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HomeMy WebLinkAboutAgenda Statement 1987/12/15 Item 19 (2)COUNCIL AGENDA STATEMENT Item iz/8f~7 Meeting Date r`_~;~" /~ ITEM TITLE: Resolution ~~~~~ Certifying Final EIR-87-1, Rancho del Rey SPA I SUBMITTED BY: Director of Planning ~~~. REVIEWED BY: City Manage (4/5ths Vote: Yes No X ) The Planning Commission held a public hearing on this EIR on August 12, 1987 and certified this Final EIR by unanimous vote on November 4, 1987. RECOMMENDATION: Certify that EIR-83-2 and EIR-87-1 have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, the environmental procedures of the City of Chula Vista and that the City Council has reviewed and considered the documents as it reaches a decision on the project. DISCUSSION: 1. Organization • The Environmental Review Documents for this project consist of the Master EIR for the E1 Rancho del Rey Specific Plan (EIR-83-3), the technical appendices on file in the Planning Department, the addendum to EIR-87-1, Comments & Responses to EIR-87-1, EIR-87-1, and the technical appendices to EIR-87-1 on file in the Planning Department. 2. Project Description a. Prior Project Characteristics The Rancho del Rey development addressed in the circulated Draft EIR (87-1) was to involve the construction of 982 single-family units and 1212 multi-family units in a variety of density categories on 305.1 acres (see Figure 2-4 on page 2-14 of the EIR). Non-residential uses, including an employment park (84.5 acres), community facilities (5.6 acres), neighborhood and community parks (55.7 acres), a school site (12.6 acres), open space (272.6 acres) and a circulation system (72.5 acres). The original proposal incorporated density transfers among residential density categories within the project site; the concept of such transfers was introduced in the E1 Rancho del Rey Specific Plan to allow for site specific adjustment in residential densities as plans were refined. The density transfers proposed in the SPA I Plan do not result in an overall increase in the number of residential units nor does it result in any transfer units into or out of the SPA I Plan area. • • Page 2, Item 15 Meeting Date~T£/ts/ ~s i b. Revised Project In response to public review of the draft Rancho del Rey SPA I Plan EIR and in conjunction with City of Chula Vista staff recommendations, the applicant has submitted a revised project design. The revised design responds to concerns expressed by the school district regarding the location of a proposed school in immediate proximity to existing SDG&E transmission lines. The revised plan retains the majority of the elements of the original plan, including the circulation pattern and the conceptual grading plan; additionally, with the exception of two of the parcels, the land use designations and configurations across the site remain the same. • The two parcels which are affected by the revision are the original school site and the new school site. Under the revised plan, the school would be located along the internal loop road and the residential units that are displaced by the school would be relocated to the original school site. As a result of this change, an additional 1.4 acres would be developed with residential land uses, with a corresponding reduction of 1.4 acres in the size of the school site. As stated above, the total number of residential units on the project site would remain the same; however, under the revised plan the number of single-family "cottage" units would be increased by 90, with a corresponding decrease in the number of duplex units. 3. Major Issues Biological Resources • Investigation of biological resources associated with the previously considered E1 Rancho del Rey Specific Plan identified significant, unmitigable impacts related to development of the proposed project. On the basis of these findings, the SPA I Plan incorporated design modifications and additional mitigation measures in an attempt to reduce biological impacts. Specifically, this included the consolidation of open space in the main canyon systems, specific measures a to prevent impacts to sensitive species, programs to restore natural habitat to disturbed areas, and the reduction of impacts to wetlands habitat through consultation with the California Department of Fish and Game and the U.S. Army Corps of Engineers. These measures, while realizing a number of reductions to potential impacts, do not change the original assessment that significant, unmitigable biological impacts will result from the proposed project. However, identified mitigation measures are fully and properly implemented, the overall mitigation plan is considered adequate with respect to the proposed development. Potential biological impacts would also be associated with changes in onsite hydrology/water quality and with proposed alterations in the onsite stream channels. Specifically, these would be related to loss of sensitive habits and/or species related to the construction of drainage improvements in Rice Canyon. Page 3, Item 15a • Meeting Date-1787$7 Landform/Aesthetics Development of the Rancho del Rey project as proposed would substantially alter the Landform and visual character