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HomeMy WebLinkAboutEIR 79-08 (3) RICE CANYON S:e,C ~ 2`QNAL PLANNING AREA "Hidden Vista Village'° EIR 79-8 CANDIDATE CEQA FINDINGS (Calif. Public Resource Code Sec. 21081) (Calif. Administrative Code Sec. 15088-9) t A. BACKGROUND j It is the policy of the State of California that every public agency, including the City of Chula Vista, should not .approve a project, if it would result in a significant environmental impact and it is feasible to substantially lessen that effect. Only when there are specific economic, social, or technical reasons which make it infeasible to mitigate an impact, can a project with significant impact be approved. Therefore, when an ETR has been completed which identifies I i one or more significant environmental impact(s), one of the following findings must be made: 1. Changes or alternatives have been required of, or incorporated into the project, which mitigate or avoid the significant environmental effects identified in the final EIR, or 2. Such changes or alternatives are within the ~ responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency, or 1 I 3. Specific economic, social, or other considerations make infeasible full mitigation measures f! or project alternatives identified in the final EIR. The proposed project is located on the east side of Interstate 8.05 at the East H Street interchange. The 419-acre I parcel is entirely within the limits of the City of Chula Vista. I The Rice Canyon Sectional Planning Area (SPA) plan proposes a mixture of land uses including: 328 single-family dwellings, with lot sizes ranging from 6,000-18,000 square feet; approximately 275 combination elderly ho-using and lova and i moderate-income (Section 8) family multiple units; 638 condominiums; a 188,000 square-foot commercial center; a one-acre park and ride facility; a 6.5-acre park site; 125 acres of open spacep afire station; a 9-acre elementary school site; and a 22- acre junior high-school site. The commercial center vaould include an 840-seat theater, 2 restaurants, 2 banks, 40,000 .square feet of office space, and 8 retail stores, ranging from i i 5,400-32,000 square feet. As part of the project, East A Street would be extended as a 6-lane road from Interstate 805 to the southeastern corner of the project. B, EFFECTS FOUND T O BE INSIGNIFICANT I The final EIR for the Rice Canyon SPA concluded that the project would not have any significant, adverse impacts in the following areas: I 2 II (NOTE: the number in parenthesis following the issue refers to the respective section number of the EIR) 1. Land Use/Zoning/Planning (3.1) 2. Groundwater (3.5) 3. Water Quality - local (3.7) 4. Mobile Noise - long-term (3.11) 5. Community Social Factors (3.14) 6. Community Tax Structure (3.15) 7. Recreation and Open Space (3.17) i 8. Police (3.18) II 9. Utilities/Energy (3.20) 10. Sewage - local (3.21) 11. Solid waste (3.22) C. POTEIVI'IALLY SIGNIFICANT IMPACTS AND FEASIBLE MITIGATION MEASURES 1. Landform 3 2 Developmeht of the proposed project would involve a major cut-and-fill operation expected to involve between 3.5 and 4.5 million cubic yards of earth. Major topographic changes would occur as the area- of mesa is increased through grading and several of the larger canyons are filled. Cut slopes would reach 50 feet in height while fill slopes, in the area of the school sites, may approach 100 feet. Implementation of East H Street, Street F~, Ridgebaclc Roada park facilities, school sites, residential and commercial land uses in the Rice Canyon SPA will involve substantial alteration of landform. 3 The project would leave approximately 125 acres undisturbed as natural open space and incorporate architectural and landscape designs which would lessen the project°s impact on landform. The grading operation is expected to be balanced, if it occurs in one phase, as presently proposed by the applicant.. F. .n The impact of the project on landform would be significant, and only partially mitigable. It is infeasible to fully mitigate project-related impacts to landform modification to a level of i insignificance while, at the same time, implementing the adopted ~ land use objectives of the El Rancho del Rey Specific Plan, and provide for the extension of East H Street, in accordance with that plan. Alternative alignments of East H Street were considered, some with less impact to landform modification, however, public safety (fire and emergency vehicles) and traffic engineering concerns dictated a rejection of these alternative alignments as infeasible (references Rice Canyon Development/Conservation Guide, Sedway/Cooke Report, September 1977). The adopted land use designations for the Rice Canyon SPA, as described by the El Rancho del Rey Specific Plan, will require public improvements (dedicated streets, water, sewer, park sites, ~I elderly and moderate-income housing) that make economically i infeasible the reduction of impacts to landform to a level of insignificance. 4' 2. Geoloav 3 3 ,The geologic hazard associated with development of the property is limited to potential seismicity. The presence of inferred fault traces on the property, which would be associated with the La L~acion and Sweetwater Fault Zones, was suspected, and I geotechnical investigations were performed. These inferred fault traces are not considered active, however, "they would present planes of weakness along which minor, relative movements might , occur in response to ground shaking produced by a distant earthquake.