Vista and section
15162 of the State CEQA Guidelines provide that when an EIR has been
completed, no additional EIR need be prepared unless one of the following
conditions exist:
1. Changes are proposed in the project which will involve new
significant environmental impacts not considered in the previous EIR;
2. Substantial changes have occurred with respect to the circumstances
under which the project is undertaken which involve significant
environmental impacts not considered in the previous EIR; or
3. New information which could identify significant environmental
impacts or measures which could reduce the severity of significant
environmental impacts have been identified and were not discussed in
the previous EIR.
Section 15164 of the CEQA Guidelines provides that an agency may prepare
an addendum to an EIR when the above noted circumstances exist. This
document is to describe the proposed project revisions and evaluate any
potential impacts which could result and establishes the reasons that no
significant impacts would result from the project revisions. This
addendum does not have to be circulated for public review but must be
considered by the decision-making authority along with the Final
Environmental Impact Report prior to a decision being made on the project.
B. PROJECT DESCRIPTION
The proposed revision to the Terra Nova Project, which is discussed within
EIR-79-8, involves the replacement of a proposed 360 unit duplex
residential project (Pinwheels 2 & 3) to a 234-unit multi-family and
126-unit single-family residential development on 36.0 acres.
C. PROJECT IMPACT ANALYSIS
The Environmental Impact Report for this project includes an evaluation of
23 issues. Most of the mitigation for potential impacts have been
implemented prior to construction, during construction, or are ongoing
over the development of the project. There is, however, the issue of
transportation and access and schools which should be discussed.
Transportation/Access:
The previously approved 360-unit duplex residential development would have
generated approximately 2,880 average daily trips (ADT). The proposed
project has the potential for an additional 252 ADT for a total of 3,13~
ADT. Additional ADT generated will be mitigated through the improvement
of East H Street from a three lane collector to a four lane major street
through grading and paving. This will expedite the eventual widening of
East H Street (westbound) to a four lane major street in accordance with
the City's Circulation Element Standards. Through the provision of these
Traffic Engineering design techniques, transportation/access impacts will
be mitigated to a level of less than significant.
Schools:
The overall density of the project will not change as a result of the
proposed project revisions as a total of 360 lots are still proposed. The
change will occur with respect to the student generation factors that the
project will create in relation to the project change from a 360-unit
multi-family residential project to a 234-unit multi-family and 126-unit
single-family development. The only change in student generation factors
is involved with an additional 25 elementary school students. There will
be no increase in the numbers of middle school and high school students.
School impacts will be mitigated through the provision of additional
school facilities in conjunction with the EastLake Elementary School in
January of 1990. This school facility will have a beginning enrollment of
400 students and will be able to accommodate the 25 additional elementary
school students generated by this project. The school's regular capacity
will be 600 students with a year-round capacity of 900 students. Because
of changes in attendance boundaries and the construction of the EastLake
Elementary School, school impacts associated with the Terra Nova revised
project will be mitigated to a level of less than significant.
D. CONCLUSION
The evaluation of the proposed project revision, the approved final EIR
and the subsequent information submitted by the applicant and reviewed by
City staff indicates there will be no significant environmental impacts
that will result from the project revisions which were not evaluated in
the final EIR for the Hidden Vista Village Project (Terra Nova
Plaza-EIR-?9-8). Therefore, it is recommended that Planning Commission
re-certify EIR-79-8 along with this addendum prior to their consideration
of the proposed project.
WPC 6895P
-2-
1.2 EXECUTIVE SUMMARY
The Rice Canyon SPA is the initial phase of the E1 Rancho
del Rey Specific Plan Area. The owner/developer of the property
has applied the name Hidden Vista Village to the project. Some
*'" of the references to the project, particularly in the technical
attachments, will refer to the project using the Hidden Vista
Village name. The project design is intended to be in accordance
.: with the land use prescribed for the project site. The mixed
~.~ would occur at the
residential and commercial development
specified densities and locations established in the E1 Rancho
del Rey Plan.
The project is to be a planned community which would
integrate a number of land uses. Single-family and multi-family
dwellings would be built on either side of East H Street. East H
Street would be improved to the southeast corner of the project.
H Street are
Within the residential area to the north of East
lots which would be improved and dedicated as sites for a fire
station, junior high school, elementary school, and park. South
~ of East H Street, land use would include a shopping center,
~ park-and-ride lot, recreation club, office space, and
multi-family dwellings. The possibility of low-cost housing in
~ the multi-family units exists.
~ While the project is substantially in conformance with the
zoning and planning for the project, implementation of the
'n project would result in a number of environmental effectS.
~.~ Likewise, existing conditions on the property, i.e., fault
traces, would affect development. Mitigation does exist which,
'~ as incorporated into project design, would substantially reduce
the impacts associated with the project. Despite the ability to
~a' minimize the effect, many of the impacts cannot be completely
- avoided.
.~' Grading would have an adverse effect on the subject
_ property. Major landform modification would be necessary to
create the building sites. In the process of site preparation, a
,~. number of large cut and fill banks would be created.The
aesthetic value of the project site would also be affected by
- grading as natural topography is modified and natural vegetation
is removed. Grading would have the most effect on landform and
'~ aesthetic characteristics of the project.
Geologic conditions present on the subject property could
.m' also impact the proposed development. Seismic hazard would be
the principal geologic feature affecting future buildings and
occupants of the proposed Rice Canyon SPA. Several fault traces,
..~ including the Sweetwater Fault Zone, have been found on the
project site. Although considered only potentially active, these
- zones of weakness do present a hazard on the property should
earth movement occur along these zones. The impact can be
2
substantially reduced through setback or construction
regulations.
