HomeMy WebLinkAboutReso 1974-7455
RESOLUTioN NO. 7455
'.
RESOLU'l'ION OF THE CI'l'Y COUNCIL OF THE CITY OF CHULA
VISTl\ l\DOPTING STNrmmNT OF OVEBRIDING CONSIDERl\TIONS
IN ADOP'l'ION OF HILLSIDE DEVEJJOpr-mWl' S'rANDl\RDS AND
CERTIFYING THAT EIR-74-2 WAS CO.tv1PLE'l'ED IN Cm1PLIANCE
WITH CEQA 1970 AS AMENDED IN-. THE CALIFORNIA ADMINI-
S'rRl\.TIVE CODE
The City Council of the City o! Chula Vista does hereby
resolve as follows:
WHEREl\S, on April 24, 1974, the Planning Cornmission
adopted the Environmental Impact Report (EIR-74-2) for application
of the "B" Hillside Modifying Distri.ct to various properties, a copy
of which EIR-74-2 is attached hereto as Exhibit "A", and incorporated
herein by reference as if set forth in full, and
WHEREAS, since serious adverse consequences were identified
in the EIR for the appli.cati.on of the "H" Hillside Modifying District,
the Planning COTI@ission considered a statement of Overriding Consid-
erations under the provisions of Section 33.610 (j) of the City Code,
a copy of which statement is attached,here~o as Exhibit "B", and
incorporated herein by reference as if set forth in full, and
WHEREAS, EIR-74-2 was prepared by the City of Chula Vista
in compliance with the California Environmental Quality Act of ,1970
as muended, and the California Administrative Code.
NOW, THEREFORE, BE IT RESOLVED,that the City Council of
the City of Chula Vista does hereby declare that it has examined
the Environmental Impact Report (EIR-74-2) for application of the
"H" Hillside Modifying District to various properties and does
hereby adopt the Statement of Overriding Considerations as set
forth in Exhibit "B", attached hereto, and does further stipulate
that said EIR--74-2 was prepared by the City of Chula Vista in
compliance with the California Environmental Quality Act of 1970,
as amended, and the California Administrative Code.
Presented by.
Approved as to form by
D. J. Pe
Planning
U4
ADOPTED AND APPROVED by the CITY COUNCIL of the CITY OF CHULA
VISTA, CALIFORNIA, this 10th day of September , 19.1.L' by
the following vote, to-wit:
AYES:
Councilmen
Hyde, Egdahl, Scott
NAYES:
Councilmen
Hobel, Hamilton
ABSEN'l' :
Councilmen
None
ATTEST ar~'p'm\F~-
(/ \ C~ty lor r
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO) S8.
CITY OF CllUL7\ VISTA )
~:d-.~~.
Mayor of the City of Chula Vista
I, , City Clerk of the City of
Chula Vista, California, DO HEREBY CEH'rIFY that the above is a full,
true and correct copy of Resolution No. I and that the same ha~'; not
)(:,cn amended or repealed. DA'l'ED
CJ'.t.'.' Cl 1
. .1 ..c;rr~
ENVIRONt.1ENTAL .IMPACT REPORT
CITY OF CHULA VISrA
HILLSIDE MODIFYING DISTRICT
EIR-74-2
Draft EIR prepared for
City of Chula Vista
Draft EIR prepared by
Environmental Review Section
Planning Department
City of Chula Vista
April 19, 1974
...----..,
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TABLE OF CONTENTS
Page
1. Introduction-----------------------------------------------------1
1.2 Degree of Specificity---------------------------------------l
1.3 Summary of Findings-----------------------------------------l
2. Project Description
2.1 Location----------------------------------------------------la
2.2 Scope of Project--------------------------------------------2
2.3 Objectives--------------------------------------------------3
3. Description of Environmental Setting
3.1 Environmental Alert Data System - A background--------------3
3.2 Earth Characteristics---------------------------------------4
3.3 Community Resources-----------------------------------------13
3.4 Utilities----------------------------~----------------------17
3.5 Sites----------~--------------------------------------------20
3.6 Biological Factors------------------------------------------21
3.7 Social Factors----------------------------------------------24
4. Assessment of Environmental Impact of the Proposed Project-------32
4.2 Earth Characteristics---------------------------------------32
4.3 Community Resources----------------~------------------------35
4.4 Utilities---------------------------------------------------39
4.5 Sites-------------------------------------------------------40
4.6 Biological Factors------------------------------------------40
4.7 Social Factors----------------------------------------------421
5. Mitigating Measures
5.2 Earth Characteristics---------------------------------------44
5.3 Community Resources-----------------------------------------45
5.4 Utilities---------------------------------------------------45
5.5 Sites-------------------------------------------------------46
5.6 Biological Factors------------------------------------------46
5.7 Social Factors----------------------------------------------47
6. Unavoidable Adverse Environmental Impacts
7. Alternatives to the Proposed Project
7.1 No Project--------------------------------------------------48a
7.2 D~ferral of the Project for accomplishment at a later time--49
7.3 Laternative Sites------------------------~------------------49
7.4 Stricter Limitation on Residential Density------------------50
7..5 Less Strict Limitation on Residential Density---------------50
7.6 Comparison between Alternatives and the Proposed Project----50
8. Relationship between local short-term uses of the environment
and the maintenance and enhancement of long-term productivity----51
9. Irreversible Environmental Changes Involved in the Proposed
Action-----------------------------------------------------------52
TO. Growth Inducing Impact of the Proposed Action--------------------53
11. Water Quality Aspects--------------------------------------------54
12. Input------------------------------------------------------------55
13. Response of City to Input----------------------------------------58
Appendixes
~..11f55
HlVI ROW1EiHAL I11PACT HEPORT
EIR-74-2
APPLICJ\TIDrJ or TilE HILLSIi)E I~ODIrYIIJG DISTIUCT AIm DEVELOPMEln POLICY TO
V/.\RIOUS PROPERTIES IHTHItJ THE CHULA VISTA SPHERE OF HJFLUEHCE.
1. I1HRODUCTIOIJ
1.1 Purpose
This Environmental Impact Report (EIR) has been prepared to fulfill
the requirements of the California Environmental Quality Act of 1970.
It is intended to disclose to the decision makers of the City of Chu1a
Vista, significant environmental consequences. of applying the Hfllside
Hodifying District to \tide areas in the eastern portions of the Chula
Vista sphere of influence.
This action does not preclude any future requirement for EIRls on specific
development proposals. This EIR only concerns the application of the
Hillside Development standards to the subject property.
1.2 Degree of Specificity
As provided in Section 15147 of the California Administrative Code, the
specificity of this EIR is governed by the underlying activity. This EIR
speaks primarily to secondary consequences and does not contain the details
that are expected in a development EIR.' Because of the lack of any specific
development proposals, it is not possible to discuss such things as cubic
yards of grading, numbers of dwelling units, etc. Precise information on
the exact extent of adverse environmental effects will be addressed in develop-
ment EIR's.
1.3 Surrunary of Findings
The proposed project will result in providing housing primarily for higher
income families, it has been recognized that due to building costs and the
1
APR 1 9 1974
....~
physical constraints of the subject property, it would not be possible with-
out substantial public subsidy to provide low income housing in the hillside
areas of Chula Vista. Within the medium to high density clusters of the PC
zone, moderate prices housing should be feasible however.
.
With the lower density it should be feas.ble to develop project designs that
will more completely take into consideration the natural characteristics of
the property. Urban Support System will be less adversely effected by the
project than if the ~lternative of development under existing regulations
were undertaken. The project will make substantial headway ,toward the main-
tenance and enhancement of long term productivity of our environment. This
goal has higher priority than providing less costly but still high priced
housing because of the intent of the State Legislature that local agencies
regulate activities II...SO that major consideration is given to preventing
environmental damage.1I
2. 'PROJECT DESCRIPTION
2.1 .. Location
The proposed project is located in the extreme southwestern portion of San
Diego County, in the eastern half of the Chu1a Vista sphere of influence,
and is partially within the corporate limits of Chula Vista and partially
in the presently unincorporated areas of San Diego County. Figure 1
delineates the projects location in San Diego County while Figure 2 shows
Phase 1 & II the projects relationship to Chu1a Vista, Phase III consists
of the PC zoning north of Telegraph Canyon Rd. between 1-805 and Otay Lakes
Road.
APR 1 9 1974
--;( '1A{5~
2.2 Scope of Project
The project consists of a General Plan ~nendment, the rezoning and pre-
zoning as indicated below and the amendment to the Planned Community
General Development Plan of El Rancho del Rey. The above actions would
generally apply to portions of the planning area east of freeway 1-805,
which do not have an approved tentative map, and which are not graded or
otherwise improved. R-l zones will become R-l-H, while certain other areas
are to be prezoned in other categories with the H Modifying District.
The action involves the application of the Hillside Modifying District
and the Hillside Development Policy to large areas in the foothill area
of the Chula Vista planning area.
The development regulations are con-
tained in Appendix A. Briefly they restric.t the amount of the area of a
lot that may be graded and the gross density permitted. The amount of
grading and density are a function of the average natural slope of the
property. The following table summarizes the basic regulation:
Tab 1 e l.
Average natural % site t,1aximum gross density (DUlAC)
slope ungraded R-1-15 R-l-10 R-l R-2 R-3
5 6.25% 2.06 3.09 4.31 8.63 16.31
to to to to to to to
30+ 90% .22 .33 .46 .92 1. 74
..
In general, the overall density desired for the entire area is to be in
accordance with that permitted under the R~l column of the nomogram in the
i./ {.-it
Zoning Ordinance, or approximately 2.5 dwellings units per gross.~ in
most areas.
2
APR 1 9 1974
The application of the Hillside standards will take place in three phases. .
