HomeMy WebLinkAboutPlanning Comm Reports/1989/09/27 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, September 27, 1989 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of June 14 and August 23, 1989
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission
on any subject matter within the Commission's jurisdiction but not an
item on today's agenda. Each speaker's presentation may not exceed five
minutes.
1. Consideration of Final Environmental Impact Report EIR-88-1, Sunbow II
(Continued)
2. 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)
3. Consideration of CEQA findings and Statement of Overriding Considerations
EIR-88-1 - Sunbow II (Continued)
4. Consideration of Mitigation Monitoring Program for EIR-88-1 - Sunbow II
(Continued)
5. PUBLIC HEARING: Draft Environmental Impact Report EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center (Continued)
6. PUBLIC HEARING: PCC-87-39M: Consideration of Revocation of Major Use
Permit for RV storage at 1375 Broadway - Broadway
Equities
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to the Regular Business Meeting of October II, 1989
at 7:00 p.m. in the Council Chambers
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 1
1. Consideration of Final Environmental Impact Report EIR-88-1 Sunbow
(Continued)
A. BACKGROUND
The consideration of this final EIR has been continued from previous
meetings to allow communications with the California Department of
Fish and Game (CDFG) regarding their comments on the EIR. After
meeting with CDFG they have a better understanding of the process
that the City has gone through in the development of alternatives
and the City staff has a better understanding of CDFG's role as a
single purpose agency.
B. RECOMMENDATION
Certify that EIR-88-1 has been prepared in accordance with CEQA,
the Environmental Review procedure of the City of Chula Vista and
that the Planning Commission will consider the information in the
Final EIR.
Also, the attached three pages that delineate an interpretation of
the CDFG proposed alternative plan and what the Cost/Revenue of that
proposal would be, should be included in the response section after
response #3.
C. CDFG ALTERNATIVE
This proposal would retain about 60% of the site in natural open space.
Under CEQA alternatives which are considered are to be feasible and not
speculative or not be implemented. To do otherwise would be waste of
staff/consultant time, money and energy. Given the restrictions in
the General Plan regarding density transfer and dwelling unit type, this
alternative would cost about $106,000,000 to implement but would only
produce about $57,460,000 in revenue.
LAND USE
RESIDENTI,AL
' ' 146 - 6,3 ..... :~'~,are foot lots
[ 1 ·
~2 PLAN
Costs
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 1
2. PUBLIC HEARING: Consideration of Sunbow II General Development Plan
and Planned Community District (P-C} Pre-Zonin~
A. BACKGROUND
1. The applicant, the Rancho Del Sur Partnership, has submitted a
General Development Plan for consideration, as well as a request to
pre-zone a 602 acre property to the Planned Community (P-C) District
zone.
2. Sunbow II is the second phase of a development program. The first
phase, Sunbow I (sometimes referred to as Rancho Del Sur), was
approved by the City of Chula Vista on July 8, 1987, and is now in
construction. Certain segments of this phase have begun home sales.
3. Sunbow II proposes to develop 1946 dwelling units, with 1061 single
family units in the Low-Medium Density 13 to 6 du/ac) Residential
land use classification, and 885 units in the multiple family, Medium
Density (6 to ll du/ac) range. Other uses included with the project
are Commercial, Community Recreation, Open Space and Light Industrial.
4. The Environmental Impact Report for the items described in this
report is the preceding item on this agenda.
B. RECOMMENDATION
1. Based upon the findings contained in this report, (Attachment 1),
adopt a motion recommending that the City Council approve the Sunbow
II General Development Plan; and
2. Adopt a motion recommending that the City Council approve the
pre-zoning of Sunbow II to the Planned Community (P-C) District zone.
C. HISTORY/STATUS
The Sunbow II project, encompassing 602 acres in area, represents a
continuation of the Sunbow development program.
The initial neighborhood, Rancho Del Sur, or, Sunbow I, consisted of 108
acres, containing 485 dwelling units. A Precise Plan, Tentative Map and
Zone Change was approved by the City in 1987.
It is located south of Telegraph Canyon Road, immediately adjacent to the
Chula Vista Medical Center, and east of Greg Rogers Community Park.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 2
The subject property is currently in unincorporated territory, and is
contained in San Diego County's Otay Mesa Subregional Planning Area
Land use designation of the site by the County of San Diego is Residential
7 (7.3 du/ac). Zoning is RS-4 (4 du/ac) and A-70 (2 or 4 du/ac).
The property owner has filed an application with the Local Agency
Formation Commission (LAFCO) to annex the property to the City of Chula
Vista, and is subject to the Cortese/Knox Bill (AB 115) provisions and
procedures.
Planning work has been ongoing on this project for approximately 2 years.
Due to the City's General Plan Update program, which was being prepared
during the same period, the Developer deferred finalizing his General
Development Plan until such time that the policies of the new General Plan
are in place. On May 31, 1989, the Planning Commission recommended
adoption of the General Plan Update to the Chula Vista City Council.
D. SITE CHARACTERISTICS
Presently, the property can be accessed via Telegraph Canyon Road and
Medical Center Drive. Through implementation of the General Plan
Circulation Element, major access points to and through the site will be
provided by E. Palomar Road, E. Orange Avenue and Paseo Ladera.
The site consists of vacant land, topographically characterized by gently
to steeply sloping hillsides. Vegetation consists primarily of mixed
grasses, with chaparrel on steeper portions of the site.
To the north, and northeast, of the site, lies the Chula Vista Medical
Center and Sunbow 1.
To the south, are vacant land and the Otay landfill. Some residences are
found near the southwest corner of the property.
To the east, are principally vacant land owned by the Baldwin Company.
To the west, are existing single family residential neighborhoods, the
Greg Rogers Community Park and 2 elementary schools.
E. GENERAL PLAN DESIGNATION
All of Sunbow is located within the Eastern Territories Area Plan, in the
immediate vicinity of the Chula Vista Hospital Activity Center.
This area is the second of three activity centers in the Eastern
Territories. It is bounded by Medical Center Drive, Paseo Ladera, Palomar
Street and Telegraph Canyon Road.
The General Plan states, that, within this area, a range of services
related to the hospital and the surrounding community should be located.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 3
A range of uses may include such facilities as private doctors offices and
clinics, senior housing, convalescent care and other similar facilities
which are related to the hospital.
Related to residential, community facilities may include a neighborhood
shopping center, community park or recreation center, commercial
recreation, religious and public facilities.