Several areas of expansive or alluvial soil exist on the
property. Standard grading and building code requirements would
mitigate potential effects of these soils on development.
The Rice Canyon SPA would increase the volume of surface
water runoff which could have an affect on-site and off-site.
Erosion and subsequent sedimentation of drainage structures
downstream could result. Although specific drainage control
within the project has not been designed, it is expected that
surface water can be collected and transported in a manner which
would avoid erosion.
Prehistoric archaeological resources do occur on the
property. All but two of these sites are located in areas which
would be graded. These sites appear to be relatively small finds
which, if necessary, can easily be mitigated by a surface
collection, subsurface testing and micromapping program.
Urbanization of the Rice Canyon SPA would adversely affect the
existing biologic habitat. Grading would remove vegetation from
something less than three-quarters 'of the property. In the
process, portions of populations of sensitive plant species
identified in the biology survey may be destroyed.
Transformation of the natural habitat on the site would force
wildlife to retreat to undeveloped land within, and east of, the
project, thus increasing competition for food and range
limitations which would ultimately decrease populations. The
preservation of 125 acres with the project would partially
mitigate this impact. Further mitigation of clearing on specific
sensitive plants could be made t'hrough a transplanting program,
although these techniques have not been thoroughly evaluated for
their effectiveness.
The commercial and residential land uses proposed by the
project would generate a substantial amount of traffic. Streets
and intersections within the project have been designed to
adequately handle project-generated traffic. However,
limitations may become evident as traffic increases along the
Rice Canyon SPA circulation system with the completion of the
entire E1 Rancho del Rey Specific Plan Area. The capacity of the
system can be improved by widening major streets in order to
accommodate future traffic volume generated off-site. Other
alternatives for alleviating traffic congestion include left-turn
lanes and a median opening at the northwest access point for the
commercial center.
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City Planning Commission
Agenda Item for Meeting of November 8, 1989 Page 1
9. PUBLIC HEARING: Conditional Use Permit PCC-90-13; Request to add 180
social memberships at the San Diego Country Club, 8u
~L" Street - San Diego Country Club
A. BACKGROUND
The San Diego Country Club was established in 1897 in Balboa Park and
moved to Chula Vista in 1921. In June of 1989, a new 36,140 sq. ft.
clubhouse was completed at 88 "L" Street. The clubhouse overlooks the
golf course to the south and is surrounded by residential homes on the
north, east, and west.
The General Plan designation for the site is public and quasi-public and
the zoning is R-l-7, which allows this unclassified use with the approval
of a conditional use permit.
The request is to add 180 social (non-golf) memberships to the San Diego
Country Club (SDCC). This represents an increase from 70 to 250 in this
class of membership. Full memberships (golf and social) would remain at
415, for a total membership increase from 485 to 665.
The Environmental Review Coordinator conducted an Initial Study, IS-90-15,
of potential environmental impacts associated with the implementation of
the project. Based on the attached Initial Study the Coordinator has
concluded that there would be no significant environmental impacts, and
recommends adoption of the Negative Declaration issued on IS-90-15.
On November 1, 1989, the Montgomery Plannnig Committee voted 5-0 to
recommend approval of PCC-90-13, but the terms and conditions recommended
by the MPC differ slightly from those recommended by staff. Staff is
recommending that the total requested increase be in two phases of 90
memberships each, whereas, the Montgomery Planning Committee is
recommending three phases of 60 memberships each (please see attached for
the MPC's recommended condition #1). The Committee also recommended that
debris from recent construction activities be cleared from the grounds
within three months and this has been added to the staff recommended
conditions. )
If the Planning Commission wishes to override the recommendation of the
Montgomery Planning Committee, it must be done by a vote of five (5) of
the seven (7) members of the Planning Commission.
B. RECOMMENDATION
Based on the Initial Study and comments on the Initial Study and Negative
Declaration, find that this project will have no significant environmental
impacts and adopt the Negative Declaration issued on IS-90-15.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 2
Based on the findings contained in Section "E" of this report, adopt a
motion recommending approval of PCC-90-13 subject to the following
limitations and conditions:
1. Social memberships may be increased from 70 to 160 at this time. The
Zoning Administrator may approve an additional 90 memberships, from
160 to 250, provided at least 150 social memberships have been
filled, but no sooner than six months from the approval of this
permit.
2. In reaching a decision on the additional 90 memberships, the Zoning
Administrator shall notice surrounding property owners and may
require that an independent parking survey be conducted at the
applicant's expense.
3. The proposal shall comply with the parameters and seating limits
submitted with the application.
4. Any problems brought to the attention of the Planning Department will
be reviewed and could be referred to the Planning Commission for the
imposition of additional conditions to resolve these issues.
5. Construction debris shall be cleared from the property within three
months of the approval of this permit.
C. DISCUSSION
In 1987, the SDCC received approval of a conditionaL use permit to
construct a new 36,140 sq. ft. clubhouse. The permit, PCC-8?-5M, was
conditioned upon maintaining the total number of memberships at 485, which
presently includes 415 full memberships and 70 social memberships. The
clubhouse was completed in June of this year, and the club now wishes to
increase the non-golfing social memberships in order to better utilize and
increase revenues from the new clubhouse facility.