°° (5hepardson Engineering Associates, February 1980}, The actual presence of fault zones has not been verified at this time, but will be further investigated at the time of initiation of grading activities. i I Mitigation would include adherence to the foundation recommendations of the geotechnical studies, including review of preliminary and final grading designs prior to approval of final subdivision plans. 1n the event fault traces are found, they will be analyzed;- with respect to their potential for activity, and the recommendations of the field inspection by a qualified soils engineer geologist and applicable legislative standards will be followed in final engineering and design techniques. Finding, The seismic hazard on the subject property is potentially significant, but mitigable, 5 3. SOILS 3 4 According to the Shepardson Engineering Report (February 1980), a minor amount of expansive soil was found in the topsoil horizons of the river terrace materials and in the mudstone strata of the Otay Formation. Erosion characteristics of the I, prevailing soils will require that measures be taleen to provide erosion protection for exposed slopes during and immediately after the grading of the site. Mitigation will include the preparation of a detailed soils I~ report identifying on-site soil hazards and containing specific engineering design to reduce any soil-related hazards to an acceptable level. This report will be reviewed by the City Engineer and the issuance of a grading permit would be conditioned on incorporation of appropriate mitigation. A ' landscape plan will be prepared and submitted to the City, prior to issuance of a grading permit. This landscape plan will describe the planting to occur immediately following grading to protect all bare surfaces from erosion and potential siltation of drainage basins. Finding The expansive soils and potential erosion hazards present- on-site are potentially significant, but mitigable. 6 ~4. DRAINAGE 3 6 The subject property drains into three basins; Glen Abbey, Bonita and Rice Canyon. Approximately three-fourths of the project is located within the Rice Canyon Basin, therefore, this basin would .be the most affected. The EIR estimates that the expected discharge from the project vaould be 2070 cubic feet per i second (cfs) after development. This discharge figure is approximately 24 percent greater than would naturally occur. Expected runoff is less than that which the '°Fogg" Report i predicts upon full development of Rice Canyon, but greater than ~ the capacity of the existing culverts which run beneath i, the I- 805/East H Street Interchange, where discharge from Rice Canyon is collected. -The culverts beneath I-805 are designed to handle 1600 cfs, which appear to be inadequate to handle the 50- year flood potential for Rice Canyon; a 50-year flood is estimated to be 2100 cfs by the Fogg Report and 2070 by the EIR. The project°s overall drainage system is being designed to convey ultimate runoff (50-year flood) off-site and downstream. Sedimentation of the culverts at the I-805/East H Street interchange has been evident in the past and would be increased by the development of P.ice Canyon. This situation will be avoided by the installation of sedimentation basins at the I appropriate locations. ~ 7 I The drainage control system for the project will be designed ~j I by the project engineer, prior to approval of final subdivision maps for the project. The system will be designed to prevent possible adverse effects upon public safety and general welfare. This drainage system design will be reviewed and approved by the City Engineer and easements dedicated as necessary. i F' in ' I I The impact of the project on local drainage is potentially significant, but mitigable. 5. WATER QUALITY - REGIONAL 3 7 The incremental increases in liquid waste created by the project would further overload the metropolitan treatment facility at Point Loma. This plant is operating at full capacity. This, and other projects, could result in decreased water quality in the vicinity of the ocean outfall. Finding I The project may have a cumulatively significant effect on i water quality near the Point Loma facility and is not fully II mitigable by this project. Such changes are within the responsibility and jurisdiction of other public agenciesp (specifically, the City of San Diego and Regional Water Quality Control Board), and outside the control of an individual project, or the City of Chula vista. 8 6. ARCHAEOLOGY/PALEONTOLOGY 3 8 The survey yielded eight prehistoric finds, including: six shell scatters, one flake isolate located primarily on a major southwest-trending ridge, and one additional flake isolate on a i i northwest-trending ridge on the southern portion of the property. i No artifacts or mid den are believed to be associated with the shell scatters, and the two isolated flakes were the only ~ artifacts found during'the survey. In addition to the prehistoric finds, a small area of paleontological fossils was also located. The proposed development would have direct impact on the I! archaeological resources located on the subject property, as well as posing an indirect impact on SDI. 4776, 4677, and 4889, archaeological sites located on surrounding properties. Grading of the ridges on the site would destroy all but two of the it archaeological sites. Increased human activity, e.g., hiking, off-road vehicle, exploration, etc., a.s a result of the i I development might cause disruption and/or destruction to I identified archaeological sites on the subject property not