F. GENERAL PLAN CONSISTENCY ANALYSIS
Significant goals and objectives of the General Plan, applicable to this
development are:
a. To provide employment opportunities in large scale planned
communities.
b. To provide for community and neighborhood commercial centers in
developing areas convenient to new neighborhoods.
c. To encourage a diversity of housing types and prices.
d. To assure that new development meets or exceeds a standard of high
quality planning and design.
e. To provide for the development of multiple-family housing in
appropriate areas convenient to public services, facilities and
circulation.
f. To encourage planned developments, with a coordinated mix of urban
uses, open spaces and amenities.
g. For new developments in the Eastern Territories, the predominant
character should be Low-Medium Density, single-family housing.
h. To preserve to the extent feasible natural open space areas and
corridors, particularly the major canyons and valleys.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 4
The General Plan Update Land Use Plan (Scenario 4) depicts the following
mix of land uses within the Sunbow project area:
UNIT TARGET
ACRES RANGE UNITS
LOW
MEDIUM (3.0-6.0 DU/AC) 275.5 827-1653 1240
MEDIUM (6.0-11.0 DU/AC) 83.0 498- 913 706
SUBTOTAL 358.5 1325-2566 1946
NEIGHBORHOOD
COMMERCIAL 10
INDUSTRIAL/
R & D 46
OPEN SPACE AND
TRANS. CORRIDORS 187.5
TOTAL 602 AC 1325-2566 DU 1946 DU
The Sunbow General Development Plan calls for the corresponding mix of
land uses:
ACRES UNITS
LOW
MEDIUM 234.0 1061
MEDIUM 73.4 885
ELEMENTARY SCHOOL lO.O 0
COMMUNITY RECREATION 10.0 0
SUBTOTAL 327.4 1946
NEIGHBORHOOD
COMMERCIAL lO.O
INDUSTRIAL
R&D 46.0
OPEN SPACE AND
TRANS. CORRIDORS 218.6
TOTAL 602.0 AC 1946 DU
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 5
G. DISCUSSION OF PRINCIPAL ISSUES
1. Residential
A diversity of housing types is provided. These include
single-family detached homes on approximately 4000 S.F., 5000 S.F.,
6000 S.F. and larger lots, and a variety of multi-family housing.
Essentially, lower density single-family lots surround all the medium
density dwellings, consisting of ownership and rental units. The
higher density dwellings are located within the activity core in the
center of the project, adjacent to the Commercial Village, Community
Recreation facility and the Chula Vista Medical Center.
The 1946 dwelling units shown in Sunbow II falls within the target,
or, mid-range, residential density range called for in the General
Plan.
Specifics related to typical dwelling unit types, in building design
and lot utilization, will be shown in the Sunbow SPA plan.
2. Commercial
A l0 acre Village Center Commercial is centrally located south of the
Medical Center. There will be approximately 108,900 S.F. of retail
and office space which will generate approximately 272 jobs.
3. Industrial Park
A 46 acre research/development and light industrial park site is
proposed in the southeast portion of the property. An estimated
700,000 S.F. of leasible space generating 2800 jobs are projected if
developed in this manner.
This area is also suitable for the potential location of a new City
Corporation Yard, or, a combination City/High School District
Corporation Yard.
4. Parks and Recreation
A Sunbow II Recreation Study was prepared as part of the General
Development Plan submittal. It is included into the information
packet of each Planning Commissioner.
A General Plan Update issue related to this item is, that, area
planning needs to simultaneously upgrade existing park facilities and
plan for new parks.
Due to the proximity of the 47 acre Greg Rogers Park, Sunbow exists
in an area which can be considered "park rich and "facilities poor".
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 6
In working with the City's Parks and Recreation Department, an area
within 1.5 miles radius from Sunbow, east of Interstate 805, was
studied to assess and inventory existing parks. The demand analysis
of the proposed population within this area was also reviewed.
It was ascertained that there exists park land with a ratio of 3.3
acres per 1000 people. Unlike most areas existing in Chula Vista,
this is a higher ratio than the 3 acres per 1000 currently required
for the City for new development.
It also confirmed that there is a scarcity of active recreation uses.
There are no swimming facilities available to the public in the study
area. Nor are there designated football or soccer fields, even though
the ballfields at Greg Rogers Park could be utilized for this purpose
if redesigned.
In addition, there is a shortage of tennis courts, and lighted
baseball/softball fields.
Due to this situation, City Staff has been working with the developer
to examine alternatives that would be of most benefit to the Chula
Vista community. The property owner has offered a solution whereby
the owner would build, and dedicate, a lO-acre Community Park
adjacent to the Commercial Village. It would be designed to contain
the following functions: Olympic-sized swimming pool, gymnasium,
multi-purpose courts (tennis and basketball courts), community
meeting rooms, locker rooms/dressing areas, storage area for
equipment, arts and crafts area, day care area, and aerobics/exercise
rooms. There would also be a large playground, water feature, a
picnic area, assorted passive areas and a stage area for dramatic and
musical productions, which would serve as the focal point of the park.
In addition to this facility, the developer will prepare a Master
Development Plan for and participate in making certain improvements
to Greg Rogers Park. These improvements may include provision of
lights for ballfields, upgrading of play equipment, development of a
pedestrian connection to the Sunbow Trail system, provision of picnic
areas, and improvements to the landscaping at the east end of the
park which faces the Sunbow community. The trail system is oriented
along the widened parkways of the major roads in the community, and
connects to the existing Sunbow neighborhood park previously built in
Phase I.
A second park option, option #2, which is based upon the General
Development Plan densities and City standards, would require
dedication of 16.2 acres of park land, accompanied by payment of park
development fees or development of park improvements with less active
recreational components.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 7
Estimated costs for both options have been computed to the
satisfaction of the Parks and Recreation Department. Option #1, the
more active recreation idea, would cost considerably more than the
alternative.
The Parks and Recreation Commission, in being apprised of the two
alternatives, recommended that the referred version (Option #1)
presented in the plan be adopted.
5. Open Space
Due to the terrain in Poggi Canyon, the sensitive biological
resources found therein, and the restraints which must be applied to
grading, approximately 177 acres of Sunbow II land will remain in
permanent open space. This computes to approximately 29 percent of
the site falling into this land use classification.
All of this area lies within the southern portion of the site. It
would constitute the first increment of a scenic corridor through
Poggi Canyon, extending to the east for approximately 2 miles where
it reaches the vicinity of the proposed Urban Center shown in the new
General Plan.