The clubhouse and associated 175 space membership parking area is
surrounded by single family dwellings to the west, north and east, and the
golf course area to the south. A 30 space employee parking lot is also
located in the middle of the golf course, southwest of the clubhouse. The
clubhouse contains four dining areas, a cocktail lounge, snack bar, pro
shop, locker rooms, and administrative offices. The normal seating
capacity for all dining and lounge areas is 336. The club limits luncheon
seating to 156 and can accommodate banquet seating of 368 in the evening.
The clubhouse operates from 6:00 a.m. to 12:00 p.m., Tuesday through
Sunday, with 39 employees on the day shift and 12 employees on the evening
shift. The SDCC Manager has submitted an operations profile (please see
attached) which indicates the current demand for parking is usually no
more than 150 spaces during the day and 90 spaces during the evening,
excluding special events and activities. The information is based on the
Manager's experience and not on an actual parking survey.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 3
Staff requested and the applicant contracted out a two-day parking survey
of the facility. The survey report is attached. At peak use, the San
Diego Country Club facility was 68% full. It is staff's opinion that this
information supports their contention that there is adequate parking for
an increase of this social membership by 90 members. However, any future
increase of social memberships should be based on a monitoring program to
assess the parking demands. The decision to allow the requested total
increase of memberships by 180 will be predicated on the review of the
Zoning Administrator.
D. ANALYSIS
The sole issue in this case is whether or not the membership increase will
overburden on-site parking and thereby force parking onto the street and
into surrounding residential areas. Based on the operations profile,
current membership activities are comfortably accommodated with the
existing parking.
A textbook approach would appear to confirm the Manager's figures. Using
the parking ratio of 1 space for every 2.5 seats applicable to restaurants
and the like, and a ratio of 0.7 space per golfer as reflected in the
operations profile--and assumin~ the present lunch and dinner seating
limits (156 and 386 respectively~ and golf course capacity (128) noted in
the profile--the current maximum demand for parking would be approximately
160 spaces during both the day and evening assuming no overlap of golfers
with evening diners.
In order to compare parking needs with similar facilities, staff contacted
two other private country clubs located in residential areas, within San
Diego County. One of the clubs has a parking to member ratio of 3.4
members per parking space, the other club has a ratio of 2.4 members per
space. Currently the SDCC has a ratio of 2.4, which would increase to 3.2
with the addition of 180 memberships. Both of the other clubs reported
parking is adequate.
Our concern is that a significant expansion in the social membership may
result in a significant expansion of the social calendar and the use of
the clubhouse during times when the golf course is in full use,
particularly on weekends. A social membership may be used by the entire
family, and the use of the clubhouse is the sole value of the membership.
Again, using the textbook approach, full use of the clubhouse and golf
course could result in the need for 300 or more parking spaces, or about
100 more than are available on site.
Because of this concern, we have recommended a more cautious approach,
whereby the total increase would occur in two stages. An initial increase
in 90 social memberships would be approved at this time--assuming no
surprises from the parking survey or adverse public testimony at the
meeting--with the remaining 90 memberships to be approved by the Zoning
Administrator when the initial allocation is filled, but no sooner than
six months from the approval of this permit.
City Planning Commission
Agenda Items for Meeting of November 8, 1989 Page 4
E. FINDINGS
1. That the proposed use at the location is necessary or desirable to
provide a service or facility which will contribute to the general
well being of the neighborhood or the community.
Approval of the request will allow more members of the Community to
enjoy the facilities of the Country Club.
2. That such use will not under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of
persons residing or working in the vicinity or injurious to property
or improvements in the vicinity.
The proposal as conditional should not create a parking problem for
surrounding residents. The request will be addressed in two stages
to ensure no adverse impacts.
3. The proposed use will comply with the regulations and conditions
specified in the Code or such use.
Compliance with all applicable codes, conditions and regulations
shall be ensured.
4. That the granting of this conditional use permit will not adversely
affect the general plan of the City or the adopted plan of any
government agency.
The proposal is consistent with applicable plans and policies upon
the issuance of this permit.
WPC 6893P
MONTGOMERY PLANNING COMMITTEE'S RECOMMENDED CONDITION #1
1. Social memberships may be increased from 70 to 130 at this time. The
Zoning Administrator may approve an additional 60 memberships, from 130 to
190, provided at least 120 memberships have been filled but no sooner than
three months from the approval of this permit. A third increment of 60
memberships may be approved by the Zoning Administrator, from 190 to 250,
provided at least 180 memberships have been filled, but no sooner than
three months from the date the second increment was approved.
WPC 6899P
,~~ . .l. ,
S.D. COUNTRY LUB ~ LOCATOR
San Diego Country Club
Operations Profile
This operations profile has been prepared by Mr. Chuck Talbot, Manager of the San Diego
County Club. He has held this position since 1978. The statistics set forth below are based on the
Club's operations in the new, expanded clubhouse facility. The new facility opened on June 27, 1989.
Mondays, Club is closed for interior and golf course maintenance.
Tuesdays, Tuesday is Ladies Golf Day. Approximately 100 to 110 women tee off at 8;30 AM and begin
finishing up at 12:30 PM. Some 20 to 25 women leave after playing and the remainder usually stay for
lunch, and approximately 25 will stay and play bridge. About 30 of the women car pool from Point Loma
and El Cajon; 10 to 15 who live in the immediate area drive their golf cads to the Club and back home.
This leaves approximately 60 to 70 cars in the lot. About 35 men golfers play in the afternoon, each
driving their own car. Another 60 or so golfers (not playing) and social members have been coming for
lunch on Tuesday, with 2 or more to a car. This number occupies about 130 parking spaces.