Phase I wi 11 be the rezoni ng of vari ous properti es withi n the City of Chul a
Vista, Phase II will be the pre-zoning of property in the County of San Diego
and Phase III is a modification of the Planned Community General Development
Plan for the area north of Telegraph Canyon Rd. and to the.w66t of Otay Lakes Rd.
Phase 1. Rezoni ngs will all ov/ about 842 dwell i ng units on 331. 1 acres for an
average development density of about 2.54 dwelling units per acre.
Phase II. Pre-zoning will allow approximately the same average density as in
Phase I, however, because of a greater range in the average natural slope,
there will be a greater variance in the density allowed on individual parcels.
More detailed information will be provided in future staff reports and develop-
ment EIR1s.
Phase III. General Development Plan modification will allow 5500-6000 dwelling
units on about 2700 acres for a density of about 2.2 dwellings per acre. The
plan will provide for a variety of dwelling unit types to encourage as much as
is feas.ble, a mix of social and economic gro~ps.
APR 1 9 1974
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2.3 Objectives
2.3.1
2.3.2
2.3.3
2.3.4
2.3.5
2.3.6
2.3.7
2.3.8
2.3.9
2.3.10
To preserve and enhance the beauty of the City's landscape.
To insure that the hillside areas will continue to be an
integral part of the total City environment.
To encourage the maximum retention of vistas, natural plant
formations, and natural topographic features, such as canyons,
ridgelines and slopes.
To encourage variety in site design and the arrangement of
development areas in the hillsides.
To provide density, grading and land use criteria that \-lill
insure the best possible treatment of the hillsides' natural
fea tures and open space. .
To encourage the retention of major canyons and topographic
features in order to create physical form and interconnecting
open space buffers between aDd within developed areas.
To provide safe and functional ingress and egress of vehicular,
pedestrian, bicycle and equestrian traffic to and within the
hillside areas, and to provide for access by emergency vehicles
necessary to serve the "hillside areas.
To reduce the scarring effects of hillside street construction
while maintaining an acceptable level of safety for traffic
and to prevent construction of slopes subject to erosion,
deterioration or slippage.
To prohibit, in~ofar as is feasible and reasonable, excessive
padding or terracing of building sites in the hills. j
To encourage the use of the major open space areas for recreatio
3.0 DESCRIPTION OF ENVIRONMENTAL SETTING
3.1 Environmental Alert Data System - A background
The San Diego County Environmental Alert Data System was utilized for the
purpose of a preliminary identification of, potential environmental problems
in the project area. See Appendix B for the computer information out put.
..
Three cells cover the major portion of the project area. Each cell comprises
1/4 of'a USGS 7 1/4 min quad map, approximately 15 square miles.'
~
3. 1 '. 1
Ce 11 363
This cell has small areas of endemic vegetation, severe limitation on
effluent disposal and soils shrink/swell and was rated medium risk in
expansive soils.
3.1.2
Ce 11 362
The printout indicates small areas of endemic vegetation, a flood plain,
severe limitation on effluent disposal and soils (shrink/s\"e11), the
presence of an earthquake epicenter and fault, highly expansive soils
and the presence of sand and/or gravel.
3.1.3
Ce 11 379
The Cell 379 printout shows small areas of endemic vegetation, the
presence of a flood plain, severelimitations on effluent disposal and
soil shrink/swell, landslide occurance, presence of earthquake fault,
highly expansive soils and mining for gems, gold, and/or any other
mining. There is also aircraft noise exceeding 65 CNL. CNL is the
community noise equivalent level, the average noise level during a
day, with emphasis on noise during ~vening and night.
3.2 Earth Characteristics
3.2.1
Geology
Most of the project site is characterized by a series of sedimentary
rocks that are about 3000 ft. thick over the basement rocks. The
oldest of these was deposited during the late Cretaceous Period, 70-100
million years ago. The most recent sediments are soils forming on
the exposed base rock and alluvium filling stream valleys. The
eastern portion of the project site has exposed basement rocks which
consists of the granitic and metamorphic rocks.
3.2.2
,.. 1 . H d
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The major geologic hazard in any area is in the form of earthquake
APR 1 9 lW~
4
faults. A number of terms are used to describe faults or "traces,"
and to assess the probability of an earthquake occurring. These
terms include: "inactive," "potentially active," and "active," the
latter term meaning that an earthquake either has occurred, or is
most likely to occur, in a specified period of time. The time period
is normally associated with a geologic historical period, and can
range back as far as 100,000 years. For the purposes of this analysis,
it will suffice to point out that "active" faults have been defined
as "those that have moved in historic time, have numerous epicenters
along or near their traces, or along which offset of Holocene deposits
can be demonstrated." (Page 4, ~Joodward-Gizienski Report) This
definition is drawn from a paper prepared by the consulting firm of
Hoodward-Gizienski & Associates, entitled "Geological Investigation
of the La Hacion Fault System \'Jithin the El Rancho del Rey Development,"
completed March 31, 1972. Only the "active" designation is given,
since the faults in the project area have, in fact, been classified
as "active".
Prior to the Hoodward-Gizienski report being published, San Diego
County's Environmental Development Agency released preliminary imaps
of the entire County, showing the location of actual and inferred
fault zones. Two traces were shown running north-south through the
project area. This information, in late 1971, was the first of its
kind, since an earlier preliminary study done in 1969 for El Rancho
del Rey by what was then the firm of .\~oodward",',Clyde & Associates,
did not identify these traces with the exception of a very short trace
on the northern edge of the property. The accuracy of the EDA maps
had not been verified; thus, the information was accepted with some
reservations at that time.
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The Woodward- Gizienski report however, confirmed the accuracy of the
EDA maps in this project area, by showing the location of two fault
traces based on test borings and trenches. Generally speaking, the trace
zones run north -south through the project, and are about 250 feet
wide, as determined by Woodward- Gizienski & Associates. Figure 4
shows the location of these traces. The consultants have concluded that
the traces are "active" based on an objective, detailed survey of the
subsurface geologic formations. According to the logic of geologists,
it is their conclusion that since there is historical evidence of
movement (within the last 100,000 years), it is likely that there
will be movement in the future.
The illustration below shoes the location, magnitude, and intensity of
earthquakes in recorded history in the San Diego area, the earliest
being in northern Baja, California, in 1803. This illustration is
taken from a report published in July 1972, by the San Diego Society
of Natural History and authored by Robert B. McEuen and Charles J.
Pinckney.
The table following the illustration, also from the cited report,
explains the two measurement scales used in the illustration. One
scale is the familiar Richter Scale 1 -8 magnitude; the other is known
as the Modified Mercalli (M.M.) Intensity Scale, I -X intensity.
It is significant to note the authors' conclusions from the illustration:
that within the 1000 square kilometer circle centered on downtown
San Diego, only 12 earthquakes have been recorded in the last 66 years,
with an average Richter magnitude of 4 and average M.M. intensity of
IV. "Ile conclude that in the recent past, most of the regional energy
strain has been released outside the immediate San Diego area."
(McEuen & Pinckney, Page 39)
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r.ulhqll;lkc. SI;lJlJlIlg nwtur (';IIS 1ll:'Y hlo.:" JiJr,htly. Vihr:tliull IlJ..c pJS~tIlg uf frul:k. L>ur:ttwn t..'stlllla(~d. q
IV
Durin~ th~ d:.ay fL'11 illdnors. liy fH:JiIY. o:.J1JolHS hy f~w. At nidll SOIlW :.Jw;l!.;cnc:d. D.~h~s. will(luws. d,mfs Jis- ..- O.
turbl.'d: WJlls nl:lJ...~ ":It..';lkjnl~ sound. SCIISJtllUl like h~a',y tru~k Slfl~illg building. StJIIlJlIlg motor Cars ro:.:k
""licc"bly.
V - ." -
Felt by ncarly C'\.\.'rynnc~ O1;IfIY JWJkc.'llcd. Som~ dish~s, winduws. ctc., hroken: a few Insr:mces of cr:.I\:k.cd plasla; : "
"
unst~hlc obj....l"h (wcrturn,-'J. IlI'lUrb"!!ce of trce~. poks "T1d ,'llrer t"1I llbje~l' somctimc onlie<d. 1','odullll1l u !
~
c1o.:ks fIlay .h'l'. '" :z: -
~.... 2
VI :c
f<lt by all: OWlY frightelll'd "o<.lrlln ulIld<'"rs. Sume hc"vy furnitllre m<wcd; a fcw inst"oces of f"lIen p,"stcr '" ..
~..
or damJ~~d dlillll1~YS. Dafll"ge slight. - ;:~
~ u
u
~ "
z "
:z:
t) :>
VII " 0
F",-~rylwf.!Y ft';!'; tJ~lld~)lH~. [)-lIl1J~''-~ nC'~~li~'ihl~ in hllildin~s ur ~~ood (I..~si~n and cOllstrudiol1; slight to mod~rJrr in ~ "'-
t).
w~lI.built urJillary ~(rllCll1rl'S: l.:ollsllkrJuk ill pOiJrly bUill or badiy JI.')lblll'J ~(ru.:ttlll.'.:i: ~thnl' (':liDlil":'YS l.Hukcll .-
noticed by pl,,'r:iol1s driving motor c~us.
VIII .