The Parks and Recreation Department would like to pursue development
of a trail system on the north side of Orange Avenue adjacent to the
roadway to connect with future parks planned for the north side of
the road.
A trail system will be incorporated along the south side of Orange
Avenue as part of a more extensive city system.
6. Traffic Circulation
The major traffic circulation pattern in Sunbow corresponds with that
shown in the General Plan.
Projected traffic volumes, levels of service, incremental growth
projections, regional and areawide development and road construction
scheduling, are discussed in the Environmental Impact Report.
Ultimate design standards of principal streets which will service the
Sunbow community are:
Telegraph Canyon Road; A six-lane Prime Arterial located to the north
of the site.
East Orange Avenue: A six-lane Prime Arterial, the first increment
of a scenic corridor, extending from the intersection with Medical
Center Drive, eastward through Poggi Canyon.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 8
East Palomar Street: A four-lane east-west Major Street, with raised
median, traversing the middle of the site, and providing frontage to
the Commercial Village and Community Recreation Center.
Medical Center Drive and Paseo Ladera: Four-lane, Class I Collector
Streets. Together with Telegraph Canyon Road and E. Palomar Street,
these streets form the boundary of the area defined as an activity
center.
Sunbow SPA planning will have to take into account the future
development of adjacent properties, for the purpose of facilitating
cohesive traffic circulation in and around the activity center.
Most prominent of these properties lie within the Medical Center,
which is undergoing expansion, and the 30 acre vacant parcel owned by
the Sweetwater High School District to the north of the hospital.
The Developer and neighboring property owners have been in
communication wi th one another, and have shared information about
their respective development programs.
How vehicular traffic will efficiently access and circulate around
the mixed-use activity core is of particular interest. Developer
liaison with City Staff, including the City Traffic Engineer, is
continuing on this issue.
The SPA plan will elaborate in greater detail how the preceding will
be accomplished.
7. Gradin9
Poggi Canyon is the most sensitive area within the property subject
to more stringent grading controls. Landform grading where cuts and
fills correspond reasonably with existing contours, should be applied
as much as possible.
The Sunbow II plan has been required to minimize filling within some
canyon areas. In so doing, the residential dwelling unit count has
been diminished from earlier concepts submitted to the City.
Another area subject to closer grading controls will be in the area
along Telegraph Canyon Road, at the Paseo Ladera gateway into Sunbow.
Long and steep slopes are to be avoided, and, all cuts and fills
should have rounded corners in the place of sharply angular shapes.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 9
8. Schools
No high school site is required on this property. The Developer is
working with the Sweetwater High School District, under the
Mello-Roos provisions, to account for those students which will be
generated within Sunbow.
Also under Mello-Roos, a 10 acre elementary school site is located
south of E. Pal omar Street, on the eastern property boundary,
adjacent to the Baldwin properties.
Due to the existence of 2 elementary schools in the vicinity of Greg
Rogers Park, with their areas of service covering portions of Sunbow.
the Chula Vista City School District finds acceptable the proposed
location of the elementary school site. This will minimize
overlapping, and will also account for some of the schoolchildren
that will be generated through the development of the Baldwin
properties to the east of this site.
9. Affordable Housing
To conform to the General Plan requirement that 10 percent of total
dwelling units be affordable to low and moderate income families,
Sunbow II shall have to provide l0 percent of the dwelling unit total
of the Planned Community in affordable housing. The said housing
shall be provided on a for-rent or for-sale basis at the Developer's
discretion, and according to City adopted guidelines.
Typically, these units will be equally divided between low and
moderate, each using 5 percent of the total. Currently, in San Diego
County, the HUD standard for median income for a family of 4 is
$36,700. Moderate income is 80% to 120% of median, or $29,350 to
$44,050. Low income is 50% to 80%, or $18,350 to $29,350.
10. Public Safety
Upon annexation the site would be served by the Chula Vista Police
Department.
A recently completed Fire Station Master Study shows that the City's
current Fire Station #3, on East Oneida, would be located to the
Sunbow 2 development.
City/Developer negotiations have resulted in the understanding that
Sunbow shall build one fire station, on a site approximately 1 acre
in area, to be located in the vicinity of Medical Center Drive near
Orange Avenue.
Specifics related to this subject will be crystallized in the SPA
plan and the Public Facilities Financing Plan.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page l0
ll. Churches
The Sunbow II General Development Plan has recognized the need to
provide for church sites In so doing, the SPA plan shall designate at
least 2 candidate sites, suitable for church uses, with a combined
area totaling 5 acres.
In locations where shared parking opportunities exist with
neighboring uses, this acreage may be diminished, depending on the
efficiency of the parking, per the determination of the Planning
Director.
Within the 46 acre light industrial area, south of Orange Avenue,
"incubator" churches with small memberships, and modest spatial
requirements, may be permitted, subject to conditional use permits.
In this area, the little "church campus" concept,comprising several
small churches, served by joint off-street parking, fellowship hall
and other common facilities, may be acceptable.
Child care facilities are encouraged, whenever possible, for
inclusion into any church planning program.
12. Sewer, Water and Drainage.
At the present time there are no sewer facilities on the Sunbow site.
The City of Chula Vista is the public agency which currently provides
sewer service in the project vicinity.
Prior to the adoption of the SPA plan, the applicant will be required
to prepare a sewer plan for approval by the City Public
Works/Engineering Department.
There are no existing water lines onsite. Sunbow is located within
the boundaries of the Otay Water District s (OWD) central area.
The threshold standard for water quality and availability, as adopted
by the City of Chula Vista, states that adequate storage and
facilities must be concurrent with need. To ensure that this
threshold is met, the City requires a service availability letter
from the Water District.
The Developer has negotiated an agreement with the Otay Water
District, whereby water availability and quality will be met, as well
as the assurance of adequate storage facility financing.
These have been discussed in the Environmental Impact Report, and
will be further elaborated in the SPA plan and Public Facilities
Financing Plan.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page ll
13. Other
San Diego Gas and Electric will provide electricity and natural gas.
Pacific Telephone will provide phone service.
Conditions of Approval for Sunbow II
The Sunbow II General Development Plan and related documents are approved
subject to the following conditions:
1. That the Community Recreation facility and other park improvement issues
be resolved to the satisfaction of the Director of Parks and Recreation.
2. Sunbow II shall provide a minimum of 2 church sites totaling 5 acres.
3. A minimum of lO percent of the total dwelling units permitted shall be
reserved for low and moderate income housing to the satisfaction of the
Director of Planning.
