HomeMy WebLinkAboutAgenda Statement 1976/01/13 Item 15 Ordinance 1659
Item No. 15
January 13, 1976
, , ly
� ' CITY OF CHULA VISTA I�'EM N0. �-$�-�--
� ' � ' COUNCIL AGENDA STATEMENT , i/is/�6
FOR MEETIN6 OF: -� �
ITEM TITLE Public hearing - Consideration of change of zone for 1 .62 acres at the northwest
quadrant of I-805 and East J Street from unzoned to R-1=H
Ordinance 1659 -Ar,iending the zoning map to rezone 1 .62 acres at the northwest
quadrant. of I-805 and East J Street from unzoned to R-1 -H
SUBMITTED BY Director of Planning� ^
`_�..... .._ . ..:.. ,.. .:�.... . .. ._ i=.4�_ .t:f��
ITEM EXPLANATION�
The 1 .62 acre property being considered was purchased by the applicant from Cal Trans as
excess right of way. The new owner now wants to subdivide the property into three
residential lots.
Staff recommended, and the Planning Cortunission concurred at their December 8, 1975 meeting,
that the most appropriate zoning for the property was R-1-H (Hillside Modifying District) ,
which would permit a maxirtwm of four units and 55% of the site to be graded. The staff
analysis of the item is contained in the attached staff report of Decem6er 8, 1975. The
6eneral Plan designates the area as Medium Density Residential 4012 DU/Acre. �
EIR-75-4 for this project and additional vacant property to the west was submitted to
Council under cover letter dated December 11 , 1975.
A p 4 R � Q E D
b� the
�1�.� Ccu,cil
Of
Chula vista, CalifoTnia
Dated.......
...._�......_�...���=....��..._
EXHIBITS ATTACHED
Agreement Resolution Ordinance X Plai X Other Reoort to
EIR-75-4 Plan. Cortun. of 12/8/ 5
Environmental Document: Atiached Submitted on �2�� ���5 Res. PCZ-75-J(1 )
STAFF RECOMMENDATION:
Concur with Planning Canmission action.
BOARD/COMMISSION RECOMMENDATION�
The Planning Commission voted 7-0 on December 8, 1975 to (1 ) recommend that Council
certify EIR-75-4; and (2) recommend that the City Council approve the rezoning of
1 .62 acres of property located at the northwest quadrant of I-805 and East J Street
from unzoned to R-1-H in accordance with the findings set forth in resolution PCZ-75-J(1
,� I COUNCIL ACTION�
Qrdinance placed on first reading 1/6/76 1/6/76--Amended to require construction of
homes so interior sound level would not exceed 45 decibels and useful open space be
shielded from freeway noise. Also, easement for open space be granted prior to filing
, parcel map. (Hyde 4-1) FormA-113 (Re¢5-75)
� . , ' ' � :, �r -
�������
RESOLUTIOP7 N0. PLZ-75-J(1) �
RESOLUTIOi! OF THe CITY PLANtUF:G CON�NiSSIOF! RECOi/SIENDItiG TO
THE CITY COUt;LIL THE CHAt;GE OF ZOtlE FOR 7.6 ACRES LOCATED itl
. THE NORTH4IEST QUADR/U�7T OF I-805 and EAST J STREET FROi•i UNZOi7ED
TO R-1-H
NHEREAS, an application for rezoning of 6.28 acres of property in the
northwest quadrant of I-805 and East J,Street from P-L and unzoned to R-1-H
was initiated by the City Planning Department, and
. NHEREAS, the Planning Cor.mission set the tine and place for a hearing on
.said application, and notice of said hearing, together with its purpose, uias
given by the publication in a newspaper of general circulation in the City at
� least 10 days prior to the date of said hearing, and
NHERERS, due to the involver.ient of two separate owners, it was determined
that the rezoning should be considered separately for a 7 .6 acre parcel in the
eastern portion and 4.7 acres in the western portion of the subject area, and
WHEREAS, a hearing to consider rezoning the 1.6 acre parcel was held at
the time and place. as advertised, namely 7:00 p.m. on Iiovember 10, t�ovemher 24,
. and Decenber 8, 7975, before the Planning Commission, and said hearing was there-
after closed, and
WHEP,ENS, Environmental Imaact Report, EIR-75-4,on the proposed rezoninq
action ��ras adopted by the City Planning Comnission on December 8, 1975.
11041 THEREFORE BE IT RESOLVED AS FOLL041S:
� - 1. From facts presented to the Comnission, the Comnission finds that
� public necessity, convenience, general r:elfare and good zoning practice require
the rezoning to R-1-H for 1 .62 acres of property located at the northo�est quadrant
� of I-805 and East J Street as shown on the attached Exhibit A.
2. The findings of fact in support of szid determinaticn are as follo�rs:
a. The natural steepness and difficult shape of the parcel indicates
, that both density and grading should 6e reduced belooi the yield of
the surrounding conventional R-1 zoning.
6. The R-7-H zoning, yielding 2.5 units/acre, is consistent viith the
� Chula Vista General Plan designation of this area, "If�=dium Density
. Residential 4-72 DU/Acre." The reduced amount of grading and density
required by the "H" District is consistent with the policies of the
Open Space Element of the General Plan, which call for preserving
steeper slopes and maintaining soil stability. Subject to incorpor-
q ating certain construction specifications into the project, the
� � 1
development resulting from this rezoning will satisfy the polities of
the t;oise Element of the General Plan. The matter of conformance with
. the t;oise Element of the General Ptan will be revieNed at the time of
consideretion of the parcel map. .
3. The Planning Conmission recomnends to the City Countil that said
rezoning be approved.
. 4. That this resolution 6e transmitted to the City Louncil and a copy be
transnitted to the owner of the property.
PASSED and pPPROVED by the CITY PLAI;IVIIiG COh�11S5I0N of CHULA VISTK, CALIFORNIA
this 8th day of De[emSer, 1975, by the follorring vote, to-wit:
AYES: Cormissioners Pressutti, Rudolph, Floto, Starr, Chandler, Johnson and Smith
AOES: 17one
ABSEIIT: None .
. ���—.:,�- � � 1!'L�r��-vfL'-C
Chairman
ATTEST:
/�-C�c. �///���ic�'ls.�
� � Secretary
.
b s�
--. :``\ ' '""_ _\\ ;^\\ '\\\�' \\\ -��— .•Frq �o;.....-o .o.....- "'r'�..
.1T � /
.�. ^�. ,
/'S \ �l� ��\c- -;; \ .
- .;: �,:,. , I =�1 �� -
_ ,- `� ��) �/�%���
�- XHIBI
r ' �/
�: . P __
� ( / % REZONE--1.62-A
� .'t � i ` UNZONED TO�R-I-H--
� � / -
� � i - - - ,�
- -
-,_ / I ' ` . . , ' / /. I-805 8-EAST��J S --�
� .
� - a2 ��, ' � 1 ORT� 1 i" , __ -�
' � s I ; ',`\l1 ' f ! / ! ! �
� ��. � o '��� � .� �� i� %i, P% —
� . o �ZO �,1i� � �
, ,
, , �� � �. �:. �\�� � t
J � ,• _\ '.\ ,\,
/ ` \ \
� , � - � \v\ \ �
�� �1
, .:, . � :,
,� ' Z ,aoo\ �:\\\ \ I
i78.-p'.� �� � \
\ �,' - .�202.0 _ � / �— .
a 5 . . _ _ , ,� _`\ �\` ` �J _� -
_ � �:.; . ,: , , � J�
�,—� _ � �_ ,� �� / _
. - ——.� �%� . )1^\a$a� J �'. `�• \ �'�\\\l
, . . ` '; �`��
� _ ' � �:� 2.0. �:�. �. .�
` / , ,� � �` � ' , il�.� �� y `�'��,`\ P OS ���\ � �
� \ ' l:',. ( l,K►_ 7'S� '�`'� i\ \ �J I�\ 1 1 \ �,��Zi
. � \• \'� �
-- C�.6 - _. \\�� \�\�
z i •, ,, .� \\ - s
�� ,���
i.0 � 9 . • _ ��. � ON P � ER � �
4`SS\� � _ '�-j �. \ � I
. /!%; �'��'. \��
;- - 5 ; 225 'Q --�- �`'-- ���
, �_ , � .
- - - �. � , 25; ' " _, - -- � �
RD
. .' \` , - ' -�\ �\ S � '�_
- 74. - � l
:--, R�� - � -- --,
_�,,� �s,� �� �
�o s �: � � .
,� =—� � -- .
-='JJ �\� - _ _ - \
__�- -- \� � \
4.0 i . 9 �
�• �
• �g�' zes\
_ ��
Qo
i
� a .
• � - . P \� -
y� -s� , / � '. B3. � _ �
' 2
' � ; v 1
�� ' _ - " . N ` y �.5 � �._
�. � ; � %
� . - -_ , -� '., ' i `
�, i
� ' \ ?.75 � i � � . \ �\ ( i ' ..�s\�
, . � . � . • � � . /S
City Planning Conunission . , �""a�I�
Agenda Items for �4eeting of December 8, 1975 page 2 3
`
. 2. PUBLIC HEARING (Con*_. ) : Consideration of chanqe of zone for 1 .62 acres at the
northwest quadrant of I-805 and East J Street from unzoned to
R-1-H - City initiated
A. BACKGROUWD
1. This hearing was continued from the meeting of November 24, •1975 in
order for the EIR to be completed.
2: 'The other 4.66 acres of property included in the initial rezoning
proposal was continued to the meeting of January 26, 1976 at. the request of
the property owner:
3. When I-805 was constructed the subject property was acquired for freeway
right of way. Subsequent to the completion of I-805, this 1 .62 acres �aas
sold as excess right of �•ray to a private party, �•rho has submitted plans to
subdivide the property into three single family residential lots. This property,
along �aith 4.66 acres in another ownership, zoned P-C, form a vacant triangular-
shaped area north of East J Street and west of I-805 (see locator) . The 4.66
acres was under the same o�•mership as the El Rancho del Rey property north and ,
. east of this area, which accounts for the P-C zoning.
4. EIR-75-4 was issued for public cornment on October 16, 1975. Subsequently
a geoicgic repo;t �ras added to the basic rzport and the ent�re reacrt t,ras
considered in ihe preceding agenda item.
B. RECOMMEP7DATIOt�
1 . Adopt a motion certifying that EIR-75-4 has been revie�•red, its informa-
tion has been considered, and that it has been prepared in accordance with CEQA,
the California Administrative Code, and the. Chula Vista Environmental Review
Policy.
� 2. Adopt a motion recommending that the City Council approve the rezoning
PCZ-75-J of 1 .62 acres of property located at the northwest quadrant of I-805
and East J Street from unzoned to R-1-H. •
C. DISCUSSION
1 . Surrounding zoning and land use: �
. North - Unzoned I-805
South - R-1 East J Street
East - Unzoned I-805
West - P-C Vacant (4.66 acres)
2. Site Characteristics.
a. The 1 .G2 acre site is very irregular in shape, with 830'± of frontage .
along I-805 and 300'± alo�g East J Street. The site is quite steep--20.5%
average natural slope. Toward the middle and northerly edge of the site there
are significant stands of native chaparral .
ib5�
� .i
City �P1an�Sry Commission : �. ,
� Agenda Iteins for Meeting of December 8, 1975 • page 3
b. Soils on the property consist of alluvium, mainly confined to the '`
tanyon bottom next to the freeway, and silty sand-soil . The latter has proven
. to be competent foundation material and stable in high cuts. However, this
type of soil is subject to extensive rilling and/or erosion, especially in
high fills. (Source: Inter City Soils, Inc. report dated Nov. 20, 1975, on
file in the Planning Department. )
c. The site is subjected to severe noise impacts from the freeway
traffic. The entire property is within the normally unacceptable noise zone
for both autos and trucks (please refer to pages 2 and 12 of EIR-75-4 for
complete discussion of the noise impact) .