of the site, resulting in a number of highly visible changes to existing topographic features and the creation of large manufactured slopes. Implementation of the grading plan would entail cutting most of the ridges and filling in the lower elevations, including many of the finger canyons. Much of the exiting open space in the north and central legs of Rice Canyon would be preserved, however, pursuant to recommendations contained in the 1985 Master EIR. A total of 9,500,000 cubic yards of grading would occur throughout the project site, with maximum cut and fill slopes of 100 and 130 feet, respectively. The proposed grading would result in a number of potential adverse visual impacts within and near the project site, including the alteration of on- and off-site views. Of particular importance with respect to visual alteration are potential impacts to designated Scenic Highway corridors along East "H" Street and Otay Lakes Road. Mitigation for potential impacts to Landform and visual resources are contained within the specific design guidelines of the SPA I Plan. Additionally, a design manual is currently being prepared which will • supplement the SPA I Plan design criteria. Project development will require the implementation of all the above guidelines, including those related to grading, landscaping, fencing, signing, lighting, parking and scenic highways. These guidelines are intended to provide flexible direction through the different levels of project development, rather than to serve as absolute design standards. The impacts from the proposed project associated with Landform and visual alteration would be mitigated to a level of insignificance with implementation of the guidelines. Geology/Soils Available data from the site specific geotechnical investigation indicates that there are no major geological constraints on the project site that would preclude development. Potential identified impacts include the expansion of surficial deposits, the compaction of alluvial soils, the effect of bentonitic clay seams and poorly lithified zones on slope stability, the generation of oversized material from cemented or dense bedrock, and the presence of the potentially active La Nacion Fault Zone. A number of mitigation measures were identified in the geotechnical investigation, including specific guidelines pertaining to grading, soil and slope stability, fill materials, faulting seismicity, and foundation design. With implementation of the mitigation measure, no significant geotechnical conditions would adversely affect the proposed project. • Page 4, Item 15a • Meeting Date-T~/87$7 Traffic Circulation and Access Vehicular use associated with the proposed project is projected to result in 41,054 ADT for the SPA-I area. This would produce significant traffic circulation and access impacts within the project vicinity, particularly along East "H" Street and at the "H" Street/I-805 interchange. A number of mitigation measures have been developed which would reduce these impacts below levels of significance. This assumption is contingent, however, on the proposed development maintaining a maximum volume of 56,500 vehicles per day on East "H" Street east of Hidden Vista Drive prior to the construction of Route 125 (the transportation analysis notes that, if development in the vicinity of the project site does not occur a the rate assumed in the analysis, a greater number of ADT could be accommodated on local roadways). The proposed mitigation measures consist primarily of constructing and/or improving a number of roads in the project vicinity to accommodate the projected traffic volumes. Assuming that the referenced maximum ADT ARE maintained on East "H" Street, no significant impacts related to traffic would be expected from the proposed project development with implementation of the mitigation measures. Noise • Potential noise impacts associated with the Rancho del Rey project were calculated using the Federal Highway Administration Stamina 2.0 noise prediction model. To determine the maximum noise levels that could be experienced onsite, community buildout traffic volumes provided by the technical transportation analysis were used for East "H" Street and Otay Lakes Road. Additionally, projected internal traffic volumes and proposed grade elevations were used to model future onsite noise levels. The results of the noise analysis indicate that upon buildout of the proposed project, portions of the site (particularly along East "H" Street and Otay Lakes Road) woul d be subject to noise 1 evel s exceeding the City of Chul a Vista exterior noise standards. In addition, areas of the site exposed to noise elves of 65 d6(A) or greater would experience significant interior noise impacts. Mitigation measures have been developed which would reduce the majority of identified noise impacts below levels of significance. These include the use of appropriately sized and located walls, berms, and building setbacks for mitigating exterior noise levels and the use of appropriate building design and insulating materials to adequately attenuate interior noise levels. Impacts which would not be adequately mitigated by the measures listed above include