directly impacted by grading or uses on adjacent properties. Mitigation will include a collection and micromapping program for surface materia7_ and limited excavation of those sites suspected to have subsurface potential. In the event subsurface material is encountered, a preservation or salvage 9 plan vaill be prepared and carried out. Control must also be exercised over the movement of grading equipment outside the boundaries of the property in order to protect any resources in those areas. ii Paleontological resources have been identified on-site, comprising the fossilized remains of molluscan shellfish and I marine mammals. A qualified paleontological researcher shall be ' i present during initial grading activities to monitor the operation and recover significant fossil resources. F~ i The impact of the project on archaeological and paleontological resources is potentially significant, but mitigable. ' i 7. BIOLOGY 3 9 The project site possesses several sensitive plants, important wildlife habitat, and a disturbed vernal pool. Sensitive plant species include Snake Cholla, Coast Barrel Cactus, San Diego Sunflower and Pygmy Spike-Moss. The steep- . sided canyons on the property represent good wildlife habitat. I The vernal pool has been largely disturbed during construction of the nearby aqueduct. Development of the property would destroy many of the sensitive plant populations, fill several of the canyons, and possibly further disturb the vernal pool. 10 ' I The estimated 125 acres of open space included in the project would preserve relatively large areas of natural vegetation and partially offset the loss of vegetation and habitat in the developed portions. Landscaping is expected to reflect natural vegetation and will, to a limited extent, serve as a substitute for original vegetation on the larger slopes. Findina The project would have significant and partially mitigable impacts on the biological resources present on the property. It is infeasible to reduce impacts to biology to an insignificant level without major modification and reduction of the scope of the project. The E1 Rancho del Rey Specific Plan provides for development of the Rice Canyon SPA as proposed by this project. I~, Loss of habitat is unavoidable if the land uses (see discussion ~ of Public Improvements, Part 1 - Landform) of the Rice Canyon SPA I are to be implemented. However, the El Rancho del'Rey Specific I Plan did designate biological sensitivity/open-space areas of i greatest importance, 125 acres of which would be preserved as ~ part of the proposed action (Section III, C. Conservation of the i~ I text of the El Rancho del Rey Development Plan). ~ 11 8. TRANSPORTATION 3 10 i A circulation system has been designed for the Rice Canyon I SPA which will adequately handle the expected traffic generated by the project; no roads presently exist on-site.- This system has been designed in accordance with the El Rancho del Rey Specific Plan and includes the extension of East H Street from I- 805 to the eastern boundary of the SPA improved to a width of 6 lanes. Although the circulation pattern can accommodate the project traffic, the traffic analysis indicates that the six lane improvements for East H Street may be inadequate to carry the volume expected with ultimate development of the E1 Rancho del _ Fey. Dedication of right-of-way sufficient to provide for 2 additional lanes will be provided for future widening, as the need should arise. Findina Traffic impacts associated with the project are potentially significant, but mitigable. 9. NOISE - SHORT-TERM 3 11 Short-term noise impacts would be experienced by surrounding ~ I residences. The grading operation is expected to occur at one time and will be extensive. The major mitigation measure against construction noise is the restriction of operators to °°normal°' working hours, precluding activities at night, or on weekends or 12 i holidays. No equipment should be used which does not meet II applicable Federal, State and Local (City of Chula Vista) noise standards. F~1? ~3~19. The short-term noise impacts created by the construction activities are potentially significant, but mitigable. 10. AIR pUALITY 3 12 The project would incrementally add to the air pollution problems which exist on a local and regional scale as a result of construction,.transportation, and energy use. The project, by itself, would not have a significant effect on air quality. Several mitigating factors are inherent in the proposed development. A park-and-ride facility is included in the commercial center. The proximity of shopping and schools to future residents would reduce the lengths of trips. Mass transit is expected to be available along the major streets. ~ Finding I The effect of the project on air quality is cumulatively significant and partially mitigable. Complete mitigation of the air quality impact is beyond the control of this project. It is a regional problem which is the responsibility of the APCD, State and Federal agencies. 