� The staff has received correspondence from the State Division of
Nigho-rays indicating that because of the noise impact, great care should be
taken to insure proper acoustical installation with the construction of houses
on this property. Although the staff can t•rork closely with the applicant in
siting the structures to insure adequate shielding oi open space areas from
from the freeway noise and suggest that certain construction techniques be
: used to properly insulate the houses to achieve a maximum interior noise level
of 45 dBA, ther.e is some doubt about the extent of the City' s authority in this
area unless the "P" zone (Precise Plan) is attached. The staff is reluctant to
place the "P" Modifying District on a small residentially zoned parcel just to
insure that the developer addresses the noise problem on the site.
. Nevertheless, the Planning Commission, the staff, and the developer. have
the cbligation to consider the proble��s noted in the EiR and mitigate them if
possible. One method of mitigation short of placing the "P" hlodifying District
on the property involves staff' s review of the parcel map.
4Jhile review of floor plans and noi_se .attenuation measures is not
normally thought of as falling �•rithin the purvie�•� of pa-cel map review, there is •
substantial doubt that the map could be found to be in conformance with the
" Noise Element of the General Plan unless the subdivider provides such information
in this case. Under Section 66474 (a) of the State Subdivision hlap Act and
Section 18.20.070 B of the Chula Vista Subdivision Ordinance, nonconformance
with the General Plan constitutes a basis for denial of a subdivision map.
In lieu of amending the ordinance or attaching the "P" District the
Planning Cortmission should direct the staff to work with the developer to:
(1 ) Properly insulate the structures •to as to achieve a maximum
interior noise level of 45 dBA.
. . (2) Site the structures so that the usable open spaces are
generally shielded from the freeway by the structure or
noise attenuation walls. ,
d. Access to the _site r+ill require advance consultation with the Department
of Public t•�orks since all of the frontage on East J Street is reserved for
street widening. A preliminary plan submitted by the property owner shows
this reserved area as a private driveway; hot•iever, until such time as the City
determines that the area is not needed for street widening, such driveway
location cannot be approved. The applicant should pursue the vacation of
� S� this street area if he o-iishes to construct the houses and driveway as shown
on his preliminary plans. '
City Planning Comniission
Agenda Items for tqeeting of December 8, 7975 page 4
, •�
, 3. Zoning Impact.
Attachment or the "H" Hiliside Modifying District to this property would
result in a maximum yield of 4 d•;relling units on the 1 .62 acres and the grading
of 55� of the site, or 0.9 acres. The rest of the site, presu�ably to�•rard the
north and nearest the freeway, would remain in its present natural state.
D. FINDINGS
1. Cood zoniru,� practice necessita tes that the property be rezoned to R-1-H.
The 1 .62 acre property is no�a unzoned. Its natural steepness and difficult
, shape indicates that both density and 'grading should be reduced below the yield
of the surrounding conventional R-1 zoniny (�•rhich could yield 7 units maximum
-and result in 1000 of the site being graded with attendant slope height and
soil stability problems. )
' 2. The proposed zone change.is coxsistent r,ri th the L7zula.Vista GeneraZ Plan.
The R-1-H zoning yielding 2.5 units/acre is consistent with the Chula Vista
� General Plan designation of this area : "Medium Density Residential 4-12 DU/Acre. "
The reduced amount of grading and density required by the "H" District is
- consistent with the policies of the Open Space Element of the General Plan,
-which call fer preser"i.^.S etonrcr� S1C'^,°5 df'.� ,T,d7^rz4n�^^y SOS� S�.`��J�il��l. SUu�cC.l
to incorporating certain construction specifications into the project, the
- development resulting from this rezoning aiill satisfy the policies of the P;oise
Elenent of the General Plan. The matter of conformance �•�ith the P7oise Element
_ of the General Plan will be reviewed at the time of consideration of the parcel
map. ,
; . .
� . .
� s�
I � ` � � /-p
, '. . . � - ' �� � �6a�e��SS�
w'a ' �
G Y::'=%
. ,
` k:SOVJTlCR I:O. CIR-75-4 � -"'
RC50!UT70P, CF TtIF CIiY i'LAt;EtiCf: L(1;�t�tISS10lt A}JPTitiG
. hIi Cl�r'IF.GG;1CI;ikL It?:'nLT R[PORT
• I?HEREl;S. thC prOp0:7Cnts of z project cc��orly i:no�.er as the Cum�a:.�i lot sptit,�
consistin9 0; [hree sir,r,7e famil;• E��211ings on i.G2 acres loca?ed at the r.orih-
�.•est yvadrant of I-GGS and Ea;t J Street, •.iish to rec^_ive Gi;creticrary �ppro�al
of said prnjecc, and
4:HERENS, th2 Chutz Vist:: Planniny L'�;.arL�:ent rrisl:ed to �r.itiate zoniry action
on the sa;d parcel ar:d an adjacent A.65 acre parcel, and
, I:H[i;EAS, th� propon�n'_ o` said Lunradi lct split provided the Piannin9
D��partmen* staff �:�ith Gaia `or [he prenarattion of a Draft Envirormental I:r.pact
P.epm•t, ar,d
I1HERu�S, th� Enviror_:entai Re:ier: Cenniriee o` the Ci±y of Chula Vis�a
� issu:_d fm• public revir:: a �raft 6�viren:z?ntai Ir.;pact Repert on said Cum-adi lct
. srl:ts end ite proposed rezonin9 actior�s on Octob:r 7G, 1975, aiving 1e9a7
ret:ce of th� availability of tLe �iaft Environmental Irpact P.eport on
O�toG^_r 79, i575, an� fi7ed a notice of co„iplztion •�rt!� the Seo•et�ry of neso;n�ce;
. for tne Stete of LalifJrnia, a�d
1;ri��ERS, sciC D�aft =n:•iro:ucentcl i�::,�:ici Reuort vras availabie fcr public
revie�� and scruti�y ior a period in excess o.' 30 da,s, anG
I:HEREAS, Yh= Planniu9 Co�tr.ission of the City of Chula Pistt L•eld a pablic
� hezrinc on 5aid 6ra.`t Cnvirvnz�en*_al impact Report on CoverSer 2d, 7975 aM
December.3, 1975.
IiO:•: THEB�FO.'.: CE IT RESOLVEU �S FOL�USiS:
Fron tne facis p��esented ±o .he Flarning Co�:�issiun, th� Cof:iission fiods
that said Envi�-cimiental Impzci Repa•t for the f,unradi lot spiit an� �n-oposeA
zoning act;o:is has Ceen ,rcpared in acco,dance �+ith tnn Califcrnia Enviroa�entai
Q�ality i:ct o` 19?0, as ameoded, and LL2 Envi�onmen2al P,evie•m ^olicy of the Cit;•
of Chula Vista, ar�c herehy adopis 5aid Draft Envirorcknial irpact Ceport as the
City o` Chula Vista final Fn•r;onmental Ir.�pact P.eport or. said projects.
� Pi15SED iJ;U I:P?'OCED U'f 7HE CITY P!(e;NltiG CG;:llS510�J Ci- CiiUL4 4ISTi+, CALiI"ORiilk
� thi; 3ih day of D2cc�r.bcr, 197i, by thc follo•;:ing �•ote, to-o-!it:
l�YES: Corc:issiorars I'r^SSUf.ti, Floto, Starr, Rudolpl�, Chnndler, Jof�nsor. an.". S�iih
I;OES: (;o:ic
/.6SEiiT: l;one
/. /,
� lc.�_, < `- . t".-��� .c. �_k L���
. _ 'J__�_' —
—�'—•_'--"—_' (:lldlYl�d:1
(o S � r,rrr.st:
� •�: ... .
-=Y���=-�--=" ---- ---
% - -s���„��,�•,•
� , ;
�
F I i; N L
ENVI20'r;�•1ENTAL Ii•1PHCT R[PORT
. EIR-75-4
I-805 & East "J" Sti�eet
Rezoning and Lot Split
(Cum�adi )
. Issued by the
Enviror,mental Revieiv Cornittee
Oct. 16 , 197�
Adoptcd by
The Chula Vista Planr. ing Commission
Dec . � , 1975 .
Vj"� City of Chula VisLa
. ' }
TAf3LE OP CO�iTLfJTS
. �aqe
1 .7 Purposc & Introduction. . . . . . . . . . . . . . . . 1
' 1 .2 E:<ecutivc Sur;uaary . . . . . . . . '. . . . . . . . . . 1
2.0 Project Setting . . . . . . . . . . . . . . . . . . . . . 2
3.0 Pi�oject Description . . . . . . . . . . . . . . . . . . . . 7
4.0 Environmental Ir.�pact Analysis . . . . . . . . . . . . . . . 12
5.0 Unavoidable kdverse Environmental Impacts . . . . . . . . . )G
G.0 Alternatives to tiie Propcsed Action . . . . . . . . . . . . �4
• 7.0 The Relationship betti•reen local short-term use of
man` s ervironment and the maintenance and
eilildllCBiii?Ii� J` iUl"I�-i.�ili �f04UC�l:�ity. . . . . . . . . . . �j
8.0 Any irr2versibie environr.��ntal chanyes �•�hicn �
�•iould be in��olved in the proposed aciion should
. it be implemented . . . . . . . . . . . . . . . . . . . . . 15
9.0 The Growth inducing impact of the proposed action . . . . . 15
- 10.0 Organizations 8 Persons Consulted . . . . . . . . . . . . . 16 -
11 .0 Input . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
LIST OF FIGURES `
� Figure lA . Locator !•iap . . . . . . . . . . . . . . . . . . . . . 3
Figure ?6 Aerial !�fap . . . . . . . . . . . . . . . . . . . . . 4
Figure 2 �,oise L•npact ConCOUrs . . . . . . . . . . . . . . . . 5
figurc 3 Topography i•lap. . . . . . . . . . . . . . . . . . . . g
figure 4 Geologir.al t�iap . . . . . . . . . . . . . . . . . . . . �p
,�q Figure 5 Developr,;ent Plan. . . . . . . . . . . . . . . . . . '. . . 11
I
., .
LIST OF APPEi1DICES
` Appendix k Initial Study IS-75-u5
• Appendix B Hiliside Development Regu�l 'ations
Appendix C HUD P;oise Guic!elines Evaluatior�
kppendix D Soils/Geology Site Inspec�ion & Recornaissance Neport
These Appendices are on file in the Ctu�la Vista Planning Department
•
�
� S �
. EIR-75-4 CUilRitUl LOT SPLIT E fiSSOCIATED REZO]aII,G ACTIOt;s
• 1 •1 P�rpose and Introduction
The Cnvironrnen�al impact Report ([IR) has b�en prepared to `ulfiil the
reGuirements ef the Calif. Envircn;ren�al Quciity i�ct of 1970 (CEQA) in
disclosing all si9nifican± enviren:��2ntal ir���acts of the proposed project
to the decision mal:inc,� authority of th� City of Chula Vis�a a�id the public.
