HomeMy WebLinkAboutPlanning Comm Reports/1989/10/25 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, October 25, 1989 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of July 12, July 19, July 26 and
ORAL COMMUNICATIONS September 13, 1989
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: PCC-87-39M: Consideration of Revocation of Major Use
Permit for RV Storage at 1375 Broadway - Broadway
Equities (Continued from 9/27/89)
2. PUBLIC HEARING: PCS-90-03: Consideration of tentative subdivision map
for Park Bonita, Chula Vista Tract 90-03, located at
the northwest corner 'E' Street/Bonita Road, east of
Hilltop Drive - Stafford Gardner
3. PUBLIC HEARING: GPA-90-04: Consideration of General Plan Task Force's
Amendments to Land Use Control, Residential Density and
Clustering Provisions
4. Consideration of CEQA Findings and Statement of Overriding Considerations
EIR-88-1 - Sunbow II (Continued from 9/27/89)
5. Consideration of Mitigation Monitoring Program for EIR-88-1 - Sunbow II
(Continued from 9/27/89)
6. PUBLIC HEARING: PCM-89-7 and PCZ-87-E: Consideration of a General
Development Plan and Planned Community Pre-Zone for
Sunbow II located south of Telegraph Canyon Road,
adjacent to the Chula Vista Medical Center - Rancho del
Sur Partnership (Continued from 9/27/89)
AGENDA -2- October 25, 1989
7. PUBLIC HEARING: Draft Environmental Impact Report EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center (Continued from 9/27/89)
8. Consideration of Final Environmental Impact Report EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center
9. Consideration of CEQA Findings and Statement of Overriding Considerations
EIR-89-9, General Development Plan for EastLake III/
Olympic Training Center
10. Consideration of Mitigation Monitoring Program for EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center
11. PUBLIC HEARING: PCM-89-18 and GPA-90-05: Consideration of EastLake III
General Plan Amendment, Planned Community Zone, General
Development Plan and Development Agreement for EastLake III/
Olympic Training Center located on the westerly side
of Upper and Lower Otay Reservoirs - EastLake Development
Company
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to the Regular Business Meeting of November 8, 1989
at 7:00 p.m. in the Council Chambers
City Planning Commission
Agenda Item For Meeting of October 25, 1989 Page 1
1. PUBLIC HEARING: Consideration of revocation of major use permit for
maintenance of an R.V. storage lot at 1375 Broadway -
PCC-87-39M, Broadway Equities, Ltd.
A. BACKGROUND
The applicant, Broadway Equities, Ltd., established an R.V. storage lot
four years ago without obtaining a major use permit from the County. Upon
annexation to the City of Chula Vista, zoning enforcement personnel
received complaints that storage contained within this lot was unsightly.
The owners were notified that the lot was established illegally and that a
major use permit must be obtained or the use must be abated. The storage
lot is located on the SDG&E right-of-way on the east side of Broadway,
south of Palomar Street.
The Montgomery Planning Committee, on August 5, 1987, voted to recommend
denial of the major use permit and to schedule abatement effective
March 31, 1988.
The Planning Commission, at their meeting of February 10, 1988, voted to
deny the application for the major use permit and to schedule abatement
effective April 30, 1988.
The applicant appeal ed the denial of the major use permit to the City
Council, which heard the matter on May 3, 1988. The Council continued the
hearing until July 12, 1988, in order to allow the Montgomery Planning
Committee and Planning Commission to have the opportunity to review the
appellant's proposal to implement partial improvements in exchange for
interim approval of the major use permit.
The Montgomery Planning Committee and Planning Commission reviewed the
proposal presented by the applicant. Both bodies again recommended denial
of the major use permit, primarily due to conflicts with the Montgomery
Specific Plan.
At the July 12, 1988 meeting of Council, after reviewing petitions
circulated by the applicant and signed by citizens using the R.V. storage
space, as well as hearing testimony from residents and representatives of
SDG&E and Broadway Equities, Council resolved that the storage facility
would be allowed to remain for 18 months or until a Special Study is
completed by the Advance Planning Division examining for the long term
land use of the SDG&E easement, whichever comes first, Council indicated
acceptance of the major use permit for 18 months only if the following
conditions were completed within 60 days. In addition they requested that
all recreational vehicle space renters be notified they have 18 months to
remain at this location.
City Planning Commission
Agenda Item For Meeting of October 25, 1989 Page 2
1. Paving within the storage area.
2. Adequate solid fencing be installed on all sides of the lot, since
the lot is visible from Broadway, Palomar Street, Orange Tree
Mobilehome Park, and the retail auto center adjacent to the lot.
3. Installation of three fire hydrants on site accompanied by adequate
water supply be completed.
4. Landscaping along the Broadway frontage consistent with the City
Landscape Manual and approved by the City Landscape Architect be
installed.
5. A limitation on the height of storage items be adhered to.
6. A sign subject to Design Review Committee approval be installed.
7. Install public street improvements which would include but not be
limited to: curb, gutter and sidewalk along the entire frontage, two
250 watt HPSV street lights, asphalt concrete pavement to accommodate
41 feet from centerline to curb along entire frontage and driveways
in accordance with Chula Vista construction standards.
As of September 20, 1989, 14 months after Council's action, the only
conditions which had been completed were the installation of solid fencing
and paving within the storage area. Work on the improvements had just
begun. As a result, staff advertised a public hearing by the Planning
Commission for consideration of revocation of the major use permit for
September 27, 1989.
On September 21, 1989, the applicant submitted the attached letter
requesting additional time to complete all of the conditions. As a result
of that letter and the fact that work on the improvements had finally
commenced, staff recommended a continuance for one month to October 25,
1989, to determine if the applicant would, in fact, complete all of the
work.
A field check on October 15, 1989, indicated that the conditions have yet
to be completed.
The Fire Department, upon discussions with representatives of Broadway
Equities has determined that the installation of two private hydrants on
the SDG&E property will meet their requirements. A1 though steps have been
taken toward the installation of these hydrants, the installation has not
occurred. The Fire Department estimates one week until completion of the
installation.
City Planning Commission
Agenda Item For Meeting of October 25, 1989 Page 3
Landscaping has been installed but the necessary steps to insure the work
meets with the approval of our Landscape Architect have not occurred. Our
Landscape Architect states the completion of these necessary steps is
imminent.
The applicant has not submitted plans for his sign.
The public improvements have been installed.
The storage area has not been paved.
B. RECOMMENDATION
That the Planning Commission not revoke the Major Use Permit PCC-87-39M
for an RV storage lot at 1375 Broadway.
C. ANALYSIS
This conditional use permit is up mid-January 1990. Council's July 1988
resolution was to "allow the storage facility to remain for 18 months or
until the Special Study is completed, whichever comes first." The Special
Study has not been completed. Because the applicant has made substantial
progress toward, but not yet completed work on the CUP, and because the
major use permit is up in mid-January (3 months from no~, the staff
recommendation is to allow continuance of the Conditional Use Permit to
mid-January and to note that the applicant can apply for an extension at
that time.
WPC 6749P
BEATY
DEVELOPMENT COMPANy
September 21, 1989
Mr. George Krempl, Planning Director
CITY O~ CHULA VXBTA P~I~G DEPT,
276 4th Avenue
Chula Vista, California 92010
RE: BROADWAY RV MAJOR USE PERMIT
PCC-87-3
Dear George:
This letter is to follow up our discussio.n today regarding your
request for a current status ~eport regarding the improvements to
the SDG&E PrOperty on Broadway known as the Broadway/Palomar RV
Center.
~.e SeCured our im~r .........
nspection fees o~~ ~j~%~o A~ust 28, 198~ and paid Our
me. I have h ,~ ..~ ~ ~ prOVemen=s Commenced
~,,= uou~ractor r~gardtng the status
of the various items that Were conditions of the major use permit.
They are as follows:
1. The concrete contractor has done all of his excavation
work and is currently setting forms to 9our COncrete for the curb,
gutter and sidewalk at this time. The concrete was scheduled to
9CUred th~s Week, however, the rain caused damage to the trenches.
The trenches had to b~ excavated again. He is Currently scheduled
to pour the concrete next Tuesday or Wednesday (September 26th or
27th) assuming everything goes well with the inspection.
2. The fees were paid t~ Sweetwater Allthority for the
installation of private fire service
~s well as the water meter ;.~-~, ~-~ t~e fire hydrant on-si-
NOVember of 1988. Those ~,~':~-Ji
.... ~ue~ were installed at that time.
CORPORATE OFFICES & ~'MAtLING ADoP. Es~
1975 E, Cs :~:~o Rmwr. Suite 301. Sen O;egc C~!,f ~rn~n 02130 · [~1~) 2S.Cb 17CLfl. ~ ,AX /cji ~) ~Z%.q-8041
September 21, 1989
Mr. George Krempl
Page 2
3 We have contracted with Bradshaw Engineering to install
the on-site fire hydrant. It is my understanding that our
contractor has a meeting with the fire marshall today on-site at
3:00 p.m. Bradshaw Engineering will be present to confirm the
exact location of the hydrant so they can begin the installation
of the fire service immediately.
4. The landscape contractor is estimating to start landscape
work on Monday or Tuesday of next week (September 25th or 26th)
He expects to be completed within two weeks.
5. Fleetwood Electric has been contracted to provide the
street light. Assuming they can get the materials, Fleetwood
expects to have the street light installed within the next week.
6. The asphalt patching in the street is the only other item
that needs to be completed. This will be done within two weeks
following the completion of the curb, gutter and sidewalk. We want
to allow the curb and gutter to have seven to ten days of curing
time prior to doing the asphalt work to prevent damage to the curb
and gutter.
7. We will provide a 2,000 gal. water tank to be located at
the rear of the RV storage facility as required by the fire
department. We expect the tank to be delivered to the site within
the next two weeks.
Based upon the above schedule we have been given by the contractor,
we are estimating the total improvements, as req~ired by the
conditions to the major use permit, to be completed on or before
October 6, 1989.
We appreciate your understanding and cooperation in allowing us
this additional time to complete the improvements in Order to
satisfy the conditions that were set out by our major use permit.
As you know, there have been many delays in getting these
improvements oompleted within the allowed time frame which were due
to many circumstances beyond our control in processing and dealing
with the various departments of the city of Chula Vista. Other
delays were caused by consultants that were working for us in
designing and processing our plans.
We are hopeful we w~ll be able to continue operating the
Broadway/Palomar RV Storage facility providing we are able to
complste the improvements unde~ this tight schedule that we have
outlined above. We hope to avoid any further time spent at public
hearing regarding this matter.
September 21, 1989
Mr. George Krempl
Pa~e 3
Please let me know if you have any further questions regarding the
status of the improvements or our above schedule. We will be doing
everything we can to meet or improve upon the above time frame to
get the improvements complete.
Very Truly Yours,
])ROADWAY EQUITIES, LTD.
BEATY DEVELOPMENT COMPANY
Gene r-a-l, Partner
Tho'mas R. Beaty
President
/lk
Robert J. Kolodny, KOLODNY & PRESSMAN
Tom Duncan, SDG&E
'-' CITY OF CHULA VISTA
DISCLOSURE STATE~NT
~TEP~NT OF DISCLOSURE ~INTERESTS ON ALL APPL']
. [_W_H.I. CH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, p
COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
). List the names of all persons having a financial interest in the application.
BROAD)NAy EC)UII'IE.~ LIMITED,
~A C~iIfornta Limited Partnership -- --
List the names of all persons having any ownership interest in the property
~ Dle~ Cas 6 Electric ·
2.. If any person identified pursuant to il) above is a corporation or partnership
the names of a)) individuals owning more than 10% of the shares in the corpo~
or owning any partnership interest in the partnership.
_B~ty Oevelopment Company - ~vqa~g~r~9 C, elaeral Partner
~u-thur E. Er~21e - Limited Partner --
3. If any person identified pursuant to il) above is a non-profit organization
trust, list the names of any person serving as director of the non-p
organization or as trustee or beneficiary or trustor of the trust.
4. Have you had more than $250 worth of business transacted with any member of
staff, Boards, Con~nissions, Con~nittees and Council within the past twelve mcr
Yes_ No X If yes, please indicate person{s)
~ is defined ~: "Any indiv
I~jala c, lub, fraternal organization, CorporatioP_artne.rship, joint venture, associat'
~-~-----~.J_' n, or any other nrOun or c~,' ...... p ~ty, district or o!
~ ~ ~..~.~c~on acting as a unit."
{NOT._._._~E: Attach additional pages as necessary.)~ea~F~.~ £OUITI,F_~ LI~FT. ED
y-~ kk~.J.~ lopm
[._ WPC 070IP THO~kS R. BEATy, PRESiDEN.T~/
i-110
~t or t~ na~e of applicant
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 1
2. PUBLIC HEARING: PCS-90-03: Consideration of tentative subdivision map
for Park Bonita, Chula Vista Tract 90-03, at the
intersection of "E" Street and Bonita Road - Stafford
Gardner
A. BACKGROUND
The proposal is to subdivide approximately 5 acres into 19 single family
lots. The property is zoned R-l-7 and located at the westerly
intersection of "E" Street and Bonita Road. An earlier request to rezone
the site to R-1-5-P and develop 21 single family dwellings was supported
by the Commission but denied by the City Council on August 15, 1989.
The Environmental Review Coordinator has determined that the Initial
Study, IS-89-69, and Negative Declaration adopted by the Commission in
conjunction with the previous request satisfies the environmental review
requirements for the present proposal.
B. RECOMMENDATION
Based on the findings contained in Section "E" of this report, adopt a
motion recommending that the City Council approve the tentative
subdivision map for Park Bonita, Chula Vista Tract 90-03, subject to the
following conditions:
1. A 6 ft. minimum level width of landscaping backed by a decorative
wall shall be provided between back of sidewalk and property line for
all lots which back-on or side-on to "E" Street and Bonita Road with
the exception of the wider up-slopes involving a total dimension of
10 ft. or wider from back of sidewalk on lots 14 and 15, in which
case the wall will be located at top of slope. The top of slope on
Lot 14 shall be drawn back from the intersection an additional 15 ft.
providing a gentler 4:1 slope transition. These areas as well as the
eucalyptus grove shall be shown as a separate lettered lot{s) to be
incorporated into an open space maintenance district which shall be
formed at the request of the applicant.
2. A 6 ft. high solid masonry wall with pilasters (25 ft. minimum on
center) shall be established within the open space maintenance
district along "E" Street, Bonita Road, and to the setback lines of
Lots 1 {exterior) and 19 {front). A 6 ft. high wood fence with
masonry pilasters at 25 ft. on center shall be constructed along the
westerly boundary. The CC&R's shall contain a prohibition against
any modifications, additions or supplements to the perimeter
wall/fence.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 2
3. A landscape and irrigation plan shall be submitted for review and
approval of the City Landscape Architect in accordance with the Chula
Vista Landscape Manual to include the open space maintenance district
lot{s) and the wall/fencing program and details.
4. Written evidence shall be submitted to the City that agreements have
been reached with both school districts regarding the provision of
adequate school facilities to serve the project prior to approval of
the final map.
5. The approval of a final map by the City Council will require
compliance with the City's adopted threshold standards to the
satisfaction of the Director of Planning.
6. The amount of any fees applicable to the project, including but not
limited to PAD, DIF and RCT fees, shall be those in effect at the
time they are collected.
7. The applicant shall retain an acoustician certified with the City of
Chula Vista to take noise readings following the construction of the
noise barrier wall but prior to the issuance of building permits for
the dwellings. Based on these readings, the applicant will be
required to use any additional construction techniques that may be
necessary to reduce the noise level to 45 dB-A. Prior to occupancy,
noise level readings will again be required to assure that interior
noise levels are reduced to 45 dB-A or lower.
8. The developer shall be responsible for the construction of full
street improvements for all streets within the subdivision and for
all street improvements for streets adjacent to the subdivision as
shown on the Tentative Map or as modified by the City Engineer.
9. Public improvements as described in this resolution shall include,
but not be limited to: AC pavement and base, concrete curb, gutter,
sidewalk, street lights, signs, street trees, fire hydrants, sanitary
sewer, water and drainage facilities. All improvements shall be
designed and constructed in accordance with City standards.
lO. The developer shall grant to the City street tree planting and
maintenance easements along all public streets within the subdivision
as required by the City Engineer.
ll. The developer shall request the vacation of that portion of Hilltop
Drive located within the project, along the westerly property line of
subject project. Said vacation shall be approved by the City Council
prior to approval of the Final Map.
12. Access rights to and from Bonita Road and "E" Street shall be
relinquished on all lots abutting on said streets.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 3
13. Graded access shall be provided to all storm drain structures as
required by the City Engineer.
14. Specific methods of handling stom 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 INo. 1797 as amended).
15. 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.
16. Lots shall be so graded as to drain to the street or to an approved
drainage system. Drainage shall not be permitted to fl ow over slopes.
17. 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%.
18. Prior to approval of the Final Map and subject to the approval of the
City Engineer, the developer shall submit a study, analyzing the
adequacy of the existing downstream sewer system to handle the sewage
flow to be generated by the project. Said study shall identify the
necessary mitigation measures to be implemented to meet City
standards.
19. The owner shall be responsible for the construction of a brow ditch
along the westerly property line. This brow ditch shall extend from
"E" Street to the northerly end of the curb and gutter to be
installed as required in condition of approval No. 27 herein. The
owner shall also be required to regrade the area westerly of said
brow ditch to direct drainage from the adjacent slopes into the brow
ditch. Prior to approval of the Final Map, the owner shall provide
for the perpetual maintenance of said brow ditch.
20. Lot lines shall be located at the top of slopes.
21. An erosion and sedimentation control plan shall be included as part
of the grading plans.
22. All buildings shall meet current City and Federal flood plain
management standards.
23. The final vertical and horizontal alignment of Streets "A" and "B"
and the intersection of Street "A" with Bonita Road shall meet sight
distance requirements in accordance with City standards.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 4
24. Prior to the approval of the Final Subdivision Map, the developer
shall submit evidence to the satisfaction of the City Engineer that
adequate visibility to the existing traffic signal at the
intersection of "E" Street and Bonita Road has been provided for the
eastbound traffic in Bonita Road.
25. The developer shall be responsible for repayment of the construction
cost of improvements installed at the southwest corner of the
intersection of Bonita Road and "E" Street in accordance with
Resolution No. 12763. This payment shall be made prior to Final Map
approval.
26. The owner shall be responsible for the construction of sidewalk along
the entire frontage of the subject property on "E" Street. Any
necessary transition to the existing improvements shall be provided
as required by the City Engineer.
27. The subdivider shall be responsible for the installation of AC
pavement and curb and gutter in Hilltop Drive to provide a total
width of 24.5 feet (curb-to-curb). These improvements shall extend
from Bonita Road to the northerly end of the existing pavement in
Hilltop Drive.
28. The developer shall provide access on an equal basis to and upon
individual lots for all franchised cable television companies.
29. The following are Code requirements:
a. The developer shall pay Traffic Signal Participation fees in
accordance with City Council policy prior to issuance of
building permits.
b. The developer shall pay all applicable sewer fees, including but
not limited to the Sewer Participation Fee, prior to issuance of
building permits.
c. The developer shall underground all existing overhead facilities
lying within the subdivision. All utilities serving the
subdivision shall be undergrounded.
d. The developer shall pay Park Acquisition and Development fees
prior to recordation of the Final Map. Residential Construction
Taxes and Development Impact Fees shall be paid prior to the
issuance of building permits.
e. All grading work shall be done in accordance with the City of
Chula Vista Landscape Manual and Grading Ordinance 1797 as
amended.
f. The developer shall install street trees in accordance with
Section 18.28.10 of Chula Vista Municipal Code.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 5
g. The developer shall comply with all applicable sections of the
Chula Vista Municipal Code. Preparation of Final Maps 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.
C. DISCUSSION
The site is a vacant, 5-acre, triangular-shaped parcel bounded by "E"
Street on the northeast, Bonita Road on the south, and a largely
unimproved segment of Hilltop Drive on the west. The property slopes from
the northwest to southeast--at the same grade as Bonita Road and depressed
below the level of "E" Street. The site contains a mature grove of
eucalyptus trees at the steepest, northwesterly corner of the parcel.
The property is zoned R-l-7 and shown as Low-Medium Residential (3-6
du/ac) on the General Plan. The plan designates "E" Street as a City
"Gateway" subject to special attention and treatment to preserve and
enhance the scenic quality of the site from the street. The areas to the
south and west are also zoned R-l-7 and developed with single family
dwellings. The area to the northeast is zoned R-3-P-16/19 and developed
with multiple family units.
The project involves 19 single-family lots served by two cul-de-sacs with
a single access point off Bonita Road. The proposal also includes a
14,000 sq. ft. open space lot encompassing the grove of eucalyptus trees
at the northwest corner of the property. The project contemplates the
vacation of the easterly one-half of Hilltop Drive which will require
separate action by the City Council prior to approval of a final map.
The average lot size is 7,700 sq. ft., with a minimum of 5,000 sq. ft. and
a maximum of 10,400 sq. ft.. Of the 19 lots, 13 are 7,000 sq. ft. or
greater, four are between 6-7,U00 sq. ft. and two are between 5-6,000 sq.
ft. The applicant has also submitted a plan showing how dwellings can be
accommodated on each of the lots.
The applicant has proposed the following street names for the project:
Street A: Richmond Park Court
Street B: Richmond Park Place
D. ANALYSIS
The tentative map is consistent with the General Plan and the R-l-7 zone.
The reduction from 21 to 19 lots has substantially increased the amount of
on-street parking as well as the opportunity for additional front yard
landscaping and an improved street scene when compared with the previous
proposal. The map does not, however, address the exterior street scene
and perimeter treatment as was done with the prior precise plan submittal.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 6
A perimeter treatment consisting of landscaping backed by a decorative
wall under the jurisdiction of an open space maintenance district has been
required for all projects which back on to major or collector streets. In
this case, the recommendation is to provide a minimum level width of 6 ft.
of landscaping from the back of sidewalk, with the exception of the wider
up-slopes on Lot 14 and a portion of Lot 15. Also, the depth of
landscaping at the intersection (Lot 14) should be increased to about 30
ft., which will allow a reduction in the slope gradient from 2:1 to 4:1
and a more significant landscape program at this important intersection.
E. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Park Bonita, Chula Vista Tract 89-11, is found to be
in conformance with the elements of the General Plan based on the
following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
2. The design of the subdivision will not affect the existing
improvements--streets, sewers, etc. -- which have or will be 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 of 3.8 du/ac is consistent with
the 3-6 du/ac shown in the General Plan Update.
b. Circulation - The project will be served by public streets
within the project, and a single access point onto Bonita Road
in order to minimize adverse traffic impacts.
c. Housing The project will provide single-family detached
housing consistent with the surrounding neighborhood to the
south and west.
d. Conservation An existing grove of eucalyptus trees shall be
retained in a permanent open space reservation.
e. Park and Recreation, Open Space - The project will be required
to pay park acquisition and development fees prior to approval
of a final map. More than one-half acre will be retained as
permanent open space.
f. Seismic Safety - There are no known faults within the immediate
vicinity of the site.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page ?
g. Safety - The site is within the threshold standards with regard
to response time for fire and police.
h. Noise - A noise wall will be required along "E" Street and
construction techniques will be used to reduce interior noise
levels to 45 dB-A.
i. Scenic Highway - A landscape strip and decorative wall, along
with the eucalyptus grove, shall be maintained along the "E"
Street Gateway.
j. Bicycle Routes - "E" Street is a designated bike route and shall
be improved to accommodate a bicycle lane.
k. Public Buildings - The project shall be subject to RCT and DIF
fees at issuance of building permits.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Commission certifies that it has considered the effect of this
approval on the housing needs of the region and has balanced those
needs against the public service needs of the residents of the City
and the available fiscal and environmental resources.
5. The size and configuration of the site and resulting street pattern
do not allow for the optimum siting of lots for passive or natural
heating and cooling opportunities without reducing the density well
below that allowed under the existing zoning.
WPC 6832P
\
\
\
FLOWER ST.
ROSERANK ~ '
SUBJECT SI
BONITA ROA 0
I '
,AVIOSON ST. SANOALW,
~T LO ST.
STAFFORD GARDNEr'
Nineteen single family lots
at 'E' Street and
~Bonita Read NORTH
October 18, 1989
To: Members of the PLANNING COMMISSION
City of Chula Vista
From: Peter Watry
81 Second Avenue
Chula Vista, CA. 92010
Subject: Public Heating on "PARK BONITA"
I regret that I will not be able to attend the Public Heating on October 25 until will after 9 p.m. so l
may miss the Public Heating on the "Park Bonita" development. With your permission I would
like to use this means to offer the following comments:
This property has been a subject of controversy for quite some time. The current proposal before
you seems to be in conformance with typical R-1 zoning and seems to be compatible with the
existing neighborhoods south of E Street.
I wish to express my appreciation to the Planning Commission for not approving excessive
development proposals on this property in times past.
.OCT. 1.8
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application~
Will Donald Gardner Karen Kaye Gardner
John Wheeler Gardner
Mary Leu Gardner
List the names of all persons having any ownership interest in the property involved.
Will Donald Gardner ~aren Kave Gardner
John Wheeler Gardner
Mary Leu Gardner
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.
Will Donald Gardner Karen Kaye Gardner
John Wheeler Gardner
Mary Leu Gardner
3. If any person identified pursuant to (]) 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.
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 x If yes, please indicate person(s)
Person is defined as: "Any individual, firm, copartnership, joint venture, association,
soc--6-~-T~"[ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, municipality, district or other
political subdivision, or any other group or combinatior acting~as a unit."
(NOTE: Attach additional pages as necessary.~<~~/~~
Signatur~ 6! app
A-110 ~rint or tyl.e name o~ appm~can~
City Planning Commission
Agenda Item for ~eeting of October 25, 1989 Page 1
3. PUBLIC HEARING: G?A-90-4, Consideration of the General Plan Task
Force's Proposed Amendments to the Land Use Control,
Residential Density, and Clustering Provisions of the
Chula Vista General Plan,· including Sections 4~5, 6.1,
6.2, 6.3, and 6.4, and the Addendum of Section 6.4A
A. BACKGROUND
1. The City Council of the City of Chula Vista on July 11, 1989, adopted
the Proposed Chula Vista General Plan Update, under Resolution Ilo.
15176, as the official Chula Vista General Plan. As a part of 'this
process, the Council created the Chula Vista General Plan Task Force,
and charged it with the thorough review of Pages 1-11 through 1-26 of
the Plan's text. These pages contain the General Plan's land use
control, residential density, density transfer, and clustering
provisions. The Task Force, was also charged with the responsibility
of preparing and submitting proposed amendments to the said text
which would improve tile General Plan's substantive provisions or
utility.
2. Shortly after the adoption of the General Plan and the establishment
of the Task Force, Council appointed Ken Baumgartner, Joanne Carson,
Fred Creveling, Shirley Grasser, Will Hyde, Dan ~ason, Alex
Pressutti, Bob Santos, and Claudia Troisi to the nine-member
committee.
The Task Force conducted eight workshops on the General Plan, and
thoroughly addressed the document's land use controls, density
provisions, and implementational feasibility. Its recommended
changes in conjunction with these matters are embodied in the
attached, rewritten text -- Exhibit A, and are briefly discussed in
the "ANALYSIS" section of this report.
B. ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has determined that the proposed
amendments to the General Plan Update are more restrictive than its
existing policy provisions, and therefore do not necessitate additional
environmental assessment.
C. RECO~IENDATION
Adopt a motion which approves GPA-90-3, and recom~end that the City
Council adopt the General Plan Amendment proposed thereunder.
City Planning Commission
Agenda Items for Meeting of October 25, 1989 Page 2
D. ANALYSIS
1. The proposed amendments would substantially reduce the verbiage and
complexity of the text of the Chula Vista General Plan. This
reduction alone would materially foster the General Plan's
readability, as well as its adaptability to pragmatic planning and
development situations. While the proposed amendments would
generally strengthen the City of Chula Vista's commitment to sound
City and regional planning, it would also facilitate staff's
application of the Plan's policies, and the public's understanding of
their objectives, purpose, and value.
2. The amendments restate and redefine the concept of "gross density."
along traditional city planning lines, and provide that the area
utilized in the determination of gross density is limited to the
"area devoted to residential use, including dedicated neighborhood
parks,...local serving public and private streets and alleys,
exclusive of arterials in excess of four lanes as shown on the
Circulation Element." This redefinition eliminates the need for the
complex density transfer mechanism which is currently a component of
the General Plan Update. The Task Force's proposed amendment to
Section 4.1, furthermore, explains the difference between gross and
net densities, and briefly establishes the character and
characteristics of the development called for under each of the
Plan's Density Categories: Low, Low-Medium, Medium, Medium-High, and
High.
3. The amendments add a subsection which addresses the linkage between
dwelling units and population holding capacity. In short, the future
holding capacity of an undeveloped area can be roughly forecasted by
multiplying the area's potential dwelling unit yield (according to
its gross density) by the anticipated household sizes.
4. Section 6.2, which governs the "Establishing of Residential Densities
with the Range," has been simplified and purified. The movement from
the baseline density to the midpoint density of a given density range
requires the staff, City Planning commission and City Council to
justify above-baseline densities on solid physical planning
principles and community needs. From the midpoint to the maximum of
the range, the task of justifying the proposal for in-range increases
becomes even more demanding.
5. Section 6.3 addresses the subject of residential clustering. The
proposed amendments reject the spongy guidelines which have too-long
dominated the practice of clustering, and encourage cluster
development solely where it would promote the establishment of better
neighborhoods and not where it would merely spawn higher
dwelling-unit yields. The net density provisions proposed in
conjunction with clustering are designed to protect the character of
this planning area's low and low-medium density areas.
City Planning Commission
Agenda Items for Meeting of October 25, 1989 Page 3
E. CONCLUSION
The proposed amendments would substantially improve the quality of the
General Plan Update. They are designed to provide sound guidance for the
orderly growth, development, and conservation of the Chula Vista Planning
Area during the next two decades.
WPC 6802P
Land Use Element
4. LAND USE CATEGORIES
The land use plan of the general plan includes 14 land use categories. There
are five "residential" categories, four "commercial," two "industrial," and
three "public, quasi-public and open space" categories. Within each land use
category, guidance is given for determining which land uses should be
permitted. The inclusion of a use in a category does not necessarily mean
that it is permitted in all areas where that category is shown on the land use
plan. A1 so, the uses which are permitted in a particular area are not limited
to those examples listed in the category. The city may determine that other
uses, similar in nature, can be permitted in a particular area if other
general plan requirements are satisfied, and the uses satisfactorily address
the following:
° Compatibility with other uses
° Circulation capacity
° Urban design/site planning objectives
° Availability of services
° Environmental preservation
The accompanying text for each category provides a description of the type and
character of land uses, as well as structures, which are consistent with that
category. The description is meant to be suggestive of examples, but not
intended to be exclusive of other possibilities. Creativity and excellence in
planning and design are expected, and shall be consistent with the objectives
and policies of the general plan.
4.1 RESIDENTIAL
This section establishes the residential land use categories and the
range of density permitted within each one. Each category describes the
basic and predominant character of the permissible types of housing. The
categories are cumulative, in that, residential uses permitted for a
particular density category include residential uses of the lower density
categories.
Each residential land use category is an expression of "gross density."
Gross residential density is based on the area devoted to residential
use, including dedicated neighborhood parks, plus local serving public
and private streets and alleys, exclusive of arterials in excess of 4
lanes as shown on the Circulation Element.