D~Ul);JgC sli~hl in sp~d;llly (h.'si!;lll'J strUl.:lurcs: ,:ollsidcrahk in 4'rdinary subsl~nti:.J1 tluildings with partial colbpSl':
great in P\hllly buill stUk'tlHCS. PJlIl'I WJlls thruwn ull( \)( frJm~ slrudurc:.s. F~II of chimih..'Ys, f~,h..'h'ry stacks,
c(llumns, nH\IlUtlh:nls. \\'~llls. Ik;I\'v fllrllltur~ lwnlumcd. San~ ~lIld mud l'lt.:cl~J all sn,ntl allwun (S. Chall1::I.'s in
w~1t watc:r. I\"MJII~ Jri\'lIlg nhll\lr c;lr~ di,tllrbl'cJ,
IX .... "!-
OJm;jf.~ cllUsi..k,~tblt... in ~I"'cially Jl.'si~llt,'d s(ru('lur~:s: well d,,-',i~lh'J fr;llUl" slnlt.:tur..:-s lltn,wlt uut of plllmh~ I:rC;tf
in subsl.;JlllI;11 buildings, wllh p:.utl..ll -:ull..ipSl.'. BuilLlmp.s .shirt~J nlf fuuIIJ:JriulIs. GrollllJ ~r.;.h,:kc:d ""\HlSph:UUtlsly.
Utldf..'r~hmnd plpC:S hnl"clt.
X
&lmc wdl-huilt "'\)('"04.ll'o stnh,'lurc:s df,.'SlhlYl'd: mud rnaS\lHry ;md frame struclur.:s dl'stU'Yl'J with fuundJlion~, -
~ullnd h;l\t1~ l'r;ld,l'J, l'biblll'll1. LlllJ~lid\.'s ...."nsidl'r:.Jhl\.' frum river ballk.s OInll ~h:~p ~Iorcs, Shlftcd .and and
mlld. \\';11':1 'pb...Iif,.'J bl\'ppl.'d) l'\.:r hJu"s.
-
fi gure (j
Source:
"Seismic Risk in San Diego,"
Robert B. McEuen and Charles J. Pinckney,
published in ltTransactionsll of the San Diego Society of Natural History, Vol.
No.4, 19 July 1972, pages 4h.42.
17
8
~':j^l5S
3.2.3
Soils
Most of surface soils in the project area are Linne clay loam or
Diablo clays with San Miguel Exchequer rocky silt loams being found
in the Mt,. Miguel area. Some of the clays are highly to moderately
expansive. If they exist only on the surface, the problems associated
with these clays can be treated during grading; if there are any
deep deposits, problems could arise.
3.2.4 Land Slides
Because of the relatively steep topography and soil types, the
possibility of landslides exists. Several have been discov~red in
other project areas.
3.2.5 Drainage
The project site drains through three drainage systems: Sweetwater
River, Telegraph Canyon Creek and the Otay River. A flood control
channel has been proposed for the lower Sweetwater River and a study
is being conducted on the Telegraph Creek system.
3.2.6 Ground Water
The only significant ground water in the general project area is in
the S\\leebJater and Otay river flood plains. The Hillside t10difying
District will not be applied to those areas.
3.2.7 Air Quality
The project site falls within the San Diego regional air basin, and
measurements and quality controls are exercised by the San Diego County
Air Pollution Control District (SDCAPCD). A monitoring station was
established Jan. 1972 in Chula Vista at the Fire Station No.2 on East
J Street. This station records only total oxidant levels, but the
station is scheduled for expansion to full measurement capabilities
sometime in early 1974.
9
While the project area at present is unoccupied it probably has essentially
the same quality of air as that prevailing in the City of Chula Vista,
due to the prevailing westerly to northwesterly wind pattern. These
winds carry the air mass from Chula Vista and San Diego in the general
direction of the project, prior to any significant opportunity for
dispersion of pollutants, or the crossing of significant topographical
barriers which might significantly accelerate the mixing of the air mass.
II-
There is no data av~lable indicating the quality of the air at the
project site. However, for the reasons stated above, it is probably
fairly representative of the ambient air quality in the adjoining areas
of the air basin. The Air Pollution Quarterly, published quarterly by
the SDCAPCD presents a variety of data on different types of pollution
present at various stations. Figure 8 presents some extracts of data
for Chula Vista.
Figure 9 presents trends in oxidant levels for
Chula Vista, San Diego and El Cajon.
\
10
APR 1 9 1974
77Y'S~
Figure 8
EXISTING AIR QUALITY
Chula Vista, California
(1972 & First 2 Q~artQrb 1973)
Percent of Days level Exceeded
Oxidant NO * CO*
0.08/1 hr. 0.25/1 hr. 9ppm/8 hr.
1971 annual 11 0 12
1972
Quarter
1st 46 0 25
2nd 23 0 0
3rd 40 0 0
4th 20 0 6
1973
Quarter
1st 11 0 0
2nd 43 0 0
3rd 23 0 0
4th If) j ;.j
*Chula Vista data not available so San Diego downtown data was used.
Source: Air Quality Data Summary, 1971 annual and 1972 quarterly reports
San Diego Air Pollution Control District.
11
,-~
--l) jI'-!-SS
APR 1 9 i974
Trend in
Exceeding
Percent. of Days
Oxidant Standards
BASED ON FEDERAL STANDARD OF O.08ppm PER ONE HOUR AVERAGE
nOTR
.' -
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1972
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1973
I
2NDQTR 3RDOTR
4THQTR1
50010
400/0
300/0
200/0
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o
------ --- SAN DIEGO
'\
----------- EL CAJON
CHULA VISTA
Fig.9
----.-
, -i--~ -~/C t-,
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3.3 Community Resources
3.3.1 Schools
There are currently no school sites within the boundaries of the
project, but Bonita Vista High School and Junior High are in the
general vi.cinity. Also, the high school district has a junior high
school site, south of Telegraph Canyon Rd.
The general plan shows 27 elementary school sites, 5 junior highs
and 3 senior high schools in the general area of the project to
serve not only the area of this project but adjoining areas .also.
3.3.2 Parks and Recreation
There are presently no parks or organized recreation facilities located
in the project site. There is ample evidence on the site of its use
for individual recreation. There are numerous trails and other
evidence of the use of the area by motorcycles and other off-road
vehicles. Expended cartridge cases abound throughout the area as
evidence of either hunting or casual shooting.
3.3.3 Fire Protection
There are presently no fire protection facilities within the project
area. Fire protection service for those portions of the project within
the corporate limits of the City of Chula Vista is available from the
City Fire Department. Fire Station #4 is located on Otay Lakes Road,
between areas 1 and 2 of the project, while the western boundary of the
project is approximately 1 1/2 miles from Station #2 (J Street) and the
southwest corner of the project is 1.1 miles from Station #3. (See
Figure 10) Fire protection service for unincorporated areas is the
responsibility of the State Division of Fqrestry.
13
3.3.4 Police Protection
There are presently no police protection facilities within the project
area. Police services for the area within the corporate limits are
available from the Chula Vista Police Department, whose headquarters
and only fixed facility is located at the Civic Center approximately
4.4 miles from the center of the project. Police service in the
unincorporated territory is the responsibility of the san Diego County
Sheriff's Department.
3.3;5 Libraries
A library is located at the Civic Center of the City of Chula Vista
4-6 miles distant from this project. This is the sole City library facili
serving the City and project area, however, it is a member of the Serra
Regional Library System, a reciprocal arrangement among library members
for expanding resources and services to library users. The Chula Vista
Library occupies 18,000 sq. ft. of space and holds in excess of 40,000
volumes. Both values are below recommended standards for a community
the size of Chula Vista,which establish desirable standards as 1.8
volumes per person and 0.6 sq. ft. of floor area per person.
4 branches of t~e San Diego County Library are located in unincorporated
areas within 2 miles of the limits of the area under discussion. These
are in Spring Valley, Lincoln Acres, Castle Park, and Woodlawn Park.
These are approximately the same distances from the westernmost part
of the site as is the City Library.
14
3.3.6
Sewer
>
No areas proposed to be included within the Hillside Modifying District
are presently within the boundaries of any sanitation district. Inasmuch
as sewer service must be provided by the City if development occurs under
its jurisdiction, it is not necessary that a sanitation district be es-
tablished within any of those areas.
Sewerage facilities must be extended, however, to provide service to the
areas under consideration. These extensions may be accomplished solely by
the City or as a joint City-District endeavor.
Figure 11 shows territory east of I-80S which is generally anticipated to
come within the Chula Vista Sphere of Influence. Area IIAII includes a major
portion of the future development area and drains in a northwesterly direction.
Sewer facilities for this area are expected to ultimately tie into the
Spring Valley Sanitation District Outfall Sewer before joi.ning the Metro-
politan Sewerage System.
Area IIBII constitutes the upper portion of the Telegraph Canyon Basin.
Sewage generated within this basin will flow in City of Chula Vista
facilities for the entire distance to the Metropolitan Interceptor Sewer.
The land within Area IIC" drains in a southerly or southwesterly direction.
Development of this territory under the jurisdiction of Chula Vista would
require that facilities be provided for the conveyance of generated
sewage. These facil~ties would eventual.ly connect to a trunk sewer discharging
into Metropolitan System facilities.
The territory lying north and east of the outlined areas is outside the
Sphere of Influence for which the City acquired capacity rights in the
Metropolitan System. It is expected that development of this land would
require that Chula Vista establish new relationships with the Spring Valley
Sanitation District, MOntgomery Sanitation District and the City of San Diego
to provide for the construction, maintenance and operation of conveyance
facilities. The acquisition of additional capacity rights in the Metropolitan
System would also be required.
15
71~/SS .
. .
. i
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GRAVIT Y
HILLSIDE
AR E A S.
SEWER BASINS
MODIFYING
FOR
DISTH1CT
I / 23 / 7 ~
Figure
i 1
16
3.3.7
. Roads
Freeway access is currently provided only via 1-5, 4-10 miles west
of the project site. 1-805 is currently under construction and will
provide access along the \'Jestern boundary of the project. I\nother
north-south link may be provided if 1-125 is built approximately
4-6 miles east of 1-805. The extension of Bonita Rd., Sweetwater
Rd., Otay Lakes Rd., Telegraph Canyon Rd., H Street and Orange Ave.
will form the major segments of the circulation system as they are
completed connecting the ultimate freeway development with the various parts
of the ci ty.