Th'is [IR is a result of an Initial Study (IS-75-6:i) �,vhich dutennined that the
proposed project could have a possible significant i���pact on the environRent
because of the iollo:•ring conditions:
1 . The close proximity of the site to I-805 witii its unaccept�bie
noise levels.
2. The high Guality stands of native vegeiation or. the site, and
3. The very rougn topog�-�phy of the site.
4. Pr•ox.imity to tne S���zeti•rater Earthqual:e Fault
. The enviror.Tental i�:�pact analysis is there`ore ] imited io tnese abo��e noted
tOPiCS . It 'i9dS i,�1B COflC�LiSl01l Oi �ilf? Illltll� StUd�� 1_!7at rho nrnia�i� i;;�w'�.�
- C�f`.:�'.�' ��.�tr°_ i?rJ n�4n� -�cc '41� .. ..:r: ,,,.,� ' ' ' '' .r. ,.�� a
r.,....l.,�c :.�y�� � i � ..uii� LTij�d..i: Gi7 i,iic ci7v5i•uniue��L.
(See Appendir, it for ?5-75-05)
Also as part of this EIP„ an analysis of the rezoning from P-C to R-1-H cf the
entire 6. 28 acr•e P-C zoned at�ea, nortii of East J S�reet and �,�est of I-805
presented.
1 .2 Executive Summar;�
The proposed division o` the subject property �•rould place th� project pep�lation
in areas of clearly unacceptable noise leveis . It �•rould be possible througi�
alternative deveiopment tecnni�ues ar,d insuiation requirem�nts to shield sor.�e
outside areas from acoustical irnpact and reduce interior noise levels to tha*_
of a livable envirormc-nt. (See Sec. 4. 1 )
The southern poi�tion of the site contains a high quality stand of native
Ciiaparral that t•�ill be remo�!ed d�:e to �he grading necessary to implemenY. the
project and clearing of fire prone materials tc insure adeqvate fire pro�ection.
. This ciearir.^ wilt cover 1/4 to i/2 of the site and rrill invol•;e sa�e of the
most matur2 and dense stands of Chaparral . There wili be no endemic, rare or
endargered species d�stroyed by the project.
7he basic topoerauhical integrity of the si *_e o-rill be retaired throuqh tne
i�rpl�aientation o{ the prcject. The developmen� proE:osal for ±he l .o? Cunradi
— Parcei u:ilizes "step do�,•rn - stilt nome" type of deve]op�nent that �:�ill ir.sin•e
lit:,lc disruption of 'the sitc by grading. Tl:e im�osition of the hillside
de•relopment re;uiations (S�e Apper,dir. 6 ) on the trestern 4 .6o acre parce? �•iill
,�� 7
t �
r � -
/ .
{
insin•e the retention of land `orm� through 9rading restrictions and density
limitations . � �
, Eecause the Sweett•rater Fault is located :�esC of the proposed 1 .62 Cun�,-adi Lot
Split ��ld du� to the general stability of soils on the site , an�• significant
• Ilazard is precluded.
There �•:ill be an overall significant impact on the environment due to ambient
noise le��els in the project setti:�y. The adverse effects o� human habitation
� ef this site can be o:�ercome by �lternative design techniques �vhich could mal:e
interior and some exterior noise levels acceptable.
NQT�: This analysis o� the t•�estern 4.66 parcel is limited to rezoning activities
and not precise developn�ent plan revierr.
' 2.0 Project �etting �
2. 1 Lccaticn •
The project site is located on 6.28 acres of moderately inodified land at the
north�vest quadrant of I-S05 and East J St. See the followiny lecation n�ap. ,
� (Fig. 1 )
2.2 Acoustical Setting
Th� project is located at the noriir+rest quadrant of ?-&05 and J St. The
. �ree�•;ay is im-r�ediately located east and north of the project site �•iith single
famil� d:;ellings to tiie rrest and south.
i-&05 produces noise levels ��rhich have been analyzed in accordance �vitn the
HUD guidelines as follows : (See Hppendix C for Calculations) .
kuto
t;ormally unacceptable 2���±
Tivck
Clearly ur.acceptab'e 45'+
Normally unacceptable 400'+
These nois� levels ai�e based on a Cal Trans estimation of an kDT of 51 ,800, one
year after ihe free•�•ray opening. (See attached Pig. 2, for noise impact conto�n�s . )
[3ecause th� site has full line of sight exposure to the free:vay, no adjustments
� to the noise level contours �•.as made for barriers or topographical differences.
2.3 Gioloqy
1�e,2tation in this area is t,pical of many ?arge open areas around tne eastern
portion of Chula Vista . Generaliy the vegetation is comprised of corsial sa;e
scrub ��ith vai-ious grasses anti inCraduced �veeds and ornamencals . The native
planY, conl,�uni *y is do�ninated by Rhus irteorifolia e�ith a nu�nber of large
HeCeraneles arbutifolia . The inCroducr.i species inciude une large I_iyu��•um
laetu;n, Car�iobro�us edule , and Yucca aloifolia `va��ieqata ' . There are t�:o 4:inds
�s�� Z
'�`., �i �; _t�._ I„r -�-L-` �- � f �� �(%�� �.L.0 � _'
i . ��� >�:' �J � ' •i
j�J,/;,�-� �����.4/���:\L�J �'^ f \\,�� � . 1 ' � �'�/� r�'I �'' I` � ....__._..- � '��� ��
_ . �
; '1------ ° ; �`�.,� °'"' '/� � f
'�%� ' �' � � �� � � -f �L��:m ,,..;.:�1_L��.._r._-' �, ,
j o ,... r
% i � i .--� r -�. e ; : x;..� �
,�,(���, � '.�..,��' - ,�..7 , , n '` ml.L(� ;.r�?, , � J� 2 r- , i .a
�_/,/��J �'y; •.: ;'�i� � `-,^ — �� . �1=',�1�!J '�`�l..rli.� I_W, — . ; I °R•. �• /
��• � ' �'�:; - ��}.�, _ � ,_., 1� _�: ,��- , r.��\\�
✓.�,sl�:� ���� ' :.;r,� L�j;r�''� �;' — \ I � i;�``� � I ` "���'�� { rl IT�;l1;'r \_ ( Ir\=_r�-=�
�;`L� . /. .��� `'�•V;%�"� _�, /� s � ^ _- '' �`�\ �,_l,I. /`: � , ���l".� � �/ • � \ ..: - -1
/ -, �i __,---�\ \� e.._ \
=J' ��T �� ' 1 ; ; ,;�i'- '�!^:yj �:�'`�1 ," �. `_ ` =I !1`.I��i. . -1- %�I7Tl i I I 1\ f�,riii:u:�r�i �---=-��\�.=.=:.''��
'�
J �------"r"'��'� _ "1 � - 1 1 x . I � '� \ %_� -�-' .
� } �� � 'c , � C l �I" I ��_�__ �.�- � I f7 . L1C�i,^ �� �� �
' '� '-`�j i �I.). .IT,�II I :.; � t
;��� �_�11��.� ; i�.�i;.,��_� � � , , � � �� � ��- � �����;:;� ;, _ , _ � . ,;._,�.. ;: �� ��,
-� ..;, � _,� -��-r� 1-����:.>: �, /----._
. ,ti .� ,� �� � .. , �._. i— , I ,�.,� , .�� / �-
-. �_ � i -., ( ' I 1I r �,� ( � • ),,
I — � ' �.� .; �:�� ! ; ' i ' i-� ii � i�..{; �-I _ :/�^1`lLl,�.�lllJL71 �;;�;t.i';�li „' 1 �r (-/1'',y�)� �F ', .
_ _ U ` �� // , �r �
i v C: ::�_�_iri_.��_,� 1_._..i : _ �-- t:' Ur-�•�r-.-.r _„_, (' i r} � �'j ' �' �.'�1,,� �: ���j� �
j - i_.j2 _ i� i '� I i I � j I_i_ � �T �: ' I I �. � I I I � � � �..1..1��.\' '� � ' ��'' :�� // ���'� �
i :� � -;=1 ;.;;,��_� � , -;��1 _ - , � �j�I� � � I� � ; �,, -� `}. j t�� �
. .
.
-- �
.
_ r
i_J Tr,� _. k:, �J �
. _
.�._--- r -- r-7T II.L 1- - f - ;
.
...
—""_<<. r _ ` � ��Y I i"
� � 1 �� - I � I ,''1-•\ � -. ^ ..lt}„ /1 1
�'�.!•.�� . ? '
- .._ I � � iI . � � I' .�.�.. i �� �� ' _�... �1 ' � \ ,( '_� 1 i // � ^ .rrm
._ . ,� f- � r, �Li:_' � I, ,�!_'/ '"� ( �� � �__� P
__:...:_ I 1 ; C - G=�-=-,� �., � �_ _ L1��7 I ��� 1 �'.' I , ,�,s� , —____—_ .. �.,.�
_ _,� ; � : ,i � ��r.,�;::- i � , �� � ,,
_ _" ' " -i 1'.i -� ��j I I � I �I '� �' rr� `f� � �_ . _ � i I '•"i I 1 ��` � \✓'� � � . .
;._��:�.� _� ;:��_,-,�;:- ;;",.—;�1y J�� — _ ��:;iy!„�1,i;� 7 i -�� , `-
� . �� `1,�T::;-y'�A �� �(�'jj�ri� LTS,I�Ti_T ��y�� .
.r._^1--=�I'� _�._ �� �t��`'Jlr� I � r � ' _ ,^,�_��`\�� /��\ \ / � Qm.al�I
' "'"� ` I i n 1 ,� �
'lt � a , � r �` _ 4 ;� Ij .,,;• �,� �' '��
.I-;' r � !�I i_�! � - 1 a � 1.� . -c.-r-'�,._ � � � `�'
�" " " •_,J -:. ' '� �'-:' `',I fi��. / � �L!J-��� �;r.,�� � 6 i",;'
�-- --'_,. �-�1-� F �:1 , �-�r ...*�=._-1� �T 1�" /� r ' r I
����i `�`
_ I :S� !.•
,-- � � - 1-�,. i r-.;,:. �
I:� ,, � �=-�`�' , � -1�,����r��%- �.�4:'\�i�"'.� .�u<,.l�- :`;,.i Q e� I I-i i
l� '.`� I i��j'_{ �_� i '`V ,`1 \�J// j ��,�-�="c'" �� � D m.n r r
: I i i i '� f,��\\ . \ , ��/ �� \.�/ i... .�.--�"' -�
j �__ --�----' '� .: _: A �t, —
.-_-_;::-.:r=_�_=_;":`.-'_�-_�--���"Z^�� �i'�:j _i;4�:_':-� O
�^-_�_�_= _-�1t' ' /- � / � , _- .�
__=.._r�� l__� L�\1 !�i J' ��'-.eT�"�� ___ / _ �� �; � _
1 `._ �� _i: '� '�. `f� � 'f. _r _ .
._; �'_'.�.:-„_. l.. , _ � _, ��
-, �_: , _... : �� . ;,,, � � �- =
::7r_-;__r ["i_�,-1�.;?_�',� � ' ��'T � -�:: _ �.