4. A fire station facility shall be provided by the Developer, subject to the
terms and conditions established in the SPA plan and Public Facilities
Financing Plan.
5. A Master Development Plan Concept be prepared for the Poggi Canyon Scenic
Corridor portion within Sunbow, as part of the SPA plan.
6. All grading shall comply with Chapter 15.04 of the Chula Vista Municipal
Code. However, additional design conditions may be added for City review.
7. All street designs shall conform to the City of Chula Vista Streets Design
Standards Policy.
8. All trees within the streetscape shall be of a type, or types, acceptable
to the City Landscape Architect and City Street Tree Supervisor.
9. The dwelling unit total of 1946 units shown in the General Development
Plan is approved in principle. The ultimate total, resulting from more
specific SPA planning and site analysis, may require a reduction of this
number.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 12
ATTACHMENT 1
SUNBOW II 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.
Review and analysis of the General Development Plan finds the project to
be in conformity with the policies and guidelines established in 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 applicant has submitted a Sectional Planning Area (SPA) plan for the
602 acres covered in their General Development Plan.
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 Low-Medium Density Residential on the periphery, surrounding
Medium Density Residential, located in the heart of an activity center
which is identified in the General Plan. This is consistent with the
guidelines which encourage higher residential densities to locate near
commercial uses and employment centers.
A Community Recreation center which includes child care and meeting
facilities will provide service to a broad community segment. Its
proximity to the Medical Center will also complement the activities and
needs of the heal th care industry.
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 46 acre light industrial area is suitably located in the southeastern
portion of the site, away from residential dwellings.
Besides the potential for its development into a quality industrial and
research park, this site has the added flexibility for locating a City,
or, combination City/School District Corporation Yard.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 13
5. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR
NON-RESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA,
LOCATION, AND OVERALL PLANNING TO THE PURPOSE PROPOSED, AND THAT
SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FRO~ SUCH.
Principal non-residential uses proposed in Sunbow are centralized and
adequately sized to service this community. The light industrial area to
the south is totally separated from all residential areas. In certain
cases, such as the Community Recreation facility located in the activity
core, this center will provide amenities beyond what is needed to only
serve the Sunbow residents.
6. THE STREETS AND THOROUGHFARES ARE SUITABLE AND ADEQUATE TO CARRY THE
ANTICIPATED TRAFFIC THEREON.
The Environmental Impact Report analyzes traffic that will be generated by
Sunbow as well as existing and proposed projects which will conform to the
Chula Vista General Plan and its Circulation Element.
The analysis demonstrates how Sunbow will construct or provide funding for
streets to carry the anticipated traffic in accordance with the City's
threshold criteria.
7. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED ECONOMICALLY AT THE
LOCATION(S) PROPOSED AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF
THE TYPES NEEDED AT SUCH PROPOSED LOCATION{S).
The amount, type and location of neighborhood commercial development will
be adequate to serve the proposed residential uses. A market update study,
completed in May, 1989, finds that major shopping needs can be met by
other commercial centers in Chula Vista.
8. THE AREAS SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN
COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT.
The General Development Plan for this site complements the incremental
expansion of the city from the west to the east. New single family homes
planned for the west portion of Sunbow are placed adjacent to existing
single family residential neighborhoods. In this way, there will be
compatibility, and continuity of residential character.
WPC 6532P
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
IWHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
~COMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
1. List the names of all persons having a financial interest in the application.
I) Great American Development Company 4) Mathew Ronald Loonin
2) William Patrick Kruer 5) Jack A. Guttman
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)
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.
Great American First Savings Bank
3. If any person identified pursuant to {1) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
N/A
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No × If yes, please indicate person{s)
Person is defined as: "Any individual, firm, copartnership, joint venture, association,
social 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 combination acting as a unit."
{NOTE: Attach additional pages as necessary~j.~
mr~i~na~J~re o7 ~pplicant/date
A-110 . n or ype ame f
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 1
3. Consideration of CEQA Findings and Statement of Overriding Considerations~
EIR-88-1, Sunbow II (Continued)
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
Section 21081 of the California Environmental Quality Act (CEQA) requires that no
project shall be approved by a public agency when significant environmental effects have
been identified, unless one of the following findings is made and supported by substantial
evidence in the record:
1) Changes or alterations have been required in or incorporated into the project
which avoid or substantially lessen the significant environmental effect as
identified in the Final Environmental Impact Report (EIR).
2) Changes or alterations are the responsibility of another public agency and not
the agency making the finding.
3) Specific economic, social, or other considerations make infeasible the mitigation
measures or project alternatives identified in the Final EIR.
The following findings are made relative to the conclusions of the Final EIR for
the proposed Sunbow General Development Plan Amendment/Pre-zone
Application and all documents, maps, and illustrations 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
discretionary actions will be subject to CEQA and would require additional environmental
analysis if one of the following circumstances occurs:
1. 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 (10 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. C1TY OF CHULA VISTA FINDINGS
1) 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 EIR.
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
significant, adverse impacts are avoided or reduced through sound planning and that public
services and the quality of the environment will be preserved and enhanced. Based on
these threshold/standards, changes have been incorporated into the project to mitigate or
avoid environmental effects. The 11 issues addressed in the Threshold/Standards 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) Biolo~
Imvact
In sum, 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.
~. An estimated 500,000-2-_ individuals of the state-listed Otay
tarplant (Hemizonia 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.
~cmb. 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.
Mifieafion
~. 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.
Otav Tamlant. 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 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.
~ 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.
Findim,
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 unmitigable loss is recognized in the
General Plan EIR's ove~xiding considerations and hence approved by the City of Chula
Vista.
O~ay Tamlant. 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.
Die an Sa e Scrub. The projectPrelated 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.
Mifieafion
Water conservation measures shall be included in the Sectional Planning Area
Plan.
Findine
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) Enerev
Impact
As with any development, the project will contribute to a cumulative increase in
demand for non-renewable energy resources.
Mitieafion
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, 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
· Limit street lighting and install energy efficient lights
· Demonstrate energy conservation practises
Finding
Project-specific impacts can be mitigated by ~e 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.
Findin~
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 f'ue 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.
Miti~,ation
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.
The Fire Department's requirements for roadway standards, hydrant spacing,
fire flow pressure, fire sprinkler and alarm systems shall be adhered to during project
planning and construction.
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.
2) Traffic
Impact
Development will occur in three phases, and development phasing and required
transportation improvements will be coordinated. The project will generate 28,708 average
daily vehicle trips onto local roadways at buildout, with 2,260 and 2,934 trips occurring
during the AM and PM peak ours respectively.