The gross residential density, or texture, of a given area determines the
said area's potential overall dwelling-unit yield and population holding
capacity. The developable acreage of the area will be reduced as roads,
parks, and other infrastructure and public facilities are established
within its confines. The resultant net density, which is the area
Land Use Element
devoted to residential use only, will increase because the number of
dwelling units is based on gross density. As a rule-of-thumb, city
planners calculate that the resultant net density is about 20% higher
than the established gross density. This increase in density recognizes
the land owner's "paper" loss of dwelling unit yield to streets, parks, ~
and other public facilities. However, a reasonable argument may be made
for the granting of density transfers in conjunction with those lands
which are slated for preservation as natural open space, in accordance
with the provisions of Section 6.2.
The lower end of the range in each residential land use category is
referred to as "baseline," and the upper end referred to as "maximum."
The point between the lower and upper end is the "midpoint." The
establishment of an appropriate density within a range is discussed in
Section 6.2.
Population holding capacity may be computed by multiplying the
dwelling unit density by household size.
Nousehold size varies widely by type of unit and by community. In
1986, average household size for all unit types ranged from 2.3
persons per unit in Central Chula Vista to 3.7 persons per unit in
Eastern Territories, with an average of 2.8 persons per unit.
Household sizes for various unit types are projected based on the
above information.
Residential Low (0 to 3 Dwelling Units per Gross Acre)
This category includes single-family detached dwellings on large rural,
and estate-type lots. This is the predominant character of existing
residential neighborhoods within and adjacent to the Sweetwater Valley.
This is also the appropriate residential land use for areas with variable
terrain of relatively steep slopes, and the areas adjacent to the
proposed Greenbelt. In addition, under the concept of cluster
development, single family detached dwellings on medium sized lots may be
permitted.
Residential Low-Medium (3 to 6 Dwelling Units per Gross Acre)
This category includes single-family detached dwellings on medium size
lots as typically found in Chula Vista's existing single-family areas
west of 1-806. Although not a minimum or a standard, residential lots in
these areas are typically 7000 square feet in area. In addition, under
the concept of cluster development, single-family dwellings on smaller
lots, zero lot line houses, and some single family attached units
(townhouses and patio homes) could also be consistent with this
designation.
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Land Use Element
Residential Medium (6 to ll Dwelling Units per Gross Acre)
This category includes single-family, detached units on smaller lots,
zero lot line homes, patio homes, and attached units, such as duplexes
and townhouses. This category also includes mobile home parks.
Residential Medium-High (ll to 18 Dwelling Units per Gross Acre)
This category includes multi-family units, such as townhouses and garden
apartments. This category also includes mobile home parks.
Residential High (18 to 27+ Dwelling Units per Gross Acre)
This category is essentially for apartment type dwellings ranging from
low-rise to high-rise structures. Any new project under this category
must contain substantial landscaped open space for use by residents of
the project.
There is no maximum density for this category. The density suggested as
maximum indicates only that projects in the city have traditionally been
constructed below this density. Higher densities are permitted, if
requisite conditions described in Section 6.4 are satisfied.
4.2 COMMERCIAL
Retail Commercial
This category includes neighborhood, community, and regional shopping
centers; retail establishments typical of traditional downtowns, such as
the shops on Third Avenue between E and G Streets; and service
commercial. This category may include limited thoroughfare retail and
automobile-oriented services, if they constitute a small part of a
planned commercial development.
Thoroughfare Commercial
This category includes all uses identified for Retail Commercial plus
thoroughfare retail and automobile-oriented services.
Visitor Commercial
This category includes transient lodging, such as hotels and motels,
restaurants, commercial recreation, and retail establishments.
Professional and Administrative
This category is intended for professional and administrative office
uses. Limited retail uses, which serve the nearby office employees, are
also permitted. Retail uses which predominantly serve residential
neighborhoods or shoppers from outside the immediate area are excluded
from this category.
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Land Use Element
4.3 INDUSTRIAL
Research and Limited Industrial
This category includes research and development, light manufacturing,.
warehousing, and flexible-use buildings, which combine the above uses
with office space.
General Industrial
This category includes all uses identified for Research and Limited
Industrial plus light manufacturing operations, large scale warehousing,
transportation centers, and major public utilities.
4.4 PUBLIC, QUASI-PUBLIC AND OPEN SPACE
Open Space, Agriculture and Reserve
Typical uses for this category are natural open space such as floodplains
and mountains, limited recreation uses, rural residential, and
agricultural uses, such as farms, orchards, pastures, and livestock
raising.
Public and Quasi-Public
This designation is applied to existing areas used by schools, churches,
hospitals, civic centers, fire stations, and libraries. When only
symbols are used, without the PQ land use, it indicates possible location
of a future facility rather than an existing use.
Parks and Recreation Facilities
This land use includes existing and proposed improved parks, recreation
and community centers, and large plazas and courtyards, which exist
independently of adjacent buildings.
4.5 OVERLAYS LAND USE DESIGNATION
Land use requirements of specified districts are designated through land
use overlays and further defined as follows.
Mixed Land Use Areas
Mixture of specified land uses is encouraged, by use of precise planning,
in the following areas of the general plan in order to further the city's
objectives.
1. Areas surrounding Town Centre I. Either Residential or Professional
and Administrative Office uses, or a mixture of both are encouraged
in this area, in order to foster urbanity, townness, and an active
support for retail uses on Third Avenue. These areas are further
defined in the Central Chula Vista Area Plan, Chapter 10.
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Land Use Element
2. Eastern Urban Centre in the vicinity 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 sites. 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 Palomar Streets. A mixture of land uses are recommended for
these areas which are 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.
5. LAND USE DIAGRAM
The Chula Vista General Plan area comprises a total of 44,467 acres and is
illustrated in Figure 1-1. It includes a total of five community plan areas.
The community plans include the Bayfront, Central Chula Vista, Montgomery,
Sweetwater, and Eastern Territories. The individual community plans are
included in the general plan as Chapters 10 - 14.
The land use plan (Figure 1-2, Map Pocket) is a graphic expression of the
general plan's land use objectives and plan proposals. The diagram is not
intended to be a precise map of the city, but a generalized expression of
patterns of land use, circulation and public services.
In particular, the plan should not be relied upon to resolve issues of exact
scale and distance. The boundaries of specific land use areas require
interpretation with respect to underlying topographic features, environmental
characteristics, and existing land use.
6. POLICIES AND GUIDELINES
Because of its broad nature, tile general plan requires interpretation in its
application to specific projects or actions which require conformance with the
plan. The policies and guidelines contained in this section are an integral
part of the general plan and assist the user of the plan to interpret and
apply the goals and objectives of the land use categories, and the land use
diagram.
6.1 DEFINING DEVELOPMENT AREAS
The areas shown on the land use plan are a generalized expression of the
land use objectives of the general plan. In the currently developed
areas of the city, the boundaries of land LIse areas generally correspond
with existing uses. In the currently undeveloped areas of the city, the
Land Use Element
boundaries are subject to interpretation based on topography and
environmental considerations, as well as land uses, and are not intended
to be quantified as the amount of land devoted to each use. The
following guidelines assist in further defining development areas as
additional topographic and environmental information becomes available.
1. The General Plan's Land Use Plan defines three general categories of
land: areas for urban development, transportation corridors, and
open space/greenbelt areas.
a. The urban development areas are those which are most suitable
for residential, commercial, or industrial development, due to
a variety of factors including relatively unconstrained
topography, location with respect to existing or future
transportation corridors, and their potential to be provided
with utilities and public services.
b. The transportation corridors are established to provide and
protect land necessary to support the ultimate circulation
requirements of land use plan. The alignments are generally
responsive to the constraints of land form.
c. The open space areas are established to protect and preserve
sensitive natural land forms, vegetation, wildlife habitat,
canyons, drainage courses, and mountains. They also serve to
provide areas for parks and establish visual relief within the
community.
2. The urban development areas on the General Plan Land Use Plan are
defined based on the general topographic and other data available
for the entire planning area. More detail data is expected to
permit a more precise determination of the urban development area,
as defined in paragraph la above. The more detailed determination
of the urban development areas, transportation corridors and open
space areas will be part of the planning review process on specific
development proposals.
3. The transportation corridors are defined as those public
rights-of-way that are included in the Circulation Element of the
General Plan. These include the following roadway classifications:
freeways, super prime arterials, prime arterials, major roads and
collector roads.
4. Open space/greenbelt areas are generally defined on the Land Use
Plan by the following, and the major elements are more specifically
described in Section 7.3.
a. Floodway and floodway fringe.
b. Canyon or stream valley floor.
-6-
Land Use Element
c. Slopes of 25% and greater that define a canyon, stream valley
or mountain.
d. Slopes of less than 25% but which are part of the continuity of
slopes defining a canyon, stream valley, top of mountain, etc.
e. Transition areas at the top of slope adjacent to a canyon.
f. Significant side canyons and stream valleys to a main canyon.
g. Utility easements.
h. Developed parks and recreation areas. The location of proposed
parks, particularly neighborhood and community parks should
typically be located on generally level, well-drained land,
suitable for cost effective construction of recreation
facilities. They should also be easily accessible from the
adjacent residential communities. These parks are expected to
be both in canyon and valley open space areas and on adjacent
mesa areas.
i. Important land forms.
j. Agricultural lands.
6.2 ESTABLISHING RESIDENTIAL DENSITIES WITHIN THE RANGE
The purpose of this section is to provide the criteria used in
determining the appropriate gross density for project implementation
within any given range. There is no density within the range which is
assumed to be more desirable than any other, whether that density be at
the lower or higher end of the range. In establishing densities, a
primary objective is to achieve an overall density equilibrium. This
achievement of equilibrium is essential to the promotion of order,
amenity, diversity, and urban vitality.
In the City's evaluation to determine the appropriate density for a
project, the assumed density, in any residential range, begins at the
baseline density" and may move toward the upper end of the range. The
evaluation to determine the appropriate density within the range shall be
based on a thorough assessment of the project's adherence to the
following issues:
1. Compatibility with existing and proposed surrounding land use
patterns, both urban and rural, natural and manmade, in order to
achieve an overall reduction in land use friction. Consideration
shall also be given to proximity to Urban Activity Centers and nodes
(as discussed in Section 7.2).
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Land Use Element
2. Sensitive response to the physical characteristics of the site
having to do with:
a. Landform preservation, including adherence to grading policies
stated in Section 7.7.
b. Surrounding and/or internal existing and proposed circulation
patterns as shown in the Circulation Element.
c. Relationship to open space/greenbelt systems as shown on the
Plan Diagram.
d. Environmental considerations and natural amenities.
e. Visual and functional quality.
3. 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.
It may be determined that the appropriate density for a project should be
above the midpoint of the range. In such instance, the project shall
contain features which provide exceptional and extraordinary benefits to
the residents of the City of Chula Vista, as interpreted by the City
Council upon the recommendation of the Planning Commission.
In no case shall a project be awarded a number of dwelling units which
exceeds the high end of the density range authorized by the General Plan
category, or be inconsistent with the character of the residential land
use category, as set forth in Section 4.1.
Notwithstanding the above, transfer of density is permitted from an open
space area designated on the general plan, within the boundaries of a
project. This density may be transferred to a residential development
area at the rate of one dwelling unit per 10 acres. The transfer shall
not result in a gross density which exceeds the "maximum density" for the
range.
Upon determination of the density, the Planning Department shall, within
its report on a given project, forward its recommendation to the Planning
Commission and City Council. Said recommendation shall include an
analysis of how the project addresses the issues contained in this
section.
-8-
Land Use Element
6.3 CLUSTERING OF RESIDENTIAL DEVELOPMENT
The concept of residential clustering involves the aggregation of
dwelling units onto a reduced land area in order to achieve a more
sensitive response to the site, and provide additional amenity for the-
project residents, in the form of open space and recreational
opportunities.
The General Plan encourages the clustering of residential development
where such clustering accomplishes all of the following:
1. Preservation of the natural landform, and natural resources.
2. Aggregation of open space within the development for amenity and
recreational purposes; and
3. Enhancement of land use order, visual and functional quality, and
livability, of the project.
In accordance with the above goals, clustering within any project shall
be governed by the following criteria:
1. The clustering shall result in a housing type which is consistent
with those prescribed for the residential land use category in
Section 4.1.
2. The site plan that results from clustering shall retain the same
overall character as that described in the General Plan residential
land use category. The introduction of some units characteristic of
higher density types within the category is permitted, as long as
the predominant character of the project remains the same as the
underlying General Plan category.
3. The number of units permitted within the gross acreage of the
project shall not increase through clustering.
4. The maximum net density within any residential cluster shall not
exceed:
a. 4.5 units per net acre for the Low Density Range
b. l0 units per net acre for the Low-Medium Density Range
6.4 MULTIFAMILY RESIDENTIAL DEVELOPMENT
The general land use plan indicates potential areas for the location of
multifamily residential development. These areas include existing,
built-up areas of the city as well as currently undeveloped areas. When
multifamily housing is introduced in existing, built-up areas, particular
attention should be devoted to questions of access and compatibility with
surrounding uses.
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Land Use Element
1. Multifamily development should be located on parcels accessible to a
4-lane collector or higher classification street.
2. Multifamily development adjacent to single family area should be of
a massing and scale that complements the single family development.
3. A multifamily project should provide sufficient open space for use
by residents of the project.
4. Very high density projects -- those which exceed 27 dwelling units
per gross acre -- may be considered in certain activity centers,
where the proposed projects clearly demonstrate, through their
townscape planning and urban design, a unique sensitivity to human
scale, and manifest orderly visual and functional relationships.
Integration of interior-exterior landscaping, the orderly massing of
buildings, the pleasant arrangement of onsite open and enclosed
space, and the provision of ample on-site parking and recreational
facilities are some of the tests which should be applied in the
determination of the appropriateness of very high density projects.
6.4A Plan Implementation -- Specific Planning & Zonin§
The General Plan of the City of Chula Vista is comprised of long-range,
comprehensive, and general goals, objectives, statements of policy,
principles, and planning and design proposals. It is the blueprint for
the orderly, physical growth, development, and conservation of the
Planning Area, and the constitution of local planning.
The Chula Vista General Plan is not self implementing, but requires
intermediary plans for its effectuation. One type of intermediary plan
is the specific plan, which is both "policy" and "regulatory" in nature.
A specific plan is a large-scale version of a general plan, but covers
only a portion of the planning area. It must be entirely consonant with
the general plan, since, within the territory it covers, it speaks for
the general plan.
The specific plan's preparation is a major municipal undertaking, and is
therefore utilized in conjunction with large areas, such as communities.
The City of Chula Vista has prepared and adopted several specific plans,
including the E1 Rancho del Rey, Bayfront, and Montgomery Specific
Plans. It has also prepared and adopted major redevelopment plans, which
are similar to specific plans. These planning productions include the
Town Centre No. I, Town Centre No. II, and Otay Valley Road Redevelopment
Plans.
Another major implementing mechanism is the zoning plan, which takes the
form of municipal legislation. Zoning regulations govern, through the
application of preannounced standards, land use, building heights,
building bulk, outdoor advertising, and off-street parking. Zoning --
Planned Community (P-C) or traditional (Euclidean) -- has the capability
-10-
Land Use Element
to promote order, amenity, and environmental quality, provided that its
administration is guided by the principles of city planning and the
adopted general plan. Zoning must be consistent with the general plan.
While the General Plan encourages planned residential development, it-
does not seek to establish a preference for Planned Community zoning over
Euclidean zoning /traditional zoning). Its sole preference is for the
application of the proper regulatory mechanism to each proposed project.
WPC 6766P
-11-
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page I
4. Consideration of CEqA Findin§s and Statement of Overriding Considerations,
EIR-88-1, Sunbow II (Continued from 9/27/89)
A. BACKGROUND
Attached you will find the CEQA Findings and Statement of Overriding
Considerations for this project.
B. RECOMMENDATION
Adopt these documents.
SUNBOW
EIR-88-1
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
SEPTEMBER 1989
I. INTRODUCTION
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 the Final EIR for
the proposed Sunbow General Development Plan Amendment/Pre-zone
Application and all documents, maps, and illus~ations listed in Section VI of
these findings.
Discretionary actions associated with the proposed Sunbow project involve
approval by the City of Chula Vista of a General Development Plan, a prezoning
application and an annexation/development agreement. The initial, and primary,
discretionary action is approval of the project's General Development Plan. The General
Development Plan serves as the General Plan for the site and as a supplement to existing
City ordinances and plans. The General Development Plan establishes site zoning, the
types and level of allowable development, and development standards for the proposed
project, including those that relate to open space requirements and major improvements. If
approved, the General Development Plan will be implemented through the adoption of
subsequent detailed Sectional Planning Area Plans and tentative maps. Subsequent
discretiona~ actions will be subject to CEQA and would require additional environmental
analysis if one of the following circumstances occurs:
I. Subsequent changes are proposed in the project;
2. Subsequent changes occur in circumstances under which the project is
undertaken;
3. New information of substantial importance to the project becomes available.
Implementation of the project would result in a mixture of residential, commercial,
business park, recreational and open space land uses. The Sunbow project proposes to
satisfy a demand for a variety of housing in the community of Chula Vista, and, as
proposed, consists of 1,061 low-medium and 885 medium density dwelling units on 307.4
acres, with 218.6 acres of open space and transportation corridors. Other proposed land
uses and acreages include a village center (10 acres), business park (46 acres), community
recreation (I0 acres), and an elementary school (site 10 acres).
The following findings have been prepared pursuant to Section 15091 of Title 14 of
the California Administration Code and Section 21081 of the California Resources Code.
II. CITY OF CHULA VISTA FINDINGS
I) The City of Chula Vista, having reviewed and considered the information
contained in the Final EIR for the Sunbow General Development Plan and Pre-
zone and the record, finds that changes have been incorporated into the project
which mitigate, avoid, or reduce the level of identified impacts to insignificance
or to levels acceptable to the City, by measures identified in the Final E1R.
2) The City of Chula Vista, having reviewed and considered the information
contained in the Final EIR and the record, finds that none of the significant
environmental effects anticipated as a result of the proposed project are within
the responsibility of another public agency except for air quality and water
supply/water quality.
3) The City of Chula Vista, having reviewed and considered the information
contained in the Final EIR and the record, finds that no specific economic,
social, or other considerations make infeasible the mitigation measures
identified in the EIR.
4) The City of Chula Vista acknowledges that these Recommended CEQA
Findings are advisory and do not bind the City Council from adopting findings
to the contrary if they are supported by substantial evidence in the record.
The City of Chula Vista's Threshold/Standards, adopted November 17, 1987, were
developed to assure that the "quality of life" enjoyed by the City's residents is maintained
while growth occurs. That quality of life is also important to those who wish to develop
within the City. Implementation of the Threshold/Standards program will assure that
sig~ficant, adverse impacts are avoided or reduced through sound planning and that public
services and the quality of the environment will be preserved and enhanced. Based on
these threshold/standards, changes have been incorporated into the project to mitigate or
avoid environmental effects. The 11 issues addressed in the Threshold/Standards and
other issues not contained in the Threshold/Standards are discussed in sections III, IV, V,
and VI below.
Three topics are covered in more than one section of these Findings. Impacts to
biological resources are found in sections III, V, and VI, impacts to water supply are in
sections IV and V, and impacts to air quality are in sections IV, V, and VI. The reason for
including these topics in more than one section is because some aspects of the
environmental effects are capable of being mitigated while others are not and because other
aspects are not significant.
III. SIGNIFICANT~ UNMITIGABLE IMPACTS
1) Biological Resources
Impact
In sum, the project as proposed will result in significant, unmitigated impacts to
the cactus wren, Otay tm-plant, and Diegan sage scrub.
Cactus Wren. Ten pairs of the San Diego cactus wren have been sighted on the
project site and it is estimated that as many as ten more pairs may also make use of
appropriate habitat (coast cholla cactus thickets) on the site. Habitat for four pairs will be
disturbed by construction of public facilities through the site.
Ota¥ Tarplant. An estimated 500,000-k_ individuals of the state-listed Otay
tarplant (Hernizonia conjugens) occur in clay lenses in five locations on the project site.
(The Otay tarplant is sensitive to the amount and timing of rainfall, and its population
during dry years is significantly less than during wet years.) Fifteen percent of this habitat
will be disturbed by project-related impacts, and an additional five percent will be disturbed
by on-site public facilities construction. Three of the existing Otay tarplant sites, totalling
approximately 7,000 square feet, will be lost to development. The two largest sites are on
the south side Poggi Canyon; these areas (approximately 75 to 80 percent of the total
habitat) will be preserved.
Die an Sa e Scrub. Diegan coastal sage scrub is found on approximately
270 acres of the project site. Approximately 146 acres will be lost to project development;
57 additional acres will be lost to the construction of on-site public facilities (streets,
school). According to the General Plan EIR, the loss of more than 5 acres of Diegan
coastal sage scrub is considered significant.
Cactus Wren. The project proponent has agreed to transplant as many of the
potentially affected on-site coast cholla cactus as is practical to the permanent open space in
the south-facing canyons along Poggi Canyon in an effort to enlarge/emhance existing
cactus thickets comparable. It is hoped that creation of additional nesting habitat may allow
for on-site preservation of at least three pairs of cactus wren.
~. Approximately 75 to 80 pement of the Otay tarplant will be
preserved by the.project proponent, who will also establish a 50-foot buffer around the
two tarplant s~tes to be preserved. The proponent shall also develop a
salvage/transplantation program in coordination with the City of Chula Vista to further
reduce the impact. This program shall consist of salvaging of seed and subsequent
propagation/planting and of sound habitat management.
Die an Sa e Scrub. The proposed project will retain over 180 acres of on-site
open space, including 67 acres (25 percent ) of the on-site Diegan coastal sage scrub. The
General Plan EIR, while identifying the loss of more than 5 acres of this sensitive
vegetation as significant, does not propose any mitigation measures for Diegan coastal sage
scrub loss.
Findin~
Cactus Wren. If the coast cholla cactus transplantation program is successful,
appropriate habitat for the San Diego cactus wren will be established. It may take from 2 to
3 years for a mature cactus thicket to form, and the impact, though partially mitigated, will
not be reduced to below a level of significance. This unmifigable loss is recognized in the
General Plan EIR's overriding considerations and hence approved by the City of Chula
Vista.
Otav Tarplant. The potential project-related impact to the Otay tarplant will not
be reduced by preservation of the two Poggi Canyon areas, but not to below a level of
significance. This unmitigable loss is recognized in the General Plan EIR's overriding
considerations and hence approved by the City of Chula Vista.
Diegan Sage Scrub. The project-related loss of Diegan sage scrub contributes
to an incremental impact. This unmitigable loss is recognized in the General Plan EIR's
overriding considerations and hence approved by the City of Chula Vista.
(See also Sections V.[11] and VI.[4].)
IV. IMPACTS FOUND INFEASIBLE TO MITIGATE TO BELOW A LEVEL OF
SIGNIFICANCE
1) Water Supply
Impact
Adequate water supply is a regional and state-wide problem, especially during
peak demand periods. All developments, including the Sunbow project, add an
incremental increase in the area-wide demand for more imported water. The Sunbow
development is expected to require approximately 2 million gallons of water per day or 4
percent of the Otay Water District's ultimate demand upon full buildout. 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
Plan.
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.[8].)
2) .Energy
Impact
As with any development, the project will conwibute to a cumulative increase in
demand for non-renewable energy resources.
Mitigation
The project shall, to the extent feasible and to the satisfaction of the City ,
provide the following:
· Encourage the use of public transit by providing bus loading zones at key
location onsite
Implement efficient circulation systems including phased traffic control devices
· Adhere to updated Title 24 building construction and design standards
· Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, digcourages winter breezes
Minimize reflective and heat absorbing landscapes
Reserve solar access and implement passive solar systems
4
· Develop dwelling units n small lots to decrease indoor and outdoor heating and
lighting requirements
· Install energy efficient appliances in residential developments
· 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 project's contribution to the cumulative
impact on non-renewable energy resources to below a level of significance.
3) Landform Alteration/Visual Resource
Impact
Development of the Sunbow project will contribute to the incremental loss of
visual resources in the Eastern Territories of Chula Vista.
Mitigation
Grading contours shall blend with teh 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 project's contribution to the cumulative impact
to regional visual resources to below a level of significance.
V. SIGNIFICANT, MITIGABLE IMPACTS
Significant, mitigable impacts covered by the City of Chula Vista's "quality of life"
threshold/standards are included in items 1 through 8 below.
1) Fire/Emergency Medical Services
Impact
Development and annexation of the Sunbow project would incrementally
increase the impacts to the City of Chula Vista's fire protection services and to the privately
operated emergency medical service. If the proposed Draft Fire Station Location Study is
implemented, 98.8 percent of the City planning area's dwelling units would be within a 7
minute response time. This is well within the City's threshold level. If the facilities are not
constructed as recommended, a significant, adverse impact would result.
Mitigation
The project shall adhere to the recommendations contained in the Draft Fire
Station Location Study, if adopted, by funding its appropriate share of facilities to offset
the incremental increase in demand. The City will determine the amount of impact fees
and/or share of equipment and personnel costs needed to serve the additional territory and
population.
--OCT 19 '~9 1~:1~ ~ERC:E~* P'-]
2) Irame
daily vehicte trips onto loc. u~
during the AM and PM pe~ ours r~pr~.~,
r uired transportation improvements shall be
basing and eq ~., ~ .... ~leted r:or to .the
. Development ~itigation measures sna~ u~ ~,..~ P
coordinated. Phase 1
completion of Phase I and shall include the following:
Cons~ction of Me,cai Center Ddvc to uldmatc 4-1and collector standards
~ccn ~c~ ~nter ~un ~d E~t ~an~ Avcnut
~ns~ction of East Palom~ S~ct from thc e~ste~ pwj~ct bounda~ west to
e~sting Olc~dcr Avenue ~ 4-1and major s~t
Inst~lation of a ~affic signal at ~e inttrsccfion of Mcdlc~ Cen~t Dfiv~ and
East P~ S~t prior to complc~on of Phase I
Phase II ~6gation m~asurds shall be completed prior to the completion
of Phase II and sh~l include the following:
· Widening of the north side of Telegraph Canyon Road to provide
four w~tbound travel lanes from the Interstate 80~ northbound on-ramp to
a point easterly of Halecrest,
Cons~cdon of E~st P~ S~ct m ui6mate ~-land major st~nd~s betw~n
~ase I ~mprov~i~en~ ~d e~te~ proj~t ~und~
Const~ction of Pasco Ladcra to 2.1ant collector standa~s b~tween East
P~om~ S~t and Telc~aph Canyon Road
M~fication of ~ ~fic sign~ at Telc~aph Canyon Roa~aseo La~ra to
~cco~te sou~ Pas:o La~ra
Phas~ III mitigation measures shatl be completed prior to the
completion of Phase III and sh~ll include th~ following:
' traffic signal for Telegraph Canyon Road at
of a o and widening of Telegr,ph Can on Rosa
l~ters~ate 80~ auu~,~ond ram..
and the ramps.
D~caffon of a ~ght-of-way for a &l~ prime ~c6al on East ~angc Avenue
~ugh ~c Sun~w project site
ns~ction of East Oran? from.the e~ste~ project ~ounda~ to M~dic~
' Cos a 2 l~c mad built ~ p~e ~n~ ~nter line
Ccn~r ~ve a -
Inst~lation of a ~fic sign~ at the East O~nge Awnuc~ic~ Center D~vc
intc~on
Additional mitigation measures include the following:
A signal at East Palomar Street/Paseo Ladera Street shall be installed before
completion of the project
The project shall contribute toward improvement (widening and signalization)
of 1-805 interchanges with Telegraph Canyon Road, "L" Street, and Orange Avenue on a
fair-share basis, to the satisfaction of the City
The project proponent has prepared a public facilities plan to determine the
extent and nature of community facilities necessary to serve this portion of Chula Vista east
of 1-805 and south of the existing Development Impact Fee area. This financing plan
identifies the project's responsibility toward construction and financing of these facilities.
The plan shall be reviewed and approved by the City prior to the subdivision process.
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.
3) Dralnaee/Water Quality
Impact
The proposed development would result in significant grading, infilling of
drainages, and construction of impervious surfaces to accommodate the planned
development. Surface grading and infilling would change the direction and velocity of
runoff and increase the potential for erosion by removing vegetation and creating artificial
slopes. Wherever infilling of canyons or ravines occurs, significant impacts to drainage
might occur (Geocon 1986). On-site soils have a high erosional potential, and uncontrolled
runoff can create gullies, affecting slope stability and creating a buildup of silt in natural
drainages, storm drains, and at the toe of slopes.
Construction of impervious surfaces would result in a decrease of infiltration
from precipitation and runoff and an overall increase in the quantity of runoff. This
increase would magnify the potential for erosional and flooding problems downstream of
the site.
There is a potential for impacts to downstream drainage facilities associated with
the Telegraph Canyon and Poggi Canyon drainage basins.
An increase in on-site runoff and/or erosion could adversely affect water quality
within the project area and also downstream by increasing dissolved and suspended
streamloads. The establishment of an urban development on site could affect water quality
by increasing the discharge of bacteria, pesticides, etc.
Mitigation
To mitigate the effects of development on storm nmoff, on-site detention basins
shall be incorporated into the stormwater management plan.
7
A detailed drainage study conducted by a qualified hydrologist shall be
submitted to the City of Chula Vista concurrent with submittal of the Sectional Planning
Area Plan and/or tentative map.
All grading shall be performed in accordance with guidelines contained in the
General Development Plan and requirements in the City of Chula Vista Grading Ordinance.
After appropriate alluvial/colluvial materials have been removed from drainages,
subdrains shall be installed prior to backfilling. The specifications, location, and depth of
subdrains shall be determined by the geotechnical consultant after review of the grading
plans.
Appropriate wall drainage and water proofing specifications shall be provided
by the project architect and implemented during construction.
Grading shall be performed so that surface drainage is directed away from
structures and into swales or other controlled drainage facilities.
An appropriate revegetation plan acceptable to the City of Chula Vista shall be
prepared by a qualified landscape architect for all disturbed slopes.
Construction of an on-site drainage system designed to contain expected 10-
year storm runoff shall be required. Drainage structures shall conform with City of Chula
Vista standards. Major structures shall be designed to contain runoff from a 50-year storm.
All drainage structures shall be maintained to provide proper flow directions and
velocities.
Finding
All significant impacts will be eliminated by virtue of mitigation measures
identified in the Final EIR and changes incorporated into the project as set forth above.
4) Libraries
Impact
The 5,388 residents expected to be generated by the Sunbow development
would increase the demand on library facilities in the project vicinity; this would represent a
potentially cumulative significant impact. The City of Chula Vista's threshold standard for
libraries is 500 square feet of fully staffed and equipped library space per 1000 residents.
MitiGation
Mitigation will be achieved through implementation of the Draft Library Master
Plan. The applicant for the Sunbow project shall participate in the funding of the area's
anticipafed library facility.
Finding
All significant impacts will be eliminated by virtue of mitigation measures
identified in the Final E1R and changes incorporated into the project as set forth above.
5) Air q)ualitv
Impact
Short-term emissions of criteria air pollutants and quantities of fugitive dust will
be generated by construction of the proposed project.
In terms of long-term local impacts, the potential for carbon monoxide hot spots
exists at intersections in the project vicinity.
Mitigation
The following measures shall be adhered to, subject to approval by the City, to
reduce short-term construction-related pollutant emissions:
Use of watering or other dust palliatives to reduce fugitive dust
Hydroseeding, landscaping, or developing of disturbed areas as soon as
possible to reduce dust generation
Covering of trucks hauling fill material
Enforcement of 20 mile per hour limit on unpaved surfaces
Use of heavy-duty construction equipment that is equipped with modified
combustion/fuel injection systems for emissions control
Long-term local air quality impacts can be mitigated by those measures listed
under Traffic, Section V.(2) above.
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.
(See also Section VI.[3].)
6) Schools
Impact
Full buildout of the Sunbow project would result in an estimated 534
elementary school students and 900 secondary school students. If school construction is
not phased concurrent with residential development, project development could result in
adverse, significant impacts.