-~`- �-i;'•-`-�l �' . - l, ,�`';-x ° \�".� - �I I I�r� . • � .
-ii:'� -i•_ �-lj�: � j (. , � �,' .'�;.:y: -rn,,-J' --
=1 ^'� ! / - � _ ,�1 ` 1
- -i 1=�_� C:�'„`,i' ��-;. �1�_ ��',;'7' '� ' ,'. - ;:���_� 1"i �" � -
_'".�j _.� �- //(I. � //`'•- ��� i `- �. _ ,-,.,. �
�j/ / �:.':
^,�_t��:�=�j-�::�.� ,�.i�///�/��// r' /��/ � ��_1 =�=� �:�.��;� . . ,
� \/ \•`\ `�y` •l ( l ( �� �` I �/ . . �
t '1� � '��/��� ^n C�� ���/.`J\� �ir.,/( ,`� � ���� -��... _:� t�
l� 1 �/ �;
'I� ` .� � ' � /d \'� �.)�`.' �l i�\I � �� �� �1 �� . �
. i �1 . //� A ;� /) �. � r — •� {t..1n `
�i�_-� . •—�Z• /�/; ���\�/ / '�: � ��� i � I . -( �
^� �L � %/ I +( „ t,__�`� ._`. __,._ rJl. .
1_ �.�^ i .�l •` i � J�u�` � / - 'Y'1l —__ -� i / �
�.-�/-__ _..�/7/: � �.':'Y I ��y�~��;,: :.. � �-•
,�!,�'' i . ! . . , :� �� � .� �;�;``� �,�-� , l _ , ��r/y..) �y�� ~
r? �/ ' /�7r!:�.t:: l� l i�.� I '. I � I �-r%. /': . 'i ! �� , ,
./'� A �, '� s
��,.•�" I . I I' `,
. � / , �i�' ` t
` / , i ,�
. / / �' ``- " �
- � ,� ,
, ,� , -
. � /� % ; � , '
, %� ; ., :, �
' . � , , � �\ Ii � 9
.;, • • , j • j �. , ..
y ` , / / K �
' , � /�/ ' % �� , I / 1
-. . /� / j . , YF ^ t- , �
`2,,.. . f � . � (�` 1 d
. . �� // � �I ; � � � �
/ '
�� //� ;
, . . ,
, � � ,
f' . � �����` , ,
� � j . /`t�'// , ';i
� � ,J
1
,` � � • / / � �\ ` ' . ` :
- �` ,� ; // ;, , -; •`
� / i � _ ,
, , ��
, r. � // ,/ ` . , e, , �• ' - . .
-^•�' . ; , ,..% : .
, ; , ..:— . , .
. � f�'�z '` . � " � �
. h AA/ / / . ,.r" , .
f4� f j ..� r , �
/ � ,��� / . j ;.� � .._, ` � '` - °
/ / � ' ` ' ` , �^' �
, ,r
� �
� �� �; �' ` , � -
� �
, / , . . � .
i / ' !' � r � � � -,
�� /� /`� ' 1 ' ; ,. , 1 , 1` ` '.
;
, ,; ., , �- 1 . � �- �
, ; ;
, �,
% / .;"� . �\ � .. . . '� � � : �'. `' •, •5 '� � 'I
+_•___• , _ ;.-\ / . -� �i ,� — J. .. .. . - r.,..a ...� . ;: _ = � Nm:.��.r,...., .. ,. ... .. ..•--_••- -.
: V 11. .. . �� 'I i�''t1 _ . . t ...t_ i• '�..� d u�r � �ia6 �c•�ae r�tii�
- { ' �;,� I iil t � t `�.� ' L" :
. � t � 1 �- - � ' r � ,��.}� ! ' ' : �-I . ',� , .
(,". '\ _� _.. '__ � I� i�� 9 t i�l . � � f : .
f �„/.-" t�. '� ,� �i'1�i� f � ��I ;:.� t
i � ' �l ' 't'{ � ,, - . . . _ . � 6..l�e.o i.v i .
�i . ._ ;.. -� ;��"..• 1�'� i;;,� I
\-\ -'. ,
-�'' ` ...-'�:..� �"� ; �� `i111�., � A. C1earlY Unacceptable
^h �°�t--- . .,� \ .� ,`\,;�.>� '--- � Truck tloise
•..F. ��/ �� / ' /
•�L � ___./� . �% 11111 .
% '_'_�... \��>�.'."i — ,\_\�� _��-;^__=,�-y Q. I:onnally Unacceptablc
�'•ycimax..sE�'->--,__�._1;.:.____..^;..__ r;...�...s J'111t0 ��01 S8
I ��� .!t '�, �'�� . �� �
`-lj i ; ; `��`��., ' � ; C. t;ormally Unacceptzble
�;� � �,t �,����\',�"' (� � ll•uc{: i;oise
' �\\�>� ii
--- I 2•: .- � ,
._._..� i i =_,� � .
, .'\\_ �'�\ '`> '�1
-- ;' a�,co i.--- -----�\e:�'.:.`'�\ I �
. �'j P ' \���� � i
- �i - � \
��, i �„f •, ��' \�\, �
..
i - ' • ' .. �.
_� , ;�., .._ � \ . .
------
•c:: .—� i-----1 -•----/---' -�� - . ----- `' \ \� '�- ----------� -- -- -- - — - - �-- -- --
�- .. � ^. """ "_' " __ -__"" _
i FIG 2
' + � :_! �_-.�_ _---- ; , � �':� - .._.----.\. ;\\; ,\ ,
1 i r'_'�� �' \ , / i ��\ ' I \ \ \ �
-1Jf _ ��� ._ ii—= ; `• � � - ._—_`_-^. _ �l� l?' " �'\\\` �\
/ ' 'Jr' " ,: ' �� / �I , ��\ \ � .
� � . _ r�_'— 1 _ � '��.\
'i ' '� � �. - i i _ — ;�\�.- : ) . '�,. ..
/ , . � '_%/_ _ �'. -'._.ji._._ I ''_ ' .` � ``\',�`� -�..�Ciia��Vid '
�'. :f. M. _ _ ;� _ ..�/ �" :� � � i - ` _' ��1 �'\�y.�, i
:'�. - ,, .'��� .� y I_ � f.r" . . . ��: :ij�� � �` �,�� ,
.i` / - _ _ ( /`.; � `��, ;
.
:
. .
::�
i ;: .' ,
'�l1---' .:'�� � � r-._.- , : " . t �•\ ���/r \\ ` �
., , . .,
..-. . . �.� , �.
' _��_:_� _'1 :----_-------, ,--�-� �—�=--'\\—�`;�\��`1�,�.1' :e�; i - .,. -- . �� - �- ,. - -
t' '- - . . I - _.._...---__... .:__ i--. j . . . ... . . -� :�\`� '�: ---� �f ' -
. �
. , _, , •
" � .. ; . ' � ' '. -�
'" - '- - - �. , . . — .
...._. . . � `------- -- i . __ ��: -�:'� �� �` ._ '.��1�� -
,.. . . . _ .-. .
_ . . _ - . ._ ' . '___, .__, . , _ �.. ... .. _
�.
. ' _..-: i i_:._ .! __: i " ".. . '�' -' i . ' '\'`a. ��`(lT� \`/1 `z` _ " '
� - 71 '_'__ . 1 .-'•\ ,
" ' _'"'.� : ' r} -. �. b' - - . ._.,I .0 . 1 � �.� � � .;_ ' : '� '_'
. '___.. . _ _ `\ . • -.-.1""-.
- � 1• .__`__i ___ '_) 1- '_ti __' . ,,' - .\\ \r, - ��_r-t'1
.
_
" "_' _ "'" .� � ._�;l_' - t" - i ._1 f_ ' "�,r' _. . `l '-iR. 'C'� ' �1���"_ ` 1'.` �---�.��� '"___ ' _ '�`
' �__ �'i� __1 ' _" . ' '_' ± i . •' _: -i .I { t _.�.`�1,; ,'J\,�t_ �...,—.-�_;; .
� ��._
,_{;•_''=,`j '_ , ���� :`'_� �� . - 1� � • ���� . 1'' '_ i '- t �:' 1�`; . '_;_-- � il�. . -_ ..__'.`..'_.._��,\ '
�, ,. _ . �; , � .__=-. ;- ._ :;_ . '�� � �� -- .l, ---I ;; �, �; r(-� `-_--�� L`-.;___---_--_-�_..
i-=,j�� -\ ``� : � —�-; i^. 1- `_� I ; . i - . ::; � .i; • -� _) r__ � _
� ,_ , � : `�� . _J L_iJ"l _i'l,_ � i!"' - `--. `, ` ; • .. ^i '
. '
. , -_._.. • . .i
` j-'--�'1 i'i�-- -'l r J L------• ---- --Ti1� ' �IL'•'i �`��\_ . i ,' .--- ,-��:
t _.i;_�l � � ,
�. ..�.1 i i � i_�1j_ ._I I 1 11'f /_�''_` . _"'_'_____ � . : - : � _, ._1 �'� 1 `�' '� '>>:..% `"%__" .'�"_��
_I_LS _iL__ i . . � �
��\ I i��� i� _ '', . ;� >,.� ' ..1/. '_!`'�- ! .1
. , il ', ��:' : ' .�' � --._ � . 1 ,
� i � -1�'.':.t----i /
_ :.\\'�\ I 'I!;,I i� ��, •-`- : // ��l ' —' —�-
�• �. i ,�;. � ��; - .. ,/;� '�L/ . • � . . i'�y
,l\ .\ .�,� :� '. � ,'`, �, .. �.
.�-,\�. �r � lI'Ii �� ''1 `�i l ./. I _I I�I .
� I . i;'i . �'.%� .- ��\
``��` � .'�,`,'; �_� \;-- _�----�_` jl!'�i I� iil '.; �Y . %;: / �`�'_ . .
;- �� �� � , . �.
�� . . i; . .. . . .;�,�- ; ( __. \\ �' �;; ;i � �� ��. :;� ;`� , ;
._� , - �� r=- � � _ ;�:_�: �\ � '1,' �� I I� ��' J �/, ���, `�- \ \ -- ',.
-. : °�^ i � . '_t �-_ ; . - :-- I � � .��'.< �?—�:..-�fl . � ` :��✓/ �� � \ \"'--_. � t`i
�i;� ; .— i-� ' j.� '-1 � i ' ; � ^ ,. ll � �' ' ` ` . � ` l:
�rJ %��' �. ; '- . � : . : : �__.I : t7 � -i, �, ,:-�--j:.� ':i ,���� ��\-: �-: `�`' _�
� �-_� � -� ...._.�': _f'��.J �... `.:�..' �i'�� .� !,YS, , ,�'.i� ii :, i\ ��. _ -v '.i L:/ .
� r---- —.._ 'T_, ,-- r-'-� •-, r� S"' E� � ' ' '�`i� I i . :'�'; _ , . ;,
_, _ -__;% � i : I . i . ' ii. _; .i : : � � ' � ' ' ' ,;,-\�: �; I �' ' '� �� , �`' '-�t
'�_`.� ' ;"' i i . . ' I � � --j I_ :; ; �.i �,j :_: ,\• ��\ I I,�I I �� \� '<1 ""_�`�
.l y ' . - { f i . � . ; f j,. . ;.�\.,\�� \. �� : � �
�11 . . .,�' . � �'_ ii . � : . � il . :i �. �.`l, " �� i ./�
� . ' ,iI , i � , � . . ( . ,-��1 . . . i � `'�. I` �� I �� \\ ,� !.