Mitigation
Development phasing and required transportation improvements shall be
coordinated. Phase 1 mitigation measures shall include the following:
Construction of Medical Center Drive to ultimate 4-1and collector standards
between Medical Center Court and East Orange Avenue
Construction of East Palomar Street from the eastern project boundary west to
existing Oleander Avenue to 4-1and major street standards
Installation of a traffic signal at the intersection of Medical Center Drive and
East Palomar Street prior to completion of Phase I
Phase II mitigation measures shall include the following:
Construction of East Palomar Street to ultimate 4-1and major standards between
Phase I improvements and eastern project boundary
Construction of Paseo Ladera to 2-lane collector standards between East
Palomar Street and Telegraph Canyon Road
Modification of the traffic signal at Telegraph Canyon Road/Paseo Ladera to
accommodate south Paseo Ladera segment
Phase III mitigation measures shall include the following:
Dedication of a right-of-way for a 6-lane prime arterial on East Orange Avenue
through the Sunbow project site
Construction of East Orange from the eastern project boundary to Medical
Center Drive as a 2-lane road built to prime arterial center line standards
Installation of a traffic signal at the East Orange Avenue/Medical Center Drive
intersection
6
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)
...... and
of 1-805 ~nterchanges w~th Telegraph Canyon Road, L Street, 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 Imp. act Fee area. This financing plan
identifies the project's responsibility toward construcuon and financing of these facilities.
The plan shall be reviewed and approved by the City prior to the subdivision process.
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.
3) Draina~
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 runoff, on-site detention basins
shall be incorporated into the stormwater management plan.
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 conslruction.
Grading shall be performed so that surface drainage is directed away from
su'uctures 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 s~'uctures shall be maintained to provide proper flow directions and
velocities.
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) 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
anticipated library facility.
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.
5) Air Oualitv
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.
Mitieation
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.
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.
(See also Section VI.[3].)
6) Schools
Imnact
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.
Mifieation
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 EIR 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 pement 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
Ail significant impacts will be eliminated by virtue of mitigation measures
identified in the Final EIR and changes incorporated into the project as set forth above.
8) Water
Ircroact
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 delive~ would result.
Mitigation
The Otay Water District has adopted a district-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 District. 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.
10
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.
Potential significant, mitigable 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 structures, with a
maximum building height of 45 feet.
Mitieafion
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
Findine
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) Geoloev/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 finalization.
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) Biolo~_qal Resources
Imvact
Project-specific, potentially significant impacts to the following
species/habitats have been found to be mitigable: vernal pools, San Diego thom-mint,
Orcutt's bird's beak, snake cholla, coast barrel cactus, and riparian 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 scrub
habitats, currently dominates the mima mound/vernal pool areas.
San Die o Thorn-min. 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.
~. 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.
ClatiL~0~g~g~. 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 filing of a
predischarge notification with the Corps and subsequent review by this agency and its
advisory agencies. If the vemal .pools/mima mound complex is determined to be significant
by the Corps, an off-site mifigauon plan shall be established and implemented in concert
with the agencies.
Son Diego Thorn-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.
~I1~[~. 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 number 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 EIWs 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.
~2~l~fllI~2J~. Project design will result in preservation of 45 percent of
the existing on-site coast barrel cactus. The proiect proponent shall transplant a large
enough population of this species to ensure survival of an additional 30 percent of the
population (90 to 100 p. lants) 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.
Ri arian 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
~15093.)
THE STATEMENT
The City finds that the mitigation measures discussed in the
CEQA findings, when implemented, avoid or substantially lessen
most of the significant effects identified in Final 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
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 1
4. Consideration of Mitigation Monitorin9 Pro~ram for EIR-88-1, Sunbow II
(Continued)
A. BACKGROUND
Attached is the proposed Mitigation Monitoring Program for this project.
B. RECOMMENDATION
Adopt this document.
SUNBOW
EIR-88-1
MITIGATION MONITORING PROGRAM
IN ACCORDANCE WITH AB 3180
SEPTEMBER 1989
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 req.uires public agencies to ado.pt such programs
to ensure effective implementation of mitigauon measures. The program ~s a framewo~ t.o
later be developed into a comprehensive mitigation monitoring program, xms
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
capab'flities:
· 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 dally 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 control 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 requu'e 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 pro.gress and any special mitigation
requirements for his or her assigned constmcuon 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 revolved 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, summarize problems
encountered in achieving the goals of the program, evaluate solutions developed to
overcome problems and provide a list of recommendations for future monitoring
programs. In addition, each 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, desig.n guidelines, landscaping
themes, and other features to minimize aesthetic ampacts 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.
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 g6
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
ghases of the project For mitigation measure #6, monitoring shall be con, ducted after
roject 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 fire
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 t~affic 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 ge. nerated 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.
5
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/Energy Conservation: The proposed project is not expected m 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 W ste Dis o al: The project will create a small additional demand for space at the
Otay Landfill but no significant impacts will result fi.om the project.
Mitigation
Fire
7. To maintain adequate rue 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 Depathnent 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 depa~ h~ent.
Sewer
11. 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
6
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 desig.n. 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 Rq, creation/Oven 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.roie.ct shall participate in the funding of the anticipated library facility to serve the
VICinity.
7
Gas/Electric/Ener~'v 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.
· Implement efficient circulation systems including phased traffic control devices.
· Adhere to updated Title 24 building construction and design standards.
· Install landscaping that provides afternoon shade, reduces glare, encourages
summer breezes, discourages winter breezes.
· Minimize reflective and heat absorbing landscapes.
· Reserve solar access and implement passive solar systems.
· Develop dwellings on small lots to decrease indoor and outdoor heating and
lighting requirements.
· Install energy efficient appliances in residential developments.
· Limit street lighting and install energy efficient lights.
· Demonstrate energy conservation practices.
Solid Waste Di~
21. None necessary.
Monitoring
Fire and Emergency Medical Services: In order to meet the requirements of mitigation
measure #7, the City shall determine, using the Draft Fire Station Location Study, an
appropriate payment plan that will offset the incremental increase in demand for fire
protection and emergency medical services. Sunbow developers will comply with this plan
prior to the issuance of project building permits.
The Fire Departments requirements in mitigation measure #8 shall be incorporated into the
f'mal project design maps to the satisfaction of the Fire Department prior to Tentative Map
recordation. Field monitoring shall be conducted by an environmental monitor to ensure
that these design requirements are properly incorporated during the construction phase of
the project. Compliance shall be verified prior to the issuance of occupancy permits.