If there is another small luncheon party, another 10 cars would occupy parking. We are closed
Tuesday evening, unless a special pady is booked.
Wednesdays, Wednesday is Men's Golf Day and they start at approximately 7:00 AM. There is a field
of 120 players occupying 90 car spaces as 16 persons car pool and some 15 more use off-premise golf
cads. The parking stads clearing at lt:30 AM. We have had, in addition to the golfers, another 60 to 70
persons with more than half with 2 or more to a car. They occupy about 138 spaces until 12:30 PM.
Wednesday Night Buffets average 150 persons, most of them averaging at least 3 to a car.
Extra parties on this night are limited to no more than 60 to 80 because on this night are limited to no
more than 60 to 80 because of limited clubhouse space, since the members use the larger main dining
Page 1 of 4 9/18/89
room. Most of these persons at the extra parties arrive 2-4 to a car.
Thursdays, Thursday is Open Play for men and women, with a field of players of approximately 70 men
and 40 women, using about 60 spaces until 12:15 PM. We have been having a lunch crowd on
Thursday of approximately 75 persons with 40% carpooling.
We are closed on Thursday evening, unless a special party is booked,
Fridays. Friday is Open Play for men and women, and about the same number occurs as on Thursday.
We take no parties of over 50 for lunch on weekdays as equity members insist that more will
interfere with their use of the Club. Friday nights for our normal dining room business has been no more
than 50 persons. The Club has had Friday special night functions for up to 150 persons, mostly
carpooling 2-3 per car.
Saturdays. Saturday is Men's Golf Day with starting times beginning at 6:30 AM, with a field of players
of 160, with a maximum of 128 on the course at one time, using 110 spaces until 12:30 PM. Other
breakfast and lunch business is smaller compared to business working days.
Fifty persons for lunch on Saturdays is considered high, and most of these come In car pools.
Saturday night parties will be not more than 275, with all car pooling, usually averaging 3 to a car (twos
and fours).
Sundays. Sunday is scheduled eady times for about 30 men and 40 mixed play, from 9:00 AM on,
Couples come and have brunch and play more casually. Brunch and lunch have averaged 50 to 75,
with families arriving in one car
Sunday night dinners have been averaging around 50 persons,
Page 2 of' 4 9/18/89
Major Events, The members~ opening was held Tuesday evening (July 25th) from 5:30 to 8;30. There
were approximately 670 members In attendance. The parking lot of the Club was doubled up In many
areas by control of the Security Guard, with about 20 cars for off-street parking. There were no
observed traffic problems however on L Street. The Club was not built to accommodate this large a
crowd, and is most likely the first and last time this type and large of an event will occur.
There was a Member Guest Golf Tournament held Friday, July 28th, with a maximum of 128
players for a shotgun start at 1:00 PM. The early players cleared the tee and the parking lot, which is
normal. Regular and Social members count for lunch was 75. This 75 used 30 parking spaces, thereby
not filling the parking lot. Friday evening dinner was served to the t28 players and their guests.
Mondays Closed.
Tuesdays
Parking
Required
A._~_M 110 golfers
25 Car pool / 3 = 9 spaces
15 golf carts = 0
70 drive alone = 70
PM 35 golfers / 1 = 35
60 socializers / 2 30
Tuesday Day Maximum ...... 14--4 spaces
Eveninq Club closed unless a special party is booked.
Wed nesdays
AM 120 golfers
16 players / 2 8
15 golf carts 0
90 drive alone / 1 90
P.._M_M 60 golfers / ~
Wednesday Day Maximum ................... 158 spaces
Page 3 of 4 9/).8/89
Wednesday Evening - BCfet~
150 diners / 3 50 spaces
Extra ~i~
W~ne~ay Evenin~ M~imum .................... ~ s~ces
Thursdays & Fridays
A~ 110 golfers = ~ spaces
P~ 75 lunch = ~ s~ces
ThurSay/Friday M~tmum = 12~ s~ces (until 12:30, then clears 0~)
Thursday evening, clos~ except for special parties
Friday - 50 diners m~imum
Saturdays
1~ golfers (m~ of
128 on course at any
one time) 110 spaces
50 lunch dinners / 2 2~
Saturday Day M~imum ........................ 13~ s~ces +/-
Saturday Evenings - Parties
275 m~ / 3 92 spaces
(combination of
2/~r & 4/car)
Saturday evening M~imum 92 spaces
Sundays. Casual day
A~ 70 golfers / 1 = 70 spaces
75 brunch (couples
and families) / 3 = 2~
Sunday Day Maximum ........................ 9~ spaces
Evenings
50 diners / 2 = 25 spaces
Page 4 off 4 9/]8/89
jhk associates
October 31, 1989
Mr. Chuck Talbot
Club Manager
San Diego Country Club
88 "L" Street
Chula Vista, California 92011
Re: JHK & Associates Technical Report for Parking Analysis at the San Diego
Country Club (JHK 8405)
Dear Mr. Talbot:
JHK & Associates (JHK) has concluded its parking study of the San Diego
Country Club and would like to present its technical report.
PURPOSE
Current parking capacity at the San Diego Country Club is approximately 178
spaces. Membership expansion is planned in the future and the City of Chula Vista
requires a limited parking analysis study to determine the current level of parking
occupancy at the club house facility on a typical weekday. Thus, it was necessary
to determine the total number of occupied parking spaces during periodic time
periods.