Mitigation
The developer has entered into agreementts with the Sweetwater Union High
School District and the Chula Vista City School District to provide for the formation of a
Community Facilities District for the financing of school facilities.
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.
7) Sewer
Impact
The Sunbow development will generate approximately 0.5 million gallons per
day of wastewater at project buildout. This represents approximately 2 percent of the
City's current sewage capacity and 1 percent of its ultimate buildout capacity. The project
will contribute to a cumulative impact on sewage treatment capacity in the San Diego Metro
system.
Mitigation
The project applicant shall participate in the funding for additional sewer
facilities, on a fair-share basis and as deemed necessary by the City.
Policies in the General Plan Public Facilities Element regarding wastewater shall
be implemented. Further, the City should participate in the Metro expansion planning
process.
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.
8) Water
Impact
If existing and planned requirements and proposals to construct new and
expanded facilities within the Otay Water District's boundaries are not approved and
implemented, infrastructure to provide water would not be ensured and significant impacts
to water delivery would result.
Mifi,oation
The Otay Water District has adopted a distr/ct-wide water allocation report
which contains recommendations on actions to be taken by OWD and developers to allow
issuance of water service connections with the Distr/ct. The report develops a method for
allocation of water supply for future project development requests. The report provides
that agreements which will indicate that water service will be available at a later date are to
be made between developers and the Otay Water District. The Sunbow developer has
entered into an agreement (May 31, 1989) which provides assurances of water service for
the proposed project.
To ensure adequate pressure and service, finalization of the on-site water
system shall be subject to a detailed hydraulic analysis prepared by the applicant and
approved by City staff prior to any final map approval.
I0
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.
Potential significant, mifigable impacts in the following environmental areas are not covered
by the City's threshold standards.
9) Landform Alteration/Visual Resources
Impact
The grading proposed as part of the project would result in substantial
modification of existing terrain. The topography would be changed from rolling hills and
canyons/ravines. Approximately 30 percent of the site (176 acres), located primarily in
Poggi Canyon in the southern site area would be retained as permanent open space.
Open views would be replaced by views of urbanized land uses. Virtually all
views over the site and to the east will be blocked by landscaping and by snmctures, with a
maximum building height of 45 feet.
Mitigation
Plans submitted during future project implementation stages shall conform to
design and landscaping criteria set forth in the General Development Plan. Conformance
will be verified via review and approval by City staff at each appropriate level of
implementation.
To the extent feasible, grading contours shall blend with the natural landform
and visually significant slopes shall be retained as open space.
Sectional Planning Area Plan(s) shall conform to the City's criteria and shall be
prepared in coordination with City staff.
Slopes in the open space areas shall be maintained in a natural state to the extent
possible.
Where grading must occur on slopes adjacent to housing, 30 feet of succulent
plant material shall be planted, followed by a decomposed granite trail 15 feet wide to serve
as a fire break and planting of native drought-tolerant, low fuel plant material farther
downslope. All landscape plans shall be subject to approval by the City Landscape
Architect.
If manufactured slopes are located adjacent to open space areas, these slopes
shall be replanted according to the City Open Space Coordinator, Landscape Architect, and
Fire Marshall standards.
A view fence shall be constructed adjacent to homes fronting an open space.
Fencing design shall be approved by the City Open Space Coordinator.
11
Finding
All significant impacts will be eliminated or reduced to the satisfaction of the
City by virtue of mitigation measures identified in the Final EIR and changes incorporated
into the project as set forth above.
10) Geology/Soils
Impact
Potential geologic concerns include loose landslide, alluvial and colluvial
deposits in the bottom of on-site canyons, and potential impacts from groundwater.
The possibility of a seismic event associated with the the on-site La Nacion fault
is considered remote. The fault is short and does not offset Holocene sediment.
Mitigation
Mitigation measures contained in the Soil and Geological report (Geocon 1986,
1987) shall be adhered to, subject to approval by the City.
Grading plans shall be reviewed by a qualified geologist prior to f'malization.
A qualified geologist shall review project site plans to determine appropriate
setbacks for development in the vicinity of the La Nacion fault.
Additional subsurface geologic investigation shall be conducted and approved
by the City once the location of cut and fill slopes are known.
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.
11) Biological Resources
Impact
Project-specific, potentially significant impacts to the following
species/habitats have been found to be mitigable: vernal pools, San Diego thorn-mint,
Orcutt's bird's beak, snake cholla, coast barrel cactus, and riparian scrub habitat.
Vernal Pools. Approximately I00 square feet of vernal pool surface at three
sites and an undetermined area of associated vernal pool drainage basins would be
adversely affected by the proposed project. It is difficult to evaluate these resources
because of the existing drought conditions, and there is professional disagreement
regarding their characterization. The pool areas are shallow and support marginal vernal
pool habitat. Pygmy spike-moss, a ground-hugging plant of chaparral and sage scrub
habitats, currently dominates the mima mound/vernal pool areas.
San Die~oo Thorn-mint. Approximately 50 individuals of the state-listed San
Diego thorn-mint occur on a bluff northeast of Poggi Canyon; all of these individuals will
be disrupted by project implementation.
12
Orcutt's Bird's Beak. Development of the project and of public facilities on the
project site will eliminate approximately one-half of the 500 to 700 Orcutt's bird's beak
plants on site. This species is known to exist at only a few other sites.
Snake Cholla. Approximately 25 percent of the 100_+ on-site snake cholla
population will be adversely affected by project development and another 30 percent by
construction of Medical Center Drive and East Palomar Street.
Coast Barrel Cactus. Approximately 25 percent of the 300 on-site coast barrel
cactus will be eliminated by project development and an additional 30 percent by
construction of Medical Center Drive and East Palomar Street.
Riparian Scrub Habitat. Approximately 30,000 square feet (less than
0.75 acre) of low quality riparian scrub habitat (mule fat or seep willow scrub) will be lost
as a result of the extension of Orange Avenue through Poggi Canyon. The selected route is
the most environmentally sensitive route for this public facility.
Mitigation
Vernal Pools. The City of Chula Vista is not requiring mitigation :--
because of the low quality of habitat and the professional disagreement regarding
appropriate characterization of the resource. The U.S. Army Corps of Engineers has
jurisdiction over vernal pools. The disruption of these resources necessitates the firing of a
predischarge notification with the Corps and subsequent review by this agency and its
advisory agencies. If the vernal pools/raima mound complex is determined to be significant
by the Corps, an off-site mitigation plan shall be established and implemented in concert
with the agencies.
San Diego Thorn-mint. The project proponent has agreed to on-site
transplantation of the existing population of San Diego thorn-mint and to a mitigation
monitoring program to assure the survival of 75 percent of the plants on site. The
monitoring program shall be for five years.
Orcutt's Bird's Beak. The project proponent has agreed to reseed 500 to 700
Orcutt's bird's beak plants on site. The project proponent shall monitor the success of this
program for 5 years.
Snake Cholla. The project proponent has agreed to preserve 45 percent of the
snake cholla population in permanent open space. The proponent shall transplant a
sufficient nurnber of the species to ensure survival of an additional 30 percent of the
population (30 to 35 plants) after 3 years. This will meet the General Plan EIR's threshold
of preservation of 75 percent of a project's snake cholla population. The project proponent
shall also provide for a 5-year monitoring program for this species.
.Coast Barrel Cactus. Project design will result in preservation of 45 percent of
the existing on-site coast barrel cactus. The project proponent shall transplant a large
enough population of this species to ensure survival of an additional 30 percent of the
population (90 to 100 plants) after 3 years. This will meet the General Plan EIR's
threshold of conservation of 75 percent of a project's on-site coast barrel cactus
population.
Riparian Scrub Habitat. Detention basins will be developed concurrent with the
construction of the extension of Orange Avenue. The project proponent has agreed to
replace the riparian scrub habitat on a 2:1 ratio within these detention basins where it will
13
not be affected by period maintenance. A Streambed Alteration Agreement with the
Department of Fish and Game will be required. A 3-year monitoring program of the habitat
replacement program shall be designed and implemented by the project proponent.
Finding
All significant impacts will be reduced to a level of insigificance or eliminated
by virtue of mitigation measures identified in the Final EIR and changes incorporated into
the project as set forth above.
VI. INSIGNIFICANT IMPACTS
Potentially insignificant or no impacts were identified for the following issues;
items 1, 2, and 3 are included in the City's Threshold/Standards:
1) Police Services (EIR Section 4.3.2)
2) Parks/Recreation (EIR Section 4.3.5)
3) Air Quality (incremental contribution to cumulative regional air quality impacts)
(Section 4.4)
4) Biological Resources (California gnatcatcher, raptor sites, San Diego needle
grass) (EIR Section 4.9)
4) Cultural Resources
5) Economics (EIR Section 4.10)
VI. THE RECORD
For the purposes of CEQA and these findings, the record of the Planning
Commission and the City Council relating to these actions include the following:
1) Air Pollution Control Board (APCB). 1986. Draft Progress in Air Pollution
Control During 1985. San Diego. (June).
2) ERC Environmental and Energy Services Co. (ERCE). 1989. Acoustical Analysis
Report: Sunbow, Chula Vista, California. (April).
3) Geocon, Incorporated. 1986. Preliminary Soil and Geologic Investigation for
Rancho Del Sur, 107 Acre Parcel, San Diego County, California. Prepared for
Great American Development Company, San Diego, California.
4) Geocon, Incorporated. 1987. Interim Investigation Summarization for Rancho Del
Sur, 600 Acre Parcel, San Diego County, California. Prepared for Great American
Development Company, San Diego, California.
5) John McTighe & Associates. 1989. Sunbow Fiscal Analysis. Prepared for ERC
Environmental and Energy Services Co., April. On file, City of Chula Vista
Planning Department.
6) SANDAG. 1985. Final Series Regional Growth Forecast, 1980-2000.
14
7) San Diego County Department of Sanitation and Flood Control. 1975.
Comprehensive Plan for Flood Control and Drainage, San Diego County Flood
Control District Zone 4. August.
8) State Water Resources and Regional Water Quality Control Boards. 1975.
Comprehensive Water Quality Control Plan Report, San Diego Basin, July.
9) State Water Resources and Regional Water Quality Control Boards. 1978.
Comprehensive Water Quality Control Plan Report-Amendments, San Diego Basin,
March.
10) Wigington, Parker J., Clifford W. Randall, and Thomas J. Grizzard. 1983.
Accumulation of Selected Trace Metals in Soils of Urban Runoff Detention Basins,
October, Volume 19, No. 5, Water Resources Bulletin, pgs. 709-717.
Also included in the record are the following studies:
1) Otay Water District. 1989. Allocation of Water Requests Based on Water
Availability (April).
2) Draft East Chula Vista Transportation Phasing Plan (June 1989)
Also included as part of the Planning Commission and City Council record are the
following:
1) Matters of common knowledge to the Planning Commission and/or City Council,
such as
a. The City of Chula Vista General Plan (1989)
b. The City of Chula Vista General Plan Environmental Impact Report (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
e. Policy: Threshold/Standards and Growth Management Oversight Committee
(November 1987)
f. All other formally adopted policies and ordinances
15
STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act and the State CEQA
Guidelines provide:
"(a) CEQA requires the decision maker to balance the
benefits of a proposed project against its unavoidable
environmental risks in determining whether to approve
the project. If the benefits of a proposed project
outweigh the unavoidable adverse environmental effects,
the adverse environmental effects may be considered
'acceptable.'
(b) Where the decision of the public agency allows
the occurrence of significant effects which are
identified in the final EIR but are not at least
substantially mitigated, the agency shall state in
writing the specific reasons to support its action
based on the final EIR and/or other information in
the record. This statement may be necessary if the
agency also makes a finding under Section 15091(a)(2)
or (a)(3).
(c) If an agency makes a statement of overriding
considerations, the statement should be included in
the record of the project approval and should be
mentioned in the notice of determination." (Guidelines
S15093.)
THE STATEMENT
The City finds that the mitigation measures discussed in the
CEQA findings, when implemented, avoid or substantially lessen
most of the significant effects identified in Final Supplemental
EIR-88-1. Nonetheless, certain significant effects of the project
on certain biological resources are unavoidable even after
incorporation of all feasible mitigation measures. With regard
to these impacts, the City has balanced the benefits of the
project against the unavoidable environmental risks in approving
the project. In this regard, the City finds that all feasible
mitigation measures identified in the CEQA findings, have been
and will be implemented with the project, and any significant
remaining unavoidable effects are acceptable due to the following
specific economic, social or other considerations, and based
upon the facts set forth below, in the CEQA findings, in Final
Supplemental EIR 88-1 and in the record of the consideration
of this project, as follows:
1. The City finds that the project is consistent with the
demand for housing in the growing community of Chula Vista.
The City believes that the appropriate balance has been
struck between environmental issues and the need for
balanced, logical residential development in the Chula
Vista community and the need for public facilities to be
provided as part of the project.
2. The mix of single and multi-family uses in close proximity
to existing and the proposed commercial and industrial
uses will provide opportunities for persons to reside in
areas adjacent to employment facilities and, thus, will
help to relieve typical employment community impacts, such
as reducing traffic, noise and air quality impacts.
3. In addition, the proposed project provides up to 10% of
the dwelling unit total of the Planned Community in
affordable housing on a for-rent or for-sale basis according
to City standards. The project will therefore address
increasing demand for housing, as well as affordable housing,
in the project area and region.
4. The project is also a well-balanced community that will
provide the local residents of Chula Vista and surrounding
residents of San Diego the choice of high quality, diverse
housing types in accordance with the following subsections
of the Housing Element of the Chula Vista General Plan:
Goal 2.1.1: "The provision of decent housing in well-planned
neighborhoods for low, moderate, middle, and upper income
families and individuals."
Objective 2.2.1: "The overall increase of the housing
stock of the planning area."
Objective 2.2.3: "The broadening of local residents' choice
of housing, housing types, and living environments."
Objective 2.2.5: "The reduction of the San Diego Region's
unmet need for affordable housing."
Objective 2.2.7: "The active encouragement of the private
sector's participation in the City of Chula Vista's effort
to promote the development of affordable housing."
Objective 2.2.8: "The provision of adequate public works,
facilities and infrastructure."
Policy 2.3.6: "Public facilities, such as water, sewer
and effective drainage shall be provided through the City."
Policy 2.3.7: "Modern housing concepts shall be encouraged
in new residential developments throughout Chula Vista.
These shall take the form of cluster gardens, common-green
projects, planned unit developments, garden apartments,
townhouse projects, mobile home parks, subdivisions and
condominium projects. These concepts, if properly
implemented, could be effectively blended with new single
family dwelling developments and provide a physical basis
for the implementation of Chula Vista's "balanced community"
goals."
Policy 2.3.8: "Residential environments should be enhanced
by the provision of internal and adjacent open space."
5. The project provides logical community land uses, enhances
opportunities for the long-term productivity of the City
and the surrounding region, and maintains and conserves
valuable resources.
6. The project will have a positive fiscal impact on the City
of Chula Vista. According to the fiscal analysis prepared
by John McTighe and Associates in 1989, the project will
generate an estimated $111,420 annual net impact in the
year 1990 and $2,633,020 by the year 2000. The development
of the project is also expected to have a neutral effect
on the City's capital expenditures and revenues, in that
the development will provide public facilities financed
either from the developer of the property or from the
property itself through the use of a public debt mechanism
tied to the property.
7. The project incorporates road alignments such as Orange
Avenue and East Palomar that are pursuant to City direction
and reflected in the General Plan Circulation Element Update.
Moreover, the project will participate in the financing
of major street improvements of regional benefit including:
the widening of Telegraph Canyon Road, the widening and
improvement of East Orange Avenue, improvement of East
Palomar Street and payment of a development impact fee
for similar area-wide improvements. (It should be noted
that Medical Center Drive will include a secondary access
to the community hospital to both serve the community's
health and safety requirements.) Proposed general plan
major roadways implemented into the project onsite account
for approximately 42 acres of the project site.
8. As stated above, the public facilities to be provided in
the project are needed on a local and a regional basis.
The circulation facilities are absolutely critical for
the Eastern Territory. The public facilities account for
impacts to biological resources which are not capable of
being mitigated. For example, the habitat at a minimum
of four of the locations at which the cactus wren were
sighted will be either lost or adversely affected by the
proximity of Medical Center Drive and East Palomar Street;
no alternative location for Medical Center is available
due to its connection with Brandywine at Orange Avenue.
9. The project reserves approximately 180 acres in open space
constituting approximately 30% of the project area. A
vast majority of this area is preserved as natural open
space. Implementation of the project will provide for
the long term preservation of the sensitive biological
resources located in the natural open space areas. Included
in the open space designation area is the preservation
of the Poggi Canyon in its natural habitat. Preservation
of the canyon complements areas previously preserved to
create a large contiguous greenbelt open space area
maximizing wildlife habitat and visually and functionally
connecting it. Preservation also creates an open space
corridor to connect trail systems to the Eastern Territory.
Detention basins will be constructed to alleviate downstream
sedimentation and runoff impacts.
10. The General Plan Update 88-2 calls for the creation of
a continuous, 28-mile Greenbelt around the City. The
Greenbelt provides a unique opportunity to develop a
magnificent network of open space, trails, and recreational
activities. In essence, it represents a continuous open
space which visually and functionally links all the
communities and the principal parks and recreational
resources of the City which includes active recreation
facilities, natural open space, wildlife habitats and a
connecting trail system. This continuous system would
begin at the Bayfront, extend through Otay River Valley
to the Otay Lakes, north through the Otay Lakes area and
along Salt Creek to Mother Miguel Mountain and Sweetwater
Reservoir and west along the Sweetwater Regional Park to
the Bayfront. This project supplies an important link
in the Greenbelt called for in the General Plan Update
88-2.
11. The General Plan Update 88-2 also calls for a planned
circulation system for the City including many new and
upgraded streets and highways. Together, they comprise
a heirarchy of roadways which will serve the future
requirements. The most significant new roadways are Route
125 which provides the third north-south regional connection
through the City and Orange Avenue east of 1-805, a portion
of which will be built as an expressway. Many other roads
are extended or expanded in width to accommodate new
development. This project contributes and provides for
many important links in the circulation system called for
in the General Plan Update 88-2.
12. The project will result in a comprehensive planned community
providing a logical extension of City services, including
public transportation, law enforcement, fire protection
and public utilities.
13. The project will provide a socially, economically and
environmentally sound urban community. The project will
achieve many important objectives such as the following:
(a) through an interwoven system of community circulation,
commercial, office, industrial, residential and
recreational uses, the project will achieve a compatible
mix of uses surrounding an Urban Activity Center;
b) provide an opportunity to live within a community
that includes commercial, cultural and recreational
uses essential to residential;
c) provide a safe, convenient and efficient local
circulation system which maximizes access between
residential areas, and community facilities;
d) promote a balanced open space system between active,
usable recreation areas and the open space of the
Poggi Canyon through the preservation of natural
hillside, canyons and creeks. Further, through the
provision of trails, paseos and parkways and by
exceeding the requirement for active community
recreation facilities;
e) promote community diversity and interaction through
the establishment of a Village Center which includes
commercial, office, recreational, civic and residential
uses;
f provide a sensitive land plan which accommodates shifts
in residential density without exceeding stated unit
totals or community goals;
g provide an approximately 10.0 acre Community Recreation
Area, providing active and passive recreation
facilities; and
h) provide an integrated system of open space, trails
and parkways to accommodate pedestrian and bicycle
traffic within the project and further enhance the
community character.
14. The project also contains a number of additional overriding
public benefits, as follows:
a) incorporation of a fire station site into design of
the project and construction of the fire station;
b) a commitment to participate in a funding program to
create a new library facility;
c) a commitment to incorporate bikeways, trails and trail
connections to community parks, open spaces, community
center and adjacent areas;
d) incorporation of potential school site into the design
of the project; and
(e) a commitment to supply an over 2½ million dollar
gymnasium and Olympic-size swimming pool, an excess
contribution over and above City standards.
15. The implementation of the project, at the proposed General
Development Plan target density, will be able to provide
the economic requirements to financially support the
circulation linkages and public utilities as necessitated
by the expansion of the City of Chula Vista into the Eastern
Territories.
For these reasons, on balance, this City finds that there are
planning, social and economic considerations resulting from
this project that serve to override and outweigh the project's
unavoidable significant environmental effects and, thus, that
the adverse environmental effects are considered acceptable.
G/54
P.£
OCT 19 '~9 17:17 ~ERCE* ~
The bolded text shows changes to the Sunbow Findings,. The changes to t. he
Trans oration/Traffic section were made as. the result of the ~ldluonal sltltiy by BDI, which
was cPonclucted at the request of the Cornnusston. No other changes have been made to the
text of the Findings.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 1
5. Consideration of Mitigation Monitorin§ Program for EIR-88-1 - Sunbow II
(Continued from 9/27/89)
BACKGROUND
Since your review of this program at your last Commission meeting, the street
improvements have been specifically tied to each phase of the Sunbow project
and now include improvements to the 1-805/Telegraph Canyon Road intersection.
Also, the monitoring period for Police services has been extended to reflect
the commercial recreational core of the project.
RECOMMENDATION
Adopt the Mitigation Monitoring Program for EIR-88-1.
SUNBOW
EIR-88-1
MITIGATION MONITORING PROGRAM
IN ACCORDANCE WITH AB 3180
SEPTEMBER 1989
OCT 19 '~9 i6:44 ~ERCE*
The bolded text shows changes to the Sunbow Mitigation Moni. torin_g Pro,~a.m. The
change to the Police section was made at the request of the Planning conmuss~on. The
ch~mges ~ the T~ansporation/Trafflc section were ma~e in. pm in response to a Planning
Commission re uest and in part as ~n outcome of the additional study by BDI, which was
also at t. he requeq~t o,f the Commission. No o~he~ changes have been made to the text of the
Mi~igauon Moaitonng P~ogr~m.
MITIGATION MONITORING PROGRAM
CITY OF CHULA VISTA
SUNBOW PROJECT
This mitigation monitoring program is prepared for the City of Chula Vista for the Sunbow
project to comply with AB 3180, which requires public agencies to adopt such programs
to ensure effective implementation of mitigation measures. The program is a framework to
later be developed into a comprehensive mitigation monitoring program. This
comprehensive monitoring program will serve a dual purpose of verifying completion of
the mitigation measures for the proposed project and generating information on the
effectiveness of the mitigation measures to guide future decisions. The program includes:
· Monitoring team qualifications
· Specific monitoring activities
· Reporting system
· Criteria for evaluating the success of the mitigation measures
The Sunbow project site consists of 602 acres located in the County Of San Diego east of
Interstate 805 and adjacent to the eastern boundaries of the City of Chula Vista. The site is
vacant except for a series of dirt roads and areas in which trash has been illegally dumped.
Construction of the Sunbow project will require discretionary approvals by the City of
Chula Vista. These discretionary actions are subject to the requirements of the California
Environmental Quality Act (CEQA) and an Environmental Impact Report has been prepared
to satisfy those requirements.
Discretionary actions associated with the proposed Sunbow project involve the approval by
the City of Chula Vista of a General Development Plan (GDP), a prezoning application and
an annexation/development agreement. The initial and primary discretionary action is
approval of the project's General Development (GDP). The GDP serves as the General
Plan for the site and as a supplement to existing City ordinances and plans. The GDP
establishes site zoning, the types and level of allowable development, and development
improvements. The GDP is incorporated into the EIR by reference. If approved, the GDP
would be implemented through the adoption of subsequent, detailed Sectional Planning
Area (SPA) Plans and tentative maps. Subsequent discretionary actions will be subject to
CEQA and would require additional environmental analysis if one of the following
circumstances occur:
Subsequent changes are proposed in the project;
· Subsequent changes occur in circumstances under which the project is
undertaken;
· New information of substantial importance to the project becomes available.
Additional discretionary actions by other agencies include approval by LAFCO of a request
for a reorganization of the site including a sphere of influence determination and annexation
of the site by the City of Chula Vista.
AB 3180 requires monitoring of impacts identified only as significant or potentially
significant; the monitoring program for Sunbow addresses impacts for the following
issues:
Landform Alteration and Visual Quality
· Public Services and Utilities
· Traffic and Transportation
· Geology and Soils
Air Quality
· Water Quality/Drainage
· Biology
A monitoring team should be assembled after the mitigation measures have been adopted as
conditions of approval by the City decision-makers and before initial grading. Management
of the team would be the responsibility of the Mitigation Compliance Coordinator (MCC).
The daily monitoring activities will be accomplished by the environmental monitors,
environmental specialist, and the MCC. While specific qualifications should be included in
the adopted monitoring program, the monitoring team should possess the following
capabilities:
· Interpersonal, decision-making, and management skills with demonstrated
experience in working under trying field circumstances;
· Knowledge of and appreciation for the general environmental attributes and
special features found in the project area;
· Knowledge of the types of environmental impacts associated with construction,
and cost-effective mitigation options; and
· Excellent communication skills.
The responsibility of the MCC throughout the monitoring effort includes the following:
· Overall implementation and management of the monitoring program
· Quality control of site-development monitoring team.
· Administration and preparation of daily logs, status reports, compliance reports
and the final construction monitoring report.
· Liaison between the City, the applicant, and the applicant's contractors.
· Monitor onsite, day-to-day construction activities, including the direction of
environmental monitors (EMs) and environmental specialist (ESs) in the
understanding of all permit conditions, site-specific project requirements,
construction schedules and environmental quality cona'ol effort.
· Ensure contractor knowledge of and compliance with all appropriate permit
conditions.
Review of all construction impact mitigations and if need be, propose
improvements to the City.
Have the authority to require correction of activities observed that violate project
environmental conditions or that represent unsafe or dangerous conditions.
· Maintain prompt and regular communication with the onsite EMs and ESs, and
Sunbow 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
performing the quality control functions at the construction sites. Their responsibilities and
functions are to:
a) Maintain a working knowledge of the Sunbow permit conditions, contract
documents, construction schedules and progress and any special mitigation
requirements for his or her assigned construction area;
b) Assist the MCC and Sunbow construction contractors in coordinating City of
Chula Vista compliance activities;
2
c) Observe construction activities for compliance with the City of Chula Vista
permit conditions; and
d) Provide frequent verbal briefings to the MCC and Sunbow, and assist the MCC
as necessary in preparing status reports.
The primary role of the Environmental Specialists is to provide expertise when
environmentally sensitive issues occur and to provide direction for mitigation.
Prior to any construction activities, meetings should take place between all the parties
involved to initiate the monitoring program and establish the responsibility and authority of
the participants.
It will also be important that an effective reporting system be established prior to any
monitoring efforts. It is necessary that all the parties involved have a clear understanding
of the mitigation measures as adopted and that these mitigations be distributed to the
participants of the monitoring effort. Those who would have a complete list of all the
mitigation measure adopted by the City would include the City of Chula Vista
Environmental Review Coordinator, the MCC and the construction crew supervisor. The
MCC would distribute to each environmental specialist and environmental monitor a
specific list of mitigation measures that pertain to their monitoring tasks and the appropriate
time frame that these mitigations are anticipated to be implemented. In addition to the list of
mitigations, the monitors will have compliance report forms with each mitigation written
out on the top of the form. Below the stated mitigation measure, the form will have a series
of questions addressing the effectiveness of the mitigation measure. The monitors shall
complete the 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 major accomplishments of the monitoring program, sununarize problems
encountered in achieving the goals of the program, evaluate solutions developed to
overcome problems and provide a list of recommendations for future monitoring
programs. In addition, each monitor will be required to fill out and submit a daily log
report. The daily log report is used to record and account for the monitoring activities of
the monitor. Weekly/monthly status reports will be generated from the daily logs and
compliance reports and will include supplemental material (i.e., memoranda, telephone
logs, letters).
The following text includes a summary of the project impacts, a list of all the associated
mitigation measures and the monitoring efforts needed to ensure that the measures are
adequately implemented. In most cases, the language of the mitigation measures
incorporate methods for monitoring.
LANDFORM ALTERATION AND VISUAL QUALITY
Potential Impacts
Development of the project site will entail extensive grading and the creation of large
terraced areas. The landform alteration and visual impacts associated with development of
the Sunbow site would be adverse and significant.
Mitigation
1. Adequate buffers between varying land uses (i.e., landscaping, setbacks, slopes)
shall be provided to the satisfaction of the City Planning Director, especially
3
between existing medical uses and residential developments, and schools or parks
and residential tracts. Precise plan review and approval of each tract shall occur to
verify approval by the City.
2. Plans submitted during future project implementation stages (i.e., SPA, tentative
maps, landscape plans) shall conform to design and landscaping criteria set forth in
the GDP. Conformance will be verified via review and approval by City staff at
each appropriate level of implementation.
3. Grading contours shall blend with the natural landform to the extent feasible, as set
forth in the GDP. Also, visually significant slopes shall be retained as open space
to the extent feasible, subject to review of SPA Plan and tentative map levels of
approval.
4. SPA Plan(s) submitted for the Sunbow Project shall conform to City criteria for
SPA Plan documents and shall be prepared in coordination with city staff. The plan
shall minimize visual impacts identified in this EIR. Specifically the plan shall
create a network of setbacks, housing varieties, design guidelines, landscaping
themes, and other features to minimize aesthetic impacts of grading and
development. The City may also require a reduction in maximum height of
structures and landscaping to reduce impacts to existing views.
5. Slopes shall be maintained as possible in a natural state in the open space areas.
Where grading must occur on slopes adjacent to housing, 30 feet of succulent plant
material shall be planted, followed by a decomposed granite trail 15 feet in width to
act as a firebreak and planting of native drought tolerant, low fuel plant material
further down the slope. If manufactured slopes are located adjacent to open space
areas, these slopes shall be replanted according to the Open Space Coordinator's
and Fire Marshal's standards.
6. A view fence shall be constructed adjacent to homes fronting on open space.
Fencing design shall be approved by the City Open Space Coordinator. The intent
is that the home owners are aware of the boundary between their property and that
of the City and/or natural preserve, open space property.
Monitoring
To implement mitigation measure #1, a qualified landscape architect shall be responsible for
designing adequate buffers to satisfaction of the City Planning Director prior to any
tentative map approval.
Prior to the recordation or final approval of any subdivision map, the City of Chula Vista
shall ensure that all design and landscape features are in conformance with the criteria set
forth in the GDP in order to satisfy mitigation measure #2. All landscape plans shall be
reviewed by a qualified landscape architect prior to Tentative Map recordation.
A qualified landscape architect shall be responsible for implementing mitigation measure #3
which shall be subject to approval by the City of Chula Vista. The subsequent design
recommendation of the landscape architect shall be incorporated into the final project design
prior to any subdivision map recordation.
Sunbow developers shall coordinate with the City prior to final project design to establish
measures that will reduce aesthetic impacts to meet the requirements of mitigation
measure #4.
A qualified landscape architect shall implement mitigation measure #5 to ensure open space
is preserved to the satisfaction of the City and the proper plant species are utilized where
appropriate.
A qualified landscape architect shall be responsible for implementing mitigation measure #6
to ensure the purpose of the mitigation measure as stated, is met and approved by the City
Open Space Coordinator.
Field monitoring shall be implemented for all of the landform alteration and visual quality
mitigation measures. Monitoring shall be conducted by a qualified landscape architect to
ensure all the mitigations are properly implemented during the construction and grading
phases of the project. For mitigation measure #6, monitoring shall be conducted after
project completion to ensure the required landscaping remains in a "healthy" state. This
type of monitoring requires the developer to put up bond money so long-term monitoring
can take place. Once the landscaping is determined by the landscape architect to be
successful, the bond money can be refunded to the developer (details for this type of
monitoring shall be discussed in the comprehensive monitoring program).