Police: To ensure additional personnel are hired into the Chula Vista Police Department,
the developer contribution to the City's general fund shall be directly appropriated to the
City Police Depata~ent. The City of Chula Vista Police Department shall file a compliance
letter with the City Planning Department when the additional personnel have been hired.
Comp. liance shall be verified no longer than three months after the issuance of occupancy
permits.
Sewer: If such plans/analysis, identified in mitigation measures #11 and 13, are deemed
necessary by the City, a payment plan shall be established and implemented. These future
analysis shall be conducted by the applicant in coordination with the City Public
Works/Engineering Department. The recommendations of these analysis shall be
incorporated into the project design where applicable and monitored in the Field by the City
Public Works/Engineering Department. All sewer facility plans shall be reviewed by the
Public Works/Engineering Depa~'t~l~ent prior to Tentative Map recordation.
The Public Works/Engineering Department shall monitor the success of the METRO
expansion planning process and evaluate alternatives to the METRO system. Semi-annual
8
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 p. roject 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 trunk
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 Recreati0n/Ooen 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 districts
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 u:affic 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
Project related mitigation for each of the three phases is summarized below. Appendix C of
the EIR provides a more detailed description of requirements and is hereby incorporated by
reference. If project phasing changes, the mitigation measures provided below and in
Appendix C must be reviewed for possible changes.
22. Phase 1 mitigation measures shall include:
· Construction of Medical Center Drive to ultimate four lane collector standards
between Medical Center Court and East Orange Avenue.
· Construction of East Palomar Street from Medical Center Drive west to the
existing Oleander Avenue to four lane major street standards.
· Installation of a traffic signal at the intersection at Medical Center Drive/East
Palomar Street prior to completion of this phase.
23. Phase 11 mitigation measures shall include:
· Construction of East Palomar Street to ultimate four lane major standards
between Phase 1 improvements and easterly project boundary.
· Construction of Paseo Ladera to two lane collector standards between East
Paiomar Street and at Telegraph Canyon Road.
· Modify traffic signal at Telegraph Canyon Road/Paseo Ladera to accommodate
south Paseo Ladera leg.
24. Phase III mitigation measures shall include:
· Dedication of a right of way (ROW) for a six lane prime arterial on East Orange
Avenue through the Sunbow project site
· Construction of East Orange from the easterly project boundary to Medical
Center Drive as a two lane road built to prime arterial center line standards.
· Installation of a traffic signal at East Orange Avenue/Medical Center Drive
intersection.
25. Additional mitigation measures required for project related traffic include the
following:
· Installation of a signal at East Paiomar Street/Paseo Ladera Street shall occur
before completion of the project.
· The project shall contribute toward improvement (widening and signalization) to
Interstate 805 interchanges with Telegraphy Canyon Road "L" Street and
Orange Avenue on a fair share basis, to the satisfaction of the City.
· Prior to any tentative map approval, the project proponent shall prepare a public
facilities financing plan to determine the extent and nature of community
facilities necessary to serve this portion of Chula Vista east of Interstate 805 and
south of the existin.g, Development Impact Fee area. This financing plan shall
identify the project s responsibility toward construction and financing these
facilities. The plan shall be reviewed and approved by the City during the
subdivision process.
Construction of SR-125 between Telegraph Canyon Road and SR 54 will also significantly
lower volumes along Telegraph Canyon Road and thus partially reduce adverse impacts;
this mitigation is beyond the scope of the Sunbow project.
10
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 miti.gation 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 Chuia 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 necessary.
AIR QUALITY
Potential Impacts
~: 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.
~: (short-term construction-related imp. acts): 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 combu, sti,on ,of fossil1
fuels by construction equipment. In addition, clearing, earm movement, aha venime trave
on unpaved surfaces can create considerable quantities of fugitive dust.
~ (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
(J.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. Trucks 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 emissions control.
Monitoring
Air quality mitgafion 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 require 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, inffiling 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 geotechnicai 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 snmctures 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 subdrains 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 revegetation 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.
Otay 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.
~. 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 barrel cactus, and riparian 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 scrub habitats, currently dominates the mima
mound/vemal pool areas.
San Die o Thom-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.
~$~0~,~. 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 Ch011a. 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.
~. 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 Sweet.
Ri arian Scrub Habi at. 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 resoumes are discussed below:
47. ~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. ~. 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 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.
16
49. Diean 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.
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. (~LqL~. The project propo, nent 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 Barr 1 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. Ri an'an crab 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 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 September 27, 1989 Page 1
5. PUBLIC HEARING: Draft Environmental Impact Report EIR-89-9, General
Development Plan for EastLake III/Olympic Training
Center
A. BACKGROUND
The draft of this EIR was issued for public and Agency review on August 4,
1989. It is subject to a 30-day review period through the State Clearing
(see attached letter) which will end on September 8, 1989. The only
comment received as of the preparation of this staff a report are from
Peter Watry and it is attached.
B. RECOMMENDATION
Open the public hearing, take testimony relevant to the DSEIR, close the
hearing and schedule consideration of the FSEIR for September 27, 1989.
It would also be helpful to give ERCE any direction in the preparation of
the final report.
C. PROJECT DESCRIPTION
The proposed project encompasses 1030 acres and includes two primary
components: a General Development Plan and annexation of EastLake III
into the City of Chula Vista. The General Development Plan for EastLake
III further refines and focuses the provisions of the Eastern Territories
Plan to the 1030-acre project site. The General Development Plan includes
two residential neighborhoods, EastLake Woods and EastLake Vistas, an
expansion of the existing EastLake Business Center, and an Olympic
Training Center complex with support uses.
The entire EastLake III/Olympic Training Center site lies east of the
current City limits, within the County of San Diego and within the City of
Chula Vista's Sphere of Influence. Discretionary actions related to the
project include pre-zoning and annexation of the property to the City of
Chula Vista and a General Development Plan approval. Ultimately,
additional approvals will include Sectional Planning Area (SPA) Plans,
Public Facility Finance Plans, Development Agreements, and tract/parcel
maps prior to construction of the proposed land uses. These additional
approvals are not analyzed by this SEIR and will require subsequent
environmental review.
Alternative E
During preparation of this SEIR, refinements in project design have been
created to reduce various potential impacts, especially regarding
compatibility with adjacent uses and open space buffer concerns along the
Otay Lakes western boundary (project site eastern boundary). These
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 2
refinements have resulted in Design "Alternative E." Section 6 of the
DSEIR provides a detailed description, illustration and comparison of
Alternative E to the proposed project. Alternative E generally proposes
an increase in open space along the east project boundary (buffer to Otay
Lakes) and various residential density alterations.