those associated with the multi-family areas adjacent to East "H" Street (parcels R-15 and R-14), and the East "H" Street Park (parcel P2). These areas will require further analysis and mitigation once detailed development plans are made available. • Page 5, Item 15a • Meeting Date~7$7$7 Land Use The proposed project would alter the utilization of the site from essentially undeveloped open space to a mixed use development containing residential, industrial, and open space areas. This change would result in impacts such as increased traffic flows, the alteration of natural landforms, reduced visual quality, additional public service and utility demands, increased noise, and the loss of native habitats and sensitive plant and animal species. The proposed land uses for Rancho del Rey are, however, compatible with the existing and planned land uses in the project vicinity, and the project is consistent with all applicable land use policies. Therefore, no adverse land use impacts are anticipated from the implementation of the SPA-I Plan, and no mitigation measures would be required. Hydrology/Water Quality The proposed development would require substantial grading, infilling of drainages, and construction of impervious surfaces to accommodate the planned community. This would result in impacts to both the quality and quantity of runoff within and downstream from the site. Specifically, grading and drainage alteration would change the direction and velocity of runoff, and increase the potential for erosion by removing vegetation and • creating artificial slopes. The construction of impervious surfaces would decrease infiltration and increase the runoff from the site. Increasing the runoff from the site (and the associated increase in erosion) would increase the potential for a reduction in water quality (both onsite and downstream) due to the associated rise in suspended and dissolved streamloads. In addition, water quality would be impacted by the proposed increase in urban development, which generally increases the potential for runoff contamination. Locally perched groundwater was identified onsite, and represent a significant potential flooding impact to proposed structures and facilities, especially during wet climatic periods when groundwater levels rise. Mitigation measures regarding hydrology/water quality include guidelines related to drainage facilities, building pad drainage, soil and slope stability, runoff control, and revegetation of disturbed areas. The identified mitigation measures will reduce significant hydrology/water quality impacts from the proposed project. Parks/Recreation and Open Space The Rancho del Rey project proposes to incorporate a series of parks, community facilities, and hiking and equestrian trails totalling 105.2 acres, as well as 227.1 acres of open space. These proposed acreages exceed all appropriate dedication standards of the City of Chula Vista, and would preserve much of the existing open space in Rice and Otay Lakes Canyons. The location and size of proposed parks and open space is not an • issue. A number of mitigation measures, however, have been established Page 6, Item l~ • Meeting Date~T~7~/~i relating to the nature and schedule of parks and recreation development, as well as biological and hydrological concerns within the major onsite canyons. These measures will reduce or eliminate adverse impacts related to parks/recreation and open space from the proposed project. Water The proposed water demand for the Rancho del Rey project at full buildout would be 1.54 million gallons per day (mgd), with nearly 90 percent utilized by the residential (70 percent) and employment park (19.5 percent) developments. The project proposal includes an internal water conveyance system capable of meeting the projected onsite water needs, as well as a umber of offsite improvements designed to offset the project's impacts to the regional water distribution system. Specifically, the offsite facilities include a 30-inch water transmission main beneath East "H" Street, from the proposed Reservoir 22-3 to the intersection of Yuba and "H" Streets, and, from that point, a 24-inch line to the intersection of "H" Street and Buena Vista Way. To reduce onsite water demands, however, it is recommended that the water conservation policies currently endorsed by the State of California and the City of Chula Vista be implemented by the Rancho del Rey project. These include various water-saving techniques such as drought-resistant landscaping, drip irrigation systems, low-flow shower and faucet restrictors, and toilet • dams. Sewe r The proposed Rancho del Rey community is projected to produce an average sewage flow of 0.75 million gallons per day. The proposed project design includes a wastewater conveyance system to transport project-generated waste into the San Diego Metropolitan Sewer System via the City of Chula Vista sewage infrastructure. The Rancho del Rey project would not produce any significant adverse impacts to the City of Chula Vista sewage infrastructure. Implementation of the project may, however, require the developer to contribute either financially or through construction of appropriate facilities