PUBLIC SERVICES AND UTILITIES
Potential Impacts
Fire and Emergency Medical Services: The eventual development and annexation of the
Sunbow project would incrementally increase the impacts to the City of Chula Vista's fhe
protection and emergency medical service resources. Development would require the
expansion of the Fire Department's facilities to serve the additional population from the
Sunbow development of approximately 5,388 people.
Police: The annexation and eventual development of the Sunbow project will result in
increased demands for police protection services. An increased of traffic on the roadways
serving the vicinity of the project site would also increase the demands for services. The
Police Department is currently meeting threshold standards for service; however, the
ultimate population of 5,388 generated by the project would require the addition of
approximately 6.6 officers to maintain current threshold levels. Impacts associated with
development of the Sunbow site are not considered significant by themselves; however, the
impacts are part of a cumulative increase on police services.
Sewer: Estimated sewage flows for the Sunbow project represent 2 percent of the City's
current total capacity and 1 percent of the ultimate buildout capacity. Although the demand
for sewage capacity from the Sunbow project is not considered significant by itself, it
represents a contribution to cumulative impacts.
Water: Any development adds an incremental increase in the area-wide demand for more
imported water. Since the availability of water in the region is uncertain, meeting additional
water demands adversely impacts the supply and facilities and represents a significant
increase in the region's water demands.
Parks and Recreation/Open Space: The Sunbow project proposed parkland and open space
dedication will comply with City threshold standards and no significant adverse impacts are
anticipated.
Schools: On a short-term basis, the development of the project would potentially create an
adverse and significant impact on both elementary and secondary schools in the area.
Additionally, because educational facilities must be provided concurrent with need, if a
school planned within the vicinity is not phased with housing, significant impacts would
occur.
Libraries: The 5,388 residents expected to be generated by the Sunbow development
would increase the demand on library facilities within the project vicinity which would
represent a potentially cumulative significant impact. The growth anticipated in eastern
Chula Vista as a result of the Sunbow development and other developments in the area will
require an expansion of existing facilities.
Gas[Electric/Enerey Conservation: The proposed project is not expected to create a
significant increase in energy demand, although it must be noted that as with any
development, the project will contribute to a cumulative increase in demand for non-
renewable energy resources.
Solid Waste Disposal: The project will create a small additional demand for space at the
Otay Landfill but no significant impacts will result from the project.
Mitigation
Fire
7. To maintain adequate fire protection and emergency medical services to the Sunbow
site, expansion of the existing City Fire Department facilities will be required. The
project shall adhere to the recommendations contained in the Draft Fire Station
Location Study, if adapted, by funding its appropriate share of facilities to offset the
incremental increase in demand. The City of Chula Vista will determine the amount
of impact fees and/or share of equipment and personnel costs needed to serve the
additional territory and population.
8. The Fire Department's requirements for roadway standards, hydrant spacing, fire
flows pressure, fire sprinkler and alarm systems will be adhered to during the
project planning and construction.
Police
9. Additional personnel are planned for the police department which would mitigate
impacts to service levels since the Chula Vista Police Department receives funding
from the City's general fund.
10. Police funding requirements for this project shall be met by its contribution to the
General fund. These project generated revenues to the City could be used to
upgrade the staffing and facilities of the police department.
Sewer
I 1. Additional needed sewer facilities identified in the Impacts Section and/or in future
subsequent analysis shall be funded in part by the project applicant, as deemed
necessary and appropriate by the City.
12. To mitigate the expected shortfall in sewage treatment capacity required by the City
at buildout, the City should actively participate in the METRO expansion planning
process and evaluate alternatives, if necessary, to dependence on the METRO
system. All policies regarding wastewater which are contained in the Public
Facilities Element of the draft General Plan should be implemented.
13. Prior to approval any SPA Plan in the Sunbow project, a detailed analysis (sewer
Master Plan) of project sewage generation, existing facilities' capacity, cumulative
sewage generation in the area and proposed facilities' transport and treatment shall
be prepared by the applicant and approved by the City Public Works/Engineering
Department. The Master Plan shall ensure that all facilities will operate below
design capacity with project and cumulative flows and shall address funding of
required facilities.
14. The developer shall enter into an agreement with the City, prior to issuance of
grading permits, to participate in funding of a parallel sewer to the Date-Faivre
trunk sewer.
Water
15. Water conservation measures shall be included within the SPA plan. These should
include, but not be limited to, mandating the use of reclaimed water, maintenance of
minimum water pressure levels within residential units, the incorporation of
drought tolerant and naturalized landscaping and the use of soil moisture override
systems to avoid watering when the ground is saturated. Water conservation
measures as required by state law (i.e., low flow and water efficient plumbing) will
also be incorporated into the project design. With the adoption of these
conservation measures, the project's water requirements could be reduced and the
impact to the regional water shortage would be lessened but would not be avoided.
16. Finalization of the onsite water system shall be subject to a detailed hydraulic
analysis prepared by the applicant and approved by City staff prior to any final map
approval, to ensure adequate pressure and service.
Parks and Recreation/Open Space
17. The project shall comply with City parkland requirements by provision of acreage
and facilities deemed appropriate by the City, to be determined at time of SPA Plan
submittal.
Schools
18. None necessary; the developer has entered into agreements with Sweetwater Union
High School District and Chula Vista School District to provide for the formation of
a Community Facilities District for the financing of school facilities.
Libraries
19. The potentially adverse impact associated with development of the Sunbow project
and other nearby developments would be mitigated through the development and
construction of the facilities proposed in the draft library Master Plan provided that
construction is within the recommended time frames. The applicant for the Sunbow
p~-oje.ct shall participate in the funding of the anticipated library facility to serve the
vicinity.
7
-OCT 1~ '89 16:44 ~ERCE~ P'£?
Ga~lectrlc/Ener~ Conservation
20. The project shall, to the extent feasible and to the satisfaction of the City, provide
the following:
· Encourage the use of public transit by providing bus loading zones at key
locations onsite.. ...... :_,,~,,,4~,,,, ,,based traffic control devices.
,cment efficient circulation sys~cu~ m,..u ,,~,t. ~- .....
· ere to updated Title 24 building construcuon and ~es~gn stana~s.
· Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, discourages winter breezes.
· Minimize reflective and heat absorbing la.ndsca.pcs,
· Reserve solar access and implement pass,ye solar systems,
Develop dwellings on small lots to decrease indoor and outdoor heating and
lighting requircme .nts, . .
· ,h~..stall cnerg.y, efficient ap. pllances in residential .,d~.elopmcnts.
· Limit street lighting and install, energy efficient lights.
· Demonstrate encrgy conservatmn practices.
Ill. None necessa~.
Monitoring
' ents of miff ation
to meet.th req. . _ _
Fire and Emereencv Medical Serv!ces: I.n ord. er e mrem
t~/, the City shall detertmne, using the Draft Fire Station Location ~tuay,
measure ....... ,, .... ~-- :.,~remental increase in demand .~.or fire
appropriate payment pmn m.a3 wm ow, c~ ~,,- ,,,,~
p~tecllon ~d emergency .t~. '~ services. '~unbow developers will comply with this p~an
prior to the issuance of project bmldin$ pea'mits. ,
The Fi.re Dep.sn?ents requirements, in m!tigatlon m??ure #8 shall be i. ncorporated.in~ the
recordation. Fiela momtonng sna -,-: ..... ,,.,~ aurin~ thc construction phase o~
~he pro)ect Compliance sna~ ~"
' ' to thcC1 sgeneral~unas.n, au°cu y p~ v .
the developer conmbuuon kW ........ ~, City of Chula V?ta
Cit PoliCe Departm. en.t.,. ~:°.m-P~[U,~';~-*~t~'~,,~ th~ City of Chula Wsta
ThrYeshold/Standards snai. loe verm? mj, l~.~?,,~j, ,,ear ~fter issuance of
Police Departme. nt with,ri, or. no
occupancy permits for each phase o[
~_cwer: If such plans/analysis, identified in mitigation measures #11 and 13, are deemed
· · .... '- ..... blished and implemented. ~Tl?ese futu,re
necessary by the City, a.pa.y._m:en~t..Pl.~an~s,n~l~ea~"in coordination with th.e Ctty.P.u.b!ic
al sis shall be conauc~cu uy ,.,- ,~vv ~_ . hose anal sis snail De
an y . · tmcnt. The recommendauons ~f ~ Y .
Works/Engmcen.ng De.par ........ ,:,.s,t, and momtored in the field by the Ci. ty
mco,rporated into u)c pro, icc .... ~--, ~,li sewer facility plans shall be reviewed by me
rks n mccrlrtg lacp~rul~-,, ,- ·
Public Wo /E g . five Ma recordation.
Public Works/Engineering Dcparmlent prior to Tenta P
' orks/En ineering Dcpanment sh.all monitor the success of thc METRO
~T.h,,eo~P~b~'C~l~nin~ vr~ess and evaluate altemauves to the METRO system. Semi*annual
$
status reports of the effectiveness of the METRO system shall be conducted and submitted
to the City Planning Department. The alternative analysis report shall be conducted at a
time to be determined by the Planning Department. Also, the City, in reviewing the final
project design, shall ensure that all applicable policies of the Public Facilities Element of the
Draft General Plan are implemented prior to Tentative Map recordation. These applicable
policies shall be monitored throughout the project at the appropriate phases of the project
(to be determined in the comprehensive monitoring report).
The City shall determine an appropriate funding program that the developer shall participate
in prior to the issuance of grading permits in order to implement the Date-Faivre n-unk
sewer. Compliance with mitigation measures will be confirmed when actual payment is
made to the City by the developer for the specified amount determined by the City.
Water: Mitigation measures for impacts to water supply shall be subject to review and
implementation by a qualified landscape architect and a qualified hydrologist. The
hydrologist shall conduct the detailed hydraulic analysis. The conservation measures
discussed in mitigation measure #13 as well as the recommendations from the hydraulic
analysis shall be incorporated into the project design to the satisfaction of the City. These
measures will require field monitoring by the landscape architect to ensure proper
implementation and growth success of the drought tolerant landscaping, and environmental
monitors to field check the implementation of the remaining conservation and hydraulic
analysis measures.
Parks and Recreation/O~en Space: Once the SPA Plan is submitted to the City, the Open
Space Coordinator shall ensure that the proposed Sunbow project is in compliance with the
City parkland requirements prior to final map recordation.
Schools: No monitoring is necessary (the developer has agreements with the affected
school districts).
Libraries: Development and construction of the library facilities proposed in the draft
library Master Plan shall incorporate a separate monitoring program to ensure that
construction is within the recommended time frames. Also, a fee schedule shall be
determined by the City in cooperation with Sunbow developers and the library diswicts
prior to building permits are issued.
Gas/Electric/Energy Conservation: The City shall work with the applicant to establish
those conservation measures that shall be implemented into the final project design prior to
subdivision map recordation. The conservation measures shall be apparent on the
appropriate project maps and latter monitored in the field by Environmental Monitors.
Compliance shall be verified prior to issuance of building permits.
Solid Waste Disposal: No monitoring is necessary.
TRAFFIC AND TRANSPORTATION
Potential Impacts
Under existing conditions plus anticipated traffic from the Sunbow development, project
related impacts can be mitigated to level of insignificance. Cumulative impacts associated
with the project in combination with the Eastern Chula Vista Transportation Phasing Plan
(ECVTPP) assumed projects can also be mitigated to a level of insignificance by
implementation of the mitigation below.
9
Mitigation
. , ' ' tion for each of the three phases, is summarized,below,, Appendix ?,of
· Pr°~-ecirelam,d~-r~- t-xg--a--- ~-,.ilea des 'orion of mqus_~me.ts and is ne~,o.y ??o?ora.t?~
~rerenc'e. If oroiect Dhasing changcs, me mlugau%- '.'ff'~°_",iT.,~.. ^e
~;~-g-X C r~us~ be ~v[ewcd for possible changes tn me pn~,,~ ,,- ......
22. Phase 1 mitigation measures shall be completed prior to the completion of
Phase I and shall includ~ the following:
· Widening of the north side of Telegraph Canyon Road to provide
four westbound travel lanes from the Interstate 805 northbound
on.ramp to a point easterly of Halecrest,
· Construction of Medical Center Drive to ultimate four lane collector standards
nter Court and East Orange A..ve.nu~_.
betwcen Medical Ce ......... 1 center Drive west to
· Construction of East Palomar 3trent ~rom
~xisting Oleander Avenue to four lane major street standards,
· Inslallation of a Iraffi¢ signal at lhe intersection a~ Medical Center DrivefEas~
P~lom~ Street prior to completion of this phase,
23, Phase 1I mitigation ,mu.as?res. sh?l!,be.co,mpleted prior to the completion of
Phase II and shall mcluCle t~c io~lowlng,
· Installation of a traffic signal for Telegraph Can~on Road at
Interstate 80~ southbound ramp and widening of Telegraph
Canyon Road and the ramps,
Construction o~ East Palomar Street to ultimate four lane major standards
· between Phase 1 improvements and easterly pro~?¢t bound, L"-
Construction of Pasco Laclera to two lane coh¢ctor stanoar~ between East
et and at Telegraph Canyon Road,
PaloraarStre ....... ~ .... ~ o,~rat accommodat~
· Modify traffic sign~ at '~'eiegrapn ~anyon ~u~,~.,~o ~
south Paseo La~er. eg.
24, Phase III mitigation measures shall be completed prior to the completion of
Phase III and shall include the following:
. edica,on ri t erial on,asr
Avenue t~, ugh the Sunbow p ~ ,
onstr~¢tton of East Orange fro,re, the e?sterly p, ro~ect bou, ndary to Medical
, C , · .......... e artenal ~nt~r line standards,
Center arlv~ as a two lanO roRc1 oulit ~o ptuu
· Installation of a traffic signal at East Orange Avenue/Medical Center Drive
intersection.
Monitoring
All traffic mitigation measures shall be completed prior to completion of the project. Prior
to final map approval and recordation, all the measures shall be incorporated into the final
project design to the satisfaction of the City of Chula Vista. Field monitoring is essential
and shall be conducted by environmental monitors and environmental specialists where
applicable. The comprehensive monitoring program shall detail a specific schedule when
the individual measures are to be implemented.
GEOLOGY AND SOILS
Potential impacts
Based on the geotechnical data, there appear to be no significant geotechnical constraints
that cannot be mitigated by adherence to the recommendations in the geotechnical report,
proper planning, design and construction. Potential geologic concerns include loose
landslide, colluvial and alluvial deposits in the bottom of onsite canyons, and potential
impacts from groundwater exist on portions of the site. Potential impacts may also result
from the presence of the La Nacion fault on site. However, the possibility of a seismic
event during the lifetime of the project development is considered remote due to the short
length of the fault and because the fault does not offset Holocene sediment. The potential
for liquefaction is also considered to be very low.
Mitigation
26. Regarding the onsite La Nacion seismic fault, appropriate development setbacks
shall be established as recommended in the project's geotechnical study. This shall
be verified via review and approval of such constraints information dictated and
depicted on tentative maps within the subject area. Refer to the Geology/Soils
section for more information.
27. Mitigation measures addressing geotechnical concerns and potential impacts are
contained within the Soil and Geologic report (on file at the City of Chula Vista
Planning Department) and shall be adhered to, subject to approval by the City of
Chula Vista. Mitigation measures outlined for grading, slope stability, foundations,
faulting and site drainage are hereby incorporated by reference.
28. Grading plans shall be reviewed by a qualified geologist prior to finalization. A
qualified geologist shall also review project site plans to determine appropriate
setbacks for development in the vicinity of the La Nacion fault.
29. Additional subsurface investigation shall also be conducted and approved by the
City of Chula Vista once the location of cut and fill slopes are known.
Monitoring
The appropriate setbacks shall be determined by a qualified geologist, subject to approval
by the City of Chula Vista, and recorded on the tentative map in order to satisfy mitigation
measure #26. These setbacks shall be established using the geotechnical study.
A qualified geologist shall ensure that Mitigation #27 is implemented.
Mitigation measures #28 and 29 already discuss monitoring in the mitigation language;
however, the qualified geologist referenced shall also conduct field monitoring to ensure
11
proper implementation of the geologic measures adopted by the City. Compliance with
these measures shall be verified prior to the issuance of building permits.
NOISE
Potential Impacts
Noise modeling of the future conditions indicates that noise levels could exceed the
65 dB(A) at several locations and significant impacts could occur. Noise modeling of
future conditions also indicate that noise levels at the facades of buildings adjacent to
portions of Medical Center Drive and Naples Street could also exceed 65 dB(A) CNEL and
would range up to 69 dB(A) CNEL.
Mitigation
Because the noise impact analysis was based on the General Development Plan, the results
identify the approximate magnitude and location of potential impacts. In order to determine
specific mitigation measures for residential areas with potential noise levels over 65 dB(A),
final development plans and grading plans will be necessary. Based on the worst case
analysis presented at this time, adequate mitigation measures might include set-backs,
sound attenuation walls or changes in the grading plan. To ensure noise attenuation, the
following measures are proposed:
30. As a condition of approval of the Conditional Use Permit for the helipad, an
acoustical analysis and safety study shall be conducted by the Community Hospital
and approved by the City of Chula Vista, analyzing potential noise and safety
impacts on the Sunbow site from possible helicopter flight paths of helicopters
using the hospital helipad. The study is intended to aid in site design and/or
identify unmitigable impacts, and shall include recommended safety features in
project design and any other components deemed necessary by the City.
31. A detailed and site-specific acoustical analysis shall be prepared by the applicant and
submitted to the City when the SPA plans and tentative maps are submitted.
Approval and verification of noise attenuation from sources other than helicopters
will occur through the SPA Plan and subdivision processes.
32. An acoustical study of the helipad shall be conducted by Community Hospital. If
significant, unmitigable impacts are found, operation of the helipad will be
discontinued.
Monitoring
Mitigation measure #30 will require a qualified acoustical engineer to conduct the noise
analysis, and an individual experienced in heliport safety to conduct the safety analysis.
The safety specialist shall be familiar with the CALTRANS Aeronautics Division
regulations guiding heliport safety. Both studies shall be conducted to the satisfaction of
the City of Chula Vista and the recommendations of these studies shall be incorporated into
the final project design where applicable.
The mitigations stated in the noise analysis shall be incorporated into the final project
design prior to Tentative Map recordation. Field monitoring by a qualified noise consultant
will be necessary prior to occupancy to ensure noise levels are within the City's
thresholds.The noise consultant shall make recommendations to the City if additional noise
attenuation is necessa~ry.
12
AIR QUALITY
Potential Impacts
Regional Air Quality: The project will generate less traffic and fewer air pollutants than
would the site under regional (SANDAG Series VII) forecasts. The project's incremental
contribution to cumuIative regional air quality impacts therefore is not significant.
Local Air Quality: (short-term construction-related impacts): During the construction phase
of the Sunbow development project, short-term emissions of several criteria air pollutants
would occur. Significant emissions of nitrogen oxides, carbon monoxide, sulfur dioxide,
particulates, and unburned hydrocarbons will be generated from the combustion of fossil
fuels by construction equipment. In addition, cleating, earth movement, and vehicle travel
on unpaved surfaces can create considerable quantifies of fugitive dust.
Local Air Quality (long-term local impacts): Project traffic will affect local roadways.
This impact can be offset by the project's contribution to local roadway improvements,
required as mitigation for traffic.
Mitigation
There are four basic tactics for the mitigation of air quality presented as part of San Diego's
attainment plans (APCD 1986). These are traffic flow improvements, ridesharing,
bicycling, and transit. The project, as proposed, incorporates traffic flow improvements
(i.g. road construction, road widening and signalization) and bicycling. Intersections
affected by the project would be maintained at levels of service C or better, and the project
provides an integrated system of open space, trails and parkways to accommodate
pedestrian and bicycle traffic.
The project reduces the potential for air quality impacts through the mixed-use land use
concept which can reduce vehicle trips.
The following measures shall be adhered to, subject to approval by the City, to reduce
short-term pollutant emissions:
33. Use watering or other dust palliatives to reduce fugitive dust; emissions reductions
of about 50 percent can be realized by implementation of these measures.
34. Disturbed areas should be hydroseeded, landscaped, or developed as soon as
possible to reduce dust generation.
35. Tracks hauling fill material should be properly covered.
36. Enforce a 20 mile-per-hour speed limit on unpaved surfaces.
37. Utilize heavy-duty construction equipment that is equipped with modified
combustion/fuel injection systems for enfissions control.
Monitoring
Air quality mitigation measures shall require field monitoring by an environmental monitor
to ensure compliance throughout the grading and construction phases of the site. This
13
monitoring effort will requke the monitor to be onsite the duration of these phases to ensure
daily compliance.
WATER QUALITY/DRAINAGE
Potential Impacts
The proposed development would result in significant grading, infilling of drainages and
construction of impervious surfaces to accommodate the planned development. This would
produce changes to both the nature and quantity of runoff within the site. Surface grading
and infilling of drainages would change the direction and velocity of runoff as well as
increasing the potential for erosion by removing vegetation and creating artificial slopes.
Mitigation
38. To mitigate the effects of development on storm runoff, onsite detention facilities
shall be incorporated into the stormwater management plan. To preserve historic
drainage conditions for the individual basins as well as the overall watershed where
canyons or ravines are filled in, installation of subdrains is required.
39. A detailed drainage study conducted by a qualified hydrologist will be submitted to
City concurrent with submittal of the SPA and/or tentative map.
40. All grading shall be performed in accordance with guidelines contained in the GDP
and requirements in the City of Chula Vista Grading Ordinance. A geotechnical
consultant should review the SPA grading plans prior to finalization and, if
necessary, conduct additional field investigation.
41. After appropriate alluvial/colluvial materials have been removed from drainages,
subdrains shall be installed prior to backfilling. The specifications, location, and
depth of subdrains shall be determined by the geotechnical consultant after review
of the grading plans.
42. Appropriate wall drainage and water proofing specifications shall be provided by
the project architect and implemented during construction.
43. Grading shall be performed so that surface drainage is directed away from
structures and into swales or other controlled drainage facilities.
44. An appropriate revegetation plan acceptable to the City of Chula Vista shall be
prepared by a qualified landscape architect for all disturbed slopes. Implementation
of this plan should begin immediately after completion of grading.
45. Construction of an onsite drainage system designed to contain expected 10-year
storm runoff shall be required. Drainage structures shall conform with City
standards. Major structures must be designed to contain runoff from a 50-year
storm.
46. All drainage facilities shall be maintained to provide proper flow directions and
velocities.
14
Monitoring
Onsite detention facilities and subdralns shall be incorporated into the stormwater
management plan referenced in mitigation measure #38. The management plan shall
address mitigation measure #41 These facilities shall be implemented into the final project
design prior to Tentative Map recordation.
The detailed drainage study required in mitigation #39 shall incorporate effective ways to
satisfy mitigation measures #42, 43, 45, 46.
The revegetation plan to be submitted to the City shall be done prior to Tentative Map
recordation, and if additional slopes not identified in the plan are inadvertently disturbed,
the landscape architect shall implement additional mvegetation measures to include those
slopes.
The required environmental specialists (geotechnical consultant and landscape architect)
shall coordinate with the City of Chula Vista and the preparers of the required analysis to
ensure all grading is performed in accordance with the guidelines contained in the GDP and
the requirements in the City of Chula Vista Grading Ordinance as stated in mitigation
measure #40. All referenced plans shall be reviewed by the appropriate specialist prior to
Tentative Map.
Field monitoring shall be conducted by the environmental specialists to ensure the proper
implementation of all the adopted mitigation measures. Monitoring will take place during
the grading phase of the project, with the revegetation of the disturbed slopes immediately
following grading.
BIOLOGY
Potential Impacts
The project as proposed will result in significant, unmitigated impacts to the cactus wren,
Otay tarplant, and Diegan sage scrub.
Cactus Wren. Ten pairs of the San Diego cactus wren have been sighted on the project site
and it is estimated that as many as ten more pairs may also make use of appropriate habitat
(coast cholla cactus thickets) on the site. Habitat for four pairs will be disturbed by
construction of public facilities through the site.
Otav Tarplant. An estimated 500,000~-_ individuals of the state-listed Otay tarplant
(Hemizon£a conjugens) occur in clay lenses in five locations on the project site. (The Otay
tarplant is sensitive to the amount and timing of rainfall, and its population during dry years
is significantly less than during wet years.) Fifteen percent of this habitat will be disturbed
by project-related impacts, and an additional five pement will be disturbed by on-site public
facilities construction. Three of the existing Otay tarplant sites, totalling approximately
7,000 square feet, will be lost to development. The two largest sites are on the south side
Poggi Canyon; these areas (approximately 75 to 80 percent of the total habitat) will be
preserved.
Die~an Sate Scrub. Diegan coastal sage scrub is found on approximately 270 acres of the
project site. Approximately 146 acres will be lost to project development; 57 additional
acres will be lost to the construction of on-site public facilities (streets, school). According
15
to the General Plan EIR, the loss of more than 5 acres of Diegan coastal sage scrub is
considered significant.
Project-specific, potentially significant impacts to the following species/habitats have been
found to be mitigable: vernal pools, San Diego thorn-mint, Orcutt's bird's beak, snake
cholla, coast bm-rel cactus, and r/parian scrub habitat.
Vernal Pools. Approximately 100 square feet of vernal pool surface at three sites and an
undetermined area of associated vernal pool drainage basins would be adversely affected by
the proposed project. It is difficult to evaluate these resources because of the existing
drought conditions, and there is professional disagreement regarding their characterization.
The pool areas are shallow and support marginal vernal pool habitat. Pygmy spike-moss, a
ground-hugging plant of chaparral and sage scrab habitats, currently dominates the mima
mound/vernal pool areas.
San Diego Thorn-mint. Approximately 50 individuals of the state-listed San Diego thorn-
mint occur on a bluff northeast of Poggi Canyon; all of these individuals will be disrupted
by project implementation.
Orcutt's Bird's Beak. Development of the project and of public facilities on the project site
will eliminate approximately one-half of the 500 to 700 Orcutt's bird's beak plants on site.
This species is known to exist at only a few other sites.
Snake Cholla. Approximately 25 pement of the 100'~-_ on-site snake cholla population will
be adversely affected by project development and another 30 percent by construction of
Medical Center Drive and East Palomar Street.
Coast Barrel Cactus. Approximately 25 percent of the 300 on-site coast barrel cactus will
be eliminated by project development and an additional 30 percent by construction of
Medical Center Drive and East Palomar Street.
Riparian Scrnb Habitat. Approximately 30,000 square feet (less than 0.75 acre) of low
quality riparian scrub habitat (mule fat or seep willow scrub) will be lost as a result of the
extension of Orange Avenue through Poggi Canyon. The selected route is the most
environmentally sensitive route for this public facility.
Mitigation
Mitigation measures for the affected biological resources are discussed below:
47. Cactus Wren. The project proponent has agreed to transplant as many of the
potentially affected on-site coast cholla cactus as is practical to the permanent open
space in the south-facing canyons along Poggi Canyon in an effort to
enlarge/emhance existing cactus thickets comparable. It is hoped that creation of
additional nesting habitat may allow for on-site preservation of at least three pairs of
cactus wren.
48. Ota¥ Tarplant. Approximately 75 to 80 percent of the Otay tarplant will be
preserved by the project proponent, who will also establish a 50-foot buffer around
the two tarplant sites to be preserved. The proponent shall also develop a
salvage/transplantation program in coordination widi the City of Chula Vista to
further reduce the impact. This program shall consist of salvaging of seed and
subsequent propagation/planting and of sound habitat management.
16
49. Diegan Saqe Scrub. The proposed project will retain over 180 acres of on-site
open space, including 67 acres (25 percent ) of the on-site Diegan coastal sage
scrub. The General Plan EIR, while identifying the loss of more than 5 acres of
this sensitive vegetation as significant, does not propose any mitigation measures
for Diegan coastal sage scrub loss.
50. Vernal Pools. The City of Chula Vista is not requiring mitigation at this time
because of the low quality of habitat and the professional disagreement regarding
appropriate characterization of the resource. The U.S. Army Corps of Engineers
has jurisdiction over vernal pools. The disruption of these resources necessitates
the filing of a predischarge notification with the Corps and subsequent review by
this agency and its advisory agencies. If the vernal pools/mima mound complex is
determined to be significant by the Corps, an off-site mitigation plan shall be
established and implemented in concert with the agencies.
51. San Diego Thom-mint. The project proponent has agreed to on-site transplantation
of the existing population of San Diego thom-mint and to a mitigation monitoring
program to assure the survival of 75 percent of the plants on site. The monitoring
program shall be for five years.
52. Orcutt's Bird's Beak. The project proponent has agreed to reseed 500 to 700
Orcutt's bird's beak plants on site. The project proponent shall monitor the success
of this program for 5 years.
53. Snake Cholla. The project proponent has agreed to preserve 45 percent of the
snake cholla population in permanent open space. The proponent shall transplant a
sufficient number of the species to ensure survival of an additional 30 percent of the
population (30 to 35 plants) after 5 years. This will meet the General Plan EIR's
threshold of preservation of 75 percent of a project's snake cholla population. The
project proponent shall also provide for a 3-year monitoring program for this
species.
54. Coast Barrel Cactus. Project design will result in preservation of 45 percent of the
existing on-site coast barrel cactus. The project proponent shall transplant a large
enough population of this species to ensure survival of an additional 30 percent of
the population (90 to 100 plants) after 5 years. This will meet the General Plan
EIR's threshold of conservation of 75 percent of a project's on-site coast barrel
cactus population.
55. Riparian Scrnb Habitat. Detention basins will be developed concurrent with the
construction of the extension of Orange Avenue. The project proponent has agreed
to replace the riparian scrub habitat on a 2:1 ratio within these detenticm basins
where it will not be affected by ,period ,maintenance.
Monitoring
Specific monitoring programs for all affected species/habitats must be implemented, and
procedures monitored, by a qualified biologist. The length of such monitoring programs
will be, at minimum, as follows:
Cactus thicket enhancement/enlargement program 3 years
(cactus wren)
Otay tarplant 5 years
17
San Diego thom-mint 5 years
Orcutt's bird's beak 5 years
Snake cholla 3 years
Coast barrel cactus 3 years
Riparian scrub habitat 3 years
18
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 1
6. PUBLIC HEARING: PCM-89-7 and PCZ-87-E: Consideration of a General Development
Plan and Planned Community Pre-Zone for Sunbow II located sou~h
of Telegraph Canyon Road, adjacent to the Chula Vista Medical
Center - Rancho del Sur Partnership (Continued from 9/27/89)
TO: Chairman and Members of Planning Commission
FROM: Bob Leiter, Director of Planning
SUBJECT: Sunbow II General Development Plan
At the public hearing for the Sunbow II General Development Plan on September
27, 1989, questions were raised during the deliberation of the project about
the timing and type of freeway intersection improvements and levels of
service, as well as traffic in the project vicinity.
The Commission wanted to be given a current assessment on questions related to
proposed freeway interchange improvements at Telegraph Canyon Road/I-805, as
well as assurances about the adequacy of streets, their construction
schedules, and an up-to-date assessment of developments which are occurring in
the Eastern Territories.
It was also asked how guarantees are provided to insure that public
improvements, such as streets, will be completed by developers in a timely
way, as required by conditions of approval set by the City.
The meeting was continued to October 25, 1989, to allow staff to provide the
Commission with more information on these questions, including any CalTrans
input on State-controlled projects which impact the Sunbow vicinity, and by
extension, the greater portion of the Eastern Territories.
Incremental City processing of this project from General Development Plan to
Sectional Planning Area (SPA) Plan, to Tentative Map, will require
increasingly detailed technical and design data in every step of the procedure.
At this time, the applicant has filed a SPA Plan with the City, which is
undergoing staff reviews, and is tentatively scheduled to come before the
Planning Commission on November 29, 1989.