PROCESS
In order to accomplish an analysis of current parking demand it was necessary
to develop a base map of the existing parking area which identified all parking
spaces and any restrictions. Next, a two-day field survey was conducted on
Thursday (October 26, 1989) and Friday (October 27, 1989). A review of all
occupied spaces was performed at five separate time periods each day. Each
survey was conducted at 9:30 a.m., 12:00 p.m., 1:30 p.m., 3:00 p.m. and 4:30 p.m.,
and the data was recorded for later analysis. The information was then formatted
on a computer spreadsheet, and the occupancy rate for the parking area during
each count period was determined.
2831 Camino del Rio South · Suite 205
San Diego, California 92108 · (619) 295-2248
Mr. Chuck Talbot
October 31, 1989
Page Two
PRODUC'I~
This section graphically summarizes the results of this study. The Institute
of Traffic Engineers' Manual of Traffic Engineering St,udies serves as a reference
source for this report.
· Figure 1: STUDY AREA MAP
This figure identifies all of the available parking spaces at the San Diego
Country Club.
· Table 1: INVENTORY OF EXISTING PARKING
This table represents a breakdown of the different types of parking spaces.
The parking lot was divided at the main driveway into an eastern and
western parking area.
· Table 2 and 3: LICENSE PLATE CHECK FIELD DATA StIEET
These two tables summarize the data obtained during the two-day survey.
Each space was inventoried every 90 minutes beginning at 9:00 a.m. and
concluding at 4:30 p.m.
· Table 4: SUMMARY OF PARKING OCCUPANCY TWO-DAY COUNT
Summarized in this table is the number of spaces occupied each day for
each time period. Also included is the two-day average of this
information.
· Table 5: PERCENTAGE OF AVAILABLE SPACES OCCUPIED TWO-DAY COUNT
This table is similar to Table 4 but, instead, expresses the number of
occupied spaces in terms of a percentage.
· Figure 2: TWO-DAY AVERAGE OF PARKING ACCUMULATION
This figure graphically represents the average number of parking spaces
occupied during each time period. The information was obtained from
Table 4.
· Table 6: ANALYSIS OF PARKING SPACE STATUS TWO-DAY COUNT
The number of spaces that have a change in status for each time period are
summarized in this table.
Mr. Chuck Talbot
October 31, 1989
Page Three
Table 7: ANALYSIS OF PARKING SPACE TURNOVER TWO-DAY COUNT
This table expresses the number of status changes from Table 6 as a
percentage of the total number of available spaces.
The two-day study of the San Diego Country Club produced the following
results.
· Of the 175 parking spaces available, the two-day average showed that 91.3
spaces (52%) were occupied. This ranged from an average low of 65 spaces
(37%) to an average high of 118.5 spaces (68%).
· The peak hour of accumulation occurred during the 12:00 p.m. thne period
whea 68 percent of the spaces were occupied. The 1:30 p.m. time period
was next with a 67 percent occupancy rate.
® During the five separate inventory periods a two-day average of 43.2
spaces changed status every 90 minutes. This corresponds to a parking
space turnover rate of 25 percent for the two-day average.
® The results of these surveys may be interpreted as follows:
1. Normally a typical commercial type facility is close to saturation
when the occupancy rate is above 80 percent. However, a country
club facility serves clients that are thoroughly familiar with both
parking layout and circulation patterns and, thus, the saturation rate
for this type of facility may be closer to 95 percent.
2. A 60 to 95 percent rate suggests fairly intensive use, but parking
spaces are generally available.
3. Parking is considered readily available if the rate is under 60 percent.
· Based on the above occupancy rates, there would be approximately 48
spaces available during the peak hour ((95 percent * 175 spaces) - 118.5
spaces).
Mr. Chuck Talbot
October 31, 1989
Page Four
If you have any questions regarding this parking analysis study, please do not
hesitate to contact our office. Thank you for considering JHK & Associates for
this project and the opportunity to be of service to the San Diego Country Club.
Sincerely,
JHK & ASSOCIATES
Daniel F. Marum
Senior Transportation Planner
BCS:dr
Enclosures
ce: William Reilly
Lou Quinney
negativ declaration-
PROJECT NAME: Conditional Use Permit to expand the San Diego Country
Club's social membership
PROJECT LOCATION: San Diego Country Club - 8.8 "L" Street, Chula Vista
PROJECT APPLICANT: San Diego Country Club
CASE NO: IS-90-15 DATE: October 18, 1989
A. Project Setting
The project site, consisting of 36,140 sq. ft., is the San Diego Country
Club located south of "L" Street between Third Avenue and Hilltop Drive.
The San Diego Country Club includes a clubhouse, a 160 acre golf course,
several related maintenance buildings, and 205 parking spaces.
Surrounding uses include single family residential homes to the north,
single family residential homes to the east, single family residential
homes to the south, and a gas station, auto parts store, several retail
shops, a fast-food restaurant, and a psychiatric center to the west.
B. Project Description
The project consists of an application for a Conditional Use Permit
requesting permission to increase social memberships from 70 to 250
memberships. Social members are permitted to use the clubhouse facilities
only and not the golf course. Social members pay membership fees, but
less than full members who use both the clubhouse and the golf course.
Full memberships would remain at 415, for a total membership increase from
485 to 665 members.
C. Compatibility with Zoning and Plans
The proposed expansion of the membership of the San Diego Country Club
conforms to the General Plan and the current zoning.