�, . �%' �. -__ � _- ' ,•. .. ..� : : ' `_�_ _' ___� � � 51�� ; i� 1 ��� �._.
; "� ,•'� � :`i� .� � . : . I ( � �•. I f_. . ._:_cw--i � I;,I i; I�' ��,' - `/%%
�} ; . � ;j" l: - i i . j � . i �-, -. __.J ' I ;_ 1 1 . 1" �'; . ... . __. . . _ . :�,
;i: -, ;� � . . . t i ! • : .- . .__ ..._�' _ - -:.,��, � . � •1 . ��'' :' . ,--'- -'.--- -"--- \\ `\�
. , .
, ; .
,
/L r ; , . ,�,. - C' - , . : ( . � i . 1 r---- - . . ' i i -'� .• - . / - �
, __ � . . , . . , . - .
• � -� i • � � , ; , . , ; . ; i . � ; . . ... . . j.� .( 1; l; _ _, t..- :�, _'�
. . �,. __': , - , t_- ` — ------- -- '� � ' <
,
. - . ,-_. ,. � _ .
- .
.,. . , -. � - - --- �— -- � -- -� -�- - - ---- I _. ._. _
� . I .; .,.._ . � \� i
� . , , . r :'--'- . . � . , `.''�' ... . �_ .
. . . . J� � . , ; � . . . ... , j . . . . . . . . . . . _ . - . .. _ _ . . . ... j. . �.. \��".
. , . . � � u . . . . . _ • �
. � . ,
.
•
. � . ' . � . �_ , , i ' i� �- .�'��
. .. . . , - ____"'. . . ..�' _"" ""__' _'_'_`__—__.__"' . ._.__. .. _'_ • _'__ . .
. . . . .., _ ___-" ' ' .
. . � ; ; � � .s y --, : . : -: ,., - : - -- --. - - - ; '' ;; .- . .-.---- � �:>`:;:. -:,
. . . . ,: . :.; �_ . �. � ` ;�,�cir;�_� �; : ;., � : : , i' !� i_- �. �..: .� �� _,•::-.:-' i/ ; . � '". � .
� i , � I �, '!
- � . • .. .�� i . :•I :'. . . . . . . ... 1: - i I � .�. . . . �. .' Il i �'i'; . . . . , , � _ . �. :e---
' i s_
Gerriionotus multicarinata 1111igator Lizard
Lampropeltis g�tulus Common Y,ingsnike
� I•tasticophis lateralis Striped Racer
Phrynosoma coronatus Coast Horned Lizard
Pituophis melanoleucus Gopher �na{:e
Rhinocheilus iecontei I_ony-�;osed Sna4;e
Sceloporus occidentalis Western Fence Lizard
Th? follo�,ving species of birds ha��e been iden±; fied near the subject E�roperty
in acres of similar naturai vegetation.
American t:estrel House Finch
Anna 's Hummi�ngbird Killdeer
Barn 0�,:1 Lesser Gold*inch
Blac{:-chinned S�>arro•;r Ftountain 3luebird
E3ro::n To:rhee hioui•ning Dove
[3ur�ro�;;ing 0�.�1 Red-iaited Ha•;;k
California Quail Roadrunnzr
California Tiiiasher I•Jhite-cro�,:ned Sparrow
Cor:u�non flicker White-tailed f:ite
Golden Eagle 4Jrentit
Yel lor:-rum;ed ';larbler
� In a�di�ion, tne site ma;� b� hun�ing territory for the Cooper' s Hao-:4; and �he
R�d-should2r2d Haw�: t•;hich are su�iering populatior d2clines and are desi;nated
as uiu� List species.
2.ti Topoyraoiiy
The site has a ��ery rough natural topography ;•�ith an average natural slope of
20.5X for the easterly parcel ard 33.Zt for the �•�esterly parcel . (See Fig. 3)
2. 5 Soils £, GeologY
A p!•e7iminary soils%geologic site inspection and reconnaissance of the 1 .62
eas*ern parcel has oeen conducted. Ground surface elevations on the property
vary frem a lorr of aaproxinately 150 feet in th� canyon bottom along ihe
fl•ee�•ray boundary of tne siie to a high along the southerly pt•operty line adiacent ..
to J Street of approximutely 250 feec. The site is situated on the ti•;esterly
side slope of a smal� tributary canyo� and includes a portion of the small
ridge and nortir:;ard dr•aining dra:v to the ��:est. The slopes on th� property
are r:�oderate to steep.
The reconnaissance of the property as o-�ell as a revie�•, of existing geologic
. maps , literati�re and photos indicates 'that there are t:•�o distinct geologic
and/or soil units present on the property. These are, from youngest to oldest.
alluvium and the San Diego for,ration. Thc latter being the bedroc{; of the
general area. P, brief description of each of *.he units is given belo�;::
Allu��ium: Tha alluti•ium is mair,ly confined to the can,on bottem and locally
er,tc��c�s up the s;nall dra�.�s on the site. The materials consist for the most
part o` cli�ey sands . A1*houyii the actual depth of the alluviwn is not kno�m,
typically tihe mat�erials �re cempressible and have thi;:Y.nesses on ti�e order of
2 to ; fcet.
7
� �, s�
I• San L�iec,o For-T�ation: The San Uiego Pormation of Pliocene age is the dominant
� geolo,ic unit on the piroperty. Within the general site area , the unit consists
of „�hat appears to be nearly hcrizontal stratified series of silty sands and
relatively clran sands . Ciia��acteristically , this for-�nation has proven to be
a competent �oundatior. material and s�ability r�ise , stands :•:ell in high cuts ;
ho•;;ever> slopes are subject to ext�nsi�re rilling and/or gull�ing.
In regards to faults in tne area , the reviet•� of the existinc,• qeologic literat�re
as o-:ell as the field ��econnaissanc2 indicates that the potentially acti��e
Sr;eett:�cter Fault appears to lie in close proximity tu the site. Curr�nt
mappiny beine done by othzrs in the 9eneral area seems to indicate that tl;e
noi•th trending Sweet�„ate� Fault parallels the t•re�tern boundary of the subjec=
propert, to the t•:es*_. (See Fi9. 4) The rrid'th of the rault z_one is not {:no;:n
but is estimated to be apptroximately 100 feet or i�,ore. Tne r�connaissance
disclosed nothingto suggest tne fault t�•ave:�ses tiie property.
3.0 Project Description
• 3. 1 Cunradi Lot Split
'lii2 tl��l't1C�lilti �)YU�165B� i.0 Ul:itJi@ i,rii5 aYC•j�=1"ii.)' lili0 u�E'P �OtS �7'� ��'�ylP
famiiy di•rellirys . ;ccess �•rould be via a drive encrroacniny in iiie c� �Y �'�g���-
of-�•:ay bet�;reen �i�e subject pro�ierty ai,d East J St. and con:iecting to the East J
St. travel lanes �� th� t•:estern portion o� the proper�y. Gradii;g r;ould 'oz I:ep:
to a minimum ihrough the use of "stilt" type construc�ion. Fil7 r.ould be nlaced
to supp�r± driver;ays and garages. Fire retardeni plantings :•,iil bz i�eciuired
�•zithin 50' of the dl�relling units. (See Fig. 4 for an illustratior of the
d2��elopment plan)
In accordance �•rith the ex.isting Planned Cona-nunit;/ (PC) zoninc of the site, the
applica�t arould have to ootain a Planned Cevelopment Fe rniit to develop the p��operty.
If the rezonii:g proposed in the follo;;ing section of this FIR is adot�ted, a
Planned Develop�nent Permit �•�ould not have to be obtain�d.
3.2 Fezoninc�
Th2 Chula \'is*a Planning Dept. is initiating a rezoning of tiie propertV from t•'.ie
P-C zone to R-1-II (Sinyle �amily reside�tial subject to the hillside de��elopment
. regulations) . Develop,r.ent �•+ould be ailo�:ed subject to the follo�•ri�ig regulations :
� s �
�
` �\ 1 / ��;',\` � �;,� \ / i�� , ' i / � _ _ ��'__�
.� � ` t. �, � v ;;;� :..,: ,�-�
� �< �\`'�;;.�: ,� ! i!II ;� : :- � _ _= -_ _-_-___- -.-_. __,-
��yr;,'� ° i I ;It �f �' ;/ . ---
�\� `�2s � I! � ' � � ' � , " ------- --.-� -
� � o i �•1. ��.,, � � i� - - .. - -
:�Y_p �: � ,F ;� .� �� .\ � � - -------- ��
% � ' , �- i
i ' � \ `\: `: , �s �� _ _-
. ,.
; ��' . � '
i; � .: (:
�`.i , /
,
_/ _..:/ � ' �� \ ., ',
� 23i�'-� G., , `` ' . ' I
' .� /78.:Q • •��.�'� ��,� i
i'", `ti\ • ' ' �'�_ , `��'• . �� .
"'� ��,� i, .v�.�02:0 __ �\a�: � ---- ` \ `� �, •
� ��r!'>- � r�\ � -
„�'h`;f i '� ` !` � h 4 ` . . �\ ,\-� \ - _ _ �_ _. � ,
- � � � ��,�.�-_�..,� .1 �� _ _ !
- - - _- - `t.�`_- ,\�' •:\:�;' � � � �� . ' - i
'� �� �N. , . �
Y� � ,� , / o
� � _ ,� � �..o .
.F..r � - 1'� ! � .; 2. p.`�.. .
!r\'c`�✓"/ � _ ` � , ' _ �` I '; �� `�: � . :.\ ' _
�o \\.'t 1 '• i //% �� c� • .
� � � � � ' I ii .I ,`c��. ,_ \ ' , _ '-
, : �,•.•', y < <.,.,; ��.ti,.� � ` `..\ __\
� � �� CS,`A ��`�� .� ,� ; . � \\-��, '� � � 2jS-�
�n-=-�-e`y..,-� .�'' � `�'� I� ,i ',` -' . �_ :
• ,�v `S,� �1� ; � .`: � a,.
'�'1 \ i ��!��.1 :\,� `\ •',';,�.�. . \ - ,\o�:—�L
�� 1 l 1� r ! � ' �-;: :' �. 1 I i'i.�'; .,� -- , , ':`,,, , .\ \ ,'
i- � - yi � � i , � � -. % - � �_ •. � � • �. �
t . � �,� • � :-,. -- ..� \ ` �
� 5 I 2�y_��. `\\� � =V .,`, _ ,�_
� ' , i --- �_��=` -
�__ _ , — - ; '� 1 � \ .� "`, .
v
� � � �. i ,;250 �� \.l �':,`
_ '`.,�`, i _ �_.__ �_�_ --'_��•`- �'�-
'l '� ' ----- ---- - '- . -- ," _ ._
- � i _ --„�--=�'= �-;'?�-�-�:=::�_�-'`;,- __ -
_ �`, ���;�,.�= . = 4_ �,.�;.�
— �'� � 'i�.s ` �
`��\�•, —��_ J - � �o.s '
�� ;��_—- - , ; ._. �
� - , �°z�-
�-� _- _ -_ ---- � ���-
- ,� o. . � ,,
� . .