3.4 Utilities
3.4. 1
Electric Power
The project site is served by the San Diego Gas & Electric Company.
A major high voltage electric transmission facility crosses from
the southwest to northeast, and various pole easements, cross the
area. Development of this property will require the San Diego Gas &
Electric Company to provide electric service as development progresses,
in accordance with the mandate of the State Public Utilities Commission
in granting the utility franchise.
The San Diego Gas & Electric Company has power generating facilities
as follows:
South Bay Power Plant
Station B Power Plant
Chula Vista
6 miles
Encina Power Plant
San Diego
San Diego
Carlsbad
10 mi 1 es
Silver Gate Power Plant
8 miles
40 miles
San Onofre Nuclear Gen. Plant
San Onofre
55 miles
The total capacity of these facilities plus inter connection capability
resulted in a total system capacity as of December 31, 1972 of 2.390
billion watts. The peak load on the system was 1.533 billion watts.
17
~ :ft15-.5
Processing of applications for expansion of generating facilities at
the South Bay, Encina and San Onofre Plants is in progress in order
for the company to keep abreast of regional needs and provide adequate
margins of reserves.
3.4.2 Gas
Natural gas in the Chula Vista area is also supplied by the San Diego
Gas & Electric Company. Gas lines are not laid into the project area
but are expected to be extended from surrounding areas as the area
develops in accordance with specific plans under the General Plan.
3.4.3 Water
Water lines are not presently laid into the project site. Water
service to the project area is allocated to the Otay Municipal Water
District, which receives water from the Second San Diego Aqueduct
near Otay Lakes Rd. and Telegraph Canyon Rd. A pump station,
chlorination station, 10,500,000 gallon reservoir and 750,000 gallon
tank are installed at that location. As development progresses,
additional water distribution facilities will be required.
A 40 inch City of San Diego water pipeline crosses, in a general
north-south direction. Otay Municipal Water District has an emergency
connection to t~is line and is expected to make an additional connection
in or close to the project.
Specific details for design and construction of water distribution
facilities within the project will be provided as specific plans for
development are determined within the constraints of the General Plan.
3.4.4 Solid Waste Disposal
Solid waste collection service will be provided by the Chula Vista
Sanitary Service Company as development occurs in the project area.
18
This company provides solid waste pickup service on a weekly basis
for all residential and commercial areas of Chula Vista, under a
franchise granted by the City. Individual property owners contract
directly with the company for this service.
Disposal of solid wastes is accomplished by the company at the sanitary
landfill site operated by the County of San Diego on Otay Valley Rd.
approximately one mile east of its intersection with I-80S. This
disposal site is located approximately 3.5 miles from the project site.
There is currently sufficient fill area at this site for 10 to 14 years of
more disposal.
3.4.5 Telephone
The Pacific Telephone Company will provide telephone service for the
project. No telephone facilities currently exist in the project area,
although feeder lines exist along various roads. Installation of
telephone lines to the project area will proceed with the development
of the areas in accordance with the specific plans formulated in
consonance with the General Plan and Hillside Development Policy. The
company foresees no difficulty in providing requisite services.1
3.4.6 Television Cable Services
No television cable services currently are provided within the project
area. The Chula Vista area is currently serviced by the 11ission
Cable TV Service, Inc. of El Cajon, California,
It is expected that servtce wtl1 be ~tended to ttte suoject area con-
currently with development of the project site in accordance with the
General Plan.
19
7/</55
3.5 Sites
.
3.5.1
Historical
No known historical sites exist in the project area. The Natural
Resource Inventory for the County of San Diego prepared. by the
Integrated Regional Environmental Management (IREM) project of the
County Office of Environmental r1anagement indicates no places of
historical interest, in the project site.
3.5.2
Archeological
No archeological sites have been identified within the project area,
however, there have been finds of moderate nature in the general area.
While the biotic regime in historic times has been such that game
animals have been fairly numerous until population pressures and
reduction':of range by development of adjoining river valleys eliminated
the larger species, the plant food sources have been very limited.
These have consisted of some edible greens in the canyon floors and
cactus on the canyon slopes. The oak family, which provided the staple
in human aborigine diet, is conspicuous by its absence within the
area.
It has been speculated that the paucity of animal food sources
and scarcity of water are the reasons for the absence of large mammalian
habitat, including humans.
There are no published reports on excavations of major prehistoric sites
in the area south of the San Diego River and west of Otay Mountain.
3.5.3
Paleontological
No paleontological investigation has been made of the subject site.
However, in view of the fact that the great bulk of the area is of
the Pliocene San Diego Formation, it is reasonable to expect that a
number of fossil bearing strata will be found within the project site
upon examination and survey for specific plans.
Numerous fossils
20
APR 1 9 1974
of mollusca have been observed in the San Diego Formation in the
immediate area.
Some of the fine grained beds probably contain microfossils as they
occur in this formation in many p~rts of the city. Both megafossils
and microfossils are fairly well known in the San Diego Formation
and are not generally considered unique or unusual. They are wide-
spread and common in the surrounding regions.
Fossils are very rare in the overlaying Pleistocene Formation found in
limited extent on several of the ridge crests and mesas.
3.6 Biological Factors
3.6.1 Flora
The ground cover on undeveloped areas, in Chula Vista (Fig. 12) forms a
crescent which begins at the mouth of the Sweetwater River and basically
follows the narrow flood plain and broadens at the point where ur-
banization ends, taking a wide sweep out to the Sweetwater and Otay
Reservoirs and again narrowing down to the width of the Otay River
flood plain until it empties into San Diego Bay.
The vegetation changes from a coastal scrub to chaparral environment
as one moves from west to east across the property. Two types of
vegetative cover grow in this area; naturally existing plants and
agricultural crops. Annual grasses follow the water courses and
therefore form a thin arc on the exterior of the crescent which follow
the flood plains and curve around the Sweetwater and Otay Reservoirs.
Open brush dominates the foothills between the river valleys east of
the developed areas.
The Chula Vista Planning Area also contains six species of plants on the
endangered list. An endangered plant is one which is in danger of
becoming extinct.
21
~....-!JjS5
l. Hemizonia Conjugens
2. Opuntia Parryi Va r. serpentia
3. Dudleya Varriegata
4. Chamaebatia Australis
5. Lepechina ganderi
6. Satureja chandleri
The Otay River Valley contains the only known area for hemizonia
conjugens (tarweed).
Opunta parryi var. serpentina is a type of cactus found on Otay Mesa
and Baja California.
Dudleya variegata is a succulent which grows near the Sweetwater Reservoir
and in nearby Baja California.
Chamaebatia australis, lepechina ganderi, and satureja chandleri are
three plants existing on Mt. Miguel and in limited number on other
, .
places in this general area.
Plants generally associated with the coastal scrub and chaparral
environs are as follows:
California Wormwood or Sagebrush (Artemisia californica), White Sage
(Salvia apiana), Black Sage ( Salvia mellifera), Encelia (Encelia
farinosa), Verba Santa (Eriodictyon californica), Eriophyllum (Erio-
phyllum confertiflorum), California Buckwheat (Eriogonum fasciculatum),
Lemonade-berry (Rhus integrifolia), Prickly pears )Opuntia spp.),
Our Lord's Candle (Yucca whipplei), Chamise (Adenostoma fasciculatum),
Scrub Oak (Quercus dumosa), Foothill Ash (Fraximum dipetala), Hard
Tack (Cercocarpus betuloides), wild lilacs (Ceanothus cordulatus,C.
greggii, C. leucodermis, C. megacarpus, C. crassifolius, etc.), Holly
leaf Cherry (Prunus ilicifolia), Bear Bush (Garrya fremontii), Quinine Bush
(Garrya flavescens), manzanitas (Arctostaphylos pungens, A. pringlei,
22
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A. glauca, A. glandulosa, etc.), Toyon (Heteromeles arbutifolia),
Sugarbush (Rhus ovata).
3.6.2
Fauna
The wildlife normally associated. with the Coastal Scrub and Chaparral
habitats are as follows:
Mammals - California Ground Squirrel (Citellus beecheyi), Nimble
Kangaroo Rat (Dipodomys agilis), Desert Wood Rat (Neotoma lepida),
California f10use (Peromyscus californicus), Short-eared Pocket Mouse
(Perognathus fallax) (Los Angeles County southward) Mule Deer
Odocoileus hemionus), Coyote (Canis latrans), Gray Fox (Urocyon
cinereoargenteus), Bobcat (Lynx rufus), Brush Rabbit (Sylvilagus
bachmanni), Dusky-footed \~oodrat (Neotoma fuscipes), Nimble Kangaroo
Rat (Dipodomys agilis), Calfornia Pocket Mouse (Perognathus californicus
Birds - Costa's Hummingbird (Calypte costae), Cactus Hren (Campy-
lorhynchus brunneicapillum), Lazuli Bunting (Passerina amoena),
Hrentit (Chamaea fasciata), Brown Towhee (Pipilo fuscus), Sage Sparrow
(Amphispiza belli), Rufous crowned Sparrow (Aimophila ruficeps),
Mountain Quail (Oreortyx pictus), Scrub Jay (Aphelocoma coerulescens),
Poor-will (Phalaenoptilus nuttallii), Bewick's Wren (Thryomanes bewickii)
California Thrasher (Toxostoma redivivum), Rufous-sided Towhee (Pipilo
erythrophthalmus), Orance-crowned Warbler (Vermivora celata).
