NOTICE OF PREPARATION OF A DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE PERSEA PROJECT CITY OF VISTA

Transcription

1 OF A DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE PERSEA PROJECT SUMMARY Orion Pacific (Project Applicant) is proposing the development of 305 multifamily units (proposed Project) within a total of 10 buildings with a gross square footage of 406,802 square feet on an approximately 10.4-acre site at 1309 North (N.) Santa Fe Avenue within the City of Vista. The Project site is located on the east side of N. Santa Fe Avenue, north of Cananea Street (Figure 1, Regional Map, and Figure 2, Vicinity Map). The Project site is designated as Mixed Use (MU) in the Vista General Plan (GP) 2030 Update, and is zoned Mixed Use with a maximum residential density of 40 dwelling units per acre (M-U [40]). The Land Use and Community Identity Element in the General Plan identifies the Project site within a San Diego Association of Governments (SANDAG) Smart Growth Area and City-designated Opportunity Area 3. The proposed Project would consist of 305 multifamily units with a total of approximately 271,488 net square feet, as shown on Figure 3, Project Site Plan. Vehicular and pedestrian access to the proposed Project would be provided by two entrances: one from the west of the site via N. Santa Fe Avenue and one from the south of the site via Cananea Street. The proposed Project would include a recreational area, two pocket parks, and landscaped areas, including a biological preserve and water quality management areas. Under the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code, Section et seq.) and the Guidelines for Implementation of CEQA (State CEQA Guidelines) (California Code of Regulations, Section et seq.), the City of Vista (City) is the Lead Agency for environmental review and must evaluate the potentially significant environmental effects of the proposed Project. Pursuant to State CEQA Guidelines Section 15168, the City has determined that an Environmental Impact Report (EIR) will be prepared to assess the proposed Project s effects on the environment, to identify potentially significant impacts, and to identify feasible mitigation measures to reduce or eliminate potentially significant environmental impacts. As allowed under State CEQA Guidelines Section 15063, an Initial Study will not be prepared for the proposed Project. This Notice of Preparation (NOP) is being circulated pursuant to Public Resources Code Section 21153(a) and State CEQA Guidelines Section Public agencies and the public are invited to comment on the proposed scope and content of the environmental information to be included in the EIR. A 30-day review period is provided to return written comments to the City. Comments will be accepted from July 26, 2017 to August 24, 2017 until 5:00 p.m. All comments should be directed to the City s Environmental Planner at the following address, or ed at the address noted below: John Hamilton, AICP Environmental Planner Community Development Department 200 Civic Center Drive Vista, California Fax: (760) jhamilton@cityofvista.com 1

2 ENVIRONMENTAL SETTING Project Site The proposed Project is located in the City of Vista at 1309 N. Santa Fe Avenue (Assessor s Parcel Numbers , 24, 38, 04, 37, 06, 07, 18, 17, 20, 22, 36), as shown on Figure 1, Regional Map, and Figure 2, Vicinity Map. The City is located in the western foothills of the San Marcos Mountains in northwestern San Diego County, and is bordered by the city of Oceanside to the west, the city of Carlsbad to the southwest, the city of San Marcos to the south, unincorporated San Diego County to the east, and the unincorporated community of Bonsall to the north. The Project site is comprised of approximately 10.4 acres located approximately one mile north of downtown Vista. The Project site primarily consists of vacant land, designated as Mixed Use in the GP 2030 Update and Zoning Code. However, there is a vacant homestead located in the central portion of the Project site. The site is relatively flat with some minor slopes due to fill embankments along the main drainage channel that flows from north to south on the eastern side of the site. Vegetation consists of low-lying grasses and native plants with scattered trees and palm trees within the main drainage and residential area. Surrounding Uses and Circulation System The area surrounding the Project site is primarily developed with residences and commercial development. To the north and west of the site are commercial uses. Single-family residential developments exist to the east and southeast, and multifamily residential units and commercial uses are to the south of the Project site. N. Santa Fe is located west of the Project site and provides access to and from the site. Cananea Street is located south of the site allowing access to the south side of the Project site. The Project area is served by North County Transit District (NCTD) for public transportation services. NCTD s 303 bus line includes a stop on the corner of N. Santa Fe Avenue and Indian Rock Road (approximately 0.03 mile from the Project site), and another stop 0.05 mile north of the Project site on N. Santa Fe Avenue. Additionally, NCTD operates the 22-mile Sprinter light rail line, which provides service between the Cities of Oceanside and Escondido. The nearest Sprinter station to the Project site is located at the Vista Transit Center, approximately one mile south of the Project site. PROJECT DESCRIPTION The Project site is designated as Mixed Use (MU) in the Vista GP 2030 Update (2011) and is zoned Mixed Use (M-U [40]). The Land Use and Community Identity Element identifies the Project site within a SANDAG Smart Growth Area and City-designated Opportunity Area 3. The proposed Project would consist of approximately 305 multifamily units with a total of approximately 271,488 net square feet, as shown on Figure 3. There are seven different floor plans with varying sizes and amenities. The Project includes a total of 10 buildings with a gross square footage of approximately 406,802 square feet. The height of the buildings would not exceed 41 feet 10 inches. The building s exteriors would have mesh panels, metal railings and gates, perforated metal panel awnings, metal awnings and panels, dark bronze storefronts and windows, veneer stone, and smooth fiber cement siding. Outdoor lighting would be utilized as needed for parking areas, sidewalks, and security within the Project site. The majority of the various lighting components proposed throughout the site are expected to be light-emitting diode (LED) lights. The proposed Project also includes a storm drain inlet in the 2