D. Compliance uith the Threshold/Standards Policy
1. Fire/EHS
The distance to the nearest fire station is one mile and the Fire
Department's estimated reaction time is five minutes. The department
~.~ill be able to provide an adequate level of fire protection for this
project without an increase in equipment or personnel.
city of chula vista planning department ¢I1YOF
environmental review section (~HU[.A
-2-
2. Police
The Police Department is currently maintaining an acceptable level of
service based on the threshold standard.
3. Traffic
The Engineering Department has reviewed the proposed project and
determined that it would not adversely affect the existing levels of
service on roads or intersections in the vicinity.
4. Park/Recreation
The Parks and Recreation Department has determined that the proposed
project would not exceed adopted threshold standards.
5. Drainage
Drainage facilities are adequate to serve this project.
6. Sewer
Sewer lines are adequate to serve the project.
7. Water
The Sweetwater Authority was notified and has not identified any
constraints to providing an adequate water supply for the project.
E. Identification of Environmental Effects
No potentially significant environmental effects have been identified in
the Initial Study,
F. Mitigation necessary to avoid significant effects
No mitigation is necessary.
G. Findings of Insignificant Impact
Based on the following findings, it is determined that the project
described above will not have a significant environmental impact and no
environmental impact report needs to be prepared.
1. The project has the potential to substantially degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or
endangered plant or animal, or eliminate important examples of the
major periods of California history or prehistory.
-3-
The proposed expansion of the social membership of the San Diego
Country Club will not degrade or curtail the diversity of the
environment.
2. The project has the potential to achieve short-term environmental
goals to the disadvantage of long-term environmental goals.
The proposed expansion of the social membership of the San Diego
Country Club does not have the potential to achieve short-term
environmental goals to the disadvantage of the long-term
environmental goals.
3. The project has possible effects which are individually limited but
cumulatively considerable. As used in the subsection, "cumulatively
considerable" means that the incremental effects of an individual
project are considerable when viewed in connection with the effects
of past projects, the effects of Other current projects, and the
effects of probable future projects.
The proposed expansion of the San Diego Country Club will not result
in any significant adverse environmental effects which are cumulative
in nature.
4. The environmental effects of a project will cause substantial adverse
effects on human beings, either directly or indirectly.
The proposed expansion of the San Diego Country Club will not cause
any environmental effects which would result in substantial adverse
effects on human beings.
H. Consultation
1. Individuals and Organizations
City of Chula ~ista: Roger Daoust, Senior Civil Engineer
Ken Larsen, Director of Building and Housing
Carol Gore, Fire ~.larshal
Shauna Stokes, Parks and Recreation
Keith Hawkins, Police Department
Armando Liuag, Advanced Planning
Lee IqcEachern, Intern-Planning
Applicant's Agent: Lucius M. Quinney
2. Documents
Title 19 Zoning, Chula Vista !.lunicipal Code
Chula Vista General Plan
~1ontgomery Specific Plan, 1988
-4-
This determination, that the project will not have any significant
environmental impact, is based on the attached Initial Study, any comments on
the Initial Study and any comments on thi's I~egative Declaration. Further
information regarding the environmental review of the project is available
from the Chula Vista Planning Department, 27f Fourth Avenue, Chula Vista, CA
92010.
ENVIRONMENTAL REVIEW COORDINATOR
EN 6 {Rev. 3/88) ~'~/(~
WPC 6833P
City of Chula vista planning department ¢)l'VO~
environmental review reaction CHUL~ VIS'Txi~
:'~"~ rOR OFFICE USE
.... Case No. ?_r. ~,.-/r
INITIAL STUDY Receipt No.
Date Rec' d
City of Chula Vista Accepted by
Application Form Project No.
A. BACKGROUND
1. PROJECT TITLE CUP to expand Club's social membership~
2. PROJECT LOCATION (Street address or description) San Diego Country Club
88 "L" Street, Chula Vista, California
Assessors Book, Page & Parcel No. 619-040-01
3. BRIEF PROJECT DESCRIPTION Expand social memberships from 70 to 250.
No new construction is proposed.
4. Name of Applicant San Diego Country Club
Address 88 "L" Street Phone 619/422-8895
City Chula Vista State California Zip 92011
5. tlame of Preparer/Agent Lucius M. Ouinnev
Address 363 Fifth Avenue, Suite 203 Phone 619/233-1759
City San Dieqo State California Zip 92101
Relation to Applicant Aoent
6. Indicate all permits or approvals and enclosures or documents
required by the Environmental Review Coordinator.
a. Permits or approvals required:
General Plan Revision Design Review Committee Public Project
.... Rezoning/Prezoning Tentative Subd. Map Annexation
Precise Plan --- Grading Permit Design Review Board
Specific Plan Tentative Parcel Map Redevelopment Agency
X'"' Cond. Use Permit(Amend) Site Plan & Arch. Review
Other
Variance ,,
b. Enclosures or documents (as required by the Environmental Review
Coordinator).
Location Map Arch. Elevations Eng. Geology Report
Grading Plan Landscape Plans Hydrological Study
X' Site Plan "Photos of Site & Biological Study
Parcel Map Setting Archaeological Survey
Precise Plan Tentative Subd, Map ' Noise Assessment
Specific Plan Improvement Plans -- Traffic Impact Report
Other Agency Permit or Soils Report ~ Other
Operations Profile
Approvals Required X 1st Floor Plans
E~ 3 (Rev. !-2/82)
- 2 -
B. PROPOSED PROJECT
1. Land Area: sq. footage N/A or acreage 160 acres
If land area to be dedicated, state acreage and purpose.