Reptiles - Western Fence Lizard (Sceloporus occidental is), Striped
Racer (r1asticophis lateralis), Western Rattlesnake (Crotalus viridis),
Southern Alligator Lizard (Gerrhonotus multicarinatus), Coast Horned
Lizard (Phrynosoma coronatus),
Invertebrates - Ringlet (Coenonympha tullia), Comnon Checkspot
(Euphydryas cha 1 cendona), Leani ra Checkerspot (r1e 1 itaea 1 eani ra) ,
Bramble Hairstreak (Calophrys dumetorum), Mormon ~1etal-mark (Apodemia
mormo), Ceanothus Silk f.1oth (Platysamia euryalus), another silk moth
23
(Saturnia walterorum), Gray Hairstreak (Strymon adenostomatis),
Hedge-Row Hairstreak (Strymon saepium), Arota Copper (Lycaena arota),
Callippe.Fritillary (Speyeria callippe), a flat-headed borer or
buprestid (Acmaeodera mariposa), California Timema (Timema californica).
3.6.3
Food Chai ns
The project site does contain a few rare and endemic species of flora
and fauna that are involved in various food chains. It is true that the
more food chains there are in an ecosystem and the more cross-connecting
links there are among them, the greater the opportunity for an ecosystem
to compensate for changes imposed upon it. Because of the -1 imited
holding capacity of this coastal scrub and chaparral habitats, the
population and diversity of the ecosystem are not great. Therefore,
the imposition of development on a portion of the project area could
be significant throughout the ecosystem.
3.7 Social Factors
The accompanying tables and map provide information about the City of
Chula Vista and the unincorporated territory within the Chula Vista area.
The data for 1970 is based on the 1970 decennial U. S. Census. Estimates
and projections for Chula Vista were developed by the City of Chula Vista
Planning Department, or as indicated on footnotes on each table.
For purposes of comparison among census tracts, the project site is
located within census tracts 133.05 & 134.02. That portion of Census
Tract 213 that falls within the project area is presently unpopulated.
The figures given in the accompanying tables are the latest available for the
project site. In addition, the census tracts in question will be heavily
affected by construction in progress in the adjoining areas.
24
? 1Jiss
--'.....
CHULA VI 5T A PLANJ:It,G Af{[I\ - 5rAiH 511-NiE!U CAN POPULAlI ON
East of Free~ay 805 (1)
By Census Tract
, (3)
Census Tract{2) Tota 1 Tota 1 Percent
Popul aU on ,Spa n; s 11- flJllcri can Spa n; s lJ-l\l11eri cun
32.04* 2)835 289 1 O~~
32.05* 2)702 548 20
133.05* 4.804 810 16
134.02* 6,417 " ,147 17
[OTES: 1. Spanish-American population data released 7/72, as part of the 4th count,
1970 census.
2. Data is for total' census tract. Tracts marked by an asterisk (*) overlap
Chu1a Vista and other juriSdictions.
3. "Total Spanish ;-I';lcr;canll includes persons' of Spanish language and persons
of Spani sh surname. .
4. That portion of Census Tract 213 that falls t!ithin the project area is
currently unpopulated. ' .
25
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CITY OF CI ILl Lr\ V 1 ~)Ti\
197,0 FL~deri1l Census - SU!dllleJ ry
Count of p~tsons hy rllce, a~lc , sex:
Ikqro Other (exr.l. \'1 hi t.r.)
/;.ge Hille F"ei;~1-1-l~- Total Ha le--Fcl:laTe---'(c)til 1
--- --
Under 5 16 20 3G, 103 ' 108 211
5-14 41 27 68 303 327 630
15-24 14 21 35 172 194 366
25- 34 Z3 21 44 87 206 293
35-44 22 15 37 138 280 418
.
45- 54 7 8 15 114 110 224
55-64 4 '3 7 45 36 81
65+ 0 5 5 34 29 63
127 120 247 996 1 , 290 2,285
Count of persons by race:
Race Tota 1 % of Tottl1
White 65,3G8 96.3
Ilegro 247 .4
Indian 182 .3
Other, (Japanese, Chinese,
Fil i pi no, Ha\Ja i i an, Korean) 1 , 547 2.3
Other Race 557 .7
67,901 100.0
26
CITY OF CHUL^ V 1 ST ^
1970 Feuera 1 Census - Summary
14+ years.old by race, sex and Illari ta 1 status:
Total Negro
r4a 1 e Female . Total Hale Female Total
Harried 16,230 17,086 33,316 54 54 108
~Ji dO\led 436 2,316 ' 2,752 0 4 4
Di vorced 878 1,449 2,327 4 1 5
Separated 218 427 645 1 7 8
Never Harried .,5,490 4,747 ,10,237 13 11 . . '24
TOTALS 23,252 26,025 49,277 72 77 149
27
If? 7'-<(Si)
HOUSING VALUES - 1970 CENSUS
Perce:ntlloc
Values ($) ..)
.Number of Total
less than 5,000 17 .1%
5,000 - 9,999 60 .5
10,000 - 14,999 591 5.4
15,000 - 19,999 3 , 180 28.9
2'0,000 - 24,999 3,466 31.4
. .
25,000 - 34,999 3,06'9 27.9
35,000 - 49, 99~. 497 4.6
50,000+ 140 .1-.2
TOTAL 11,020 100.0
Note: Total units owner occuped for which value is tabulated.
28
Housin9 Rent
Percentage
Rent Scale Number of Tota 1
less than $40 95 1.0 %
$40 .. $59 162 1.6%
$60 .. $79 439 . 4.9 %
$80 .. $99 756 ,8. 7 %
$100 .. $119 1,750 20.4 %
$120 .. $149 2,577 30.1 %
$1.50.. $199 2,228 26.0 %
$200 .. $299 400 4.5 %
$300+ 11 .1 %
No cash payment 131 2.7 %
TOTAL 8,418 100.0 %
Note: Total units rent tabulated
-------------------------------------------------------------------------------------
-----------------------------------------"---------~---------------------------------
Substandard Housing
Indi ces"
. Percentage
: of T ota 1
Number
1.51+ persons per room
Value lesi than $10,000 .
Rent less ~han $80/mo.
1.8 %
. .3 %
:3.0 %
403
77
696
2
75
278
lack dire access/complete kitchen .0 %
No flush toilet .3 %
Lack one or more plumbing facility 1.2 %
TOTAL
6.6 %
1.531
29
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7 /~t)-LJ
4.0 Assessment of Environmental Impact of the Proposed Project
Detailed examination of the impacts of the development of the affected
area must await development EIRls when the impacts can"be appropriately
quantified. General statements at a minimal level of specificity follow,
with comments especially directed to comparing the impacts expected at
the lower density expected as a result of the "H" Modifying District with
development in accordance with conventional standards.
4.1 As indicated in Section 2.2 of this report the objective of this
project is to apply to a wide area of the Chula Vista Planning Area, a
rezoning and prezoning by application of a Hillside Modifying District
which would in effect restrict the amount of grading and the density of
development which wiJl be permitted in deflned areas of the planning area
depending on the aVerage natural slope of the property. The very objective
of the project is to reduce and minimize environmental impacts in the affected
areas. While it is recognized that some environmental impacts away from
the project site may be marginally increased by this action, the net
results affecting the general welfare will be beneficial by preserving
undisturbed or minimally disturbed hillside areas affected by this 6verlay
zone.
4.2 EatthCharatteristics
4.2.1 Geology.
The basic geologic character of the underlying rock structures
will be unaffected by this action. However, by reducing density of
development, it will be easier and necessary for developers to avoid
areas of exposed basement rocks and unstable alluvial deposits in
stream valleys.
4.2.2 GeologitHazards
The action contemplated by this project will not affect the geologic
. 32
hazards cited in Section 3.2.2. Sufficient safeguards already exist
to preclude development in areas of geologic hazard such as
fqulti,n9 and lClndslides. The imposition of the Hillside Modifying
District, oy reducing density in areas of significant slope will
require the limtting of development to areas best suited to construction
and snould preclude the extensive grading which might ultimately lend
itself to slippage or other hazards in the event of earthquake or
extremely fieavy precipi tati.on and runoff.
4. 2. 3. So i 1 s
The presence of Diablo Clays and their inherent problems can be more
readily avoided by developers with the reduced densities in hilly areas
mandated by the action of this project. If these soils are found in
any particular area to any depth, the lower density will encourage
non-development of the areas. Generally these soils are rather
shallow in depth.
4.2.4. Land Slides
The reducti on in density and the concommitant reducti on in the .amount
of grading permitted in affected areas can be expected to reduce the
likelihood of landslides occurring. Areas of ancient landsliding
can be avoided through adequate development design
4.2.5. Drainage
The reduction in grading permitted by the proposed project will result
in less disruption of normal drainage patterns, and minimize the
effects of erosion and siltation of natural watercourses. With less
acreage developed there will be a smaller increase in runoff.
4.2.6. Ground Water
Ground water is not expected to be directly affected by implementation
of this project. There may be some effect on downstream water beds.
33
APR 1 9 1974
'7 7'~w
4.2.7 Air Quality
Primary impacts of this project on air quality are expected to be
limited. Development of the areas covered will incrementally increase
ambient load of pollutants in the atmosphere for the regional air cell.
Development EIRls must provide air quality modeling data on actual
impacts contemplated as required by the Administrative Policy for
Environmental Review. Reduction in ultimate density in the project
area will result in a proportional reduction in contribution of air
pollutants to the regional air cell. Vehicle trip length will increase
due to the more remote locations of housing from such facilities as
employment centers, shopping centers and other support facilities.
This will counter balance some of reduction in emissions due to the
lower density. Reduction in permitted grading will cause a significant
reduction in short term airborne particulate matter in the form of
dust and exhaust pollutants from earth-moving equipment during the
construction phase.