D. IMPACT ANALYSIS
1. Land Use
The project will result in development of currently undeveloped land
(previously analyzed in MEIR 81-03; EastLake Planned Community
approved in 1982), into a mixed-use community consisting of the
following uses.
Residential: 438.1 acres {2008) units
Industrial: 91.5 acres {research and manufacturing)
Commercial: 45.8 acres (15.0 retail and 30.8 visitor commercial)
Public/Quasi Public: 175.0 acres 125 acres school; 150 acres
OTC)
Parks & Recreation: 58.4 acres
Open Space: 169.0 acres
Potential land use impacts include incompatibility with adjacent
uses, specifically and especially sensitive open space of the Upper
and Lower Otay Reservoirs (immediately east of the project site).
The compatibility impacts can be mitigated by project design and
measures proposed herein (i.e., setbacks, landscaped slopes, etc.),
in conjunction with selection of Alternative E (refer to Section 6 of
the DSEIR). All project and cumulative land use impacts can be
mitigated to a level below significant.
2. Transportation and Circulation
The project will generate 65,300 average daily vehicle trips (52,100
trips to external roadways), which represents a significant
contribution to future roadway traffic in the area. As an integral
project of the Eastern Territories Transportation Phasing Program
{TPP), project traffic and other ongoing development were
comprehensively assessed in July/August 1989. Roadway improvements
to offset development have been identified and allocated to the TPP
phasing.
Project and cumulative traffic generated in the future can generally
be mitigated by circulation improvements of the City Eastern
Territories TPP, proposed as mitigation in this Draft EIR. One
outstanding roadway segment (Telegraph Canyon Road from SR-125 to
EastLake Parkway) and one intersection (Telegraph Canyon
Road/EastLake Parkway) cannot be mitigated to acceptable levels of
service {LOS C) by measures proposed in the TPP and included in this
City Planning Commission
Agenda Item for Meeting of September 27,1989 Page 3
EIR. These two locations present an unmitigated cumulative impact as
identified at this point in time. If improvements were reformulated
and accepted by the City at future planning stages, this impact could
be mitigated to an acceptable level.
3. Public Services and Utilities
The project will result in an increase in demand for services and
utilities (evaluated in Section 4.3), and will necessitate
construction of various water, sewer, school, park and other
facilities to serve the 2008 residences, OTC and other development
proposed. All project-specific potential impacts can be mitigated by
measures included in Section 4.3, some of which require further
analysis during subsequent planning stages and refinement of
facilities' plans. The project's contribution to cumulative impacts
regarding water supply, sewer treatment capacity and non-renewable
energy resources cannot be fully mitigated; these cumulative impacts
are considered unavoidable and cumulatively significant.
4. Visual Resources
Project development will permanently change the existing natural
character of the site to a mixed-use urban community. Aesthetic and
visual impacts can be mitigated to an insignificant level on a
project-specific basis by sensitive design, landscaping and open
space buffers. On a cumulative basis, the project will contribute to
an unavoidable cumulative impact on the existing natural character of
the site and surrounding area.
5. Geolo~v/Soils
Geotechnical constraints onsite (i.e., fault traces, expansive or
erosive soils, landslides) can be overcome by standard measures
proposed herein and at future implementation stages. No significant
impacts will result after mitigation is considered; no cumulative
impacts have been identified.
6. Hsdrolo~s/Water Quality
Development of the site will result in an increase in runoff to
downstream areas. Since the site is located at the headwater regions
of the three drainage basins, onsite flooding is not of concern.
Downstream flooding potential, impacts to the Otay Lakes area and
water quality impacts would result, requiring flood control
improvements and drainage and runoff control facilities. Specific
drainage and water quality control plans are required at later site
design stages by measures herein; these will serve to mitigate
project and cumulative flooding and water quality impacts to level of
insignificance.
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 4
7. Cultural Resources
One important archaeological site ISDI-976) will be impacted by
project development. The geologic Otay and Sweetwater Formations
onsite are considered to possess high sensitivity for paleontological
resources. These impacts can be mitigated by salvage and monitoring
activities (measures in the SDEIR) to an insignificant level.
8. Air Quality
Project vehicle and stationary emissions will increase air pollutants
in the area. Because the project site is assumed as open space in
the SANDAG Series V, VI and VII growth forecasts, project development
has not been included in formation of air quality attainment plans.
Therefore, the project is found to create a significant cumulative
air quality impact which cannot be fully mitigated. Transportation
management measures will reduce these impacts slightly, to the extent
feasible.
On a local basis, project traffic will be offset by transportation/
roadway improvements (required as conditions of approval) which will
ensure acceptable roadway and intersection levels of service. This
will verify that potential local "hot spot" air pollution impacts
will be mitigated to an insignificant level. Short-term local
construction-related air quality impacts can also be mitigated by
proper construction procedures.
9. Noise
Project traffic and urban development will increase ambient noise
levels in the project vicinity. Based on projected future cumulative
traffic volumes on nearby roadways (see Traffic analysis contained in
this SEIR), various locations onsite will require noise attenuation
measures to realize acceptable noise levels at project buildout.
Acceptable onsite noise levels will be attained by measures later
defined at the SPA Plan and subdivision levels (i.e., building
setbacks, noise attenuation by site and/or building design, etc.).
Further noise analysis is required prior to final site design, in
order to define specific measures necessary for adequate noise
attenuation. Upon implementation of further study (required as
mitigation in the DSEIR) and onsite noise mitigation, project and
cumulative impacts can be mitigated to a level of insignificance.
lO. Biological Resources
Onsite resources defined as biologically important and/or sensitive
exist in the southern site area (Figure 4-11), and include potential
vernal pools and various plant and animal species associated with the
coastal sage scrub habitat. Impacts to these biological resources
can be avoided by guaranteeing the designated park as open space
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 5
(located south of the OTC site). Measures proposed in Section 4.10
of the DSEIR will serve to mitigate project and cumulative impacts to
an insignificant level.
ll. Socioeconomic Factors and Fiscal Analysis
The project will house approximately 5,422 people in its residences,
contributing slightly to demands on public services and utilities.
The commercial, industrial and OTC related uses will provide
employment opportunities, a beneficial impact. The project will have
an overall positive fiscal impact on the City. No significant
negative socioeconomic or fiscal impacts will result from project
implementation.