N/A
2. Complete this section if project is residential. --
a. Type development: Single family Two family
Multi family Town~house Condominium
b. Number of structures and heights
c. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms 4 bedrooms Total units
d. Gross density (DU/total acres)
e. Net density (DU/total acres minus any dedication)
f. Estimated project population
g. Estimated sale or rental price range
h. Square footage of floor area(s)
i. Percent of lot coverage by buildings or structures
j. Number of on-site parking spaces to be provided
k. Percent of site in road and payed surface
3. Complete this section if project is commercial or industrial.
a. Type(s) of land use Golf Course and Club House
b. Floor area36,140 (existinq) Height of structure(s) 36 feet
c. Type of construction used in the structure
No new construction proposed.
d. Describe major access points to the structures and the
orientation to adjoining properties and streets
Access from "L" Street
e. Number of on-site parking spaces provided 205 (30 exclusively for emnlo~c
f. Estimated number of employees per shift 39, 12 , Number of
shifts 2 Total 51
g. Estimated number of customers (per day) and basis of estimate
Please see enclosed "Operations Profile" for number of
daily customers
- 3 -
h. Estimated range of service area and basis of estimate
South Bay
i. Type/extent of operations not in enclosed buildings
Golf Course
j. Hours of operation 6:fl~ mm t~ Midnight. Tuesday thru Sundav
k. Type of exterior lighting N/A
4. If project is other than residential, commercial or industrial
complete this section.
a. Type of project N/A
b. Type of facilities provided N/A
c. Square feet of enclosed structures N/A
d. Height of structure(s) - maximum N/A
e. Ultimate occupancy load of project N/A
f. Number of on-site parking spaces to be provided N/A
g. Square feet of road and paved surfaces N/A
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, (hydrocarbons, sulfur, dust, etc.) identify them.
N/A
2. Is any type of grading or excavation of the property anticipated No
{If yes, complete the following:)
a. Excluding trenches to be backfilled, how many cubic yards of
earth will be excavated? N/A
b. How many cubic yards of fill will be placed? N/A
c. How much area /sq. ft. or acres) will be graded? N/A
d. What will be the - Maximum depth of cut N/A
Average depth of cut N/A
MaximLIm depth of fill N/A
Average depth of fill N/A
- 4 -
3. Describe all energy consuming devices which are part of the proposed
project and the type of energy used lair conditioning, electrical
appliance, heating equipment, etc.) N/A
4. Indicate the amount of natural open space that is part of the project
(sq. ft. or acres) N/A
5. If the project will result in any employment opportunities describe
the nature and typ~ of these jobs.
- 5 new jobs
6. Will highly flammable or potentially explosive materials or
substances be used or stored within the project
site? N/A
7. How many estimated automobile trips, per day, will be generated by
the project? +2~ ADT with increased social membership
8. Describe (if any) off-site improvements necessary to implement the
project,~and their points of access or connection to the project
site. Improvements include but not limited to the following: new
streets; street widening; extension of gas, electric, and sewer
lines; cut and fill slopes; and pedestrian and bicycle facilities.
None
D. DESCRIPTION OF ENVIRONMENTAL SETTING
1. Geology
Has a geology study been conducted on the property? N/A
(If yes, please attach)
Has a Soils Report on the project site been made? N/A
(If yes, please attach)
2. Hydrology
Are any of the following features present on or adjacent to the
site? N/A (If yes, please explain in detail.)
a. Is there any surface evidence of a shallow ground water
table? N/A
b. Are there any watercourses or. drainage improvements on or
adjacent to the site?
N/A
- 5 -
c. Does runoff from the project site drain directly into or toward
a domestic water supply, lake, reservoir or bay?
N/A
d. Could drainage from the site cause erosion or siltation to
adjacent areas? N/A
e. Describe all drainage facilities to be provided and their
location. N/A
3. Noise
a. Will there be any noise generated from the proposed project site
or from points of access which may impact the surrounding or
adjacent land uses? No
4. Biology
a. Is-~he project site in a natural or partially natural state?
No
b. Indicate type, size and quantity of trees on the site and which
(if any) will be removed by the project.
None
5. Past Use of the Land
a. Are there any known historical resources located on or near the
project site? N/A
b. Have there been any hazardous materials disposed of or stored on
or near the project site?
No
6. Current Land Use
a. Describe all structures and land uses currently existing on the
project site. 36,140 S.F. Club House, 160 acre Golf Course,
related maintenance build~ngs, + 205 parking spaces
b. Describe all structures and land uses currently existing on
adjacent property. (outside Golf Course)
North Single Family Residential
South Single Family Residential
East Single kamlly Reslaentlal
West Sinq)e kamily Reslaentlal
7. Social
a. Are there any residents on site? (If so, how many?) No
b. Are there any current employment
how many and what type?) 51p°rtunities
op
on
site?
(If
SO,
Please provide any other information which could expedite the evaluation of
the proposed project.
Please see "Operations Pro'?ileI', dated 9/18/89
- 7
E. CERTIFICATION
or
Owner/owner in escro~v*
Consultant or Agent*
HEREBY AFFIRM, that to the best of my belief, the statements and information
herein contained are in all respects true and correct and that all known
information concerning the project and its setting have been included in
Parts B, C and D of this application for an Initial Study of possible
environmental impact and any enclosures for attachments thereto.
DATE'.
*If acting for a corporation, include capacity and company name.
-8-
Case No.
CITY DATA
F. PLANNING DEPARTMENT
l. Current Zoning on site: - '4." ~'-- ,?-~.