Secondary impacts of this project may be more far-reaching over the
long-term. Implementation of this project at reduced density can
be expected to raise development costs, with a necessity for building
higher priced housing, and a dispersion of development over a wider
area. These fa~tors will require a greater amount of travel for
residents of the developments, but these will be fewer in number.
This same process of increased costs and prices in the outlying areas
can reasonably be expected to have the effect of elevating land values
in the areas closer to the city and in the presently urbanized areas.
APR 19 197~
34
This along with the provision of alternative transportation systems,
can well have the effect of hastening redevelopment of these close-in
areas at higher density, ~educing the vehicle miles travelled and
rendering more feasible the economic provision of public transportation.
These factors and greater regulation of the automobile and its emissions
should in the long term, work toward a reduction in emissions to the
atmosphere and improvement of air quality.
4.3 Community Resources
4.3.1 Schools
This project will have impact on educational services in that develop-
ment will take place in the easterly part of the school districts
where schools are already overburdened and other new developments
currently in progress are creating additional demand for school
services. Hm'lever, by imposition of the Hillside t10difying District
there will be a reduction in the number of students generated and
the related reduction in the amount of investment in school facilities
over what would otherwise occur. A further consideration, however,
would be the increased necessity for busing of school children due
to the more dispersed nature of development. These aspects will
necessarily be addressed in development EIRls.
4.3.2
Parks and Recreation
The development of areas covered by this project will place an
additional burden on the city in providing facilities on a per
capita basis. However, the reduced population occasioned by the lower
density should require fewer develope~ parks. In addition, the open
space remaining in the hill areas will provide open space for visual
relief and limited opportunity for active and passive recreation such
as hiking, bird watching, and probably eq~estrian activities.
35
7 ~y(5'L)
4.3.3
Fire Protectio~
This project will place additional burdens on the fire department,
and may require the provision of an additional fire station. This is
predicated on the fire department basing its requirements for service
on response time, which is a function of distance and access. As
the area develops in accordance with this action it may prove that
fire protection requirements are increased by factors other than
increase in dwellings and distance. As development proceeds on the
more buildable areas, public access to the bypassed hillsides and
canyon bottoms will be made more readily available, and the chances of
brush fires increased, due to the opening of the aneas to careless
smokers, children playing and other casual users. Additionally,
development will be interspersed over a wider area and longer response
time will result.
4.3.4 Police Protection
There will be an impact of this project on police protection. While
the dispersion of population will extend the length of patrol beats,
however, the population will be smaller than if the same areas were
to be developed at greater density. As police requirements are
presently predicated on a ratio of officers per 1,000 population,
rather than on beat miles travelled, the reduced density and population
should make the impact on this service less than might otherwise be
the case. However, there will be an extension of beat miles travelled
per dwelling unit greater than that associated with development at a
higher density.
36
4.3.5
Libraries
Similar comments as in the paragraph above pertain in general to the
provision of library services. Standards of adequacy for libraries
are generally expressed in volumes per person in the population served,
and the reduced density and population effected by this rezoning \/Ould
reduce the demands for library service beloH that which would be required
if development progressed in accordance with conventional standards.
Access to library services, especially in existing locations, is poor
and pressure for development of extension sites is likely to occur.
4.3.6
Sewer
Development of the area covered by this EIR will require provision of
great extensions of the existing sewerage system. The effects on the
existing system will be relatively minor, other than commitment of
capacity of the system reserved by the City for future use. The results
of the Hillside Modifying District reduced density would be divided
in two parts. The volume of sewage flows would be reduced in proportion
to the reduction in density and population made necessary by application
of the Hillside Modifying Districts. While the reduction in population
would have a beneficial impact in the volume of sewage flows, the
reverse would be true for the cost of providing a sewerage system to
serve the areas. While the area served would remain the same, the
number of dwelling units to bear the costs of installation and
maintainence of the system would be reduced. This would cause higher
initial costs for the development of the housing units, adding another
incremental increase in the total cost of the housing. Increased
costs for maintenqnce of the extended sewer lines would increase the
overhead costs for the sewer department as a whole and ultimately
would be reflected in increased costs for sewer service city-wide.
37
7. J'~Sl5
4.3.7
Roads
Development of the areas covered by this EIR will require the extension
of major roads and streets as laid out in long range plans.
Residential streets will be provided by developers in accordance with
individual project designs not yet prepared. While construction costs
of new streets will be borne by the developers; additional costs will
accrue to the City for maintenance over the long term. Impacts of
these project~ design must be addressed in development EIRls. The
reducti on in dens ity occas i oned by the impos it ion of the Hi 11 side
Modifying District would result in a proportional reduction in vehicle
miles travelled on the roads utilized. This reduction in density and
traffic may result in making roads-currently shown on the General Plan,
adequate to carry anticipated traffic. The length of the roads and
streets would not be substantially reduced, as the area to be served
would remain the same. The increased cost per dwelling unit for street
improvements provided by the developer and dedicated to the city
would be another increased cost to be passed on to home purchasers,
and further elevating the selling prices of dwelling units. Where
street improvement or maintenance assessments are included in ad
valorem taxes on residential properties, they too would result in
higher total housing costs for future residents.
38
4.4 Utilities
Without knowledge of the proposed number of dwellings and/or the proposed
population, it is impossible to predict actual impacts on the provision
of utility services. The relative effects of the reduced density mandated
by the Hillside t.1odifying District are discussed below.
'4.4.1 Electric Power
The accomplishment of rezoning with concommitant reduction in density
and population should have proportionate reduction in impact on the
provision of electric power as it relates to power consumption.
Initial installation costs should be reduced only marginally, however,
as extension of lines to the more dispersed housing units will require
essentially the same commitment of resources and labor as for more
concentrated population.
4.4.2 Gas
The impacts of this project on natural gas would be essentially the
same as those on electric power; a reduction in usage or consumption
proportional to the reduction in population, but only minor, if any,
reduction in commitment of labor and materials for installation of
service.
4.4.3 Water
This project will increase the consumption of water because of the
transformation of undeveloped land to developed land. The reduction
in density will result in a reduction in water consumption over
development that would be currently allowed. Water usage rate
reduction may not be proporti.onal however, depending on ultimate project
design. If larger lots, and/or more landscaping results from imposition
of the Hillside Modifying District, then reductions in water consumption
may not be proportional to the reduction in population.
39
'~ 7~S!5
4.4.4
Inasmuch as no fixed facilities are involved in this utility, the
Solid Waste Disposal
direct effects of this rezoning and concomitant reduction in density
and population should be proportional reduction in the volume of solid
waste generated. This reduction in solid waste should marginally
extend the useful life of the South Bay County sanitary landfill site.
4.4.5
4.4 6
Telephone
Television Cable Service
~oth the above utilities will be only minimally affected by this
project.
4.5 Sites
4.5.1
4.5.2
4.5.3
Historical
Archeological
Paleontological
The impact of the project on the above three factors is expected to be
minimal. However, should discoveries be made in the course of
required detailed survey of sites of actual or potential historical,
archeological or paleontological significance, preservation or
exploitation of the sites should be simplified by virtue of the limited
intensity of deyelopment within the area. ~1uch more flexibility in
development design will be afforded by the low density and area of
development.
4.6 Biological Factors
4.6.1
Flora
The di.rect and indirect impact of this project on the native flora can
be expected to be substanttal. But by limiting the area and density of
development, the direct impact will be reduced by the preservation of
native vegetation. The development of portions of the area will have
significant indirect effects on the remaining native vegetation ho\vever.
40
Incursions of children,
pets, and hikers into the remaining native vegetation will have
deleterious effects, as will the increased likelibood of brushfires
caused by human activities. In addition, irrigation of landscaping,
carwashing and other human activities can be expected to increase
runoff into the natural areas. This additional runoff will carry
with it increased loads of pollutants, herbicides, pesticides and
fertilizer residuals. If storm drains are directed into the canyons
and stream courses, the runoff from car washing and lawn watering
activities would create an abnormal water flow. This relatively
constant water flow would certainly bring about the development of
more aquatic vegetation than is now in the canyons.
4.6.2. Fauna
The imposition of development in portions of the area as permitted by
this project can be expected to have some deleterious effects on
wildlife, especially as areas are opened up to incursions of humans
and their pets, and as barriers to migration are erected. The
effects of the rezoning of this project should act to mitigate,these
harmful effects to a limited extent by having a greater part of the
area in its natural condition.
Some resident songbirds (Mockingbirds, California Thrasher, finches
and sparrows) and some gamebirds (~1ourning Doves and California Quail)
can exist and even flourish around h~man habitations, provided they have
sufficient suitable habitat for feeding and nesting. Some other
birds (such as Bushtits, Wrentits, and Nighthawks) probably need
~ertain minimal, requisite habitats in order to survive. Mammals,
lacking the aerial mobility of birds are generally less successful
at adapting to radical changes in their habitat. However, many rodents
41
< 7~SS
and rabbits (Brush rabbits, Ground Squirrels, Woodrats, and Deer Mice)
are able to maintain themselves in the vicinity of human habitations.
Larger mammals probably need corridors of contiguous habitat to
migrate to other suitable habitats.
4.6.3
Food Chains
The impact of development on food chains bears a close relationship
to the number and species of flora and fauna disturbed. The impact
of this rezoning then can be expected to reduce to a certain extent
the disruption of food chains, but leaving undisturbed some additional
areas of natural habitat. Predatory species could be effected through
the food chain. Some of these species are endangered.
4.7 Social Factors
4.7. 1
Primary Effects
>'
The development of the project area will extend the area occupied
by above average priced houses already in evidence in neighboring
developments in the region east of 1-805. The primary effect of this
rezoning action will be that of limiting ultimate occupancy of the
affected areas primarily to families of relatively higher income.