13 I 11. AESTHETICS 3 13 The proposed project would transform the presently vacant parcel into an urban development. A large portion of the natural II vegetation and terrain would be altered. This land use change would affect the views of existing residences along the rim of Rice Canyon and from I-805, Several of the cut-and-fill slopes are proposed to exceed 30 feet in height and would effect the present visual quality of the area. As mitigation, the applicant will to preserve approximately 125 acres of natural open space. This open space is relatively contiguous, enhancing its overall mitigating value. In addition, the applicant will preparing a master conceptual landscape plan ' and has designed the project to minimize topographic alteration. II The plan will describe the overall plantings which will take place over the developed portion of the property. This landscaping program will utilize native and adapted species which will blend with the natural vegetation. Permanent plantings and irrigation treatment for cut and fill slopes will be implemented in conjunction with overall rough grading operations, in ~ I I accordance with the master conceptual landscape plan, The master plan will be reviewed prior to the issuance of any grading permits. Supplemental landscape plans for individual development phases will be required as further refinements of the master ' conceptual landscape plan. To the extent feasible, the overall design of the project has minimized grading and landform ' alteration to reduce aesthetic impacts. ' 14 Findina Aesthetic impacts are significant and partially mitigable by landscaping and the project design. It is infeasible to completely reduce aesthetic impacts to a level of insignificance i while, at the same time, implementing the Rice Canyon SPA land i use objectives, as determined by the adopted E1 Rancho del Rey Specific Plan (see discussion in Part 1, Landform Section). 12. SCHOOLS 3 16 The project is expected to generate 500 elementary school- age children, 358 junior high school-age children and 240 senior high school-age children. The number of elementary-age children is equivalent to the capacity of an average size elementary school, while the junior high school-age children represent a quarter of 'the average capacity of a junior high school. Local school districts are already operating above their design capacitiesa The students generated by the Rice Canyon SPA would further crowd these facilities. The Rice Canyon SPA Plan currently designates land for an elementary school and junior high school, as required in the EI Rancho del Rey Specific Plan. These sites could be graded by the developer, but no plans exist at this time for the construction of either school. 15 In order to reduce the impact of additional children, the developer will be required to contribute the necessary fees to the local school districts, or make alternative arrangements. Furthermore, the City of Chula Vista will require letters from the school district indicating that adequate educational facilities will be available. Find~nas The project would have significant impact"on local school I districts over both the short and long-term. The short-term impact can be mitigated through the dedication of land and payment of school fees. The long-term impact is a cumulative effect, which is the result of this and other developments creating the financial burden on schools by requiring permanent facilities, which cannot be completely financed with school fees. At the present time, the long-term impact is considered to be only partially mitigablep reduction of long-term impacts to a level of insignificance is beyond the control of an individual project or City, and is the responsibility of State decision- makers. These economic constraints make infeasible the reduction of overall long-term impacts to a level of insignificance. 13. FIRE The only concern with regard to fire hazard is for the ' increased potential for brushfires in undeveloped areas within and adjacent to the proposed development caused by increased human activity. ~ 16 i Several measures are recommended to reduce the brushfire hazard. Greenbelts (fire breaks) should be maintained along the perimeter of developed areas and internal roadways. Off-road vehicular activity in undeveloped areas should be strictly prohibited. . i Findina ~I The increased brushfire hazard created by the project is potentially significant, but mitigable. 14. EWAGE - REGIONAL 3 21 The Point Loma treatment plant is presently operating above !i capacity. The .3 million gallons per day expected to be produced II by the project would incrementally burden these existing III treatment facilities. i Expansion of the Point Loma facility may occur in the future I through construction of a secondary treatment plant; however, the Metro System indicates this would occur no earlier than 1985. Findina The effect of the project upon regional sewage treatment facilities is cumulatively significant and not mitigable by the project. Such mitigation is the responsibility of the various public agencies (City of San Diego) involved in the sewage treatment and disposal process. 17 15. WATER 3.23 The project will create an increased demand on the County's domestic water supply. This supply is expected to decrease as Arizona claims a larger portion of its share of Colorado River i caater. The ultimate impact cannot be predicted, but each new i area serviced with domestic water could-have a combined effect on future supply. Partial mitigation could be accomplished by the developer through the installation of water-conserving devices in the plumbing system and landscaping with drought-tolerant plants. A graywater reclamation system could be inst al led, but the economic feasibility of this alternative seems questionable. Finding I, The project could have a cumulatively significant and not mitigable impact on domestic water supply. Mitigation of this ~ cumulative impact is not completely within the control of this particular project and is the responsibility of Regional, State, ~i and Federal water agencies. III 18