, ,
, . _ �— ..�? � \,
.. �._ _ 1 C� \
� � i'i � c'G�!�
p�.,. �
l , � 'r' __ �'�O � C `� � %
l a:' �/
� � J• � �
� � - — _ S� _ s� � .�»�, . �-r�
ri, --- � ' o S �'t
i t .� / _= _ -� � N �r�� �a;I
�-�. -�. � .� N ; , . .�, � �,,
1 t�S� /`� � � + ii Y \ t � � `'��
" , i�,��� �l� ;' - \ � �-�`
�—�"t, � i `'� ��\`'t� t ��� �.�''
����� ^•F- �,�. �''' ! �' \—/� � �.''€�1 ���`:;�;
/ ��� �,.,.J � e\ �� j � ��ji :" �, r�
�"6 /'�i��� Fl`�...,� `�� �`-9t e� ��—' ' '�r- �}-�" . � 0{1
�j '.���-� ' \ / l \
S `. � /� 1 lli � / t �_' 1.
:i / ,i��t it':7 n � ) �\ _�� ` �i`� � _x Ti .'�1�.,97 . -:� i, t
� � ,�r_ � . , d �% l��'." ��:'�> ''''' ;"�' ,'li•�. '„r`, � . , ,..��.t=� �"r�� ': ,. . • ; �;;.
.i'`� •dnNL�� �� �,,.:�! ` � ��;,� :r J�.�.: C ( � /" _ '� �_
"'�, lr � . . ''1..�"/ �(''.;y'` /G' !✓i, i �.� 'i o 1�, o c �°.
��_..�^� ..+" �3 ._ Y �_U. . ' l �� �r'�. ��-'. ! ( Cl� `` � � �1i
l ,�tl'1 � . � • ( � '
�,.�� �t:>� 4f�0 //' S�� . �� i_� . ,�.,i�.�''� r�'/�'� C�? � �\ 41'• (r�. �' � � � v a`� � � �
�./'�/ e'�1 /J �` � �' ''� � V l� � .\ i �4 . ' P�-�. `�
/ � i I � � \ � J�••'�...�,1 . ''1,•!r+'i� ( / ."� f � . �\p fi
`!�r" i �� �,�. 1 ; . ., � � i - \ .�c.
�' �' �� ' . ' , � � ':�' � ;,.4'r. � I' " v r � `` � '•;•`\',� .'`,\..\..
-� ,,�N1 �� ., pd . Y�. � , ',':��i `���� .S � �.+`� , `�/.� � ���•.1�. •���� �� r�� , •
�:�f . ' -', . \ • � � '! 1 \l 1.+ /O�.- . • •�, .. \� ' � l
� :1 �� \/' ' � //,",�// { `% � J i � f.� _ l. ��`i,.�. . '. �y'
�b ����•. • � � � �';. � �.1 '� (�� �.^.� � `\ �^ c�.. j� ��' \�i_* ••:.. ' it
.C�c � ' ��'ry ' i . v �dy��a ; n��_ ,p"� ��y '....;.:��.� �.J ' v . vti ...�wJ��-C. 1.1. ' .' l•„\•.J�.J'��
j' 7 1� � . ' ..�. / �' 4 \\
� e :r; .,,,� � � �� t:.s.=�:` �,�.� + ��;\� �*' .-. �
\ � ta`y r . . nd . • , •i �.r'.;1 / J. .� .r..• , ' 'i: - \1- : Y��,� \`3 �" ��� ;
i \ 1 ����, n ` .... 3��,y .� "t'S' ¢,;!,.::-' �.�/ �ll ..-e'` cc. _� .�+--_. � � ,��^ �`, .
s;�(• ,� . �so ;:;; • :- " / .(�7 t �,�; . -; 1- l _ , ,l'�--�,�' . � � • .�ri.. .\- 7�•._�.-:-,��.�+
\ ,t � . r' � -j': L L...,� {�l'_'./ �'+;. ..,•'�... �' �A. ., • '-- " °\�\ .. r ti�"� ' J �O . ��....
/� '.v -.�v,. ,,,� •' j ,3�j O� \
! " i1 �,l' � �`i�� ` � . .. � . . \r.'��f / � �'�,"'�L ' � �„�/'', � . � -� �\�.lj .
) '3� ' ` , Wl � �'� ��•���`r� � � /P� �r:+'� • ��v, . � r�\f,+C�-, ' `�'I�� �l � � Gy ``. ��'
� ��V � � � r� ��i�.«T�°� , �'r� ytj ��1\:..i� �1�/!i ;� �.%j��' )..,, ' .'� fi . '� �dtiv1 _-�� 7f, �,� l�"`'\` '' \ ' ,
• ' . ,- r�.., � -.., . , . -. - �. � r -� � � -� , �,r , v.Y�t� �1� /';�,, ���� C ��
� '• �� ' \ � � � /� .�.n ' . � ���� ',,✓:..'�f�� �lf� , � \ �•°.. 9„�..����i� A h-�) '\�� � . ��
\ ( � '\ �\ \ � r� /�. ,tt C\\.'�.r' ..::r�/ ' `� ', ' C;1 ~/ J� m �-<.)�N(, .-r � ,., .�i )';'"'• `�`'k�`\\� L. - `v
� �i-. \ \ ` I:�. ' ,.���'.'+� - .'r�� ' I �.� • i � •
, \ ,\�' � �� \ C :�\��\` " ��... _..:'�/ ,..`'l' ..,,.•n ' .;`� ; �,� i-y� 1, '... pp ^� t . � �;`•;�Ir1J �;'I�� ��.\ i ` .
�'. �\ . \ � i' '� � `a,I� �: , , , . - �:•�� ` ` � �\ „'�i � �•,4V J� \ � �..J � i' 1 'p'd' �. 1 C" `
y �.. f�� '! T'r.. �.i.'/� �'� Y ". ' .`` 1 `,�v"'l. � .V: \ ��/�./ '
���... _l� !(a J � �- l;», ! ♦ `'�+.::\, l / `� \
y � '.s� ,� �S � - . '� ;':;-'� . .i .:;�. � i..'�.,� ` � �� � �^��.
"�\\ 1 �"�_ �''; Sr�} ' � �1'3Z�. ���(I� � .�ny iS/i ii .T.�Cj r' .'_,, �`= �` V'��1 _� �`l� ,���� � �p�j 1 � �l \~ r
4 � I ...:. , 7 ' � . . yi^�. ,�� � .� ^� �\�.D \ \\��"� I , I�, ,)
�, ' � `� � 1�` �� ��� � : :1'�� r�/� ,�(`'�. ~�• o �, Il 1 '- `l j�n..�j ` � 1 .
, � ' { lt U ^ . P ,d � �!i f/ N �� . l�l, , i I � . . , i Y"v�.•�l ��� ' h-`r� 'i 1 �.y '� .
Sl � . �} � ��'i' '� „ }. � L. , � �,� / � � : �- y�'
� t -`. 0p� ; � , i ; �; , .�c �f'`��:..._ �_ � Y=•�1_•:� l,�g1 /"'
�^ I � . � q .._ ���t� �� � :�� .l' !Ab j 1��.1' Li� � In.� \,`:\ „ ., .. � ?� ;,i_.....� i/ ' .k—^' � •� i .f !-4!
� .. r \' 1 d�� n �;: � Na ` .� ` •.\ �:1 ��.7t��. Y -"� �., /
1� i� -?:� 1C�T�v\1� . . +~� :�`}:v "� ' •f': !��'.;' I . . ('.s l" I 1'1'iC+ S`�' \ ��:,,, � . ''� `��'I '' �/l ;(J,. :�� ' �!C_"'�� \�\\ � ` ��/
:. �^ I � 1 '�.�� Y�YCi T �� tv��P ` 1 .. W,V � i � t`�; � -,�'{ . � � � 1F� a `-� .� _� ��S'r,� .
1 � . t _�� •. � .5_� 1^ � 1 � �, 1 � i���1 .c^ \ 1 . .�� I �Jl � ! . � ; E':
`` I + � .'� 'r"�,li `J f 7' ,.� �J : ��I' It' f � \ •,'��y, � ' \ '. ' C. �. i` �\ � `,'. �`� �,, � � "
`�; / r r � ..... , :> .:�''�" �, � .. r,, )I�I <; t � l' �` ,.��A i( �� 1 � `,E7 '�,� �` � ', �'� \ �1 �. � �� .s
;:, ( =-}=—___ ;- ;.�:^'.�y�. �"=-J�� l.�J ,,J�_,:a rr�,�� . , \ �::��,�:�:;� /�, .—, ,� � �,. . r. ��+j�;�_
• I f . _. '�� /^- `� /� ��'1 �:r��!::���� ���i.; I �.v . "_, J . ' \� . � � �/% ; :�%i- ^/ / ; !
'�1t II � � � . -.:✓r/.;• (�t;,�'. �1•�. ,� '�;C�.. �'_'_C�.... / �� /'_^,� "jP� .'il �'�.. `��� � �)! i / °" ,
�/'', i+ ��:--=-�. .` :J., �a/ , � ..,,_...-,,� �= �'�.f i, ( ,� :C�,.... .; � r�-::=�.:,:c � (' , �� � �S �p ',
. ,..:_ `\
�/ ' ,U `� �'� ' • '''� � ' � � 7� �, ! �l)` �) � I.�, �s"�,•'�' �, �t q�A ' ��''_\'''�"� i� : .� . } . � O �^'� �
' �, ��' � 7 `' ) ��.,J ^�' °`��{ '"f `:�,` . FS ('0 �� �"`�
..i�'ao%� � �.�i� I :v � � .. - � '.. I w. ���..• _ ..:• � � �^
V!:t-:��: ..� '� 9 ` ;�:� JJ jl�. _ ^.f� ': f.�r� \ . C...� � r.:;�: . '� = • • , ;"'�
.F�- . r• j1 y/�. 1 � , � ''� `.JJ/. � (,,�� � \,. � .�, . �! n c� I ,` -
� s_ V %'..r = �� / i "�'.�. ;, "---.. �, . ' \ .\' . � �.� 'i� ,—•�� U r .