Proposed construction phasing, and public improvements, are incorporated
therein, and are listed in a Public Facilities Financing Plan for Sunbow II.
This Financing Plan will also be governed by the Mitigation Monitoring Program
for EIR-88-1, Sunbow II.
Specifics related to dollar amounts and scheduling to be committed to the
various phases of the project are being finalized as part of the SPA Plan
submittal.
Sunbow II General
Development Plan -2- October 29, 1989
Staff will be able to present the Commission with information on the critical
issues related to traffic and freeway interchange improvements, as they affect
levels of service at Sunbow, and at this geographical vicinity of the City.
The City Traffic Engineer has prepared a report for your information, and will
be available at your October 25, 1989 meeting to make a presentation and to
answer related questions.
All public improvement projects requiring specific commitment by the
developers of Sunbow will be itemized in the Sunbow II Public Facilities
Financing Plan. These will be incorporated into a Development Agreement with
the City which will be ratified at the tentative map approval stage, or prior
to the recordation of a final map.
The developer's right to be issued Building and Occupancy permits will be tied
to the execution of the Development Agreement, by which instrument the
interests of both the City, and the developer will be safeguarded.
Staff recommends that additional conditions of approval be added to those
already listed, which should read:
10. Prior to the issuance of occupancy permits for any project
development phase, and building permits for any subsequent phase, all
proposed improvements, especially streets which are the expressed
responsibility of the developer, shall be satisfactorily completed,
or assured pursuant to a duly adopted Public Facilities Financing
Plan.
ll. The development of the project shall follow the Mitigation Monitoring
Program for EIR-88-1, Sunbow II. Any phased construction of the
public facilities listed therein shall be implemented, or assured,
prior to the City's issuance of occupancy permits for any development
phase.
12. The developer shall pay his fair share of any costs related to a
city-sponsored Growth Management Program, pursuant to local
ordinances.
13. The project proponent 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.
Staff and applicant will be available to answer additional questions you may
have.
~PC 6834P
DATE: October 17, 1989
TO: P a ing ¢o. .ission .
via: Bob Letter, Director of Planning /F~=~
_
FROM: Harold Rosenbe~g, C~ty Traffic Engineer~. ~
via: John Lipp~tt, Director of Public Works~-'
SUBJECT: SUNBOW II Development Transportation Improvement
Program Traffic Study
INTRODUCTION
At the Planning Commission meeting of September 27, 1989, the
Commission expressed concern regarding the cumulative traffic
impacts resulting from the development of Sunbow II and other
projects in the area. Specifically, the Commission raised con-
cern about the adequacy of the Telegraph Canyon Road and 1-805
interchange to accommodate existing and cumulative traffic loads.
RECOMMENDATION
1. Accept this traffic report which describes the effect
of the phased development of Sunbow II project in the
adjoining circulation system.
2. Recommend that staff continue discussions with Caltrans
and process necessary agreements to expedite
improvements to the 1-805 and Telegraph Canyon Road
interchange.
3. Recommend approval of the following roadway improvement
scheduling program. The items noted with an asterisk
(*) are additional improvements that were not
specifically identified in the Environmental Impact
Report (EIR).
Prior to occupancy of Sunbow II, Phase 1 Develop-
ment, the developer shall provide the following
improvements:
-1-
* o Widen the north side of Telegraph Canyon Road to
provide four (4) westbound travel lanes from the
1-805 northbound on-ramp to a point easterly of
Halecrest.
* o Conduct a feasibility study of the alternatives
to improve capacity of the Telegraph Canyon Road
at 1-805 northbound ramp/Halecrest intersection
by removing the signalization at Halecrest and
extending the median across the intersection to
prohibit left turns. The alternative will
include consideration of a new signal at the
shopping center's existing driveway east of
Halecrest.
* o Improve Telegraph Canyon Road from Paseo del Rey
to EastLake Phase 2 (just east of Paseo Ladera)
to a six-lane prime arterial roadway.
o Construction of Medical Center Drive to ultimate
four-lane collector standards between Medical
Center Court and East Orange Avenue.
o Construction of East Palomar Street from Medical
Center Drive west to Oleander Avenue to four-lane
major standards.
Prior to occupancy of Sun]Dow II, Phase 2 Development,
the developer shall provide the following:
* o Install a traffic signal for Telegraph Canyon
Road at 1-805 southbound ramp. The improvements
shall include the necessary widening of Telegraph
Canyon Road and the southbound on/off ramp to
accommodate the dual left turn lanes on Telegraph
Canyon Road to southbound 1-805.
o Construction of East Palomar Street to ultimate
four-lane major standards between Phase I im-
provements and easterly project boundary.
o Construction of Paseo Ladera to two-lane collec-
tor standards between East Palomar Street and
Telegraph Canyon Road.
o Modify traffic signals at Telegraph Canyon
Road/Paseo Ladera to accommodate south Paseo
Ladera leg.
'o Install of a traffic signal at the intersection
of Medical Center Drive/East Palomar Street prior
to completion of this phase.
-2-
Prior to occupancy of Sunbow II, Phase 3 Development,
the developer shall provide the following improvements:
* o Widen south side of Telegraph Canyon Road under
the 1-805 overcrossing to provide a third east-
bound through lane between the ramps and re-
stripe/widen the northbound off ramp to provide
two (2) northbound to eastbound right turn lanes
(See Figure 8).
o Dedication of a right-of-way (ROW) for a six-lane
prime arterial on East Orange Avenue through
Sunbow project site.
o Construction of East Orange Avenue from the
easterly project boundary to Medical Center Drive
as a two-lane road built to prime arterial center
line standards.
o Installation of a traffic signal at intersection
of East Orange Avenue/Medical Center Drive.
** Additional mitigation measures required for project-related
traffic include the following:
o Installation of signal at East Palomar Street/Paseo
Ladera Street shall occur before completion of the
project.
o The project shall contribute toward improvement (widen-
ing and signalization) to Interstate 805 interchanges
with Telegraph Canyon Road/L Street, and Orange Avenue
on a fair share basis, to the satisfaction of the City.
o Prior to any tentative map approval, the project propo-
nent shall prepare a public facilities financing plan
to determine the extent and nature of the community
facilities necessary to serve this portion of Chula
Vista east of Interstate 805 and south of the existing
Development Impact Fee area. This financing plan shall
identify the project's responsibility toward construc-
tion and financing these facilities. The plan shall be
reviewed and approved by the City during the suk~ivi-
sion process.
OVERVIEW
This report consists of an overview of previous traffic studies
related to the Su~bow II Project and most importantly presents a
focused analysis of the cumulative traffic impacts on the 1-805
and Telegraph Canyon Road Interchange. Based on the findings of
-3-
Buildout of the Sunbow II project is planned for three phases of
development coinciding with the ECVTPP Increments I through VI.
Table 1 provides a summary of the assumed land use for Sunbow I,
Sunbow II, other developments and total cumulative development.
Increment six represents buildout of Sunbow II.
The ECVTPP Increment VI assumes a cumulative total of 11,772
dwelling units, 218 acres of industrial development and 109 acres
of commercial development. The Sunbow II three phases of devel-
opment was estimated as follows:
Corresponding ECVTPP
Sunbow Development Development Increment
Phase 1 2, 3, and Part of 4
Phase 2 Remainder of 4 and 5
Phase 3 6
ECVTPP development Increments VII through XI cover the buildout
the remaining eastern Chula Vista developments. It is understood
that the roadway improvement schedule for the Sunbow II
development will have to comply with any future changes that are
identified in any updates to the ECVTPP.
Cumulative Traffic Impact Analysis
The assessment of cumulative traffic from Sunbow and other devel-
opment shown on Table 2 was assessed in the EIR and Transporta-
tion Phasing reports prepared for Sunbow II. The results of the
analyses on the streets in the vicinity of Sunbow II is summa-
rized on Table 2. The data presented on Table 2 shows the fore-
casted traffic volumes for each ECVTPP increment and the corre-
sponding level of service (LOS) on Telegraph Canyon Road, Medical
Center Drive, Oleander, Naples and Palomar within the i~mediate
in vicinity of the Sunbow II project and 1-805 freeway.
Review of Table 2 shows that the ECVTPP Increment I cumulative
development will cause Telegraph Canyon Road east of 1-805 to
operate at LOS E and Oleander south of Canyon Road to operate at
LOS D. Telegraph Canyon Road traffic will increase from 40,000
vehicles per day to 47,000 vehicles per day. Under this areawide
development it should be noted here that this condition occurs
without Sunbow II development. The remaining roadways will
operate at LOS A or better.
Therefore it can be stated that prior to occupancy of Sunbow II
development it will be necessary to make certain improvements to
the surrounding street system. The implementation of Sunbow
-5-
TABT.~ 1
Summary of Land Development Phasing Assumptions for Eastern Territory Circulation Analysis
DEVELOPMENT TOTAL CUMULATIVE
~ SUNBOW I ~0~ OTHERS TOTAL
Base Year
(1/1/89) 340 832 DU 1172 DU
19 AC Ind 19 AC Ind.
10 AC Comm. 10 AC Comm.
1 145 1955 DU 3272 DU
30 AC Ind. 49 AC Ind.
11 AC Comm. 21 AC Comm.
2 460 DU 1540 DU 5272 DU
--- 29 AC Ind. 78 AC Ind.
8 AC Comm. 24 AC Comm. 52 AC Comm.
3 440 DU 443 DU 6272 DU
--- 35 AC Ind. 113 AC Ind.
--- 20 AC Comm. 72 AC Comm.
7 AC Rec. --- 7 AC Rec.
4 400 DU 2100 DU 8772 DU
--- 32 AC Ind. 145 AC Ind.
-r- 9 AC Comm. 81 AC Comm.
--- 7 AC Rec.
10 AC Sch. --- 10 AC Sch.
5 400 DU 1100 DU 10272 DU
--- 27 AC Ind. 172 AC Ind.
--- 14 AC Comm. 95 AC Comm.
_-- 7 AC Rec.
_-- 10 AC Sch.
6* 184 DU 1500 DU 11772 DU
46 AC Ind. --- 218 AC Ind.
__- 14 AC Comm. 109 AC Comm.
31 AC Rec. --- 38 AC Rec.
(Park)
--- 10 AC Sch.
* Assumes SR 125 implemented.
DU = Dwelling units Ind = Industrial
AC = Acres Comm = Commercial
-6-
improvements included in the Sunbow mitigation monitoring progra/n
will result in an i~u~ediate improvement to Telegraph Canyon Road
operating conditions and can be expected to cause Telegraph
Canyon Road to improve to from LOS E with 47,000 vehicles per day
to LOS D with 41,600 vehicles per day and Oleander to improve to
from LOS D to LOS B with 5,800 vehicles per day. The reduction
of traffic volumes on these roadways is due to Sunbow II con-
structing Ora/~ge Avenue, Palomar and Medical Center Drive. The
Sum_bow II-Phase 1 transportation improvements consist of extend-
ing Medical Center Drive to Orange Avenue, construction of Orange
Avenue east of Oleander to Medical Center Drive and construction
of Palomar from Oleander to Medical Center Drive. These improve-
ments result in reduced cumulative traffic loads on Telegraph
Canyon Road by providing:
o Alternate routes for existing development to reach the
1-805 (i.e., Orange Avenue Interchange).
o Alternate routes to Telegraph Canyon Road for:
- Travel east and west of 1-805 south of Telegraph
Canyon Road.
- Travel to/from existing Medical Center Complex.
- Chula Vista residents west of 1-805 traveling
to/from Southwestern Community College (i.e., use
Orange or Palomar to Medical Center Drive to bypass
1-805 Telegraph Canyon interchange).
The Sunbow II alternate travel opportunities associated with
implementation of master plan streets within Sun]Dow are depicted
on Figure 1.
Further review of Table 2 indicates that at the same time ECVTPP
Increment II forecasts show Telegraph Canyon Road traffic volumes
decreasing, ECVTPP Increment II forecasted traffic volumes on
East Orange Avenue, Naples Street, Palomar Street, and Medical
Center Drive are increasing. This condition results from addi-
tion of East Orange Avenue, Palomar Street, and Medical Center
Drive and their ability to divert traffic from Telegraph Canyon
Road at 1-805. As Surubow II and the surrounding ECVTPP develop-
ments occur ECVTPP Increments III, IV, and V traffic forecasts
increase on Telegraph Canyon Road from 40,000 vehicles per day
(Increment II) to 45,900 vehicles per day for Increment V devel-
opment. With ECVTPP Increment VI development and circulation
system improvements, traffic forecasts on Telegraph Canyon Road
decreases to 40,100 vehicles per day. This reduction is the
result of SR-125 being constructed.
-8-
Sunbow II Circulation Svstem and Development Phasin~
Figures 2, 3, and 4 have been prepared showing the transportation
phasing improvements planned for Sunbow II. Figure 2 presents
Phase 1 development and the roadway system to be constructed.
The roadway system shown on Figure 2 is planned to be constructed
and open to traffic prior to occupancy of Sunbow II-Phase 1
development. This means that there will be an immediate relief
to traffic flow along Telegraph Canyon Road before any develop~
ment in Sunbow II is occupied.
Sunbow II-Phase 2 development and circulation system improvements
is depicted on Figure 3. Again, these improvements continue to
extend arterial highways in the area that parallel Telegraph
Canyon Road.
The Sunbow II-Phase 3 circulation improvements provide for the
completion of development roadways and the extension of Palomar
Street and Orange Avenue to the projects easterly boundary.
Figure 4 depicts the recommended proposed circulation system
improvements. These improvements allow for other developments to
further extend Palomar Street and Orange Avenue to and through
their developments to provide alternate east/west travel and to
obtain access to/from the 1-805 freeway via Orange Avenue.
TELEGRAPH CANYON ROAD AND 1-805 INTERCHANGE
Traffic flow at the interchange was observed and it was deter-
mined that improvements to westbound Telegraph Canyon Road traf-
fic flow could be made immediately by optimizing the traffic
signal timing at the 1-805 northbound ramp/Halecrest intersection
with Telegraph Canyon Road. Figure 5 depicts the existing condi-
tions at the 1-805/Telegraph Canyon Road interchange. City staff
has contacted Caltrans and will be meeting with them in the field
to determine signal timing changes that can be implemented to
reduce delay at the interchange for westbound Telegraph Canyon
Road traffic. In addition to the signal timing improvements,
several physical improvement projects for the Telegraph Canyon
Road and 1-805 interchange have been identified and will be
discussed in the following cumulative impact analysis for Sunbow
II.
To further improve traffic conditions at the 1-805 northbound
ramp/Halecrest intersection(s), observations of traffic flow
to/from Halecrest were made, and it was concluded that a signifi-
cant number of vehicles are using the Halecrest intersection to
reach the shopping center. The demands from the shopping center
-10-
at Halecrest further compound traffic conditions at the 1-805
interchange. To enhance existing and future traffic conditions
at the Telegraph Canyon Road and 1-805 interchange, it may be
desirable to remove the signals for Halecrest and consider the
installation of a new traffic signal at the shopping center's
existing driveway on Telegraph Canyon Road east of Halecrest. In
addition the median on Telegraph Canyon Road would be extended to
prohibit left turns at Halecrest. Figure 6 depicts this concept.
The feasibility of this improvement needs to be conducted and
has, therefore, been included in the Sunbow II Phase 1 develop-
ment program. The feasibility study will include our analysis of
traffic impacts of this proposal and the effect on shopping
center and residential traffic presently using Halecrest.
Observation of the 1-805/Telegraph Canyon Road interchange and
calculation of the level of service (LOS) found the intersection
is presently operating at LOS C. Even though delay for westbound
Telegraph Canyon Road traffic occurs, the delay does not cause
traffic to want more than one signal cycle. In fact, the long
signal cycle presently used by the 1-805 northbound
ramp/Halecrest signal clears each approach. The delay to
westbound is compounded due to the need to provide additional
green time for certain traffic movements at the intersection(s)
to be assured that traffic does not block the 1-805 ramp.
To accommodate cumulative development of Sunbow II and other
projects in the area, it will be necessary to make improvements
to the 1-805 and Telegraph Canyon Road interchange. To improve
traffic flow and to be assured that cumulative traffic can be
accommodated at the interchange, three (3) improvement projects
have been identified for implementation concurrently with Sunbow
II and other developments within the ECVTPP. These improvements
were analyzed from the standpoint of feasibility and ability to
be constructed within a reasonable time period.
The Phase 1 1-805/Telegraph Canyon Road interchange improvement
consists of widening westbound Telegraph Canyon Road from the 1-
805 northbound on/off ramp to east of Halecrest to provide four
(4) westbound travel lanes. At the 1-805 northbound on ramp the
roadway will be marked to provide two (2) through lanes and two
(2) right turn lanes to travel north on 1-805. The recommended
improvement is depicted on Figure 7. This improvement will
require coordination with Caltrans but can be designed and con-
structed prior to occupancy of Sunbow II-Phase 1. These improve-
ments are expected to result in the Telegraph Canyon Road and I-
805/Halecrest intersection operating at LOS C.
The next improvement to the 1-805/Telegraph Canyon Road inter-
change is depicted on Figure 8 and provides for signalization of
the 1-805 southbound on/off ramp and the addition of a second
-15-
left turn lane. The improvements depicted on Figure 8 have been
proposed by Caltrans. At this time Caltrans indicates that they
recommended these improvements be funded and constructed in
1990/1991. The City staff concurs with these improvements and
will initiate discussions with Caltrans to process the necessary
agreements to enable the expedient construction of the improve-
ments. These improvements are expected to accommodate traffic
conditions generated by Sur~bow II-Phase 2 development and the
other developments assumed in the ECVTPP for Increment V.
The third improvement to the 1-805/Telegraph Canyon Road inter-
change encompasses the widening of the south side of Telegraph
Canyon Road to provide a third eastbound through lane and the
restriping and widening of the 1-805 northbound off ramp to pro-
vide a dual right turn lane. Figure 9 presents these improve-
ments. Again, these improvements will require coordination with
Caltrans and processing on an agreement for the funding and
implementation.
To be assured that capacity of the 1-805 and Telegraph Canyon
Road interchange is maintained as development in the area occurs;
City staff will place conditions on each ECVTPP project defining
the timing for each improvement.
For the Sunbow II project the following 1-805 Interchange
improvement phasing will be required:
Sunbow II-Phase 1 Development
Widen westbound Telegraph Canyon Road to provide four
(4) westbound travel lanes (see Figure 7).
Conduct feasibility study of removing the signal at
Telegraph Canyon Road and Halecrest and extend median
to prohibit left turns.
Sunbow II-Phase 2 Development
Install traffic signal for Telegraph Canyon Road at 1-
805 southbound ramp and widen roadways to provide.
westbound dual left turn lanes to southbound 1-805 (see
Figure 8).
Sunbow II-Phase 3 Development
Widen south side of Telegraph Canyon Road to provide
third eastbound through lane between ramps and re-
stripe/widen northbound off ramp to provide two (2)
northbound to eastbound right turn lanes (see Figure
8).
-19-
Telegraph CanyOn Road
of the mitigation meas 5
the f~cu~d ~=~s recommending ~-d~'~-to identify speolz~u
intercn.ang~_~- ow II EIR De e~,_^~:~
identified. ~"_~h~,~ ~_$05 interchange ~ "~ ....
improvementS au u,.~ -
BACKGROUND
General
The Environmental ImpaCt Report (EIR) traffic study and develop-
ment phasing studies prepared for sunbow II and other projects in
the area have addressed the cumulative impact study concerns.
The studies:
o Examined Existing conditions
o identified Existing Problems
o Evaluated Anticipated Land Development
o Determined Transportation improvements Commensurate
with the Proposed Land Developments
o Recommended Transportation System improvements
sunbow
to develop the SunbOW II Mitigation Monitoring
This process was used for the various studies prepared for
~ and was used '=' --:on ~ro~ram recommended for Cut, Dow
~-^~m. The specific m_l~.~g~ ,~o~ended program outlined in
II has been ~ncorporate~ ~n un= ~
this report. ' i ation measures (not. ed with:in_
The additionally defined m~t.g ~_~:..~ 4m~ac~s asso~
mitigate cumu~u~= - ~
asterisk) were developed rtoO4ect in combination with the Eastern
~A ~{th the Cut,bow II .p..~ ~=-.~n~ Plan (ECVTP.P) assumed
~- U--..:_~, Transportatlon ~n==~,,_~ ..~ ade~uate£y mitigate
projectS. .These. P~n_~=~'~ve~= of insignificance.
~umulative ~mpaCts uu = -~
IMPACT ASSESSMENT FOR sUNBOW II
Land Use AssumptionS_
- " · sin Plan was developed to be
.... ~ Transportation Ph.a -.-g'-~ E vTPP rogram and .th.e.
The ?u~n~__o~w w~i~th the City of Chu£a .~:~_%%iEoC~ measures for Sun~_.ow
conslSu~n~ " The mlDl~=~ ·
C~ Y .... ~ +u m~t~gate ..... ,~CVT~; i~
II were ~evel. op=u _~ .... ortation Phasxng _~.~,~ ~'~u~loDments ln-
hula Vista '~-r ~ The m~r~ ....
East C . ~ -~ development. - .... a Salt Creek,
eleven ~ncremenuS ~ ~el Re", EastLake, Terra ~u~ , ....
clude Sun]Dow, Ra_ncnO. u ~=, ~uel. Ota¥ RanCh, and Su~oer~z.
Bonita Meadows, RanchO ---- ~ - -
-4-
S U N B O W !": :!
OCT 2
October 23, 1989
City of Chula Vista Planning Commission
276 Fourth Avenue
Chula Vista, California 92010
Reference: Public Hearing PCM-89-7 and PCZ-87-E
General Development Plan and Planned
Community Pre-Zone for Sunbow II
(Continued from September 27, 1989)
Honorable Chairman and Members of the Commission:
We are writing this letter to you to request that in your
consideration of Staff's Supplemental Report on the Sunbow II
General Development Plan and the Sunbow II Transportation
Improvement Program Traffic Study, dated October 17, 1989
(hereinafter referred to as "Traffic Study"), you take into account
the following comments:
1. We interpret the identification of mitigation measures as
being implementation of the draft Environmental Impact Report
previous approved by your Commission on September 27, 1989.
2. We assume that the "proposed improvements" referred to in
Additional Conditions of Approval Number 10, shown for your
convenience on Attachment "A" to this letter, means proposed
subdivision improvements such as streets, sidewalks, water and
sewer lines.
3. We understand Staff will initiate amendments to the City's DIF
Program to include the improvements listed in the Traffic
Study.
4. We understand Staff is correcting the typographical errors
contained in Table 2 on Page 7 to indicate the correct level
of service for Telegraph Canyon Road between 1-805 and
Oleander. See Attachment "B".
City of Chula Vista Planning Commission
October 23, 1989
Page two
5. We expect all projects within the planning area to have
similar conditions imposed on us and enumerated in the Traffic
Study.
Thank you for your consideration of our above concerns.
Very truly yours,
SUNBOW ASSOCIATES
George T. Kruer
Managing Director
GTK/SMS/ltw
Enclosures
cc: Mr. George Krempl, Deputy City Manager Mr. Robert Leiter, Director of Planning
Mr.' Harold Rosenberg, City Traffic Engineer
Sunbow ~! Genera] Attachment "A"
Deve]opment Plan -2- October 29, 1989
Staff will be able to present the Commission with information on the critical
issues related to traffic and freeway interchange improvements, as they affect
levels of service at Sunbow, and at this geographical vicinity of the City.
The City Traffic Engineer has prepared a report for your information, and will
be available at your October 25, 1989 meeting to make a presentation and to
answer related questions.
All public improvement projects requiring specific commitment by. the
developers of Sunbow will be itemized in the Sunbow II Public Facilities
Financing Plan. These will be incorporated into a Development Agreement with
the City which will be ratified at the tentative map approval stage, or prior
to the recordation of a final map.
The developer's right to be issued Building and Occupancy permits will be tied
to the execution of the Development Agreement, by which instrument the
interests of both the City, and the developer will be safeguarded.
Staff recommends that additional conditions of approval be added to those
already listed, which should read:
10. Prior to the issuance of occupancy permits for any project
development phase, and building permits for any subsequent phase, all
proposed improvements, especially streets;which are the expressed
responsibility of the developer, shall be satisfactorily completed,
or assured pursuant to a duly adopted Public Facilities Financing
Plan.
l]. The development of the project shall follow the Mitigation Monitoring
Program for EIR-88-1, Sunbow II. Any phased construction of the
public facilities listed therein shall be implemented, or assured,
prior to the City's issuance of occupancy permits for any development
phase.
12. The developer shall pay his fair share of any costs related to a
city-sponsored Growth Management Program, pursuant to local
ordinances.
13. The project proponent 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.
Staff and applicant will be available to answer additional questions you may
have.
~;PC 6834P
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
~APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
'./HICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL PLANNING
' OMMISSION AND ALL OTHER OFFICIAL BODIES. '
he following information must be disclosed:
!. List the names of all persons having a financial interest in the application.
1~ Great American Develo~ment Comp~ny J) Me,hew Rona]d hoonin
2) William Patrick Kruer
5) Jack A. Cuttman
3) George Thomas Kruer
6) John W. Gardner~ Jr.
List the names of all persons having any ownership interest in the property involved.
Same Six (6)
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.
Great American First Savin~s Bank
If any person identified pursuant to (1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
N/A
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)
rson is defined as: "Any individual, firm, copartnership, joint venture, asso~
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
is and any other county, city and County, city, municipality, district or other
litical subdivision, or any other group or combination acting as a unit."
i'~9TE: Attach additional pages as necessary~
e ant/dat
. . ~ype/rrame~f applicant
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 1
7. PUBLIC HEARING: (Continued) Draft EIR-89-9, EastLake III/Olympic Trainin0
Center
A. BACKGROUND
This Draft Environmental Impact Report was the subject of a public hearing
before the Planning Commission on September 27, 1989. The hearing was
continued until this meeting of the Planning Commission.
B. RECOMMENDATION
1. Take any testimony relevant to the DEIR and close the public hearing.
If any testimony relevant to the DEIR is taken that requires a response,
schedule consideration of the Final Environmental Impact Report for
November 8, 1989, or,
2. If no testimony which request a response is taken, staff and ERC
Environmental and Energy Services has prepared the Final EIR, which
is recommended for certification: 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.
C. DISCUSSION
As the Planning Commission noted at the previous hearing on this EIR, there
was a significant long term impact on the traffic service level on Telegraph
Canyon Road which could not be mitigated as identified in the Draft EIR.
This was of concern to staff given the context of the General Plan Traffic
Study. The Traffic Engineers and Consultants have reevaluated the traffic
study for EastLake III and found that there was a computer program mess -
assignment of trips from some important traffic assignment zones to traffic
circulation links. The traffic study has been updated with the new information
and the Final EIR revised. In the final computer run, there is a greater
demand to the Olympic Training Center along Orange Avenue to 125 in the ultimate
buildout condition than to Telegraph Canyon Road and through EastLake to the
Olympic Training Center. This makes common sense; it is the direct route to
the Olympic Training Center. Staff supports the Final EIR and its traffic
analysis and recommends its certification.
The Final EIR also includes an addendum which addresses alternative E-1 which
includes a greater land area for low density residential and a different
commercial component to serve the Olympic Training Center. The addendum does not
identify any new significant environmental impacts which were not addressed
in the FEIR. Therefore, there is no need for additional public hearings or
recirculation of a supplemental Draft EIR.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page i
8. Consideration of Final EIR-89-9 EastLake III/Olympic Training Center-
RECOMMENDATION
If no relevant testimony that requires a response is taken during the
above public hearing, then Recommendation #B2 should be carried out.
City Planning Commission
Agenda Item for Meeting of October 25, 1989 Page 1
9. Consideration of CEQA Findings and Statement of Overriding Considerations,
EIR-89-9, General Development Plan for EastLake III/Olympic Trainin9 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.
OCT 19 '~9 15:13 ~ERCE* P.1
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 19 '~9 15:14 ~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 finding.
3) Specific economic, social, or other consid~ations 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
m/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 community zone
2) Annexation of EastLake HI, EastLake Tra/ls, 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 III 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 p~cels 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 1/I 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 t~vo community pm'ks, a
junior high school, and an elementary school.
The project originally proposed residential development on 438.1 acres divided
among low density (704 dwelliug 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
OCT 19 ~89 15:15 ~ERCE~
F'.~
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 Iow 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),
WSltOr (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 m the refinement of that alternative (Alternative E-l) 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 levels acceptable to
the City, by measures identified in the Final Supplemental EIR.
2) The City of Chula Vista having reviewed and considered the information
contained in the Final Supplemental EIR and the record, finds that none of the
significant environmental effects anticipated as a result of the proposed project
are within the responsibility of another public agency except for air quality and
water supply and water quality.
3) The City of Chula Vista, having reviewed and considered the information
contained in the Final Supplemental EIR and the record, finds that no specific
economic, social, or other considerations make infeasible the mitigation
measures identified in the EIR.
4) The Planning Commission acknowledges that these Recommended CEQA
Findings are advisory and do not bind the City Council from adopting findings
to the contrary if they are supported by substantial evidence in the record.
The City of Chula Vista's Threshold/Standards, adopted November 17, 1987,
were developed to assure that the "quality of life" enjoyed by the City's residents is
maintained while growth occurs. That quality of life is also important to those who wish to
develop within the City. Implementation of the Threshold/Standards program will assure
that significant, adverse impacts are avoided or reduced through sound planning and that
public services and the quality of the environment will be preserved and enhanced. Based
on these threshold/standards, changes have been incorporated into the project to m/tigate or
avoid environmental effects. The 11 issues addressed in the Threshold/Standards are
discussed in sections Ill, IV, V, AND VI below.
OCT i9 '89 15:16 *ERCE~
III. SIGNIFICANT, UNMITIGABLE IMPACTS
1) Air Ou~liw
Impact
Development of the EastLake IH 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 emissions 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 more 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.
Mitieafion
Four basic tactics for the mitigation of air quality effects are presented in San
Diego's AQMP (APCD 1986): traffic flow improvements, fide-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 transit 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 transit 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 ah' quality management programs.
Fin~ting
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 IlldOIympic raining Center project will not be incorporated into the
SANDAG Series VII growth forecasts, and the revised implementation strategies will not
accommodate 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 mttil such time as it is included in the SANDAG forecast.
3
OCT 19 '89 ±5.±r ~ERCE~
(See 'also Section V.2.)
IV. IMPACTS FOUND INFEASIBLE TO MITIGATE TO BELOW A LEVEL OF
SIGNIFICANCE
I) Water Supply
Adequate water supply is a regional and state-wide problem, especially during
peak demand periods. All developments, including the EastL~e 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 District's ultimate
demand. This represents an incremental contribution to the cumulative regional impacts to
the area~s water supply.
Mitigation
Water conservation measures shall be included in the Sectional Planning Area
plans for EastLake III 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
Impa~
As with any development, the project will contribute to a cumulative increase in
demand for non-renewable energy resources.
Mitigation
The EastLake III and Olympic Training Center projects shall, to the extent
feasible and to the satisfaction of the City, provide the following:
· Encourage the use of public transit by providing bus loading zones at key
location onsite
· Implement efficient circulation systems incinding phased traffic control devices
· Adhere to updated Title 24 building construction and design standards
· Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, discourages winter breezes
· Minimize reflective and heat absorbing landscapes
· Reserve solar access and implement passive solar systems
· Develop dwelling units n small lots to decrease indoor and outdoor heating and
lighting requirements
· Install energy efficient appliances in residential developments
4
OCT 19 ~9 1~:1~ ~ERCE*
· Limit street lighting and install energy efficient lights
· Demonstrate energy conservation practises
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) Landform Alterafion/Visu~t| R~o~rqe
Inmact
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 regional visual resources to below a level of significance.