The precise amount of lower or moderate income housing that could be
provided in this area under the proposed regulation must await precise
development plans. In general, however, it is not likely that the
preliminary housing goals of the General Plan can be fully implemented
by this proposal without Governmental subsidy. Due to land and
construction costs, it is very difficult, under any development concepts
to provide unsubsidized low income housing.
The application of the Hillside Modifying District will by its specific
42
APR 1 9 1974
...
aJ3J:llicati0A of tAe Hillsige M8gifyiR~ gistrict '.\'ill ey its Sflccific
intent and policy limit development in hillside areas, and reduce the
density of housing and population in affected areas. This removal of
certain lands from the land market will tend to drive up the prices of
those remaining areas suitable for development in a situation of land
scarcity. By the nature of development in relatively remote and
dispersed areas, the costs of development, construction, provision of
utilities, streets and improvements, and maintainance of municipal
services all will be considerably higher. On top of these basic costs,
the cost of living to the occupants will all be higher than in more
compact settlements, in that taxes on the higher valued land will also
be higher, more miles will need to be travelled to work, shopping, schools,
recreation and other community services and other factors will all
place greater financial burdens on the future residents. For these
reasons it is apparent that primarily higher income families will be
able to afford to reside in the more remote areas affected by the
Hillside Modifying District. Accurace costs and prices cannot be
projected until specific development proposals are generated, and these
factors must be addressed in development EIRls. It has been the finding
of previous EIRls that a home with an average price of $50,000 at a
density of 2 DUlAC will more than off set service costs with additional
tax income to the City.
4.7.2 Secondary Effects.
The secondary effects of this rezoning are more difficult to project
with certainty, but it seems probable that more beneficial impacts may
result for the City and the region in the long-term. By limiting the
availability of land in the hilly, outlying areas east of the city,
APR 1 9 1974
43
? 7A/5S
it is expected that the increasing scarcity of land will appreciate land
values in the presently urbanized areas. These appreciated values
should make more economically feasible the redevelopment of the
urbanized area of the city and the region. This hastening of re-
development at higher densities will have the long term benefits of
concentrating population and ul'ban functions in more limited confines,
permitting conservation of outlying open space and resources.
By concentration and centralization of urban
functions there can be a reduction in vehicle miles traveled, with
concomitant reduction in noise, air pollution, commitment of space
to the auto for parking and movement, and allocation of time and
expense to unproductive travel. The concentration of population and
functions is the only \',ay in Hhich provision of public transportation
and transit can be made economically feasible.
With the redeve10pment of the urbanized area, policy can be adopted
and implemented to provide for increased availability of low and
moderate priced housing and an incr~ase in the amenities available
to the community at large.
5.0 Miti9atin9 t1easures
5.1 This project is itself a mitigating measure that will reduce significant
. j
adverse impacts of development in accordance with the existing zoning and
prezoning. It is difficult at this stage to evaluate all mitigating measures
which could be designed into the project. A greater array of mitigating
measures must be formulated for development EIRls.
5.2 Earth Characteristics
Each development EIR must exhaustively address the mitigating measures
to be used in the reduction of impact upon the natural features of the
site. Only the most desirable building sites should be utilized while
44
APR 1 S 1974
areas with geological hazards, steep slopes, unstable soils, etc, should
be left undeveloped, and drainage patterns undisturbed.
The extent to which these mitigating measures are to be utilized will
depend on precise development plans. It is believed that utilization of
a cluster concept of housing, using clusters of dwelling units at relatively
high net densities may mitigate many of the impacts on earth characteristics.
Such clustering might also render feasible the provision of public transit
which would ameliorate the effects of development on air quality. The
provision of convenient walking and hiking paths to provide access to
schools, commercial centers, and recreational facilities would reduce the
amount of automobile use and therefore reduce the amount of pollutants
being emttted into the air.
5.3 Community Resources
Imaginative and innovative design of development land use and structures
may serve to mitigate impacts on the provision of community services. Such
factors as self actuating fire alarms and sprinkler systems, 'central station
burglar alarms, on site recreation and play areas, bike and hiking trails,
dedication of school and/or park sites, payment of lIin lieull fees for school
and park development, community lending libraries, could also serve to
mitigate the distance and dispersion of the subject areas from the center of
community activity and city services, although all would increase development
costs.
5.4 Utilities
Utilization of the latest technology, and materials in the design and
construction of structures in the project area could mitigate the
consumption of energy, by such means as insulation, siting of structures,
45
APR 1 9 1974
~ 7,z65
exposures to the elements, timed, automatic irrigation systems, centralized
heating and cooling plants, scavenging of waste heat, salvage and re-
cycling of materials and other means. Development EIRls should examine
these and other possibilities at length.
5.5 Sites
5.5.1 Historical
5.5.2 Archeological
5.5.3 Paleontological
Due to minimal impact on these factors, no mitigating measures are
proposed at this time. Development EIR's will include surveys and any
appropri ate miti gati ng measures.
5.6 Biological Factors
5.6.1 Flora
5.6.2 Fauna
The reduction in density will allow for a greater retention of these
features of the property. The exa~t extent will depend on precise
development plans, the following guidelines should be followed
Recommendations
Animals are usually intimately dependent on specific types of vegetation,
and the two together form a complex, integrated community. If natural
plant associations can be maintained through the judicious formation
of natural parks, open space limited recreational areas, and wildlife
corridors the animals associated with them can be expected to survive
in viable numbers.
In order to preserve the maximum amount of wildlife, the human uses of
such parks should be limited to "passive recreation" such as horse
back riding, hiking, nature study, and picnicing.
APR 1 9 1974
46
More active uses such as motorized recreational vehicles (motorcycles
and dune buggies) and hunting are incompatible with the natural wildlife
vegetation community. Parklands with extensive plantings of introduced
or exotic vegetation often invite feral or introd~ced birds and mammals
(such as Starlings, House sparrows, Black rats, and House mice) which
displace native species and may even reach pest proportions. Natural
parks should be altered as little as possible or practical if wildlife
is to be maintained. An added dividend from the preservation of such
areas in their intact condition is that they may serve local school
children as education centers for nature and ecology study.
The creation and maintainance of wildlife corridors or areas of
contiguous habitat may permit interchange and movement of wildlife
in response to local pressures. It is. suggested that the desire of
suburban man to engage in active recreation be considered. Specific
areas should be set aside expressly for motorcycle riding and other
active, outdoor sports.
5.7 Social Factors
No known factors exist which can sufficiently mitigate the expected
high development costs to bring the area into the realm of low I
priced housing. The provision of high density housing will reduce
unit costs somewhat, it does not seem possible that, aside from
public subsidization, costs and prices could be reduced sufficiently
to make low priced housing feasible. Moderate priced townhouses
condominiums and apartments would, however, be feasible in some areas
specified for higher density.
47
APR 1 9 1974
K I^-65
i~itiyating f,leilsures \Jhich could be employed but are not part of the proposed
proj ect a re as fo 11 o\'Js :
1. Implementation of this ordinance should be in full complicance with the
Housing Element of the City of Chula Vista.
2. Development standards of the city, many of ther,l designed to regulate
develop~ent on flat land, can be reviewed as to their relationship to
development in hilly areas.
3. Since transportation is one of the most limiting factors in hillside
development, special attention should be given to innovative solutions.
4. Exceptions to the density standards may be considered, at the request of
the developer, or the City, where it ha~ been demonstrated, through
special design, such densities will have no different impact on the environ-
ment than the densities required in the ordinance, and that such exceptions
will help to fill a need for low and moderate income housing.
5. The City, by exploring innovative financing and ownership concepts, may
make feasible some low or moderate income housing.
'.
47a
,---- "
i) --/ -
-!:- I ^ c_/-)
APd ': 5 1974 --..
6.0 Unavoidable Adverse Environmental Impacts
The principal unavoidable adverse environmental impact of the project
is the urbanization of a substantial area of existing open space with
the concomitants, however slight, of increased noise, air and water
pollution, disruption of wildlife and natural vegetation, increased
runoff, traffic, and consumption of the various natural resources
expended in construction or consumed during the functioning of the
community. The project is proposed notwithstanding these impacts for
reasons of meeting the social and economic needs of the City of Chula
Vista and the San Diego metropolitan region by:
a. jncreasing the inventory of housing to meet regional growth
demands,
b. providing desirable residential areas capable of eAhancing the
quality of life of the occupants,
c. providing recreation facilities, open space, parks and other
amenities capable of enhancing the quality of life for the
community at large,
"d. providing sites for educational facilities for residents of
the project site as well as residents of certain adjo.ining
areas. r1any of the off site schools are presently overburdened,
e. providing means for continued economic growth, under controlled
conditions, for the City of Chula Vista and the San Diego region,
f. providing legal limitations and constraints \'lithin which
property O\'/ners may avail themsel ves of improvement of thei r
property and realize appropriate economic benefits.
APR 1 9 1974
48
""..;1.'
7.0 Alternatives to the Proposed Project
7.1 No Project
An alternative to the proposed project would be no project. Inasmuch as
this project has not been proposed for accomplishment, but is merely an
administrative action for rezoning and prezoning, the alternative of no
project would fail to incorporate the Hillside t~odifying District into the
zoning districts of the City of Chula Vista in accordance with the adopted
Hillside Development Policy and the change already accomplished in the
zoning ordinance by Ordinance 1512.
The underlying development is still no project in the sense of this EIR.
The adoption of no project is not considered appropriate, as it would
serve no useful purpose to discard this final phase in the completion of
administrative action in carrying out the intent of the City to impose
more stringent controls over development of hillside areas.
No project in the sense of non-development of the property Hould eliminate
most of the impacts previously discussed. However, there would be an
increase in development pressures on other property to satisfy the demand
for housing on a long range basis.
48a
.