WPC 6713P
September 7, 1989
To: Members of the PLANNING COMMISSION
City of Chula Vista
From: Peter Waay
81 Second Avenue
Chula Vista, CA. 92010
Subject: EastLake III/Olympic Training Center E. I. R.
I regret that I will not be able to attend the Pubic Hearing on September 13 so I am using this means
of addressing my concerns to you relative to the subject E.I.R.
I wish to take this opportunity to urge the following three changes and improvements in the Draft
Supplemental Environmental Impract Report, Case No.: EIR-89-11.
1. {Page t.5} At the top of a el 5itsa s"
P g - y Proposed land uses are generally consistent with the
July 1989 City adopted General Plan Update, although GDP project approval requires a General
Plan Amendment due to minor changes in land use densities and school and park revised locations,"
etc. (italics added). Similar statements are found throughout this E.I.R.
The EastLake III/Olympic Training Center project being proposed is not consistent with the recently
adopted General Plan and the changes being suggested are not "minor." Whether these changes are
a good idea or not is another matter, but the E.I.R. is incorrect in saying that the changes are minor.
The facing Figures 2-4 and 2-5 on what would be pages 2-6 and 2-7 sum up the story. First may I
draw your attention to the area south of Orange Avenue where the Olympic Training Center will be
located. On Figure 2-4, which represents "Scenario 4," it looks to be about 100 acres of "Low"
density that could be developed. At a target range of 2 per acre, that would be about 200 homes.
200 homes times a trip generation factor of 10 means that that area would generate about 2,000
automobile trips per day. Figure 2-5 includes the Olympic Training Center and some commercial in
that same area south of Orange Avenue. According to Table 3-1 on page 3-3 of Appendix A, that
area will generate 26,789 automobile trips per day. So the proposed change south of Orange
Avenue will generate more than ten times more traffic than the adopted General Plan would have
generated. That change is not consistent with the General Plan, nor is that change "m/nor."
Whether good or bad, the O.T.C. represents a very significant change in land use from the adopted
General Plan.
For the entire project of EastLake III and the Olympic Training Center, the plan shown on Figure
2-4 would have generated about 23,000 automobile trips per day. The plan shown on Figure 2-5
will generate more than 65,000 automobile trips per day -- almost a tripling of the ~'affic being
generated over the entire project. And this is being done at the extreme eastern edge of Chula Vista.
These changes are not consistent with the adopted General Plan nor are the changes "minor."
The plan shown on Figure 2-4 would produce 1,249 dwelling units at "target." The plan on Figure
2-5 proposes to produce 2,008 dwelling units (a 61% increase) plus a large Olympic Training
Center p/us much more commercial acreage p/us a slightly enlarged I-R area. These proposals
significantly change the entire nature of the area from a low-density "rural" feeling to an intensively
developed urban area. Good or bad, that is a very significant change.
Again, whether these changes are a good idea or not is another matter. But it is repeated several
times thoughout the E.I.R. that these changes are consistent with the adopted General Plan and that
these changes are minor. The proposals are not consistent with the adopted General Plan nor are
the changes "minor."
2. In Section 6 on "Alternatives," only two alternatives are discussed: "No Project" and
"Alternative E." (In terms of impacts on the rest of the City, Alternative E" is no alternaUve at all.
It is really just the same as the proposal.) The most obvious alternative that is not mentioned is the
General Plan that was just adopted last July. That would be basically Figure 2-4 with the Olympic
Training Center substituted south of Orange Avenue. Since that is, in fact, what is, that alternative
deserves analysis.
3. On page 4-31 and 4-32 the E.I.R. discusses the topic of water. The discussion on water in this
E.I.R. presumes that the only problem with water is a matter of pump stations, reservoirs, and
pipes. It is silent as to where the additional water is going to come from to put in these facilities.
T~.ree facts instantly come to mind. (1) The Otay Water District has for many years now been
using more than their legal entitlement of water because other districts have been using less than
their entitlements. One of those other districts has been the City of Los Angeles. The City of Los
Angeles uses less than their legal entitlement of M.W.D. water because they have had their own
supply through the aqueduct from the Mono Basin (Owens Valley). As you may know, southern
California has been hoping to get an additional 100,000 acre-feet of water from the Imperial
Irrigation District by paying to line their irrigation channels and then sending us the water being
conserved. A recent newsletter from the Metropolitan Water District says that the City of Los
Angeles may end up getting almost all of this because courts may likely cut down the amount that
they can take from the Mono Basin by 80,000 acre-feet. (2) As I am sure you know, the State of
Arizona is entitled to half of the water that we have been receiving from the Colorado River. They
are now only taking about 30-40 per cent of that entitlement, I believe, but within a decade their
Ce.ntr~l Arizona Project is expected to be completed. (3) Many areas in northern California are now
ranonmg water one way or the other. It does not seem probable that we can expect any more water
from northern California when we are not even rationing ourselves.
For a project as large as EastLake, I believe this matter of water availability deserves to at least be
addressed and not allowed to just be ignored.
GOVERNOR'S OFF:ICE
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO 95S 14
GEORGE DEUKMEJIAN
Douglas Reid
City of Chula Vista August 10, 1989
276 Fourth Avenue
Chula Vista, CA 92010
Re: Eastlake III Shorthned Review Request, SCH# 89080929
Dear Mr. Reid:
This is to inform you that concerned state agencies have been contacted with regard
to the request for a 30-day review for the EastIake Olympic Training Center project.
As none of the agencies object to shortening the review period, the request has been
granted. Accordingly, the review period for state agencies will be from August 10, 1989
to September 8, 1989
If you have any questions, please contact Garrett Aslye at 916/445-0613.
Sincerely,
David C. Nunenkamp
Chief
Office of Permit Assistance
DCN:GA:hr
AU(; :[ 5 1989
City Planning Commission
Agenda Item for Meeting of September 27, 1989 Page 1
6. PUBLIC HEARING: Consideration of revocation of major use permit for
maintenance of an RV storage lot at 1375 Broadway -
PCC-87-39M, Broadway Equities, Ltd.
BACKGROUND
Following notice of the public hearing to consider revocation of the major use
permit PCC-87-39M for an RV storage lot at 1375 Broadway, the applicant
submitted the attached letter. The letter states that all of the conditions
as set forth in the major use permit will be met by October 6, 1989.
As a result of this recent development, and the fact that work has commenced
on the improvements, staff is recommending a continuance for one month until
October 25, 1989.
WPC 6753P