V. SIGNIFICANT, MITIGABLE IMPACTS
1) Transportation/Circulation
Imnact
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 ~ps
above thc 50,000 average daily trip c~teria for Level of Service C. This does not represent
a significant cumulative impact, based on traffic engineering determinations (YHK
October 1989). The reduction in trips under Alternative E-1 could result in a slight
improvement on this roadway segment.
The Telegraph Canyon Roaci/EastLake Parkway intersection is projected to have
a future Level of Service D. Tl~s 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 Center II,
complete Olympic Training Center). These impmvemems are as follows:
OCT 19 '89 i5:19 :~ERCE~
P.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 ro 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.
b) Widen Telegraph Canyon Road between the EastLake Vistas Loop Road
and Wueste Drive to a 4-lane Class I collector.
c) Construct Hume Parkway between Telegraph Canyon Road and the north
boundary of East. Lake 1II to a 4-lane major road.
d) Widen Telegraph Canyon Road between State Route 125 and Lane Avenue
to an 8-1ane prime arterial.
Phase III 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 implemente&
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 HI/Olympic Training
Center project (Appendix A of the EIR).
'OCT i9 'B9 15:£0 ~ERCE*
P.8
c) Signals shall be installed at the following intersections and at a time
determined by the City Traffic Engineer:
· 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.
Findim, s
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 Oualitv
Imvact
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 he adhered to, subject m 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 tracks 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 injection systems for emissions control
Findim,
All significant impacts will be eliminated or reduced to a level acceptable to the
City of Chula Vista by virtue of mitigation measures identified in the Final EIR and changes
incorporated into the project as set forth above.
(See also Section III of these Findings.)
'SCT 19 '~9 15:g~ :~ERCE~
P.9
3) Police Protection
Imoact
Annexation of the site will shift police responsibility from the County SherifCs
Department to the City of Chula Vista Police Department. At buildout of the entire
EastLake III project, additional staff could be requked 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 deterntined 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 force to Police Department service shall
occur at the time the City Police Deparunent is able to provide such service.
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.
4) Fire Pro~ection/Emer~encv Mediqal Service~
~[irnDact
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 only 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 III is
developed. In the near-term, the City will be unable to adequately respond to needs for fire
and emergency medical services.
The City of Chula Vista has identified a need for improved fire and police
communications to serve the Olympic Training Center.
8
OCT 19
P. IO
Mitigation
The following mitigation measures apply to EastLake III:
a) Long-term impacts to £u~e and emergency medical services sh',dl be mitigated
at huildout 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 confh'med
via approval by the City Fire Depa~ u~lent.
c) If the City's threshold standards axe exceeded, a moratorium on the
acceptance of tentative maps applications may he 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 Department.
b) The Olympic Training Center shall provide medicai 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.
All significant impacts will be eliminated by virtue of n~itigation 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 EastLatce III for both the
elementary and secondary school systems.
Mitigafi9~
The EastLake General Plan contains elementary and a junior high school sites.
A new high school is under consmacfion in EastLake Greens.
Schools proposed for development within EastLake III shall 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.
9
OCT 19 ~8~ i~:~ ~ERCE~
P. ll
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) Ldi.lar a!y._l.e_ai~a
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 consmaction of the new facility
shall follow concurrently with residential development. Capital costs shall be provided
either by EastLake Development Company or the property itself through the use of pu.blic
debt mechanism tied to the property. This will mitigate the EastLake III libraxy services
impact.
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.
7) Wa~r Service
Impact
Approximately 1.06 million gallons of water per day will be required for
EastLake III at buitdout and 0.35 million gallons per day for the Olympic Tralnin.g Center.
According to the Otay Water District, the provision of domestic water to these pro3ects will
require additional pump facilities.
Mitieation
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 prepare 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 District.
10
P.1S
Prior to issuance of grading permits, the applicant shaI1 verify that water
facilities proposed shall adequately serve the area via will-serve letter from the Otay Water
District.
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.
(See also Section IV. 1.)
8) $~w~r
Impact
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.
Mitigation
Prior to any Sectional Planning Area Plan approval, a Sewer Master Plan shall
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 part of the EastLake Greens project, EastLake Development
Company has negotiated an agreement with the City of Chula Vista. Through this
agreement, monitoring will be conducted at EastLake Development's expense to ensure that
the capacity of the existing 15-inch sewer trunk line in Telegraph Canyon Road is not
exceeded prior to the construction of alternative means to transport such sewage.
Finqling
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) Hvdroloev/Water Oualitv
Impact
Residential and commercial/industrial development could increase the
impervious cover by 30 to 85 percent over natural conditions thereby increasing the
amount of surface runoff, a potentially significant impact.
11
OCT 1'~ ~'5'- '
Runoff discharges during large magnitude storms (10-year to 50-year storms)
can be expected to increase approximately 15 to 30 percent over 1964 levels. Onsite
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
Sectional Planning Ama Plan or Tentative Map stage (as determined by the City), and shall
be reviewed by the City of Chula Vista, City of San Diego, County Flood Control District
and owner of the facility.
The project applicant may be required, as determined necessary by the City, to
install drainage facilities or to pay for a share of the necessary .drainage improvements costs
in Telegraph Canyon and tray River downstream from the project site.
Prior to Sectional Planning Area Plan approval, detailed hydrologic analyses
shall be conducted by the applicant to determine the size, capacity, alignment, and design of
any flood control facilities necessary to.protect the site form a 50-year storm flow and to
mitigate the downstream impacts of any increased rate of runoff from the site.
Flndine
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.
~ Imnact
Visual impacts may result if the proposed high density and commercial-
visitor/commercial land uses are not adequately designed or buffered from adjacent laud
USES.
Development of the Olympic raining Center and along the ridge line in EastLake
Vistas may result in urban intrusion on the viewshed of users of Lower tray Reservoir and
that of the nearby regional park.
As a designated scenic roadway, Wueste Road may be affected by the
development of visitor/commercial uses adjacent to the Training Center. This use is
inconsistent with the City and County objective of preserving and enhancing the scenic
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
..... )CT 19 '89- ~5:',i~ ~ERCE~
P.
14
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.
ll) ~
Impact
No major geologic constraints to development are known; the engineering
properties of the soil and bedrock materials, topography, surface drainage, and anticipated
relatively low degree of seismic risk offer favorable conditions for site development.
Several ancient landslides and possible landslide features cover a minor percentage of the
project site.
Existing surficiai soils tend to be expansive in nature and unsuitable for
foundation supports. These soils also possess a high runoff potential and are moderately to
highly erodible.
M~tigafion
Implementation of sound construction practices, in conformance with existing
Building Code standards will mitigate any potential effects of compressible alluvial and
colluvial soils. This includes the removal of surficial soils to a depth of 2 to 3 feet.
Findin~
All significant impacts will be eliminated by virtue of mitigation measures
identified in the Final EI~ and changes incorporated into the project as set forth above.
12) (~ultural and Paleontolodcal Resources
Impact
One known prehistoric archaeological site was tested; it is significant per CEQA
criteria. Two historic sites have been identified as not significant.
There is potential for adverse impacts to significant paleontological resources
during construction of the EastLake II2/Olympic Training Center project. The significance
of these impacts cannot be determined.
The significant prehistoric site will require a data recovery program as
mitigation.
A qualh'~ed paleontologist 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 E1R and changes incorporated into the project as set forth above.
13
13)
Impact
Potentially significant noise impacts associated with the EastLake iii/Olympic
Training Center project were calculated using the Federal Highway Administration Stamina
2.0 Noise Prediction model. Vehicular-generated noise levels would exceed 65clB(A) in
areas adjacent to Telegraph Canyon 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.
Specific mitigation measures shall be developed during the Sectional Planning
Area Plan environmental analysis. It is anticipated that these measures will include walls
and/or ben-ns between roadways and the potentially affected land use, and the use of
enhanced building materials. The noise mitigation plan, including a monitoring program,
shall be developed 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. INSIQNIFICANT IMPA~I'S
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:
l) 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. THE RECORD
For the purposes of CEQA and these findings, the record of the Planning
Commission and City Council relating to these actions include the following:
1) American Ornithologists' Union. 1983. Checklist of North American Birds. 6th
F_3Jtion. American Ornithologists Union, Washington, D.C.
2) Arroyo, Manuel. 1989. District Planning Engineer Otay Water District Planning
Engineer Otay Water Dis~ct. Letter to City of Chula Vista re. Draft EIR for
EastLake 11 May 19, 1989.
3) Atwood 3.L. 1988. Speciation and geographic variation in black-tailed
gnatcatchers. Ornithological Monograph 42. 74 pp.
14
--3CT 19 ~89 1~:£6 ~ERCE*~ P.16
4) Atwood, 1. 19g0. The United States distribution of the California black-tailed
gnatcatcher. Western Birds 11:65-78.
5) Beauchamp, R.M. 1986. A flora of San Diego County. Sweetwater River Press.
241 pp.
6) Burcheil, 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, lanuary.
12) City of Chula Vista 1989. City of Chula Vista General Plan Update. March.
13) City of Chula Vista, 1982, 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 County General Plan - 1995, Part XXIYI,
Gray 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 Envkonmental, 1989. EastLake Greens SPA Plan and EastLake Trails Pre-
zone and Annexation Draft Supplemental EIR, April.
"'-~ ~,,d sensitive bird species in San
23) Everett, W.T. 1979. Threatened, dectining -,..
Diego County. San Diego Audubon Society, Sketches, june.
15
-:3CT 1~ '8~ 15:27 ~ERCE~
~ - -' ~:~hwa" Administration (FHWA), 19,82. Noise Barrier Cost Reduction
24) ~cacra~ r~ j. .
Procedures, Stamina 2.0/Opuma: Users Manure.
25) Grinnell, J. and A.H. Miller. 1944. The distribution of the birds of California.
Pacific Coast Avifauna 27.
Holland, R.F. 1986. Preliminaxy descriptions of the terrestrial natural
26) communities of California. State of California, The Resources Agency.
27) Jcnnings, M.R. 1983. An annotated checklist of thc amphibians and reptiles of
California. California Depaxtmcnt of Fish and Game 69(3): 151' 171'
28) JHK & 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.
.. i ed checklist of North American mammals north of Mexico.
1..982 . Re~s _ A,:.u. ,,n,seumTexasTech. University 80:1-22.
30) Munz, P.A. 1974. A flora of southern California. University of California Press,
Berkeley. 1086 pp.
· Distribution and dynamics of San Diego County
31) Oberbauer, T.A...177,9M ~ a...~i~ San Diego State University, San Diego.
grasslands. Unpuonsnea ~vt.~.
32) P&D Technologies, Inc., 1989. Draft EIR. City of Chula Vista General Plan
Update, March.
33) Powell, B.$. 1989. Planning Engineer, NBS Lowry Engineers. Personal
Communication May 18, 1989.
34) purer, E.A. 1939. Ecological study of vernal pools, San Diego County. Ecology
20:217-229.
1986 Cactus Wren. In A.R. Philips (ed.) Known Birds of North
35) Rea.,.A.M. . ;,~, r~o,,,,,~ useum of Natural History. P 119.
Miadle America. t-mt ~. ~,, ..... M
e. nest site, and territory parameters of the black tailed
36) RECON~ 1987. ,H_.o.._m..e oran~e. Rancho Santa Fe Highlands study area September
gnatcatcner poputanun u, · ' '
. s ecies of special concern list: an annotated list of
37) Remsen, V. 1978 T~..e.p.., ,.~__:~ Western Field Ornithologist, Museum
declining or vulnerable mras m
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 Increase by
Fund.
16
,~.~,- P.18
JCT 19 '89 l~.au *ERCE~
He etolo ical Society 1980a Survey and status of endangered and
San Diego rp . g , ' .... ..-~-- ;- ~.,~ ie~o County. Prepared for
42) ' ' es nadvm
threatened species ot reptu Y ......
Fish and Wildlife Committee, San Diego Department oI Agncmture, ~ 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) Tale, J. Jr. 1986. The Blue List for 1986. American Birds 40:227-236.
45) Tale, J. Jr., and D. J. Tale. 1982. The Blue List for 1982. Ame~Scan Birds
35(1):3-10.
46) Thorne, R.F. 1976. The vascular plant communities of California I.._~n
Symposium proceedings-Plant communities of southern California. June Latting
(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.
C Services, Inc. 1979. Envkonmental Assessment: Migael to Tijuana
50) WESTE . --- '-0, 9~0 KV Transmission Line. Prepared for San Diego Gas
Interconnectlon .v'roj,~
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.
.H 1987 The ecology of southern California vernal pools: A
53) Zedler..P ' ~'- {l R Fish and Wildlife Biological Report 85(7.11). 136 pp.
community prom: ..........
Also included in the record are the following studies prepared for the EastLake Planning
Program:
1) Draft EastLake I Planned Conununity District Regulations, Second Amendment
(March 1989).
2) Draft East Chula Vista Transportation Phasing Plan (lune 1989)
3) EastLake III Planned Community 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) Documentary and oral evidence presented to the Planning Commission and/or City
Council during public hearings on EIR-86-4 and the EastLake 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
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 October 25, 1989 Page 1
10. Consideration of Mitigation Monitoring Program for EIR-89-9, General Develop-
ment Plan for EastLake III/Olympic Training 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 HI/OLYMPIC TRAINING CENTER
EIR-89-9
MITIGATION MONITORING PROGRAM
IN ACCORDANCE WITH AB 3180
OCTOBER 1989
~3D~D~ 9~:9T 68, 6T
MITIGATION MONITORING PROGRAM
Thls mitiation monitorin, g. prO~nterram is p,repered for the City, of Chula Vista for ,the
EastLake ~?)lympic Training project to co~pl~, w.tth ,AB 3180., which .re. qm~s
public agencies to adopt such programs to ensure erxecuve ~mp~ementauon ox mitigation
measures. The following program is a framework to latter he developed into a
comprehensive mitigetion monitoring program. Th. ese .co. mpreh, cns, lve monitori~ng
~ro~rams will s~rve a dual oumosc of verifying completion o~ me rniugauon measures mr
~he~oposed p, rojects and ~.e,~eratlng information on th.e. effectiveness of the mitigation
measures to guide futtlre decisions, Thc program includes,
· Monitoring team qua~.tc.an.'ons
o Specific monitoring acu~nties
· Reporting system .
· Crit~ia for evaluating the success of the rnitigat;on measures
Th,- ~ro~osed ~roiect encompasses 1030 acres and includes two primary components: a
Gen~ral]3¢'velo'p~ent Plan and annexation of EastL~ke IE (and annexation of the E~stl2ke
Trails ~ro~'tv) into the City of Chula Vista. The General Development Plan for EastLake
III fur~h~ref~es and focuses the provisions of the Eastern Tcrri!ories Plan to the 1030-
acre ~roiect site. The General Development Plan includes two residential neighborhoods,
Eas~ak'e Woods and EastLake Vistas, an expansion of the existing EastLake Business
Center, and an Olympic ~aining Center complex with support uses,
Thc entire EastLake III/Olympic 'Pralning Center' site lies east ,of the currant City_limits,
within the County of San Diego and within the C~ty of Chula V~sta's Sphere of Innucnce.
Discretionary actions related ?,o th~ pro~ect include pre-zoning and annexation of the
property to thc City of Chula Vista and a General Pl~ Amendment/General Development
Plan approval. ,In add, tie.n, a d.e. velopment agreement, and p.u.b!~c facllmes planmng a d
assessment dismct formation will be required, A Pubhc Facfimes Financing Plan will be
prepared for the EastLake Woods and Vistas components of East. Lake ]III. Ultimately,
additional approvals will include Sectional Planning Ama (SPA) Plans and tract/parcel
maps prior to construction of the proposed land uses, These additional approvals &re not
analyzed in the SupplemenuO Environmcn~ Impact Report (SEIR) prepared for this project
and will requ/re subsequent environmental review
AB 3180 requires monito~ng 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, th~ monitori.ng program fort EastLake IE/Olympic Training
Center specifically addresses the following wnpacts:
· Land Usc
· Transportatl.o.n. and Circulation
· ServicesfU~lmes
· Visual Resources
· Geology/Soils
· Hydrology/Water Quality
· Cultural Resources
· ~dr Qu~ty
· Noise
· Biological Resources
· Socioeconomic Factors
· Fiscal Analysis
A monitoring team should be identified once the mitigation measures have been adop~l as
conditions of approval by the City docision-m.a.k, ers, Managing the te .a~'n would be the
responsibility of a Mitigation Compliance C.oordtnat~r, (MCC)., The ,rn, o. mtorin.~ ?cti. v.i~fi?
will be accomplished by environmental monitors, environmental spec~al~s~s, ar~
While s~ecific aualificafions should be included in t,h,e adopted monitoring program, the
monito~ng t~am'should possess the following capabilities:
· Inter~.erson. al, dec!sion.makin~, and ma, nagement skills with demonstrated
expenence tn working under Irymg field ctrcumstances;
· Knowledge of and approciatio.n for the general environmental attributes and
special features found in the project area;
· Knowledge of the types of env, ix~nmental impacts associated with construction
of ¢ost-e~ective mitigation options; and
· Excellent communication skills.
The responsibilities of the MCC ~hroughout the monitoring effort include the following:
· Overall implementation and management of the monitoring l~rogram
· Quality con~ol of the site-d6velopman, t monitoring team. .
· Administration and preparation of daily logs, s~atus r~ports, compnance repons
and the final construction monitoring report. .
· Liaison between the City, the applicant, an.d the a]~p.li.cant~s c. on.,tract.,ors._ .
· Monitoring of onske, day-to-day construcuon acuvmes, mciumng me 0~cuon
of environmental monitors (EMs) and environmental specialist (ESs) in the
understan, ding of all permit c. onditions, sit.e.-spe¢ific project requirements,
construction schedules and eavu-onmental qu.a. lity con.tr?l effort. . .
· Ensure con~ractor knowledge of and compliance wlth all appropriate permit
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?.l.ate project
environmental conditions or that reprise,hr u.nsM~ .or dangerou, s conaluons.
, Maintain prompt and r~gular con~.,.,umcation w~th the o.ns~te EMs, E. Ss and
project applicant personnel responsible for contractor permrmance anc~ permit
compliance.
The primary role of the Environmental Monitors is to ~rve .as an ext?sion of ~.e .MCC in
~erfo.mgng the quality control functions at the construction s~tes, Their responsthxliues and
t~nc~ons are to:
a) Mat'nt,~in a worklng_ knowledge_ of the EastLake. III/Olympic 'Praining Center
permit conditions, contract documents, construction schedules and progress and
any special mitigation r~quiremcnts for his or her assigned construction areal
b) Assist the MCC andprojoct c.o.n.struction contractors in coordinating with City
of Chula Vista comph'ance acnwt~es;
c) Observe construction activities for compliance with the City of Chula Vista
permit conditions; and
d) Provide frequent verbal briefings to the MCC and project applicant and assist
the MCC as necessary in preparing status r~ports.
*BDaB~ S~:9I E,S, 6I ±30
The ~rimary role of the Environmenta! Spec!ahs,t.s_i~s. to prov. i,de ,cxpertlse when
cnvir~nment~lly sensitive issues occur, and to pmwde direction for rmugation.
Prior' to an construcuo' n activities, meetings should .... take place between all th,e p.artics,
involved to~nitiate thc momtoring program and establish the responslbihty and authonty or
the participams.
An effe. ct~ve reporting system must be established prio.r ,to a. ny monitoring efforts. All
,~r~ involved must have a clear understanding of the rmugaUon.me.asures as ado~pted ,and
~'"'-" ' ' - ' ns must be distributed to the articipants of the momtonng .?ffort, .t ,ne. se,mat
these mlugatio . ' P' ~n l
would haYe a complete list of all the mitigation moa.sure adopted by ~e City wouia c ude
~he C. ity of Chub ¥ist.a the MCC, and .th~,,¢0ns ,tr, uctio, n crew supervise, Th_~_M_..C~.C_
distribute to each envtronmantal slleclallst an/l environmental member a st~;~;~n; u~ o~
mitigation measures that pertain to his or her monitoring tasks and the appropriate tlmo
frame that these ngtigations are anticipated to be implemented. In addition to the list of
mitigations, the monitors will have complianc.? rep, on forms wit.h e,ach mi .fi..g~tion written
out ~ the top of the form. Below the stated rmt~gation measure, the rorm wut ~ave a series
of questions addressing the effectiveness of the mitigation measure, The monitors shall
complete the report form and file it with the MCC follow_lng the. ir monitoring activity..'l'h~.
MCC will then include the conclusions of these forms into an interim and final
comprehensive conswaotion report to be submitted to the City of Chula Vista. This report
will describe .the rr~. j. or .accomplishm, ents~ of the monitoring p, roffram; su, mma~,'ze p, _ro~b_l~m._s
encountered m ach~ewng t,he go.als et ~e program, evaluate solutlo,B.s .cleYeiOp¢C~ ~o
overco..m.e problems and prov!.d.~, a list o.f re~, onm!_._.?nclation.s for, fu_.,m~_ ~..o,.n.~,_t~n_n_g~_pr~o_,gra~hs~
In .,addi,'tlon, each m..onitor wm ee requ~rexi to tut out .ana .su~mi; .a ~uy
dady. log report will be used to record and a.ccount tot me monltonng a
momtor. Weekly/monthl. y ,status reports will be gene.rate.d from the claily logs and
compliance reports and will include, supplemental mate,.nal (i,e., mem.oranda, telephone
logs, letters): This type o.f f~dback is esse. nt~a.l for the City.of Chula V~sta to confirm
implementauon and effectiveness of the miugauon measures unposed on the project.
Tl},e. fol,Iowing text includes a sun~n, a~, of~e project, impacts, a list. of all the associated
mltagat~on measures and me momtonng e~rons ncezted to ensure that the measures ~e
adequately implemented. In most cases, the language of the mitigation measures
incorporates methods for monitoring,
Land Use
The project will resul: in ,dev_e!opme.nt_of curren, fly undevelope, d land (pr?viously ,analyzad
in MEIR I/1-03; EastLake Plannea t~ommumty approvedm 1952), tnto a mixed-usc
community consisting of the following uses:
· Residential: 438.1 acres (2008) units
· Industriah 91.5 acres (research and manui'acturing)
· Commercial: 45.8 acres (15.0 retail and B0.$ visitor commercial)
o Public/Quasi Public: 175.0 acres (2~ acres school; 1~0 acres OTC)
· Parks & Recreation: ~g.4 acres
· Open space 169.0 acres
Proposed land uses are generally consi,stent w. ith t~ July 19.8.9 City ad,opted O. en~ral P. lan
Update, .although GDP project approva! reqmres a ~eneral l~lan ,,,~mena.m?.nt .club_to mi. nor
changes tn land use densities ancl school and i~ark revised locations w~t~ln tl~e ~.astLaice
Woods and EastLake Vistas neighborhoods. Other potential land use impacts include
incom~atibilitv with adjacent uses, specifically and especially.sensitive open space .o.f...the
Upper'and Lo~ver Gray Reservoirs (immediately east of the project site). The compaut~ll:ty
impacts can be mitigated by project desil~n and m.easur?s, propos.ed h_cr~in~ (i,e. ietb,ack~
landscaped slopes, etc.), in conjunction vnth selecuon o~ Alternative ~ treier to ~.ect~on ta
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 .assecia ~.t~d with trifle, pu,bli¢.services, and
air quality have been identified in the followang sections of th~s momtonng program.
Measures to minimize land use compatibility impacts are recommended as follows:
1. Future planning/im, plementafien stages, of the project (i;?.: SPA,Plans: te. ntative
maps: site plan review) shall comply w~th apphcable p,o~caes ano regulations set
forth m the following documents, as deemed appropriate and necessary by the
City Planning Director:.
· City General Plan (Update) and Es.stern Te, rritories Area Plan
· EastLake PC Regulations.and/or Ctty Zoning Code
· EastLake l~Olympic ..T~ai, '~ng Center GDP
· Supplemental I~IR - Mitagalaon Measures hexein.
2. Land use com. pafibflity of th.e pr?Sect with adjacent la~,d u.ses, sball be..ens.ur, ed by
sensitive .deslgn and buffenng (x.e., walls, fences, pnysl, cal s,eparat~on/siopes,
landscap:ng) created at the SPA Plan level of proJect tmplementat~on.
Specifically, each SPA Plan shall delineate areas of land use compatibility
concerns, and establish guidelines and regulations to verify compatibility, as
decreed appropriate and necessary by the City Planrfing Director.
3. Special sensitivity !n design shall be given (identified in SPA Plans) to the
following areas: adjacent to Upper and Lower Otay Lakes, Salt Creek Corridor
and oth~ natural or recreation/open space areas; along the empl.oyment park
northern bound.a~_; at the southern edge .o.f Orang.e, Av.e.nue adjacent, t,o the
commercial area, and along Wueste Road adiacent to me wsxtor commercla~ area
~see also Visual Resources and Biological Resources sections). This measure
all apply 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 to establish consistency between the proposed EastLake III General
Development Plan (EastLake Vistas and East. Lake Woods portions) and the General Plan
Update. Any amendment of ~e .General Plan Land Use Map should be combined with a
refinement of the Eastern Temtones Area Plan to reflect the policy aspects of the land us.e
revisions. It should be noted that the OTC portion of EastLake III has been approved v~a
the General Plan Undate adolation on July 11, 1989. Therefore, the General Plan
Amendment xs required for the ]~astLake HI G'DP excluszve of the OTC poruon.
Alternative E Durin~ urel~aration of this SEIR, refinements in project design have been
created-~uto red c~ variG-US' po'tential impacts, especially reg~rdlng compatibility with a, djace, nt
uses and open space buffer concerns along the qtay..L es ycs,t?. bou ,d 'y 9 ec.t
eastern boundary). These refinements nave resulteo m ~es~gn "Alternauve ~,' ~ect~on o
of the S~IR prov!des a detailed description, illustration and, compar!ison of Alternative 1~ to
the proposed project. Alternative E generally proposes an increase zn open space along the
east project boundary (buffer to Lower Otay Lake) and various residential density
refinements. Consequentl% iroplementatiou o.f Alternative E won!d, in effect, mitigate
potential land use compad~ility conflicts, spemfically along the project eastern boun&~y
~dja~ent to Otay Reservoh's,
It shall be thc City's respo.n, sibility ,to ensure ,that all .pha,s?..of the project implementation
a~ in compliance with spphcable City regulations arm gmoeunes,
A qualified landscape ~rckitect shall be responsible f~.des!gning ad~uate .bu~f~s, as .w.ell
a?. sensitive, design features, for the areas defined in mmgat~on #4,.to mc saus~act~on of mc
Ctty Planmng Director prior to the SPA Plan app. roval. The City, shall ensure that the
des!gu guidelines ar.e adopted and a landscape architect monitor the }mplementation of the
design features dunng the gredi~g and construction phases of the preject.
~,,- ~-, ~o. ,-~,~-lete revisions to tbe Eastern T~titories Area Plan concurrently with, or
~',~th~%'it~y's¥'"~$proval of the lunendment of the Oengal Plan/.and Use Map,
Transportation and Circulation
The project will generate 65,3.00 average da!ly ,vcMcle trips ($27100 trips to external
...om~o...~ ,~ieh re.resents a st~nificant conmbut~on to future roac~wa, y traffic in
A'%'~'gr"s'l-~'oje%t of the Ha;tern Territories Transportation Phasing Prog~ra.m
project traffic and other ongoing development were co .mpre. hensivel.y assessed ~,n. Au.g~s.t
an8 October 1989. Roadway improvements to offset ~teve~opm~nt nave oeen mcntmea
and allocated to the TPP phasing,
pp-,~,.r,~ ~d e~mnl~tlve tr ' ~enerated in the future can generally be mitigated,by
..................... affic.. . . .. ..
,.~,.]~l,,{,~, ~mnrovements of the City Bastem Temtones TPP and add~.u.onal rmugauon
............... ~--BIR 89 9. If im rm;ements are formulated, accepted and ~mplem~nted by
recommended m - P
~C~v at futtwe olanninl~ stages, all impacts could be mitigated to an. acc. epm,ble lev. el.
~'~ loc~t~vork ir~prov~ments, ndroadway segment or intersection xs esumat~ to
exceed LOS C in the future, provided mitigation measures m'e implem~ted,
FTh~ clrculation imorovemants recommended in the TPP as pertaining to the E~astl~...ake_ I.II
fo% ~7.~ o.,-m~gzed below (refer to Appendix A Chapter 6 of me SBIR for octroi). It
recommended that at each level of plannin, g (SPA Plan, ten, tative map) th.e warranted,T.P,.,P
improvements be conf'mmed and updated, ff nccessm'y, Th~s could be verified by pcnod~c
TPP updates and/or wansportation mitigation monitoring,
4. Mator $1~eet improvements shall be phased in conjunction, with. the deyelopm?t
f ~he various'vortions of EastLake III. The fo!lowing three pn.as? pmn,
priofitizes local study ar~a roadw, ay tmprovcmc? ]projects.to m. eet .tra. ,ve~ o.cmana
generated by EastLak~ IH, Thejmprov, cme. nt o~ mes.~ maior cucumuo~
roadways more .spemfically defines when loom roactw, ay ~mprov.cmenm snoum
occur under th~s EastLake III development phasing scenario, subject to
confirmation and approval by the City at which time each phase o~curs.
~33~3~ Ds:gI E,8, 6I 130
Phase I Development: Begin ?,astL_ake Woods; Begin l~.ss~ake Business
Center II; Complete Oly~c T~ng ~cnt~,
Phase I Improvements Prior to or Concurrent with Development:
1) ~ns~ct ~ge Avenue bctw~n SR-125 ~d Olympic P~ay inifi~y
as a four-lane ~jor s~et. Cons~ct ~ge Avenue between Olymptc
P~ay ~d Wucs~ ~ve as a fo~.l~e ~ass I collector.
2) Wi~n Tele~ph C~yon Ro~ be~een Hunte P~kway ~d ~e Eas~&e
Vist~ ~p Ro~ w a fo~-l~c m~or s~et.
3) ~ns~ct SR-125 be~een Tele~aph Canyon Ro~ ~d ~ge Avenue as
a fo~-lme ~eway.
4) Cm~lete ulmm ~s at ~e Tele~ph C~yon Road In~mh~go (P~
~ov[fle~ Confi~%n "P~le B )"'.
Con smct a temp~ .half ~amond intemhange to t~ipate' ~R-125 al
~e ult~a~ nSht ~ ~ecuond ~ps of ~e ummate m~
~ge at t~s l~afion.
6) Cons~ct Olympic P~kway as a fo~-l~e ~]~ s~et.
Phase II Development: Begin EastL~e Woods; Complete Eas~e
Business Cen~ 5; Begn EnsUe Vistas; Be~n Co~-Vi~ Cen~m
Phase II Improvements Prior to or Concurrent with Development:
1) Widen ~mge Avenue between SR-125 ~d Hume P~kway to a six-lane
2) W~en Telemph Crayon Ro~ be~mn the Eas~e Vista L~p Ro~fl anti
Wues~ Drive- m a four-l~e C~ss I collator,
3) Consmct Hunte P~kway between Tele~aph C~yon Road ~d ~e n~
boun~ of Eas~e ~ to a fo~-l~e maj~ ro~.
4) Widen Tele~aph C~yon RoM between SR-125 ~d Lane Avenue to ~
eight-~e pine m~,
Ph~e III Development: Complete Eas~e Vista; Complete Comercial-
Visitm Centem
Phase III Improvements Prior to or Concurrent with Development:
1) Consmet a southbound SR-125 ~ eastbound ~ge Avenue loop ~p,
· ~al residential and indus~ial collector streets sh~l be constructed to full
recommended s[a~d~ds at the time ~f development of each p~cel. The
r~omend~ mm~m~m ro~w~y e~assxfieation stand.ds for each s~eet on or
ne~ E~e ~ ~ xgusmt~ m ~g~ 4-6.