..C.y�J'�^I+I' � � . � - � 1I �� . �\\�1.\��� , . �!` .� � G. .�. �� . :d nl � �`~ ��. . /�
'�' . �. � . . �. '(l�� ("� (�-�. 'J ' �.1� � . �`. ,.I ` �� ``� ' +.J .:".... �i+�� t tl ,._..r �:.. . . I i r! � � � ' .' / `1
A'i fr, ` " �> i � - � '�;: '� G ,. • 1a=.'. '��• �t I � �.� r .::.:._�:.�' .�.�� i`ti:.�=•�.-y �,�� i �� - iy.-
! i 1, _ • . . . . ,. �. �.t `...___-'.'." 1��
�i,.y / -��.., � -, � . �1�� i `�� � �,,,_:.-�-:�..,,-:.��. �y � .c� � r:-.��'
'!�, `�Crp �'-�' !-> �� ���'�' '�, i l',\ \ '`�. r' .���.�� ' _ _ - - �� .' _':' , � G� o r" �
� ' ' �.`'E`.--..�ti,,� "(�� � �11:�)1���J,��, ' \.....'}�,��4r'...�.'\.`• \, a�, �, ` ': .._...__ �� J : �'�;,� � � i.'.
i.� � �
�:. � -�;`-L,�. � -��-•' � �. +;�"�.�.1�� .:`-�„—._- - '. 1 �.. r c � �:�
,r I f � Z` ',`1. �. ��� �' ,,' � � . � ....__ ' , :,..," f • -
. fj � � `� r ,� �� , , '_,�.;:;•, `i� �_:--_ a .'.�,�. '..,::.'t:'._ �4 N � ,,�-..T� / --� ;
\ � =: �J. / . . -r � .--i �� \
� ' ,i ..r ��, C��11 \ '�',,\i� \ /• / �� I 1�����`•.~:`�'`'�.�.�``. (����j''li \�'�('"�"'°��� �'K i� 1 •\ �'�
, �, . i;.� ' �� ,cc<-'\_ ) ; ;\ �� ,�j�' , . �;,;,:;�-,.. , -, �,. , �.�'_____.- .;.-.� . C:
r ( 1 �• ' ;� � � � .l ���� . ` �� � 'l.JI I � � _ , c' ,� '�% � �
; ,�,. ,--� _, � 'l�__��� � . . ., �, � /,,. � �r . / ( � �:�.=-� �_ �
i. �'1 (:.�r� � .-1� � 7,• // � (_;.�.� �� ft _ � . . .. .w__," r �
i� � � .. if I � '' . ,' -o�C_=i% �a:,.:..•,, . =-� :[ � 9 �, , '!� ,',!
tJ., /- ,� .:. t�.,`���` \ ��'I 1,`—.>��`�..' ::> -. � -:.rG' ..=�C.; � - �
- ( w W` i,� . �' � � i ,.:�:r��.• �.' ^ ''.'__" . � l,�/_.��- ,� ^� j ,�=�.��-f'7 /
" :.J ) j � �' � CT...._f � C.1 `M1^� '�� \ ��' 1 .�'1��, ��( `�y�.^-,.,:.%���-..::� _.--,... ��� �tr;�;�� T' �... ti;�� � -�
t� �_. ' � ! � ;�1 7 �\ n . Cl .i1 �:7' l.. i � _ �,
� �.' � f j _�, _.-�'`�, �. -J'i .n � ,�.. `) � � .- ..:... '--, �\'•"�.c :�
' i� i � , , .. ;.�3�tM c ,� �: �'' u�r✓N ��i`Y '\ � ' �' .._��v..'..P•7,..t..i� �)•e..u:�;_�l:�*.!. � `\' `� � ,r...��J''44�'
� I 1 �l�'•. ;�/� '/•_..� i.;,�, 6 .` 7ic_'.�-"" ' . ,� - ��. �)` � y r". _ 1 � _
'' /, , . I f r � '� ` . . ' 7 , .. ' .. _.:�'" ..n . . . .'s.. t'� `.=--' _. _,_'_'--. _ �., fr,°� � ' � � , •:, � - - - /'• '- � �,•��. '"
O� . •� '�-n
. � �{N ' • . ..�. : � •
S AI.�20_ .b• ,v�• �}I I �'`�
� /'��.(�N� . .-'-. �-�• i�, ���y'Y`�- 1 1 .
� /iif.�n�„+�f .�vL,tr,nt -I -1�
�.1 __ I � `J �
, . �,% 'I
�� �; ,. � (,
� � 'F.-�- I f"� :' . � . . 1
°�/-cr �,-2� .
_ .: 3i'�^'�'� .. .
�.
� ``=^=�= � 1 YP/GAL S_, CT/�N
��` � s�o•:�: ���.,;. i ><a•
� . :�:.-f i:io-
/� •
,
. , i .
'. i .. . • . ;�:;_:-_
' . � � . . �7-C f'y�S � � . . , ' ' �• � /:///� '�rt,._ .
��5�� � . ' . : 's;."'t�. ./�'.///
-� � INT �/;
;, .;. � � y, l� �� .
�� _�,. ' � . � -
r_ . ; � . 'j . � r�,� � • '' �/ ,
�. � ' j �� - •^ � l.�' ' , / ry . '� ' � ,.' , .
r � �' � � .�;: �� j
, � i� =- J �' ,j�� :.
l. ? �/ � N� , . ..�:� ,%"' �
\ � � � �i�i ../\�� / ./ ��/r'
� , . n/�:��° �\ � '� , ' `� , �` . ' // \ �'/' � . /� �/`�'���"' '�(� !iG',/ t�
. _ � ' \ . �e..' " .j ` '� I ' . . .' ,Y / .�! J /,`, \ >,�" ��� ' /f �' M r`i jt°
//'' � . . �. \ ` , j' '�'r�- � � i\�� . , -`� �'� � " i
. / ' c�� \ ; \�`` I � ,a::rJd,:r�� . c;; . .^� r
���.� \`\\ ♦ \ a". ���• `/� /iP��.' � '.'r�.
� : , � \ \ .\ '� � �'� / � :`l ''✓.h� /� �1.ySj
� \ .1 ::�u,:i•{ . " : .`� . ..�✓ •�,: ` /. / //j�� y�,/� .
��:i�� \• �.:ia� '\�.. .. . . • • ,;�. , . �t'� l� � ��'� ''� �� lr�r' ,l � . ' � .
� n� � �4 :1'f I j' [j t.�?�. \ .
• . •: � \. -- _. , \ / � / ' ' ;\jd'�� �:.� .
..\ � , ,: , ; � �� , �j .
� n \ i /;'•';; ; . . . � / ; . ..
, r•, ' \
�,�; 1�: ,\�: �,�• i:;�l�
. � I ' \�i I��� ' . � �... �! /� / � �, � � . �,
. . . �� . . . �� / .: ,\ .
•� �
�3'"\ •) // •. ; . : .
�; . :. . . .
� : /�'r.r.�r�`cdby:TiSJr.;o.'SirWo'�c .QHino��: �G,:o.^rth�Cun�o•d'` \�' Y ' . . . , • . , .
� =,-si�iT�. . Et:3j-A :y/arSf, i11 ��.\ . . . , .
' � ..� ..., ��. �.. '.'� . �•��.:: '�. .
k'esCeriv Parcel Easterlv Parcel
Size 4.6G kC 1 .GZ FlC
Averagc Catural Slop� 33.7.� 2p.,�
No. of DU's 2 units 4 units
1•t�x. Y: of lot graded lOX 557�
4. Environmeni:al I�npact Analysis
4. 1 iioise
4. 1 .1 Impact
The subjzct prope�-ty is subject to an unacceptable noise impact due to
bo±h auto and tivck noise from I-SQ5.
4 . 1 . 2 t�itigation
i�lterna;;i��e site pian techniques cculd be u*_ilized to place structures
bett•reen some areas or usable open space and t!�e fre�t•:ay, thus �unctioning
as an acoustical barriar. Outdoor areas �•ri �h acceptabl� noise levels can
thci-efore be provided b� �nis project
The interior roise levels can be re,uced to acceptable levels through
• acoustical ir.sulation techniques . Examples o� these te dmiques 4I'A as
folle�•:s :
. i� iV?'i:cu C1f C1: ;;UIdLIOfI S}'SLC'"7 1f; order ��;di, d� � lriil(�i0V1S Cdll u° i:E7i.
closed.
. Three inch fibrous tnermal insulation.
. Solid core er.terior doors
. Double glazed �vindo�r glass set in an elastomer gas{:et. •
This list is not intended to be er.haustive bu� only provides e>:an:pies of
acousticai impact reduc�ion tecL�iques tnat could be utilized to provide
a suftabl� interior living environ��,ent.
4. 7 .3 knalysis
Unless adequate acoustical barriers and insulation techniques are
incorporatec; into the proiect, there :rill be a significant impact on Lhe
environment �y placing increased population densities in an area of
• unacceptabie noise le:�els.
4.2 Eioing',�
4.2. 1 Ir�pact .
"fhe prajr•.ct �:ill remove about 50,000 sq. `t. of c�astal sage scrub
veqetation . The rare and endanyered Cpuntia p��rryi var. serpentina -
(�na�:e Chollaj is locaLed r,ear the northa:estcrn portion of the prcperty
and is not lii:ely to he directly e�fected hy the p�roject. The increrise
�S� , in population in i.hi� area is iil:cly to have an indirect impact d;;e to
t �
a more frequent human usc of the piroperty.
4.2.2 Analvsis
• Duc to the very minimal disturbance of any rare or endangered species,
thei•e arill be an o��erall insignificant im;act on biological forms .
4.3 To�oqr_ �f�hY
4. 3. 7 Impact
The develop�ient p:roposal for the easterly parcel minimizes the area of
grnding to �nat immediatel, adjacent to East J St. Oniy a�out 320 cu.
yards «ill be rroved; 300 cu. yards of import and ?_0 cu. yards of excavation
�•ri 11 be t�equi red.
The grading restrictions o-ihich are prouosed to be imposed on the �,�est��ly
parcel �;�ill limit the area �•rhich can b2 graded to 10:� of the site ( .�i65
acres) . This limitation ��:ill insin•e t%�at there �::ill be no substantial
alteration of the natin•al land foi�m.
4. 3.2 Ana7ysis
There �.:ill be r�o significant change in land form due to the �ninimal
• a�r.ount o� gradiny as proposed in the apF�licar��'s plan. Ho�:,ever; the
uroposed acc2ss is unacceptab?e to tf12 traf�=ic engir�eer and access
'��C:"�����VCS lild�' ��C'CQS57 �1ti,2 SU�SLiifl�id� CJI'�uiily.
4.4 Soils Y� Geoicgy
4.4.1 Im act
Due to the apparent location of tne S:•:eet�,rater Fault to the 4rest of the
project and the general stabilit; of the soils , limit the potential ror
ary siarifiicant impact.
4.4. 2 ��;t;aat;o�,
A detail2d soil im,�estiyation with a geologic study is recommended to
locate or define the limits of subsurface soil forn�ation, potentially
co,npressibie soils and possible limits of any faults . Such an investi -
gation �•;ould cover those itei�s togeti�er �.•rith determining ti�e follo�,�ing:
a. The characteristics of propos�d fill matcr'ral ,
b. The et7�b��n4:ment shi•inl:age fac�or>
. c. The presence and �i'fect o` an, expansive soils ,
d. The most suitable C_;pe and depth of founda�ion,
e. Allo��:able soil Leariny pressures ,
f. C�esign pressures for retaining tral7s ,
g. Paveirent require�nents , and
h. Any constructien problems that can be anticipated.
;.�i. 3 �nalv�is
. i
Ti�ere wiil he i�o si9�iificant in;pact uue to er.isiing 9eologic or soil
b f y conditions .
5:0 Unavoid.:ble AGverse Ln�r: i�ental L�q�ac�5 • '
5. 1 Tlie project t�rill be subjected to unacceptable noise levels . . _ .
� 5.2 Tiie project �•rill i•e�nove an insiynificant amount ot coastal scrub.
5.3 The project ti��ill make an insignificant altei•ation of land form.
5.4 There �•iill be a reduction of natural open spacc by appror,imat�ly 50,000
sq. ft. '
1 5.5 Tnere �•rill be an increase in ti�affic by up to 60 daily trips .
5.6 The��e o-�ill be an insignificant increase in runoff.
5. 7 There vrill be a short term increase in. noise and dust during construction
actit�ities .
5.II There �•rill be a higher• level of carbon monoxide (CO) near the fre2ti�ray,
ho�ve��er, therz ivill be no violation of ai�y CO health sLandards .