3 northeast corner of the site within the proposed biological preserve, and a storm drain pipeline is proposed to run beneath the proposed internal road along the east boundary. Vehicular and pedestrian access to the proposed Project would be provided by two entrances: one from the west of the site via N. Santa Fe Avenue and one from the south of the site via Cananea Street. Onsite circulation would allow access from both entrances to all buildings. The proposed Project would include 565 parking spaces, including 177 garage spaces, 129 covered spaces, 205 open spaces, 16 tandem spaces, 22 loading spaces, and 16 handicap spaces. The proposed Project would include a recreational area located in the southeast quadrant of the site, which would include a pool, spa, fitness center, fire pit and seating areas, BBQ counter, and gaming area. Two pocket parks (approximately 2,180 square feet for the western park, and approximately 1,740 square feet for the eastern park) would be provided as additional recreational facilities on the northern portion of the Project site, for a total of 0.5 acre of common recreational facilities. The proposed Project would also include approximately 3.3 acres of landscaping (including a biological preserve and water quality management areas). The biological preserve area (located in the northeast corner of the Project site) would support the endangered thread-leaved brodiaea (Brodiaea filifolia) plants that would be salvaged from other areas on the Project site. The preserve area would be managed over the long term within a protected conservation easement. TOPICS TO BE ANALYZED IN THE EIR Aesthetics. The EIR will describe the existing public views, community character, and light and glare impacts from the Project and surrounding areas, and how they could be affected by the proposed Project. Air Quality. The EIR will include the preparation of a programmatic air quality technical report and a description of the findings. The air quality analysis will address the proposed Project s potential impacts to air quality from construction activities and operational impacts associated with Project increases in traffic and energy use. The EIR will also discuss Project consistency with applicable air quality plans and regulations. Agricultural Resources. Based on farmland maps prepared by the California Department of Conservation, the proposed Project is not located in an area designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (California Department of Conservation 2008). Therefore, the Project would not affect any existing or future agricultural uses. The EIR will provide discussion on other agricultural issues including Williamson Act lands and forest land. Biological Resources. The EIR will describe the potential biological impacts of the proposed Project and include an analysis of other relevant biological issues, including a summary of the Project s consistency with the applicable policies of the Multiple Habitat Conservation Plan. Climate Change. The EIR will include a discussion of global climate change issues, common greenhouse gas (GHG) constituents, and applicable legislation. The climate change analysis will determine GHG emissions for the proposed Project and evaluate consistency with applicable climate change plans. 3