8'd *18~t* ~:9~ 68, 6~
· Intersection improvements shall be implemented as out.lined in Appen,d~x A,,
Chanter 6 of ~e SEIR (pages 6-~ through 6-7), Spe. ctfically, Appenaix
~ - , '' · *rh
Tables 6-1, 6.2 and 6.3 delineate minimum mtersecuon geomemcs, ese
requirements shall be applied to subsequent planning stages an.d co. nf' .u~c..d. at
the S, PA Plan md/or tentative _rr~.p approv.~.s, as deemed app~p'n.ate cy me city
Engineer. Further, Table 5-2 in Appendix A of the 8EIR md~cates that the
following signals are warranted in the immediate area:
1) Telegraph Canyon Road/EastLake Business Center Parkway
2) Telegraph Canyon Ro ,a~astLake Vistas Loop
3) Orange Avenue/Olyrn~c Parkway
The above three signals shall be installed at which time the City Engineer deems
approp~ate and necessary, based on future detailed planning stages (SPA Plan
or tentaUve map) traffic analysis.
The following traffic control measures and operational improvements are
available to further enhance intersection operation bcy~ond t.he abo._ve
recommendations. These mechanisms are recommended by the project
engineer to be utilized as necessary, and required as warran~d, .based u. pon }~he
di~'cretion of the City traffic engineer and on future momtonng and tramc
assessments.
1) Signal t~n'~g plans co, uld be adjusted as the traffic, volume,s change (during
peak and off-~eak periods) to keep thc study area mtersecuons operaung at
peak efficiency,
2) Signa! phasing could be modified to further optimize intersection
operations.
3) Double right turn lanes or. free right turn hines could be added to improve
intersection Levels of
,~) Pedestrian movement could be restricted or rerouted so that free flow right
turns or other cr~tlc~ movements could be made un.pealed
the above measure). This alternative could also inciud,e the ~rowsmn of
grade separat,ed~ pedes~an overpasses or underpasses to link neighborhoods
and ¢olr~l~er~[ Uses.
All traffic rakigation measures sh~l be com. pleted prior ~? c,?~p!etion of
to SPA Plan approval and recordauon, all me measures ana~ ce mcorporatect :nto me nna~
project design to the satisfaction of the City of Chula Vista. Field monitoring is essential
and shall be conducted by Environmental Monitors and Environmcmal Specialist where
applicable. The comprehensive monitoring program shall detail a specific schedule when
the individual measures arc to be implemented.
Public Services and Utilities
The project will result in an increase in demand for services and utilities (evaluated in
Section 4.3 of the SEIR), and will necessitate construction of various wa*~er, sewer,
~chool, p~rk and other facilitics to serve, .the 2008 rcsidences,,, OTC and other developmenT.
,~,,~-~,ed Al1 m'oi~ct-soeciflc votenual tmpacts can be r:~tigat~ by. meas.ures re.eluded m
Section 4.3 of the SB~R, sonic of whlch require further a. nalysl$,, du. nng suose.qu? t
planning suiges and reffmement of facilities' plans, The project's conmout~on to cumulative
imp, acts reg~linE water supply and,non-renewable energy ~so ,urees cannot be feasibly
m~tlgated ~o below a l?elof, sigmficance; these cumulatwe impacts arc considered
unavoidable and cumulauvely slgrdficant
War~r Awilsbility
5, l~or to any SPA Plan app.~, vol within EastLake III, a.Wa~e.r Ma..st,er.,Pl .i.m.. ah,all
be prepared by the apphcant and a~proved b,y tnc ~ty ~uollc wo,rics
Dopanment Thc Mas~er Plan shall dchneate project spcc~flc and cumulauve
water demand, facilities proposed w service the project and funding
mechanisms proposed.
6, Wa~er conservation me,ur.cs s_hall .b.e inc_.c~,~or?ed.a.s feasibl,e in.w..all,si?
desitin in consultation w~th the Otay water ~suuct l~l,c ,asures snouio
use ~f reclaimed watcr for irrigation;, maintenance, of mm~mum water p.ressur~.
levels within residen,~ial umts;incorporauon of drought tole?ant v.e~e?.tion aha
naturalized landscaping; and use of low flow and wa~r dficicnt pmmomg.
?. Pri.o.r. to issuance of gradinl~ permits, ,~heproponent shall verify that waler
facihttes proposed shall adequately serwce the project, via approval (will-serve
le~cr) by the OWD of all plans and specifications.
Sewer ~e~vices
8. A sewcr Masler Plan shall bc preparexl for EastLakc III/OTC or for each SPA
Plan within EastLake III, pti,or to any $.PA .Plan approva!, to assess i.mpacts.
resu 'n~ from increased service dcmana an~ to ensure aaequat~ service ~
..... in ,. n will be rovided. The stud shall include a cumulative
wastewater ~rea~e t - I~ .... ¥ .... lative
assessment and l'ecomlllendatlons ior nuuganon aha nnancmg o~ cumu
iml~roYements, An al;reement with,the .d,eve}oper for fundinl~ and/or
con'stmc~ion would b~ a lilcely implemunung ml~gauon.
9, Development of the OTC will ,r~l,uirc e_x!cnsion. ~a sewer~Irunk l~'mc ~.th.e site
and future up]~rading of t. he ex~stinl~ 'l'eiegr. apn ?nyon aewer lrun~ Line !o
nrovide additwnal capacity for users. T.h~s facility shall be implemented m
~.contancc with direcllon by the City P~bhc Works Department.
Bduca~ional Facilities
10. Schools proposed for development within EastLake HI shall be adequately
sized w the satisfaction of $UHSD and CVCSD, to house any additional
students generated by the implementation of thc BastLak~ IH GDP.
11 .......... lo~nol ~itin~ .... flocation, confliurafion, size etc) and design shall bt subject to
$UI-ISD an~VCSD approval and s~ale standards, and shall be approved prior
W appropriate SPA Plan approvals,
12. School implementation, site dedication, and funding shall also be coordinated
with the appropriate disxrict per state law.
13, ad~mmt~ orovisions for high school facilities shall be confirmed prior, to
i'~s~u'~-c~'~f'any building perr~its, potentially redt. u. tring p, ayrr[.ent ,of fc~s or other
means of support, as negotiated by SUHSD aha me project aeveioper.
Police Protection
14, ~ an interim/short-term basis, a private securi~ force shall be co..ntra.c.te.d
v~: :--- re that olice rotection is available to the 0~ wttnm me
uuhzed to ensu p P
threshold slandard.
15. The security force shall coordinate with the City to ensure adequate police
~curity.
At urojoct build-out, the increased demand for police services shall b.e.met b.y
16, the;~ty Police Depa~i,,~¢nt. T. he developer may be req.uir~, t?,.pamclpate m
funding of additional staff/serwces, as de~med necessary by
Tr~,,sition from the urlvate security for~e to Police Department Service shall
17, ~,-~ at which time d~e City Police Departmtm is able to provide sczvice.
Fire Protection
18. Interim fire urotec~on services fei' the OTC and other early ,developed .areas of
[[;'alte shall .be provided by pr.oper!y ura?e,d, .ons, ite. pnvat_t__or~._vo_i~.u.n.t~
19, The OTC shall provide medical staff to ba~dle onstte medical emergencies.
Transition to City emergency medical .services shall occur when and if the City
Fire Department is able to l:U'ovide servxce.
20, The required communication facili,ties (tower and/or antenna) sh,~.l be in place
urger to the opening of th~, ,Olympw Training C~nte. r, .The f~ihu.'¢s, oo_.uld be
[c~nrM at the Olvmuic Training Center or in the Eas~e t or ~as~e urc~ns
[le';-e'lo'-p~e~ni. F~ci~ity require~nents shall be determined by the Cxty, generally
proposed at this time as a s!te at an elevation of 600-800 feet, with access to
power and appropriate security.
~,,n,-t~rm imuacts to ftre and emergency medical services shall be mitigated at
21. build-out by ~muact fees (paid per requzrements of the City, p.nor to ~ssuance o,f
¢~ildinm u~uit's) which ~,ould provide funding for ne.w equ.~pment, personne~
and fac~i}ies reqt~ired to service development on the pro3ect s~te.
Prior to SPA Plan al~provals, adequate fire and emergency response ti.,mes (2?
22. _..- · :- '
City threshold criteria) shill be continued wa approval by the Chula V sta wre
Department.
Parks and Recreation Facilities
23. The project shall comply with th.e, City of Chula Vista local parkland
requirements as set forth by the City P~ks and Recreation Department,
Confirmation of compliance shall occur prior to approval of each SPA Plan
w~fifin ~as~e I11,
Libra.~ Services
thc Easter, .Temt ,o~ies wo~d mitigate xmp~ts to liorary,servlcc, s.
.f .urn..,r miugation is. n,ccessary, Regarding imple, mentauon, prior to issuanc,e.,of
building permits within EastLake HI, construcuon of the 1.0 acre site facility
should be confirmed and scheduled to serve residents on an appropriate
implemcntation schedule.
Energy Supply and Conservation
althouah no m~iect-sl~ccific significant or adverse impacts to energy apply .arc
2~. ~'c][~d a's ii result of project implemcnt, a. tion, ,t,hc Energy Conservatt.on
~ti~ of future SPA Plans should provide mmgation measures to
implemented as pan of thc project. They arc as follows:
, Install landscaping that provides afternoon shade, reduces glare,
encourages su._m~, cr brazes, discourages, .winter .b?c.z, es; ....
· Conso'u.ct sufficte.n,t overhangs or provioe ror snao~ng oewces on ail
rcsldcnual units which would block the summer sun from window areas
but allow winter sun;
· Limit outdoor lighcin8 after 10 p,m;
· Locate deciduous trees in yard spaces adjacent to large windows to
block summer sun, but allow winter sun;
· Reserve solar access an.d. allow ~,assivc energ, y systems, incorporate
bicycle and pedcs~an ~rails to facilitate non-vehicular travel onsite.
O~hc~ Ul~fies and Servkes
No adverse impacts ~o the provision o~ utilities or other s~,rvices would be associated with
furore buildout o~ the p~o~c~t a~a, and therefore no mitigation would be recruited.
~fi~.0;: Wa~er mitigation measures shall b~ subject to review.and, impleme?atio,n,by
qualified landscape sm,h. itect and,a qualified hy.d~., logis~. Thc lanascape arcmtectts~ anu
hyd.rologist(s), in coordination w~th the City Pubhc Works Department, shall prepare the
Water Maste~ Plan. The conservation measures discussed in mitigation measure #fi as well
as the recommendations from ~he Water Mas~¢r Plan shall be incorporated into the final
pm~ect d~sign prior to §PA Plan a. ppr.ovaL Once the wa~er imp .ac.t mitigation measures are
d~tailed, an ons~e field mom~onng plan shall b~ csmbhshed to ensure proper
implementation of the Waer Master Plan.
~: The sewer ~aster Plan analysis shall be conducted by the p.ropone_nt.in
coordination wkh the City Public Works D'cp.aru'nen~. The. r¢commendauons
analysis shall be incorporated into the final pro~ect 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 thc sewer Master Plan,
The City Public Works Department, in compliance with mitigation measure #9, shall give
the sn~/~cant direction in es'tablishing an acccptable way to implement the necessary sewer
i-~v~};~e-r~e-~ts.--The design feat ,ures~hall be,{ncorporated onto the Final Project Plans and
field monitored to ensure proper uuplementauon.
~..~,'m~l I~Aeili~es The Cfm Planninl! Devanment, appropriate school districts and the
project proponent sh'~'--'--"'"'-'"~all meet t~ satisfy ~e cd'ucational m/tiffation measures prior to SPA
Plan approval.
Police Proteation: The City Planning Department, Policc Depar~nent and ~c project
~ ' - ' ' Ct 11112 at
proponent shall establish the level of ~e. pnv,a, te security necessary for the pro~],~ -.
what phase of the project private security will no lonter .be needed before .C.~ty p,ohce
services a~ able to service t.he project ~ea. Compliance witil the adequacy ol t~te pnvat~
security system shall be momtored by City staff.
~: A short.term fire protection and medical services plan shall be established
between the City Planning Department, Fire Department and the project proponent to
established adextuate f',u~ and medial s~rvice, to !.he I.~,. jest, This Plan shall be approved and
implemented until sera,ce nexis can be met ny me ~ity,
psrk ~t Recreation Facilities: Onc~ the SPA P, lan }s ,submitted to the .~.'ty, the ,Open Space
Coordinator shall ensure that the proposed prolect ~s In compliance oath the City parkland
r~uirements prior to recordation.
~: No mitigation monitoring pro/ram is necessary,
Enerz,/Su~lv and Conservation: The City shall c .o~:l./nate with the.applicant to estab,lish
(including thbse listed) conservation measures to b,e lmplemente.d l..n .w the final prob..ct
design l~rior to SPA Plan Approval. The conservatton measures sn ,ail ne apparent o.n me
anorTov~iate vroiect l~lans and finally monitored in the field b,y environmental monitors.
~_~'mpliance s' hail beg~.-ified prior to issuanc~ of building penmts,
Other Utilities and Services: No monitoring pro/ram is necessary.
Visual Resources
Proiect. development will pe,rmanently change, thc ex~stmg, . nature character ,o,f the s. ite to a
.......mlxed-use ur[~aroan communlt!/. .... Aesthetic and visual tmpacts, can be mlugateci, to an
insignificant_ level on a project-specific, basis by .scnslttv¢, deslg,n,, landscaping and.
space buffers. On a cumulative basis, the project will conmbute to an unavmaaoie
cumulative impact on the existing nature character of the site and s~'rounding area,
26, Guidelines and. de,sign criteria shall be c.reated via the SP.A Pla. n process, to
mits ate potent~l visual impacts of the. proFc.t. Subse, q.ue.nt plans ?,?,,,
ma~i and site vlans) detailing pwpos~ compliance w~th these guiaelmCS wouia
cn~ure that significant adverse vis, ua! i,mpacts within the proj,~ct site ar~
minimized. Desi/n guidelines and criteria revolve site design, building setbacks
11
and height limits, landscaping and buffer/edge treatments, among other
techniques.
2'/. Special consideration during SPA Plan an.d site d?ig.n shall be. given to areas
adjacent to the Stay Lakes, Salt Cre~ corridor .at?a o~r ~atur..ai
~nsitive areas O.e., parks, s~hools), to e, nsur~ ratlgano.n o~ aesmeu, c
impacts to those natural and recreation areas, to me extent teasluic aha
acceptable to the City Planning Director.
...... :- -'-- '~astLake IH ,,roieot shall utilize low-pressure $odiu.m
2g. L~evelo merit wltnm ~,n~ ~ l.' ~ . ·
~P"~'" '----- :- outdoor areas to the extent feasible. Re{~ardi.ng u?s in.
. po~r,,,~ ____ o,,,'-;-1 consideration should be g{ven to night-time hthting.o.t
tlle vl~.. m~.,.~,~.... ____,_ ...i+~. +~,4s re,,uirement Consultation Wltrl
SDOI~S activities to t;ompiy ~v,~, ~,,, . -t - '
l~it. Palomar and Mt, Laguna observato.n, es .m. ay u.c warran.~ u.u,,:,~
CEQA implementation/documentation to identify ana mitigate ughung Impacts.
See Land Use monitoring section for implementation of mitigation measures ff26 and 27.
The low-pressur~ sodi.u.m vapor (LPSV) la .re. ps shall be incorporated, into. the .final proj.ect
design. Also, the applicant shall consult with Mt. palomar and Mt. {.,ogma ouservatones
prior W SPA Plan approval and the potential impacts the OTC may have on night-time
lighting.
Geology/Soils
technical ¢onstra,nts onsite (,.e., fault traces, ?,xpan.sive o,r ewes!ye
cOa~° be overcome by standard me.a. sures pro. posea..nere, ln a.no at
stages. No significant impacts will r~sult ~ter mitigation is eon$1ocrea, no ~umumuv~
impacts have been identified.
Geology
....... --~ ..... ," -,-d en-ine~rin~ geology investigation specifically for
29. EastLak. e ,II/Olymp,c Trak. rang ~¢nter sh.all.be con~d_~¢~dfitnOJ..rOiect~esigl.
A aeUuiea SUvSU~ ~,~, ~,. = rovide adin ,
foundauon, a.n. dc.onstruct.~on recomme, n?uons, pn.o.r. .
Such an investaganon will include at a rmnunum me tollov, ung:
· Drilling, loggin, g, and sampling of dOll holes to evaluate the bedrock
composition anti s.tructure;. ........ .*.. ~.a ,.~..~..~ in ~eas of
· Excavation, lo,,ring, aha samptl,ng ox test pxt~
suspected landslides or fa,ult traces.; .... '-'- ---'-ecrin" characteristics
In mltu and laboratory tesllng o! soils to estaollsa
· Preuaration of gr~iing specifications and foundauo,ndes~gn, cn!cna~
· Definition of areas where slope buttressing may uc requureu anu provide
buttress designs; ....
. Dctcrmlnation of the r.elevancy of ground-w, ater conditions in relation to
grading and slope stabil!ty and ,p. rovidc subdram require ,mcnts;
· Definition of areas r~qulring ~oil removal and recompaction; and
12
· Recomtr~ndations for seismic design parameters.
30. The desi and conm'uction of building, s.sh.all, be i.n c?nfon~, anc. e with .th.o 1.9.76
Uni£o~Sr~g~uilding Code, effectively mmumzmg,.t? naz?? o! grou?,s~al~.ng
on th~. sits. The potential for liqu?faction o.r .culicr.,$ntaal compa, ctto. n c~un.ng
mitilatsd or eliminated by follow, m~ recommendations pr Y
rcco~nmended geotechnical investiganon.
- - -~ ....... ~.- ancient landslides durin~ futu.re geotechni~.al
31. ^reas. toun~ t~ ~,,~---,,.. .
investigations shall be stabih~d by bu}i~ssing ~.nd subdraln installation or
removed and r~comp .~.?d during~ gra~.'.ng,opera~. OhS.
aro?o large to be stabilized are ~ouna in mture mvesngauons,
designated for open space use.
Soils
32. The surflcial soils do not r~prssent a significant ¢ons~aint to development. Tile
u er la ers shall be r~moved to a depth of 2-3 feet during initial, construction
PP.-- ~-.,.._.. ........ .,a,,,a ~-adina nrocedures and replacing with competent
compared fill.
35. Consl~uction sits erosion shall be lessened through erosion control measures,
· ' ' to avoid peak
maintaining vegetative buffers, and timely planning of denudation
rainy seasons.
G~ology
......... · ---~ --";--"fin- oeolo
'llle(le . - -.,.~ .... :-,- .~,= ~I~IR miticmtlon measures m the
?;;;a,,tia re~:~n, the subsequent r~ommcndano, n? snai~ o~jnc, orp~at_.~a..
~;k~;d~n Yield monitoring shall be conducteo oy a qtlannea geoiog~,t
~op~r implem~tal;on of the adopted mmgal~on measures,
Soils
A.quah. fi~ g¢ologis?,h.al! field mens ,t?r during the grading phases of the project to ensur~
rmfigauon ro6~sur~ ~r~z is ~mp~emente~ properly,
'onal control measures shall be developed prior to the adoption o.f the SPA.Plan .by the
Ero,s.lo. .... ,---'*- T~e measures shall be monitored by an envtro, nm.~ntal mo, re, tot. to
quanne~ ny.aro~op~ ........ __~_~ ,._ .; ....u~,a h,,drolo~ist ar~ lmpiementea aunng
en~nre that Vile measures recomrncnacu uy
~h"~g and construction phases of the pro~ect.
Hydrology/Water Qualit~
Development of the site will result in an increase in runoff to downstream areas, Since the
site is locat~l at the headwat,er rcgions.o£ the thr~e draina~e.ba.sins, onsite flooding is not of
concern. Downstream flooding potenual, impacts to the Olay i. axes area and water quslity
impacts would result, requiring flood control improvements and drainage and runoff
GT'd *3Dd3* '3E:'3~ G:3, 6I &So
........ ~,...~n. ~,-~tn,~e and wa~cr cluality conu'ol plus ~,r~u~ at lair
:-~'~r ' ~; __._: ...... ~-, ~-,~,s to level of mst~fic~cc,
S~a~ ~age
......... ~--.-, ..... · -lans no snecffic meas~s ~e pr¢sentc~ to
Wtthout aetatl~ aCSlg~ o~ u~v~uv-,~,,, ~ . ,. .[[ ._,._ a....~ ..... , of ,he site.
_ .. · _. -,.-....m ~, subiect to review ~d approval of }he City o~
3l. ~p~lnC pro~eu~ ~,~,a.~,,~* ~ ..... ~ ........ ~ San D~c°o Flo~
;~i;~t~-~otc ~a: ~CO has disc~on~ app~va a~T
~."~hcn vro]ect plans ~ r~viewcd, th~ project appllc~ts,
" . '. .... : .....*--"*n basins onsitc to ensure mat pc~ runo~x
-.q - - ~-- -'- -:.~ followm~ development, do not cxc~ p~evel~p~cnt
~9~s ~ ~ [~_~. ~_.... ~ .... .a ~ i ct in,cate ~at ~-mane
~ezs. ~ P . · ss Tole a h
..,.,,~a ~e ~restcd onsttc by ~licmg small e~th~n dams ~cro~ . _~
~;~g~ilt Creek, T~e~e l~es could be des~gn~ to De c~:ecuvc -~
~n~on bas~s,
~5, Plans illus~a~ng ~nage flows ~w~ Omy L~es sh~ b~ prepped by, the
appl[c~t at ~e ~PA Pi~ ot ~nta~ve mup stage (as,de~n~ by ~e City),
~ shall be rcv~ew~ by the ~ty of Chula Vista, C~ty of San Diego, County
E~ C~I Dis~ct ~d the o~e~ of the fac~ity,
.............. '~ be refund, ~s de:e~ned necess~ by the
~6, 't'? project a~cam ma~ ~,~
~ty~ inst~l ~ai~ag~ fac~li~es ~ pay f~ a sh~ ~f ~e nec~ss~ ~anage
~m~rove~nt costs mTele~aph C~yon ~d Otay R~ver ~wns~eam from th~
pmject s~te.
to a ~v~ of e~ SPA Plan, det~eo ny~olo~ca ~ays~s wm o~ conouct~
,~ ~in~ the size, ca~ity, alignment, and design o~ any fl~
~ ~T'7": _~..~ ~. ~tP~: ~e site from a 50-ye~ s~ z~ow ~ to ~tzgaw
~ downs~c~ impac~ of ~y m~a~ rate oz mu~ -~-, ,,,~ ,,
Wa~
38. $p~ific pro~ect plans, prepaid concu~n~ly wi~ 5PA Plan(s), for
~ag~ into p~y L~es and ~ wamwater r~clama~ion pro~ shal be
subject to r~vl~w an~ approval ~y th~ ~WQCB and th~,County,H~alth
D~p~ii~ent. A~ ~a~ umw, th~ project apphc~ ma~ ~e ~qm~d, to ~v~n all
suffac~ runoff ~om ~ban ~as away fro~ ~s~o~ ~d res~cl ~e use of
wast~wa~r for ~ganon on th~ slo~s ~mng into ~
...... ~-: ..... ~ace ~noff ~:o downslop~ na~ ~eas
39. S~e ana ~uos~cE~-?~. y .... , ....... ~-~,~1- as dete~n~
sa~s~;to~.bY ~e City Public.Works Dep~ment. ~ereposstble~
should be ~cted to s~mble ~spos~ ~eas vta nonemsive devices (~.c., paved
sw~es ~d sto~ ~ns).
14
...... - ..... ,~ ,I;,~C~ surface waters away.[rom
' hall bc des~§ne~l to ~m~ '",'i. ~ '
40, P~ ~nage s - - ~--~ .... f~ines. For c~ ~as, a
~icnt of ~o.p~?t sna}l ~c ~a~ '~ina~c ;attcms a~pro, cd
~e ~me ~ fine ~ng should be mam~ne~ ~ou&.u., -.. ......
. ' h~l ~ lac~ ~der ~1 ~l l~ons in ~xistin,~,~na~e co~?S,at
~nun~ ~ pot~u~ ~-~ , _..iff2. ~-fions in~ca~ on me approv~
field d~ng ~nt ~ ?ncra~ ~u?~,, .~- ,
' hE1 be ~ns ~tcd ~d app~ved by thc
~n~ vlam ~e sub.an mstgla~ ~,._.~..? Drainage devices
~ ~epage f~es.
42. ~osion Con~l: Slopes sh~l be plated with a~pm~ate ~u~h~-r~sist~nt
, ' s r~o~cnded by a land,ape ~chltcct ~emate~y renewing
v~gc}auo~ ...... ;* .~.r.i~aa~*a, htavv ~oundcover combined
~ng. ~lopcs snou~ no~ w ....... o L'~L~i.1 ~lnne f~lu~s. ~mer-
~i,h ~er-watedng is a pnm~ source o~ ~u-,R, ..... r-_--~...~.
....... , , , - ._..,~ ~ ~.~.a audn~ ire r~ny season. ~-~,~
con~ll~ ~gaupn snomu ~,~* .... . = .
~ ~nage devices sh~l be installed m comphance wah ~c r~u~ements
~e City of Ch~a Vis~
43, Malnten~ce of Dr~nage Devices: Orad~ b~s, swales, ~ea ~ns, and
slopcs ~ designed to c~ s~ace water ~m pad ~as and
bl~kcd ~ des~oy~. Wa~ will not bc allow~ to pond m p~ ~eas, ~ over
top ~d ~w down ~ ~ na~ slopes.
44, So.ecs of uncon~ll~ watcr, !uch a~ lc~y water pipes, ~ans, or swiping
~ls, shal bc ~atcly tepid ~
' s cons~ct~ to aah ~d protect slopes, ~clu~ng b~hcs: be~s:
4~, Dew~e , . , ,,...:...~ -~d down ~ans sh~ oe mmntan~
~te~on basins, te~a~ ~s ~tl uua~ ~,
, . d in ~i~ul~, shall not be a~owed ~ clog ~ ~at wat~ c~ flow
regul~ly. ~ ~ ~ ~ ~--:~ ~-,~*,- will be mmntaned to p~vent
b~ or o~ bl~ka~c.
Ground Water
No ~flgafion meis~es beyond those in Sections 4.~,2, 4,6.1 ~d &6.2
nec~ss~,
water ~ality con~ol 91ans shall b~ condu~t~ by qualified (City
S ~cific ~nag~ a~d q , - ---- ~ ~ - ~ ~n~ to SPA PI~ approval,
~;rov~) hy~olog;sts, Thes~ p~ sa~, ~ *~mrlet
ese re ohs shall be accompani~ w~ ~ mgnitofin
reco~¢ndati°p~.~5~ ~1~ im~ entcd ~oushout ~ pl~mn~=plcmenmuon pn~es °'
ensue ~ey ~e e:xe~v~.~ ----rle~
15
Cultural Resources
One import.an Ora and Sw¢¢twater l~ormatrons o.n?e are cons?cr~,Q_o_~ .......
The .§.eo. log.~c !Y .-,--:,--~ -,,-,,,,~ces, Potenual ~mpacts to tn.e? rc~ou~,,~ ,,,~.
sensmvlty tor.paieonw~_~, ..,,o,,,-...~, low a level of signincancc.
midgat~i by salvage and mo~tonng acu,au.- to be
Mitigation.of impacts for impon~n, t cultural r~sources (SDi-797.6) s.h.all .be ac?i.cwd through
. r b conducting a data r~covery program. At tins nme tt is ?xpect~l a
either avoidance o Y · ,,a Th ~ro~tram shall follow these guidelines:
data recovery program will b~ conduct,,..._e ,-- __
--,. -aa-ess D imvortant research questions as
cove rogram S~ll ~u~ ; ~- ,
46. The da~ .~ . ry p ___ ,__ ~.~, at thc City); and 2) include a phrased .da. ts
Oropose~2 in .-- ..... ~--.~-~ oltg SDl-86~ conducte~ tor
-- SuCll as ~ai usca ior pr~m~-~ o lc
l~covery pro .g..rf~n., ~.. -~:- -~.~a o,~,,,~ach employed a random samp
excavation in ¢onjunctloB with · io~
' s, The data recovery pro, gram ,s.h,onld be_in accorda.nce w. it~h
lm .dden. area - .- .~-- .,.,-m,*oric sites within Salt Idreck Ran.ch ana ?alt
regional appwacn. ~o .,. l'.",":' ~,~mnr~h~nsive undcrstandi.ng Of tilese
1 ProJ ,ts, ?lo. .Sg s a o,
Barly period Sites relatively aanm cm;u ~,~,,~ ~, - ~ o
Ivlitigation of potcntlal paleontological r~sourc~s can be conducted by thc following:
· ' uance of a mass-grading p~rmit th~ de,vcloper shall prcs~.nt a letter to
47..,l~ri,%~s~¢ Chula Vista indicating th? a quahfied
~"~ .'~'N Z'-----. --. ,~'e resource miugation. (A quaime~ paieo.nw~v~._~_, .,,~.
l~taine(1 tO i;~r~y uu~ -, ' Or eolO WInO is
' ' a MS or Phi), in aleontology g gY
an individual with ,
d~fined as , mucs.
familiar with pal~ntologtcal procedures and tnec~ q )
A aualified l)aleontologist sh~ll be at the pregradc meeting to consult with the
4g. 'g~a'~ling and ~cavadon contractors,
..... , __.:.... o~.o~ ~. onsitc at all times during the ?iginal cu~.ng~
'9. A. plli_~...~otuOsl~Vgl~aidi~l~lr~l~ ;~'~l~*Ilts Of the,Otay Formation to, ,nsp?t cut~s
ol pr~.v~y~u~..:~, The .~wectwater Fon'nauon should b~ moratoria on
time basis, (The areal dis~bution of these formations is summarized on the
,,^al,~oic.l may of Kuper 19'/-/,) (A paleontological monitor is d~..fined a.s .an
~'~'~,'~ whghas exncrience in the collection and salv,age o.f fossn mat .~...,ais.
~l~l~ontolo/ical ~onitor should work under the dsrectlon of a qualified
paleontologist.)
ils are discovered, the paleontologist (or pal?,ontoloij,cal monitor)
50. When foss _ ___,,...~:..~, ,t err or halt aamg to anow recov,ery
-,--- ~-- .qowea ~o ternpo~am~ ,~,,~., ..iv , _ _ ~ _,_, ~_..~. .... verm~
~"~" "" "~ . · -:---~., .~-~-~r. S~ause ot'ute poicnum w~
of fossil remains tn a u.,~.~ ·
of small fossil remains such as isolated mammal teeth, it may be necess~.ry to
trot up a screen-washing operation on the site.
Fossil r~malns collected d,.~n.' this salvage pro.gr.am should ,b~ ,¢l.eaned,,so~d_,
51. and cataloged and then w~th ~e owner's perrmss~on, aeposlteo in a smenuuc
16
53. Disturbed areas should be hydroseeded, landscaped, or developed as soon as
possible to reduce dust generation.