5.° There rrill be an incremPntal i.�crease in air pollutants .
5. ]0 The�•e will be a nominal increase in the de,r�and for public services .
5. 11 There t•+ill b2 an insignificant increase in resourc2 consump�ion due to tiie
cons*r•uction anci operation of this facility. Som2 of these resourc�s are
non i•enei�ra5le.
•
o.G Alterra;.i�,�es to �ne Pro�osed Action
-------------�----
6.i klternative Desiqn
If an alLernative access route is found to be necessary as a result
- of ihe traffic engireers reco��:mendations , then lot design configw�ation
�•;ill need to be envir-onmentally rei�eviei��ed. .
6.2 Ro Pro,iect
Impl�mentaticn of the no project option v:ould preclude the placement of additional
p�ople in this area of unaccep*_able noise level . This option �•;ould require the
pUrChdSe of d�velopment ri,hts or fee oemei�ship by a public agency.
5.3 D2velo�ment as a Park
The p.operty could be purchased by thz City of Chula Vista for park purposes .
, The current pn�ulation t•:itiiin the parl: service districi as delineated in the
('arks & Rec�eation Eiement of the Gener�al Plan requires 9.�: acres of park land'°��'
• for an adeyua�e level o� service. Tnere is currentiy no parFs in the service
district. The topography of the site and its full exposi:re to the freea:ay, do
not enhance tl�e pot2ntial of this p�•operty for par{: purposes .
6.�i Standard Sinaie familv Devclo�,r.ient
Developr:.ent of the site ur,der standard R-1 singlc family regulations r.ould result
in 1�- 20 d�:relling cn� ts and Cnc i;nportatio;i of a very' larqe volu,ne or" earth rroclr�
be rr-qcir•ed to cr^a`c individual ho�re sites. This devclopmenC sch:��:e �,:ould result
in a more auveese ir�par.� on thc rnvironment.
Gry
z��
G. 5 Al�terna?_ive Anal�-sis .
It is apparent from this analysis that the private project t,�hich �•rould he least
� environr�nntally disrupti��e vrould be a lari density development designed in
accordance �iith hillside de�-elopment rcgulations , incorporating some area of
acoustically protected er:terior usable open space and adequate interiur acoustical
protection fro�n freew.ay noise.
� 7.0 The R�lationship h�t�•reen local short-'ce��n? use of man's environ!�ient and th�
maintenance ar.d enhance�rent of lon<�-tern; productivity. "
On a long term basis, as State and Fed�ral regula�ions lo�,rer the noise lc�rels
emitted by aucos ard trucl:s , the noise impact may be lovrei•ed . lio��:ever, as the
volum� o` traffic increases on I-805 the acoustical emission factor is lil:ely to
_ be off set by i;�creasing tra`fic volu:r,es . 11uc� af the natural veaetation on the
site �vill be retained �hrcugh th2 implementation of th2 project. Amonu these
speci2s is the Siial:e Cholla �:hich is a rare ard endangered species . ,
The orrner of the eastern parcel desires to proceed no,r t•ritl� de��elopmen*_ of ihe
proiect .��ihich he has purchased from :iie Calif. Dept. of Transporiation for �his
pui�pcse. Tiic Ciiy of Chu]:: ;'ista tvishes to proceed �aith tne rezoning of tl;e
property from PC to R-1 -� to insure that develop�nent o� 'the site tivill respect the
na±w•al fonn ar�d features c� tiie site.
8.0 Any i ,�reversi��ie enviror.mental chanqes irhich �•rould be involved in the pro��osed
action sFould it be iinal�ir:erted. - -
� The project i:iil result i�� the consurption of materials , energy and labor. Sor��e
f +I � nc ? '.F`. �° Till$ .�.°Y::�07°7°�1± :•:i �� LC!::mii' i�ho �ito t�
c �,��se r��ou;-ces re r�,;--r�nc;:.. �. , , .. .,
tne prepcsec use un a iony ierm basi5 � CIIEi'2 is liLiie i'i�:eiyi�ood �iiai iiic use ariil
be removed and the com,ni tm?nt of i•esources ma�;e r.or.-use unl i l:ely. The proposed
de��elo:%ment and its cor�nii�ment of resources t�ill provide housing opportuniiies
for upper middl� income fumilies .
9.0 The rog �,:th inducing impar.t of the oror,osed action .
The projeci �•�ill have no gro�:rth inducing impacts . The entir-e area of the project
is develeped �•rith stable resider�*_ial e�:rellings and a freei•ray. There is little
prospect ±hat any of these parcels will be r�developed to a diTferent use.
The proj2ct does not i m�olve an/ facilities �hat ceuld be used to stiinulate
yrar:th in nea�• b, areas. 7h^ project �:ill not increase the der.�and on service
requit•en:ents o� the urban infrast,�ucture to a le:�ei that �•ril i result in secondary
projects necessary to serve the project.
Ho�.;ev2r, the construction of tL•e proposed drive in the City' s right-of
rray for East "J" Sti�eet a:ould pi•eclude ine use of this laniJ for any future
� widenin9 of tne street.
,
�, s�
].5
: . • �
�
1 10.0 Organizations P. Pe�-sons consulted
Current Planning Division , Planning Dept. �
I,en Lee, Current Pianning Supervisor
� Lu Quinrey, llssor.iaie Pianner
Tom Davis , Landscape Planner
Environmental Revie:r Section, Planning Dept.
Douy Reid, Environment�l Reviet•r Coordinator
Lari•y Ya�n�gata , Associate Pianner
California Dept. of Transportation
, Di��ision of Engineering, Dept. of Public L;orl:s
fire Deot.
Eu9ene Gean, Fire i�iarshal
George ld. Cunradi
Tiiomas S.hJ. 4;ong
Inter-City Soils , Inc.
• . Richard t;. Smith, Vice Pres/General i•i�r.
tJn,-r;� c. i U�d��:C, Dr.� 11nG�
, o
.
�
s
« �
�
1
• � �� ,
lr,
. �
' , . ., . . .
, 11 .0 INPUT
nTThC'.I:9E;:7' TO E�VIIiO::'r;E;:TAL CO:;TROI, CG>^![55'10:� S?F.CiAL �dE!i1'I?;G �;II:Ul'L'S OF 10/10/75
� (ATTACH>;F.:;T 1 - EI2-75-4)
T0: Plannin� Conmis ;; ion
1�ROPf : En:�i.ron�ental Control Cor,�nission
SUSJECT: EII:-75-4
L.`hile the En•:iro;tr:�ental Cont:ol. Co;nmis�ion •.:culd nrefer to see the land
�vol��ed in r' LR-75-4 remain as untiis�u :bed opeii spzce , and as buifcr
ie bet��ecr. I-ROS and resider.Cial areas i:,:�edi.: �ely adjacen [ , we rcalize
tnzL this may not bc ecoaomi_c:+lly fcas ;.hlc . 6�c , thcrcfo; e , wou:d f;o <. =ong
��_rt, , ,,.-„-,,._ , i .��. : , .� _
, _ ,. ,. _ .._ .. .._c.. .... ,._.. _ � ,.,.in as �.^.ucii o: [Le physicai intedri[}' oi
thc s�te -as possiule .
The rezo.^.ing of the 6 . 28 acres from ? , C . (Planr.ed Comr�unit}-) to R-1 -tl
.(SSr.ole 'ra�±ly Dwellin� SL'h] CCl' to tiillside Re�,ulations , a�id the "disccssed
lot split") seem [o scrve tiiis purpose reasonablp �aell .
Re�;ardless of hoea attracti��e arcnitecti�rally and in ter:�s of surrounuing
landscaping , it must be r.oted that thc tn:ce resider.ti., l uaits still
represent phvsical intrusion on previously open space dorair.ated Uy mature
coastal sz�e scrub aad providing habitat �or a varic[v ot wildliic . ti'e
fcel that this point should bc e��phasized . Like�aise , we echo tne F.II:
findin� in terms of i:oise level impact for tiiis site . Thc ic:aer people
it is nec�ssary co e::pose to this proSlec� , the better e;l�. ironmentaliy .
If tnis proposal can bese accomplisn these two Foals , i . e . , keepin�; eiie
pl�ysical iutrusion at a s�all a scale �s possible , ar.d 2i:nitin� der.sity
to Che loucsG possiUle fi�;ure due [o noise levels , th3t thc ECC suppores
i[ . "
.
` ; � � .
FespecCfully s��hmitted , ' - � - . . . _`
�s r. .......
, 'I- - � -..._.
��-w��n ���- ° �J . ._ ..
NcrcdiCh �ociicr , Elcr.ibcr �� �\�(J / :� �; �J�j
En�� ironr.:cu�a1 Coutrol Conni:sion
i'.
. . . �i� : . ,.'.� i;i.�:!
I
I � , � 17 •. , .. .. . ,�i�i
� i �
. ,
. . . . , . .. . ,
. . . ; � - �
._ ., ,
S7aTF OF ULIfO-uIA-2USIttCSS dNU 7¢/.NS�O47AtION AGR�CY CDMUND G. 6ROWN JB., Gove.nor
DEPARThSE�!T OF TRANSPORTATION ��.
D157RICT 11, P.C. 60x BI<OS, StiN DICGO 921J8 ^i.'r'���t
�•.i:;F
�:t
Pio•�•��ber 6, 1975
" 11—SD-8o5
Various
1121z-600199
i�fr. D011bI.3S Reid
F'SP.V12'vP`:^.E,'RT.G� IiC'�1eFi COOT'C+1:1c.1i.OT'
�'.1t;}' OI �'.filil3 STi �c,�y
, 27^ re�.:r�: i,venue
Chu_a Vista, CA 92010
llear ?ir. Reid:
Tha,:: you for the oDno�i:li'?lt�; to co:i.�?er.t on LIR-7j-1�, concerliin�
3 il'f01'-OSG'Cl �.:CVC'iGD?!G'i1i. YlO.T,!?':,'L'St Oi "��� S�1'E,'C't. 2ri3 .L^b��Je
� E�le CC..C71I' �OSt, S�:O;?r`-.�1y �:,�73i. LTc1�iiC 110].;;° Y?1�1 severel`� 1I1lj�dC�
$;?i' _ CS�C:C:CCS C:�i i.�13 �Z'C�_:L .._i?u T.i1 ' .- _ r:1.`.� � .
, 2 lry d� Si.i_ie�ceS� i _5d��.Gi:
1II225�1Y'ES D° 2 (:C:::21ti1C?? o? anpro-��4� O{ �11�� SllqQ'1Z-7.51.021 PiBi: IOi
this p:opert}�. -
$111CC:Ciy� .
Jacob Bc�'�ema
,
District Di=ec�er oi�'ra:sport2tion
B �,���V./�.,' ,, / ;j`- �,
y �i� ::�' �.r s�.--`�j°~:��-
i✓' S�1F✓. v
D. L. llic'_�cson
District Project Develop:�e.^.t E:giaeer
DLD: rs
i
,: � � � � �� � �
::Y ..... ................ ..................._.._........
. i�'f,'�f �- �� �'�r��
'� � �.8 ,1i ` 1_.� . ..._ ..' 1" .
I .I'...�'e...�.. . _i ;�.. it(1=1. �
!�� � ( ��'�_.. . . . � n(ll_':.i:.)� � .
i