to provide contribution to the regional system. Additionally, the project proposes the construction of a sewer line maintenance road in the main leg of Rice Canyon, which could result in significant impacts to biological and/or hydrological resources. Mitigation measures have been developed which would reduce these impacts below levels of insignificance, including maintenance road location, design, and construction specifications, as well as appropriate rehabilitation efforts. The above measures would reduce or avoid significant adverse impacts related to sewer service as a result of the proposed project development. Page 7, Item 15 £_ a • Meeting Date~7$7~7 Schools The Chula Vista Elementary School and Sweetwater Union High School Districts both assume an average generation rate of 0.3 students per dwelling unit. Based on the proposed 2201 residences for Rancho del Rey, therefore, 660 elementary and 660 secondary students would be generated from the proposed project. While these additional students would result in incremental impacts to existing school facilities, current regional development plans call for the construction of three elementary schools, one junior high school, and one high school in the vicinity of the project site. These facilities would reduce nearly all adverse project-related impacts related to schools below levels of significance. The exception to this is related to elementary school capacity, for which a shortage of classroom space is projected in two local schools if current growth rates continue. In addition to the three proposed elementary schools in the project vicinity, a 12.6 acre parcel has been reserved within the Rancho del Rey site for future development of an elementary school (financing for the construction of school facilities is proposed via the formation of a Mello Roos District). While the construction of a new school is not a portion of the currently proposed Rancho del Rey development plan, the elementary school facility would be built once a sufficient number of students were generated. Assuming all of the above measures are implemented, no significant adverse impacts to schools would be expected • from the proposed project development. Fire The proposed development would incrementally increase demand for fire protection services within the project vicinity. In addition, it would contribute to the cumulative impact of growth in eastern Chula Vista on fire facilities. Existing Fire Station No. 4 is scheduled for relocation to the east of the project site to meet fire protection demands associated with new development in that area. This move is proposed to occur within approximately 4 to 5 years, and would affect the ability to efficiently respond to fire suppression needs in the project area. The Rancho del Rey development plan, however, includes a proposal to construct a fire station onsite. If the fire station is constructed in a timely manner (i.e., relative to the relocation of Fire Station No. 4), this action would reduce impacts related to onsite fire suppression efforts below levels of significance. A related impact of the Rancho del Rey project related to fire services is the site design of the project. The Fire Department has expressed concern over the number of homes which are proposed to be 1 ocated adjacent to the open space chaparral areas of Rice Canyon. Because the chaparral is highly flammable, certain site-related, landscaping, and architectural design features would need to be incorporated into the final design of the lots to insure that a significant hazard was not created upon project implementation. • ~ _ l • Page 8, Item 15 a Meeting Date 1 /8 8 3. Mitigation measures necessary to counteract the onsite fire potential include adequate backyard setbacks and flame resistant vegetation combined with a low fuel firebreak; these measures should be incorporated into the final design of the lots adjacent to open space areas, such as Rice Canyon, to the satisfaction of the City Fire Department. In addition, adequate water pressure must be provided to meet the City's fire flow requirements. No significant adverse impacts related to fire would be expected from the proposed project development upon implementation of the mitigation measures. Alternatives There are various alternatives which are discussed in the environmental documents for this property. They include: a. The previous specific plan for the property (EIR-83-2) which proposed a lower density, no employment park, and no filling of the main leg of Rice Canyon. b. The revised specific plan (EIR-83-2) as proposed which included a higher density, an employment park with a different configuration and grading in main leg of Rice Canyon. • c. The staff recommended Specific Plan Amendment (Addendum, EIR-83-2) which provided for an employment park with a different configuration, lower density residential and no grading in main leg of Rice Canyon. d. The no project alternative (EIR-83-2 and EIR-87-1). • FISCAL IMPACT: WPC 4554P Not applicable. y th<~ Ci~J Cv,_:nc:i of Chula Vista, ~~!'iornia Dated ~~.~7~~ ~~~ ~ ,. s~-~--- ..~o..a:.... ~.,e:.,,.,. - / ~E~ by the City C~;;tr-:~~il of Chula Vista, ~:~:i~ui-~ia Dated ~ ~~ .