54. Trucks hauling fill material should be prol~rly covered.
55. F, nforce a 20 mild-per-hour speed limit on unpaved surfaces.
.... ~ ....... ,*,,,-,ion eauioment that is equipped with modified
56. UtiLize n. eayy .. Y. ........ ~,--,,misslons control.
~)lIlbUStiO~II,IOl lnjecllon ~y~mss~
~ · i erin b an envh-onmental moni.t.or
,:. ,,.,ll,v mitigation measures shal~, rexluu~, field ?~_n~.__~gJy.~ -hases of the site. This
monkO'fin, g effort .will rcqutr~ me
ensu~ daily compilance,
Noise
~ · - -:-: .... ~ ambient noise levels in thc project
Proj~t tzaffic and ur .n d~], .p _ ,.,,,,,,,~,,Iv, affic volumes on nearby roadw, ays (s,
vicinR . Based on proj.~c .w~. tum.ru "~ih'T"[,',~,,, locations onsi~ will require noise
Traffi~ analysis contained in this SEI~,j,
, , · c, table nols~ levels at pzoje~t buildout. Acc,ptabl.*,
lltt~ atlOll me~ll~$ tO l'~al[ze ~ p ..... ~-~ned ~t the SPA Plan and sulxhvlslo.n
,,~,4,~ levels will be attained by m~.asur~ .. _ ,._ ,i,~ ~nd/or bmldm design, etc_..).
['~s'Ci.e., buildi, ng. se. tbacks, l__n,°'sea~a.tt~onU~la°;$~ta~ a~'~lg-d~-in order.
Further noise analysis is r~.q. um:u },-,~- 'on. U on implementation oi. Ia. nh.er
...~o,,,,,,, n~eessarv for ad~quat~ noise.allen.anti .... J-P~-- nvolect ~d cumulative
9"~°..T-~ "i~i.~;,inB inl and onst~ nmse rmug~uun,
,rexl.u % , ._., o of iaslantneance.
, · · -- , -, ...... antlclnated on land uses proposed
tcmlall significant, exterior ann lnt.??_r_n..o..1.s.e~t¥~n ~{"~thods for mltlgat{ng thcs*
........... itc exterior noise impacts d~¢ to vehicular
~.: Pete · Y,__x__~ ..... ,,,,,-osed bv the General D?elo. p,,me,nt .P.l,an
~7, : ntiall Sl~!nlllcant
trifle, al g,p ark and recreational, a school s~te, and re.sidenu~t) SBa.
(i,e., industrial, p ..... . · ubs¢ uent, site specific, noise
analyses to ~e conoactem a~ m,
.... conslructing a wall and berm bet~vecn the roadway mid the
mlt~gat~.o,n ~.nvolves~ ,__~ _,, r~nee detailed development plans are .pres.ent~.d
potentiai.ty !mp.a.?~ ~)~:_"i"--'~i'[~ -lans (i,e., pad eleva.~.ions .relative.
for gastb.aKe .11! ~.ncm. ma[,~,_-~'2~i~s of buildings, an addition"' acousu?ai
roadway el.c..va, tions) ~?._ec~nmeucifi~*c~lv uantit futur, noise tmpa.cts..
analysis wm oe r~qutr,..u .La .r----x~- k.;,~,a ~oy determine the reqmr~ he, gm
elan of furore cono~,,ons can m~- ,~ ,,o,~-. . ucine noise eXl~OSUre to
$. ........ and/or cmh berms m red . _
allcl ~e ettcctlven~ u~
...... -' .... ~ that ,,otential exterior noise impacts.
acceptable leve!s on, sae. It ~s~a.n~.c~[~U,,ses ,~nosed by either the Oeneral
· velo ment m ino ~.u ~. r--r - , , ·
rcahzed from ..o? P. ~. r, ,e,,,,,,ario 4~ could be effectively mitigated to
merit Flail or tne u.r. %o,.~.- ,
Develop ...... ,. .... h the use of walls and/or berms, auequat¢
1ow It l~,tel et slgnlllCance ~rauuB ,
~back of lots and s~rucmres or a combinauon of methais.
18
-32a3' 0~:9I 68. 6I~lD0_,
institution with paleontological collections such as the San Diego Natural
History Museum.
..... :---':~-d for Cultural Resources impacts have incorporated an
The ming . . s are ~
effective momtonng program to ensure to measur~ P
Air Quality
~ . · . ' -" ...... :" *he area. Because the
Project ve. hic!e and stationary emissions w:.tl .mc~ .ase~a-tr,~,~.,,, ';;' .,,.
. n s ace in tile 5,~pita~ ,,ierl, es v, v~ m~.u
nro~ect stte ~s assume, d as opel P - ---- :---~,,,~-,~ in formatton of air quality at.tmn,ment
},,,;a,sts. rrroiect devciopment}_.as..n.o~ °~J~;'_'l'.~.'~'~.,. ,,,i,h City General Plan lana u. se
luna, Furthe. r, the projec.t.O_~_, ,~..,i,v rcsldenfial units and higher n. umbe. r. of, units:
Pd~signation.s, out prop. o~s nl~g,n_~,~'~.~l;~t~ tO a sionificant cumulative atr. quaix, ty impact
Therefore. ~e proj~t is .to. uno v~ ,~,o_,_,,-,,,~ °.4,,, ~na~ement measures will reauce mese
' · full mitt ated. Transport,, .......... . .
which cannot b Y~ .?.g ........ ~-l,-w a level o~'~gnificance.
illlpaCt~ to the ext~nt Ie~$1~le~ DUI nut ye ~,~ ,~
· ' c will be offset by transponatlon/roadway im, p. roveme.nts
On a local ba~ls: p. ro3c~t traffi _ ' · ur¢ aece table roadway .mia lnters~uon_
(renu' as oonuiuons of appr,?~) which w. il,1 ??J, ,,~.~. ,~,~, . nollution mapacts will
,___~_ired . · ' that otealtlal lol;~ ,~ or-,t, air r . , ·
levels of srxvic~...This.~wl_ll .v~,~ e??,,.~rcr.~ rca local construction-related air quality lnlpacts
mitlasted to an mai meant 1~.,,,. ,, .... ..e
~m-~l-~'b¢ mitiga~l by proper construction
Regional Qir
.' · for the mitigation of air q..uali_ty presented as part of .S~ ,Dic. g_o'_s
There are four basic..ta_ct.?,,s ,,,o,:, '~'~,,o,, ,,-,~ traffic flow improvements: naesnanng,
attain?em plans tR. r~._~ i:,o¥~._. ,.,.,,,o~r~[ed, incorporates traffic flow ~mprovements
bic cling, anci transt!. 'lne p,roje.~,t, ~.~__~ .,,.~.~ --,nalizationl and bicycling. Intersecti.ons
(e.gY., ro..ad ~nsU~.~nw, or~dt~W~maC~nnlt?ma'it ~v¢ls ?.f S¢~.ic¢ C, or bert?r,
e,ffectexloy m,e proj -,, ...... oc- trails and parkways to
provid? an integrated .s.ystem ut ~p~- °r,, -,
pedesman and bicycle tratnc.
. . _.,., e~. air ,,ualito impacts tttrou.gh the mixed
In addition thc prelect r~uces me pot~.num :,,, '~ - .'
land use conce t w. hich can red,u, ce ve. hlcle mpa. However, since the prelect, as proposes,
was not inclu~pe~ in SANDAG s Series V and VI growth forecasts, further meisures are
' ' ' tO
warranted. The most obvious and effective measur~ to further reduce emissions ts limit
, ' of development. Because this is not under consid~ratlon in this analysis, other
the d~_nslty ---a, ,-- i,~olementcd as orotect development occurs.
Stx~cific nleaiures ShUnt o~ ~--r
Th- ollowine measures shall be adhered to, subject to approval by the City, to reduce
short-term pollutant emissions.
..... -. ...... reduce fugitive dust; emissions
52. Use watering or other oust pamauvc~ ,,, ,- . o, .
reductions of about 50 percent can be realized by :mptementauon ox
measures,
17
..... -'-- --:-- ira"acts shall be mitieatecl, thi'ough
55. In~. potentially ~n .... ,_,_... ~n dBrA~ in restdenual areas
~ ' X~l"i01' nOlS~ leVelS tO D~I. Vw ~v '~
the rcducuon of c
' ' c oration of standard build~ng mat?rials), or .~ou. gh. th?
of enhanc, c~ t~ml~n$ ma~c.n?_~..,~:~,:~-,~-~ conduced of the SPA Plan leveh
et~l~d stte spccmc aco. usuc~ m?y?,o- ~' w it will be attain~L
d . . th~s reducuon ~s neces.sary and. ho. . . .
shall idenufy .wh~e ......,,__ ...a~ -~,~mrc reduc~n~ mtcnor nmsc levels m
perfermanee o! c~ccuv~.?ug-au,?,,~ '_~.' ._ ~ ~uT~,~ CNBL or below.
singlc-famil}' ,and m,ulttp?fa_m.._t!~_u_nJl,~o l~i~"f~;~ d~elopment of the
Pole aly I~n ......... ~.cO.p,{seenariol)landusesshall.b¢
~PF~,,e. tlvelv mi~l~a~. ~o DelOW a t~ ....... ~,..i,
~oi'"s~-b'a~'ers arid approl:n'iate buildlns mawnais.
. · · onitorln~ snd Renorfini. Once a final noise mitigation plan has
M~tti, suon M ; , , ~ ~.~:.,, ,,.~-~; ~ the caw of Chula
Vista is r~uxr~, to ~..m,.plc_,m..~n..~,~ :,' ;~i[e'i's-s~u-lJlv Bill Number 318.0. (df¢cu.v.c
l?~ram ,to ,c~o~o~P, iy ~-h~s ~r~r~t~[1 be des. ignid to ensure, compliance
january t, ,?oi~: . ¥ -?- ....... ~ to vcnfv that the rcqmrea measures
the proposexi m.ttlgatlon r~.a?~:_.,;~.,,?,,t Sm-acts to below a level, of
oi..mr~nce, To fulfill the miugation momtonng req. ...... ~ --,-,~,r CNBL
;iP~";~;~'r~ction of the site and prior to occupancy, m,en~ ,-,~ -~,,~,
measurements shall be conducted in the field to determine whether the
ap~opria~e barrier/wall positions and home consmic~ion materials were use~l
ise levels to corn ly with .the City's .and Sta~,e's sumdards. Th?
at,eh, ua? no _ __ allfled acousncal en~ne~ us, ing a
momtonni shall be ~v .ndu.c~-x:l ~y.' qu .... ,-- o~nu,,icsl analysis. '~h~Ty~ld
- ' ' t US~ tot In~ ..........
level monltl~r, similar to tlla . . ' w b the
souM on form for revuey
moniwrJ~$ results shall bc documented m written rep
City.
Mitigation measure #59 will satisfy and be implemented as the monitoring effort for the
potential noise impacts.
Biological Resources
...... , ...... · and/or sensitive exist in the soudler~, si~.
Onsite rcsourccs defined,as, molo~c_~.m]~,~ou~'~lant and animal species
with the coas. ta s.age scm · _ -~ ~.l,-.l~,,-,irnllv sensitive ILl'CaS aS open space, ~nct uctctiv
by guaranteeing ac desig_n~at~on ut u,,~,,,, ....
of the east-west access roa~,
Thc desired effect of the following general recommendations is to buffer and protect
scnsltive hablms and the wildlife, and to prevent further degradation of the habRat during
and after the construction process.
19
'e3];~$* Tt~:gI 68. GI Z_-~O
to :
Imp.acts to native vege~tion adjacent to grading ar~as would be
certain consmu~on pracUces, ~s outlined below.
. -. -,~.,m,~ ~hall be rcsu'ictcd to thc grading
60, Hcav uipmcnt anti consu'ucu, o.,n_ .,ac.u..vJ~t~'~educe direct impacts to native
ve§cmuon. · .........-'.~-:.. ,I.e limits of graamg, .c~.nsu'u '
cons~cUon, ,~u D%.L%p~' [?~-..,~.~; ~'~,.,~ction ac~viues shall be mo~!tor~
~ fla~ed bY a quallneo mv~v~/-, ."~::,TF.~- ........ that m'adin~ acii~iles Go
not affect addittomn acreage, ~u~y ~,,,,,,., ~ original
operations will rcqu. ke that .th~ contractor replace, all .h. abita.~ to its
condition, as dceraca appropnau: by the City and project bxologlst,
61. Areas designated as open space shall not be grubbed, cleared, or graded, but
left in their natural s~ate.
, ' ' ns of the reject,
ware of s eclfic restncUo P .
further identified tn thc field onsite prior to. , s
Contractors should be fully awar~ of the senstuvttie and rcstrictions prior to
bidding.
· offmiti a~ing si~ntfic~t impac.ts to bi°l°//,'c~°at~'rci~-s~
means g . yaiuae~e
Ol~L~llt~, The ~ - - . .-.ce which encompasses ~.e most ,
scnsiuve species onsi~e.. ~'~?-~";d[-_-;_.__2W -.~o,,en s,,ace must also De prcscrvco
thc s~nsitive resources.. ,merem. Jn!,~_~'~l'[,l.s'as o[~titned abovc, and the exclusx.on of
adherence to respo_n, sio. I!,C°~,su~?~°-n~;~,i~s are ~,rovtded in an attempt to .n~,'mmize
the cff~ts o~ ',he dcvclopmcm -, ,,l.'~,' -r
63, In thc event ~at a fire or fuel break is deemed necessarY, plant species u~l in
this area shall be noninvasive, so as to rcdu¢~ impacts to remalnin~ native
...... ,-- ~ .... hiolooical standpoint arc low_gro ,win~,,
vegetation. :~ultaDle specl~ -,,:,,, ,,
moderately fil~-r~tardant spemes such as prostrate coyote bush
pllul~t$ var, ptldaris).
· h shall be allowed out, side tb?,fire or fuel. break,
64. No cleanng of,brus ...... . ..... .J ~ ~e sxtiYe haoitat areas, In gcner.~,.mc~
fu¢lbre~ cle.an.n.§ w}u v.,~, ~}~._~o~ ~om the buildint pads, The wlat,n or
limits oi me IUClDI'~SX WILl DY ~,~-'.~ -fffowin , fire-retardant species.
the fuelbr~ak may be reduced by the use ~. low ,,
65. Plants in natural areas within thc project s boundaries shall uot be trimmed or
cleared for aesthetic purposes.
, ' ' e lint s ecles
m hshedwlthnatw p . .P
Reve~eta~ion of cut slopes shall b.e ~..c.c,o~.p,~. ares. Suitable species include
66. , '~ onsite or are ~YP~ ,,.,
which presently eec.ur.. · · .,----~--.~ flat-to~ buckwheat (Eriogo~,l~
California sagcbru~sh ~.~rt~rnl$1a C~tjorns'~;t'~uin ~,,¢llifer~), and S~m Diego
a~ctcuIamm ssp.$asewu, latum), blac,k sag.~ ~'~'~1~1. rhcasures sb~ll
~unflowcr (Vlsuiera lacmlara). If this are~ .. -~.-~ · ,
~0kcn to ensur~ thc exclusion of normative, weedy sp~cles from thc m~xture.
67. A fence or other effective means shall be provided around the natural open
space m~a to prevent adverse impa~ts to biologkal resources from domestic peru
~0
OCT 19 '89 17:131 ~'ERCE~ ~-~ P.2
and human activity. An alternative would bc the p!anting of barrier plant
species that would discourage p?dcstrian activity into open .space ,a~eas..
Suitable species for barrier plantings would be any dense .or thorny snr.uo
species, such as wild rose (Rosa calO~ornica). Nonnative spoc~es would not ~e
acceptable as barrier plantings within open space areas. No. ..active uses shall be
planned in the open space .easements, including building structures or
construction of ~rails through this area.
68. Landscaping around buildi.ngs shall utilize noninvasive exotic species or
preferably, native plant species found in the area..Species present onsite, such
as deser~ elderbe.n'y (Sambucus rnexicana) and Calfforma buckwheat, would be
suitable for planung. .
69. The City of Chula Vista shall assure the long-texm conservation of remaining.
native habitat onsite (wetlands and uplands) by d~icatlng these ar~as as part ox
a permanent natural open space easement.. The .Cit~ sh~l p.l?ce ar!..op, on sp.~¢
easement in this acreage which would eliminate turmex Duilamg acnwty .~.a! m
effect, permanently set this area aside for the presets!ion, of wildlife.
Additional facilities which. .w. ould promote pedestrian acuwty ~.n open space
areas, at th.e expense of wtidhfe should .n. ot be constructed,. Trmls should use
exisung d~rt roadways. Any new trmls should be rewewed so as not to
adv~-sely affect vernal pool watershed areas.
Monitc~n~
All Biology Mitigation measures shall .be iucor~or,ated i.n~. the final, proj~t, design ,a~.d. ~
stated in mitigation measure #60 onsite momtonng snail oe c.onauctea Dy a~qu?m.ea
biologist to ensure effective implementation of all ,the mkiga~ou m. e..as.ures du. nng .me
implementation l~hases of the project. Post construction monitonng shaft ~e conauctea to
verify compliance with landscaping measures..C.o..n, sequentl~, a long-term maintenance
program shall be established prior to issuance of building pernuts.
Socioeconomic Factors and Fiscal Analysis
The project will house a~pproximately.5,422 people in i~ residence.s, contributing slightly to
demands on public services and utilities. The commerc!al, industrial and.OTC .~.lated uses
will ~rovlde employment opportumties, a beneficial impact. The project w~!l have an
overall positive f~sc~l impac[o- n the City. No significant negative socioeconotrac or fiscal
impacts'will result from project implementation.
Population
Potential cumulative adverse impacts, c. ould be mitigated by, a reduction in the proposed
number of dwelling units. No other rmugation has been idennfied.
Housing
No significant impacts would occur and therefore no mitigation measures are necessary.
21
]CT 19 'S9 17:31 +~ERCE* ~ P.='
Employment
No significant impacts would occur and therefos'e no mitigation measures are necessary.
Fiscal Analysis
N,o.si~ificant impacts are associated with the risc. al asj~e, cts of the p,ro, jectj th.~re.f?e, no
mmgallon is necessary, The project should bc ~onltorea to ass~e posluve liscai et't'e~s,
Monitoring
No mitigation measures havc becn identified for socioeconomic factors: and therefore,
monitoring will not be necessary.
Fiscal Analysis
The EastLake III project shall be monitored for 10 y. ears (or a time sa~isf, actor,?, to.the~Ci~
of Chula Vista) after completion to confirm the positive fiscal Impact projectc~ m me nsc~
analysis. Annual repqns shg.1 be submitted to the City documcnting the revenues and
operaung cost for that ume period. ·
City Planning Commission
Agenda Items For Meeting of October 25, 1989
11. .PUBLIC HEARING: PCM 89-18, and GPA 90-$.
Consideration of Eastiake III General Plan
Amendment, Planned Community Zone; and Development
Agreement for Eastlake III, Eastlake Development Company
A. BACKGROUND
This item involves the consideration of a General Plan Amendment, Harmed
Community Zoning and Development Agreement for Eastlake III, a 1030 acre portion
of' the 3200 acre Eastiake 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 Zonit~g pertains to the entire /030 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 Araendment for 1817 dwelling units which is consistent with
the maximum number of units authorized by the existing Oenecal Plan for Eastiake III
and is also consistant with the mid-point of the proposed Eastlake III General Plan
Amendment; and
2. Based upon the findings attached to this report (Attachment I) adopt a
motion recommending that the City Council approve the Eastlake III General
Development Plan For 1817 units.
C. DISCUSSION
1. ~tatement 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
Eastlake Development Company:
· Provide a 150 acre site ($13.5 million) along the westem 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 Easflake 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 f'mancing mechanism to construct roads, sewer, water
lines, etc. to serve the Olympic Training Center site.
2. "Reduc~_d_d Plan"
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 Eastlake Development Company submittal is
found in the number of dwelling units proposed for the entire Easflake 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 Easflake (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 Eastlake Planned Community Land Use from the August 29, 1989 special
meeting of the City Council.
3. Easflake III General Plan Amendment
The proposed Eastlake III General Plan Amendment involves the following
changes:
Exisfin~ 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 Easflake 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.
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 concerning 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 defining 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 mad 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 Eastlake 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 Planning Issues
In analyzing the Eastlake III project, staff has identified 4 planning issues that
warrant consideration in reviewing the project:
(a) ~ The open space issue has to do with the open space
greenbelt around the planning area contained in the General Plan and
Eastlake 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). ~ 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
Easflake 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
Easflake 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 ddgeline 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, gymnasium,
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. There uses relate more to the OTC then
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 ot' 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 Proposed 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
9
accommodating planned urban development in a sensitive and well-designed manner
consistent with the General Plan plan diagram.
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.
$. Relationship to open space/greenbelt systems as shown on the Plan
diagram.
4. Environmental considerations and natural amenities.
$. 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 III 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 4.6 acres more open space
than shown on the General Plan map and the project is consistent
with the open space 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
l0
Environmental Impact Report on the project found that all project
and cumulative land use impacts can be mitigated to a level below
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 Eastlake 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 m poses no unanticipated Impacts on thc planned
circulation element network. The key amendments to the Circulation Element involve
the following streets:
11
1) Orange Avenue
-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 IH 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 nH" 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 lakes place, the mn-off into the
12
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 finding
their way into the reservoir. Diversion plans will be required as a condition of the
project.
12. Parks. Recreation and Ooen Soace
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 Ill General Plan Amendment totals 164.0 acres, for a net gain of 4.6 acres.
Although the total acres of open space is virtually 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 29 acre increase in open space. Looking at the Salt Creek open
space corridor, there is a decrease of 10.3 ac., of open space, however, there is a 14.7
acre increase of 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 l~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 Easflake
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 agreernem 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
['rom the General Developmem Plan map.
16. The achievement of the maximum number of dwelling units authorized by th/s
General Plan Amendment (1817 du's,) is subject to an acceptable SPA Plan and
Tentative Subdivision map approval.
Attachment
EASTLAKE III GENERAL DEVELOPMENT PLAN
RECOMMENDED FINDINGS
1. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL
DEVELOPMENT PLAN IS IN 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 cont'ormity with the provisions
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 o1' 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 alu/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 Easflake 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
PROV1DE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION(S).
The amount, type and location of commemial
development is described in the General Development
Plan and will be adequate to serve the Olympic Training
Center and the proposed residential (1835 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 Easflake 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 du/ac.)
developmem as part of the Salt Creek Ranch
project which is currently undergoing City review.
10-18-89
PROPOSED GENERAL PLAN TEXT AMENDMENTS
1. Land Use Element
(pg. 1-8)
GOAL 4. HIGHER EDUCATION AND CULTURAL ACTIVITIES
Currently, post-secondary education ia 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 or' higher education.
In ~ddition. the United States Olvmoic Commltt¢0 has designated a site adiacent to the
Lower Ota¥ Reservoir for development of a year-round tr~inln~ facilltv for Olympic
athletes. The facility will function as a national center for ~hvsical culture and athletic
~r~ining. Successful development of the Olympic Training Centor (OTC~ will benefit
r~id~nts and the stature of the city in many ways. It is the goal of the city to
accommodat_e the development of the OTC for use by U.S. Athletes.
Objective 18.
Promote, through the designation of a candidate site and discussions with the State oi~
California, the establishment of a four-year college or university in the Eastern
Territories.
Objective 19.
Promote and suo~ort the Olvmoic Training Center. through the designation of an OTC
site and a~ro~riate complimentary adjacent uses on the I and Use Diagram. and the
~imelv development of the OTC and supplementary 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
landforms and natural features as part of a recreation oriented space network.
Objective -1920.
Objective 201.
Objective 232.
Refrain from development of landform alteration of the major natural features of the
Otay Valley, Upper and ~._~wer Otay Reservoirs, Mother Miguel Mountain, Swcetwater
Reservoir and immediately adjacent areas. Rcouire sensitive design and buffedn~ in
areas desienated for develot)ment in oroxlmitv to Lower Otav Reservoir.
[Renumber Objectives 22 to 28 as 23 to 29}
(pg. 1-15)
4.5 OVERLAYS LAND USE DESIGNATION
Land use requirements of specified districts arc 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 Palomar
Streets. A mixture of land uses are recommended for these areas functionally
linked to the transit facilities in thc 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 Orange Avenue and adjacent to the OTC site. These areas are
intended to be develooed as a Community Activity Center to complement the
OTC facility. The are intended to have a unioue, village character, influenced by
their vroximitv to the training center. Potential uses include: residential, visitor
$~rving. retail and office commercial: and. ~ublic/ouasi-oublic.
(pg. b18)
Table 1-4
GENERAL PLAN LAND USE
Eastern
Territories
~ Total .............
RESIDENTIAL
~ ~Q 3.315 Ac.
Low ,~ ,no 6.986 Ac. -,, .--,~
a ~ ~ 3.598
Low Medium 9~74~ 9.695 o,v..
Medium .,, ' '". A. 1.745 547 ~75
Medium High d77 503 39 6~
High 442 4~1 t-7 26
COMMERCIAL
Retail 927 937 247 2~5
Throughfare 108 ---
Visitor ! !6 13(3 ,.- 20
Professional 255 260 107 112
& Admino
INDUSTRIAL
Research & 2,019 1,319
Industrial
General 375 ---
Industrial
PUBLIC, QUASI-
PUBLIC AND OPEN
SPACE
Public & ~ 2.102 582 769
Quasi Public
Q~ ~73
Parks & ' ~'~ 1.523 ,,~
Recreation
Water 3,120 1,533
3
~A ~q~ 14.499 ~ 11.240
Open Space
TOTAL 44,467 Ac. 23,703 Ac.
(pg. 1-34)
7.2 URBAN CORE, EASTERN IJRBAlq CENTER AND COMMIJNITY
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 SWeets and Third Avenue and Marina Parkway. The major
facilities existing or planned for this area are illustrated in Figure 10-1.
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 si~ 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 Eastl:ake Village center and commercial office area in the
vicinity of Telegraph Canyon Road east of Route 125.
4
Olymoic Training Center. The OTC site and adjacent mixed-use areas south of
Orange 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, ~nqt the Olvmvic Traln~n~ Facility which *~°..*, 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. Th~ master ~lan should integrate the at)vroved develot)ment
plans for the EastLake III t~ortion of the greenbelt with the concet)tual t)lans for the
r?mainder of the greenbelt orolect.
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
5
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 of the Olvmt)ic
~ 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,
Eastl_ake 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. 1-56)
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
37. Olvmnic 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 ~o the southerly side of the
canyon, leaving the northerly portion of the canyon available for an effective and
aesthetic open space corridor.
Crossine Salt Creek. the roadway will bisect the ooen soace corridor which forms the
western lee of the Chula Vista Greenbelt. Further to the east. setbacks and soecial
10~n~tscane treatments will be used to buffer views of develonment within EastLake III
and the Olvmnic Trainine Center as the road aooroaches Wueste Road and views to
Lower O~a¥ Reservoir.
(pg. 1-64)
Wuest¢ Road
Wucste Road is thc third access point to thc southerly portion of thc 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 ~T,...~ ,ho
· ~ .... defining the Lower Otay Reservoir. Low density residential development
will be ~"~'°*~ .... ,~.~ ,.... ~.r ,~.~ ~:,~on... ~ 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 nrovided adjacent to the medium
density residential area at the intersection of Orange Avenue and Wueste Road. South
9f Orange Avenue. an ooen soace buffer should be maintained between the mixed-use
commercial oarcel and the develooed oorfions of the Olvmnic Tral,ln~ Center. Where
tho field areas of the OTC atmroach 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 ridgeline 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 tramit 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, Olvmoic Trainin~ 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 station~ should be avoided if p~:.b!e 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.
5. Thc lakes and reservoirs should be for public use. Private residential
development should not be developed at their ~'~w~,v th* 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~ 3.315 Ac.
Low 206 Ac.
Low Medium 805 ~,v.~ ~ ~ 3.598
Medium 13 547 575
Medium High 8 39 65
High 1-3 26
COMMERCIAL
Retail ~7 255
Visitor 20
Professional & 8 107 112
Administrative
INDUSTRIAL
Research & 222 1,319
10
Industrial
PUBLIC QUASI-PUBLIC
& OPEN SPACE
Public & 82 582 769
Quasi Public
Parks & 38 866 873
Recreation
Water 1,533 1,533
Open Space 20,788 ..,~-~ ~ aaa 11.240
TOTAL 23,703 Ac. 23,703 Ac.
Source: P & D Technologies ~n0 Cinti & 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
acceptable for ~roiects with substantial nublic 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.
Excemions should be allowed for oroiects with substantial oublic benefits, which should
10~ pemdtted st)ecial ~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 low 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 cng 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 Pasco 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 aqldifion, the area adiacent to the Olvmoic Trainin~ Center is identified as a
Community Activity Center and includes areas designated for both medium and
medium-high density residential develooment, north of Orange Avenue. Directly
adiacent to the OTC. south of Orange Avenue. a small high density residential
component is included in the mixed use oarcels.
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 them 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 Iand 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 ~ee fol~r community activity
centers in the Eastern Territories. These centers as well as the other centers in the
general plan area arc identified in Land Use Element, Section 7.2.
EastLake Village Activity Center
Olympic Trainine Center Activity Center
This is the most easterly located activity center and includes three basic comt>onents:
~¢ Qlym~ic Trainine Facility. the adiacent mixed-use t>arcels, and the increased
residential density north of Oranee Avenue.
13
Th~ h-ainin~ facility is is intended to become the maior trainin~ center in the nation for
Olymt)ic snorts (e.e.. water st)oas, track and field, etc.). Activities will include short
and long-term tralnlne for elite and develooment level athletes, seminars, clinics and
c0nfercnces, as well as snorts medicine and st)orts science research. The character of
~¢ facility is intended to be camnus-like, with snorts areas and buildines sited within
amt)le oven svace. While the main use of the site will be for sr>orts trainine activities.
the site will also nrovide housine and dinlne for athletes, offices, laboratories, meefine
moms. varkin~ and storage. Housine cat)acitv could increase from 300 to 1.000
The two mixed-use commercial areas are intended to directly comnlement the trainin~
~ite, Thc retail commercial comnonent is envisioned as a "villaee tvt)e"
area with informal shormin~, dinine and entertainment. It will serve visitors, the
residents of the tralnlne facility and local residents. It is not intended to be a twical
n~ighborhood shonoine center. The Visitor Commercial development is also exvected
to be a low intensity commercial use. vossiblv a semi-destination resort for use by
visitors to the trainlne facility or tourists/svectators attracted to the site. Both the lake
and trainln~ facility will establish the character of the visitor-servine facilities. Office
commercial uses included in this area could house, amone other~, administrative offices
for the QTG or associated nrofessionals.
Thc increased residential density in the area is aonroDriate for an activity node. An
increased nonulation density will helv sunnort public services (e.e.. t)ublic 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
Otay Reservoir as part of the EastLake development. Tke "~'~:""
Salt Creek. Within EastLake Vistas. residential development is shown along the
ridg ~..~ ......~,:.,o~., n~, ........ , ~,e ,~.o ,~.~.on,,o the hillsides but retaining a
e!ine ................. a ....................~,
14
greenbelt space between the residential land use and Wueste Road. ~
residential uses. low-intensity commercial uses and the Olympic Trainin~ Center are
located near the intersection of Orange Avenue and Wueste Road. All development is
located west of Wueste Road which defines the development edae closest to the water,
for the area south of Orange Avenue,
The f'mal definition of the low..~,j'~"~ ..... ~.,,~.~:'~'~*~ 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 ste~ in this process has
been completed with the adoption of the Eastl~ke III 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 visaible along the ridgeline. Specific studies
of the view condition are recommended to be part of the detail planning.
ADDITIONAL CONDITIONS
FOR EASTLAKE III
GENERAL DEVELOPMENT PLAN
17. The total amount of natural open space depicted on the EastLake III
General Development Plan shall remain equal to or greater than the
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 directly
related to and ancillary to the functions of the OTC.
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'**
EastLake IV 844 652 652****
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 1, 3 and
4. EastLake Development Company may apply for density above 1,835 solely as
a density bonus for providing moderate income housing.
***~ EastLake IV will not have a Development Agreement for some time. EastL~!~,
Development Company may apply for density above 652 in accordance with
General Plan Policies when the Development Agreement is processed at a later
time.
Page i 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. 4% 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 EastLake 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 (i0) 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