4 Cultural Resources. The EIR will include the preparation of a cultural resources technical report, which will identify any significant cultural resources that may be located on site, including historic and archaeological resources. The EIR analysis will summarize the findings of the technical report, address any California Native American requirements, as well as address the potential for the proposed Project to impact paleontological resources. Energy. The EIR will analyze the project s impact on the local and regional energy supplies as well as the project s impacts associated with the wasteful, inefficient, or unnecessary use of energy. The EIR will also discuss the project s ability to preempt future energy development. Geology and Soils. The EIR will describe the geologic and seismic characteristics of the Project site. Potential geologic hazards that may result from implementation of the proposed Project will be identified, as well as any existing geologic conditions that may impact proposed development. Hazards and Hazardous Materials. The EIR will review the City s database of hazardous materials sites and identify those located within and/or adjacent to the Project site that may affect the proposed Project, including the potential for on-site contamination. The EIR will also analyze any potentially significant impacts associated with the Project s potential to result in the release of hazardous materials, handling of hazardous materials within 0.25 mile of a school, or interference with an adopted emergency response or evacuation plan. Hydrology/Water Quality. The EIR will include a description of the hydrologic units and sub-basins within the Project site and surrounding areas and provide a description of the City s current Drainage Master Plan as it pertains to the Project. The EIR will identify any potential flooding impacts associated with Buena Vista Creek and relevant tributaries. The EIR will also include a general description of the existing surface water quality within the Project site; a description of the applicable requirements of the City s Stormwater Standards Manual, the Stormwater Management and Discharge Control Program Ordinance, and all other applicable code requirements addressing stormwater management; and a description of surface water quality status for creeks and water bodies that may be affected by the Project, such as Buena Vista Creek. Land Use and Planning. The EIR will determine land use impacts based on characteristics associated with the proposed Project and the extent that these characteristics will conflict with adjacent existing and proposed land uses, including Vista s GP 2030 Update (2011). Mineral Resources. The State Mining and Geology Board does not identify the proposed Project as an area with high potential for aggregate or mineral resources. Further, project implementation would not result in the loss of availability of a known or locally important mineral resource. No long-term impacts to mineral resources are anticipated from implementation of the proposed Project. The EIR will provide further discussion on mineral resources issues. Noise. The EIR will include the preparation of a noise technical report, which will address the proposed Project s potential noise and groundborne vibration impacts from construction activities and Project operation, including noise from traffic generated by the Project and noise generated by Sprinter train operations. The EIR will summarize the information provided in the technical analysis and address the proposed Project s potential to result in any of the following issues: permanent increases in the ambient noise level, potential temporary increases in the ambient noise level during construction, and groundborne vibration. 4

5 Population and Housing. The EIR will include a description of the existing and forecasted population, housing, and employment in the City for the Project based on data obtained from SANDAG, and identify proposed increases in population and housing that would occur with implementation of the proposed Project. The analysis will address the Project s potential to directly or indirectly induce population growth, or to displace substantial numbers of housing or people. Public Services. The EIR will address potential impacts that the proposed Project would have on public services including police protection, fire protection, schools, and libraries. Recreation. The EIR will describe existing public recreational facilities within or in the vicinity of the proposed Project, discuss City standards related to public recreational facilities, and identify any existing shortfall or surplus regarding available facilities. The document will address the Project s potential to result in the increased use of existing neighborhood and regional public parks and other public recreational facilities. The EIR will also address any environmental impacts that may occur from development of public recreational facilities allowed under the proposed Project. Transportation/Traffic. A traffic impact analysis will be prepared for the proposed Project that analyzes short-term and long-term traffic impacts of the Project utilizing the City s established traffic modeling techniques. The EIR will summarize the findings of the traffic impact analysis and determine if implementation of the Project would negatively impact the existing traffic load and capacity of the street system. The EIR will also address potential parking and roadway hazard impacts. Utilities and Service Systems. The EIR will address potential impacts to utilities and service systems including the ability to provide adequate sewer, water, stormwater, electricity, gas, and solid waste disposal services to the proposed Project. Alternatives. The EIR will include a discussion of reasonable alternatives, including a No Project Alternative, to the proposed Project as specified in CEQA Guidelines Section The Project alternatives will focus on reducing proposed Project significant impacts. Growth Inducement: The EIR will analyze the potential for growth inducement to occur from implementation of the proposed Project. Specifically, the EIR will examine if the Project would result in the removal of a physical or regulatory obstacle to growth in the region, result in direct or indirect impacts to employment, or foster economic or population growth. Cumulative Impacts. In addition to analyzing the potential environmental impacts of the proposed Project, the EIR will also discuss the potential cumulative impacts of the Project. Section of the CEQA Guidelines requires that an EIR discuss the cumulative impacts of a project when the project s incremental effect is cumulatively considerable. The EIR will analyze past, present, and reasonably foreseeable future projects within the city and surrounding areas (if applicable) which may contribute to a specific cumulative impact, when considered in conjunction with the impacts associated with implementation of the proposed Project. 5