North f '
South )~ - ,
East I~- t ,/~-~ -' -
West ~'~'-~ ~-~ ~,'-, '- ~ · ,
Does the project conform to the current zoning? , '..' :
2. General Plan land use
Oes~gnation on site: ~,~
North i~.~
Is the project compatible with the General Plan Land Use Diagram? ~.~_.~
Is the project area designated for conservation or open space or adjacent
to an area so designated? /~.~
Is the project located adjacent to any scenic routes?
(If yes, describe the design techniques being used to protect or enhance
the scenic quality of Chula Vista.)
How many acres of developed parkland are within the Park Service District
of this project as shown in the Parks and Recreation Element of the
General Plan?
What is the current park acreage requirements in the Park Service
District?
How many acres of parkland are necessary to serve the proposed project?
(2AC/lO00 pop.)
Does the project site provide access to or have the potential to provide
access to any mineral resource? (If so, describe in detail.)
-9-
3. School s
If the proposed project is residential, please complete the following:
Current Current Students Generated
School Attendance Capacity From Project
E1 emerLtar~Y-]_._..~
Qr. High
Sr. High
4. Aesthetics
Does the ~j'ect contain features which could be construed to be at a
varian~e]~om nearby features due to bulk, form, texture or color? (If
so, please describe.)
5. Energy Consumption
Provide the estimated consumption by the proposed project of the following
sources.: ....
Electricity (per year)
Natural Gas (per year)
Water (per day)
6. Remarks:
Director of Planning or Representative Date
-lO-
Case No...~
G. ~)IGINEERIk'G DEPARTMENT
1. Draina.~e
a. Is the project site within a flood plain?
b. Will the proje, ct be subject 'to any existing flooding hazards?
c. Will the project create any~flooding hazards?
d..What is the location and description of existing on-site -drainage facilities? ~:~-iu~tq:~- ~/~.~ ~.i/_~cmt~._
e. Are they adequate tO serve l~he _proJeci~?.. ~/~
/
- f. What is the location and description of existing off~Site
drainage facilities? ~Jrwemt -~!~o~ ~,, ~'/~" ~r~m~-
g. Are they adequate to serve the project?
2. Transportation
aJ 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)?
c. What is the ADT and estimated level of service before and after
project completion?
Before After
A.D.T. l'7~-~0 ~"a"St) I? 7/~-
L.O.S. E~
d. Are the primary access roads adequate to serve the project?
If not, explain briefly.
e. Will it be necessary that additional dedication, widening and/or
improvement be made to existing Streets?
If so, specify the general nature of the necessary actions.
Case No.
3. Geology
a. Is the project site subjec% to:
Know.ri. or suspected fault hazards? /V~F ~ -- ~/~
Landslide or slippage?
b. Is an engineering gqology report necessary to evaluate the
project? /I~o.. ·
4. Soils -
a. Are there any anticipated adverse soil conditions on the project
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. ~oise __
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 Qaality
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 I-~- X 118.3 = t~-
Hydrocarbons 1~,5- X 18.3 =
NOx (NO~) I ~ X 20.0
Particulates I ~ = ~ 700
Sulfur -' i~ ~ 1.5 =
X .78 :
8. ~e Generation
How much solid and liquid {sewage) waste will be generated by the
proposed project per day?
~ Nhs~ ~s ~he loc~on ~nd s~ze of ex~s~n l~nes on
~o ~he s~e? ~" ~ s~w~ ~dj~cen~
Are they adequate to serve the proposed project?
- 9. Public Facilities/Resources Impact
'If the project could exceed the threshold of having any possible
significan~ impac~ on the environment, please identify the public
~acilities/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
C~t~/~_~]ineer or A~p esen~aclve
- 13 -
Case No.
H. 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? /~ ~
3. Remarks /t}~ ~_,~ ~,_~'~
-13(a)-
Case No. xJ-.~ ~/1'----
H-1. PARKS & RECREATION DEPARTMENT
1. Are existing neighborhood and community parks near the project
adequate to serve the population increase resulting from this
project?
Neighborhood
Community parks
2. If not, are parkland dedications or other mitigation proposed
as part of the project adequate to serve the population increase?
Neighborhood //~j ~r/~
Community parks
3. Does this project exceed the Parks and Recreation Thresholds
established by City Councli~ policies?
Parks and Recreation Director or Date
Representative
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
',PPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
IHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
:OMMISSI0~ AND ALL OTHER OFFICIAL BODIES.
he following information must be disclosed:
List the names of all persons having a financial interest in the application.
Members of the San Diego Country Club
List the names of all persons having any ownership interest in the property involved.
Members of the San Dieqo Country Club
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.
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 tr~lstor of the trust.
Walte~ -~ase. ~.~.S. D~esident ~L~SS Bullen, Treasurer
Jeffrey A. Blackman, Vice President C.P. Camobell, Director
Emory Thompson, Secretary Ja~es K. Smith, Director
~iave yo~ ~,ad more than $250 .~orth of business transacted with any member of City
staff, ?.?ards, Co~m~ssisqs, ?~'mmittees and Souncil within the past twelve months?
Yes ~o X '~
~ yes, $1ease indicate person(s)
rson is defined as: '~Any indivitual, firm, copartnership, joint venture, association,
sial club, fraternal organization, corporation, estate, trust, receiver, syndicate,
is and an/ other county, city and ceunty, city, municipality, district or other
, t cal SJS~!71S10m, ~ any other qrgup ,]r ssmb~nation actiqg as a unit.
Signature of applicanl:/dat~ ~
S 070l?