6 TOPICS EXCLUDED FROM ANALYSIS IN THE EIR All environmental issue topics required by the CEQA Guidelines will be included within the EIR. RESPONSIBLE AND TRUSTEE AGENCIES According to CEQA Guidelines Section 15050, the City is designated as the Lead Agency for the Project. Responsible agencies are those agencies that have discretionary approval authority over one or more actions involved with the development of a proposed Project. Trustee agencies are state agencies having jurisdiction by law over natural resources affected by a proposed project that are held in trust of the people of the State of California. The potential responsible and trustee agencies that have been identified as part of the preparation of this document and the required permits, approvals, or associated responsibilities for the proposed Project are identified in Table A. Table A: Potential Responsible and Trustee Agencies Agency State Water Resources Control Board/San Diego Regional Water Quality Control Board California Department of Fish and Wildlife U.S. Army Corps of Engineers Potential Permit/Approval Notice of Intent to comply with the terms of the National Pollutant Discharge Elimination System General Construction Permit to discharge stormwater associated with construction activity, and Section 401 Water Quality Certification Incidental Take Permit pursuant to Title of the California Fish and Game Code Section 404 Permit for impacts to waters of the United States ENVIRONMENTAL PROCEDURES This NOP for the proposed Project will be submitted to the State Clearinghouse, which will forward it to potential Responsible Agencies and Trustee Agencies. Other interested parties that may have permit authority or have specifically requested notification of this Project will also receive a copy of the NOP. After the 30-day review period for the NOP is complete and all comments are received, a Draft EIR will be completed in accordance with CEQA and the CEQA Guidelines. Detailed analyses will be conducted in order to ascertain the proposed Project s effects on the environment and the relative degree of impact prior to implementation of mitigation measures. Where impacts are determined to be significant, mitigation measures will be prescribed with the purpose of reducing the Project s effects on those impacts either completely or to the maximum degree feasible. An analysis of alternatives to the proposed Project will also be included in the DEIR, including the No Project Alternative. Once the Draft EIR is completed, it will be made available for public review and comment. A Notice of Availability of the Draft EIR will be mailed directly to those agencies and members of the general public commenting on the NOP. 6

7 Placentia Yorba Linda 91 Corona Woodcrest AFB m 22 anta Ana 55 ewport Beach Orange Tustin Foothills Tustin Irvine El Toro Laguna Mission Hills Coto De Viejo Caza Laguna Niguel 5 San Juan Capistrano Dana Point San Clemente Trabuco Highlands San Diego County Orange County Lake Elsinore Wildomar Perris Fallbrook 215 Sun City Nuevo Winchester Temecula 15 Rainbow San Jacinto 76 Hemet East Hemet San Diego County Idyllwild- Pine Cove 371 Riverside County 79 Camp Pendleton North Bonsall Project Site Camp Pendleton South Oceanside Vista Hidden Meadows Valley Center Carlsbad San Marcos Escondido Santa Ysabel 78 Juli P a c i f i c O c e a n Encinitas 56 Poway 67 Ramona San Diego Country Estates Date: 2/23/ Last saved by: lterry - Path: Z:\Projects\j999601\MAPDOC\DOCUMENT\EIR Figs\Section 2\EIR Fig 2-1 Regional.mxd Miles SOURCE: ArcGIS Online Basemap Coronado San Diego Imperial Beach Lemon Grove National City Bonita Chula Vista 905 Santee El Cajon Rancho San Diego Spring Valley Lakeside 8 Jamul Harbison Canyon 94 Alpine MEXICO FIGURE 1 Regional Map Persea Notice of Preparation

8 N MELROSE DR BOBIER DR Project Site INDIAN ROCK RD N SANTA FE AV E VISTA WY Date: 7/7/ Last saved by: lterry - Path: Z:\Projects\j999601\MAPDOC\DOCUMENT\EIR Figs\Section 2\EIR Fig 2-2 Vicinity.mxd 0 1,000 2,000 Feet AERIAL SOURCE: SANDAG IMAGERY Project Site FIGURE 2 Vicinity Map Persea Notice of Preparation

9 SOURCE: ARCHITECTS ORANGE 2017 FIGURE 3 Project Site Plan Persea Notice of Preparation