77^155
7.2 Deferral of the Project for accomplishment at a later time.
As stated above, the underlying project is not proposed for accomplishment
at this time. The administrative action of rezoning and prezoning the
subject area is the final stage in accomplishing the City's intent to
place more stringent controls on hillside development. Deferral of this
administrative action would serve no useful purpose and would work to
the detriment of property owners in being made aware of just what land use
controls have been or might be placed on specific parcels of land. For
this reason deferral of the project is not considerea an appropriate
alternative.
A delay in the development of the property would allow implementation at
a time when other transportation and development alternatives are known.
The demand for housing types and location could change dramatically in
the near future. The development of this property may begin immediately
but build out will take many years.
1.3 Alternative Sites
The very nature of the proposed project limits its applicability to areas
encompassing hillsides. This project proposes to change developmen~
regulations in those areas which are presently undeveloped and which are
not adequately protected by other techniques. Therefore, there are no
alternative sites for consideration.
49
APR 1 9 1974
7.4 Stricter Limitation on Residential Density
Another alternative considered but rejected is that of stricter limitation
on the permitted residential density. This alternative has been rejected
because it might legally be construed as depriving property owners
reasonable use of thei-r property. It is believed that the project as
proposed protects the public interest in safeguarding the health, safety
and convenience of the public and provides reasonable limitations on the
use of the project site in. consideration of the topography, geology and
other environmental constraints.
7.5 Less Strict Limitation on Residential Density
The alternative of less strict limitation on residential density was
considered but rejected, as it was concluded that such mea~ures would
be inadequate to accomplish the intent of the City to protect the hillsides
from unwanted disruption.
7.6 Comparison between Alternatives and the Proposed.P~oject
Detailed analysis of the proposed project, as well as the alternatives
considered is not possible without precise parameters of development
amenable to measurement. These do not exist at the present time. Estimates
of environmental impacts have been made in general terms. A precise
cost analysis and comparison is not possible and must await submission
of precise plans and Development Environmental Impact Reports. It is
possible that the proposed project presents one method of maintaining
a viable environment, yet is feasible and in keeping with the social,
economic, political and environmental interests of the City and the
entire San Diego metropolitan region.
50
,-
7 /A/c)~
8.0 Relationshi between local short-term uses of the environment and
t e malntenance an en ancelllent 0 ong-term pro uctiVlty.
The local short-term use of the project site in accordance with the
existing zoning and prezoning would principally benefit the developers
of the property, in permitting them to maximize their economic interest
by developing the area with the maximum number of dwelling units using
all available methods of accepted engineering practice. It is the
intent of this project, by reducing the permitted residential density,
to take positive steps toward the maintenance and enhancement of long
term productivity by providing a legal framework for control of develop-
ment. It is the intent of the City, by reducing density and grading,
to permit retention of open space, limit noise, emissions, traffic and
pollutants to maintain a modicum of amenity and resources for use of
the ultimate residents and the community at large.
It is deemed that economic ~ressures on land use and retention make the
use for residential purposes the most productive available alternative.
The project at hand would balance this avenue 6f ~roductive potential
with the limitations inherent in the environment of the projects site & setting
51
APR 1 9 1974
l,..",
9.0 Irrevcl~siblc Environmental Changes Involved in the Proposer. Action
The single, obvious environmental change whic~ is immediately apparent
is the dedication of vacant land to urbanization. Included within this
change is the investment, consumption and utilization of the resources
used in the preparation and construction of the project. These are
essentially irreversible in that most materials are non-recoverable, while
certain others do retain salvage value, limited though it may be, after
expiration of the economic life of the development. One purpose of this
project is to reduce irreversible dedication of these consumable
resources committed in the development of the area.
The intent of the project again is to reduce to the extent possible in
the economic, political and social context existing, the irreversible
environmental changes occasioned by development of the project site.
52
7 7~35
10.0 Growth, Inducing Impact of the Proposed Action
The impact of the proposed action as related to growth is to reduce the
amount of growth within the project site. Without the proposed action,
the project site could, and almost certainly would be developed at the
higher density currently provided in law and regulation. Completion of
the proposed action would reduce this density and the action therefore will
have lesser secondary impacts than development in accordance with existing
development regulations.
Development of the land, however, will have some growth inducing
elements: they are as follows:
1. The increase in population vlill require an increase in public anc
private facilities to serve the population. These secondary
projects will have addttto~al adver~e tmpacts.
. 2. The project will involve the installation of streets, sewers
and other utilities which will have the capacity or potential
to serve a wi de area primari ly to the east and south of the
project site.
3. The introduction of this population with an anticipated above
average family income, will require the installation of greater
-corrunerci a 1 support.. fad 1 i ties.
APR 1 9 1974
53
11. Water Quality Aspects
See Section 3.2.5, 3.2.6, 4.2.5 and 4.2.6 for Water Quality Aspects.
54
APn 1 9 19'4
~ ;1^1St;
12. Input
55
cc/--- / ,._-~;/ t: Lc
1/ //, 'c.
-,I '/._~,...I )
acfJM~~{Z~S~NT"ACTO"S
9777 WILSHIRE BOULEVARD' SUITE 500 . BEVE'RLY HILLS, CALIFORNIA 90212 . PHONE (213) 272-0815
April 8, 1974
REPLY TO
110 WEST "C" STREET
SUITE 1904
SAN DIEGO. CALlF"ORNIA 92101
PHONE 171<4) Z33-61Q7
Honorable Planning Comnlission
City of Chula Vista
276 Fourth Avenue
P.O. Box 1087
Chu1a Vista, California 92012
Gentlemen:
We do object to the filing of the draft environmental impact report
74-2. This report dealing with possible application of Hillside
Modifying District to our land and others has numerous omissions which
we feel would have considerable affect in evaluating that proposal.
The draft EIR does not contain specific economic analysis. There will
be a devaluation of the property which will occur if the district
overlay is made. The service required by the City for maintenance and
other uses will be much different with development under the Hillside
ordinance than with development previously contemplated for the property
under consideration. Before a decision of this magnitude is made, it
would be well for the City to fully evaluate the affect on municipal
financing. This is normally required for EIR's on private projects.
The EIR does not speak to the housing goals for the City of Chu1a Vista
and the affect of such zoning on provision of homes which can be afforded
by medium and low income families. It also does not speak to the proposal
of urban sprawl which may result from a broad application of the Hillside
Modifying District.
Because of the large area being discussed in the report it is very mis-
leading. It will be better to have several EIR's covering areas demarked
by ownership boundaries or geographical boundaries. For instance, the EIR
states that there are six developed rare or endangered plant species in the
project area. Of these six, however, only three have been found to exist
on E1 Rancho del Rey properties. The Nacion fault affects only certain
properties. The airport noise problem affects only the extreme Southwest
of the area in E1 Rancho del Rey.
RECEIVEO
Ii V . ............. ..... ......... ................-..-.-
APR 8 1974
PU\~\;JtiG D,.J:.1j\f(fL'it.; 1~
-\'. 't II i,!!':;~'~:"\ "l:.I~ ,:~~,I-~'..~~!
Gr:~~ L..:\ .1'-.:' ,f.. w"t ,..1;
56
Continued
-2-
Honorable Planning Commission
City of Chula Vista
April 8, 1974
It was our belief that PUD's or property being developed under the
Planned Community Concept, PC zone, would not be subject to the Hillside
Modifying District since other less arbitrary standards were attained in
the planning of these projects to improve the environmental aspects of
them. We therefore question the need for application for the Hillside
Modifying District to the El Rancho del Rey area and hence the need for
an EIR covering that property.
Respectfully submitted,
EL RANCHO DEL REY
CRP:ml
Executive
cc: Mayor T. Hamilton
Mr. John Thomson
57
? 1~C;L:.,
THE CITY OF
SAN DIEGO
CITY ADMINISTRATION BUILDING. 202 C STREET · SAN DIEGO, CALIF. 92101
ENVI RONM ENTAL
QUALITY
DEPARTMENT
236.5775
April 12, 1974
Douglas Reid, Environmental Review Coordinator
Planning Department
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
Re: . Chu1a Vista Hillside Development Regulations
EQD No. 74-3-030 X
Dear Mr. Reid:
Our department has reviewed your Draft EIR on the application
of the hillside development regulations.
.
We have found your Draft ErR to be complete and adequate.
Regional consequences do not appear to De environmentally adverse.
We have forwarded copies of your Draft ErR and Appendix A to
Jim Goff, Planning Director and George Simpson, Community Develop-
ment Director so that they might be aware of your hillside develop-
ment regulations and their possible usefulness to the City of San
Diego.
cc: G. Simpson
J. Goff
Sincerely,
~~~ C/~~
aes F: Gleason
Environmental Quality Dinect_or
c\.f:IVED
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APR 22 1974
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13. Response of City to Input
13.1 Economic Analysis. A detailed economic analysis must await more
specific development proposals. The final EIR has been modified slightly
to give somewhat more information in this regard. The final EIR does
recognize that the development will result in a greater expense on a per
capita basis, but that this increase is usually compensated for by the
increase in housing value and the resultant increase in property tax.
13.2 Housing Goals. The report has been modified to reflect the relation-
ship between the project and the preliminary housing goals.
13.3 Multiple EIRls. Section 33.603 B 2 (c) of the City Code and Section
15069 specifies that when a project is phased or part of a larger under-
taking, an agency must prepare one EIR for the ultimate project.
13.4 PC Zone. The Planning Department staff is preparing a modification
of the Planned Community General Development Plan and this area must be
included in the EIR for consideration of the proposed modification.
58
~APR 1 9 1974
f/ /^'/S~'S
revised 12/13/73
,
APPEilDIX A
ORDINANCE NO. 1512 ! '
/
I
AN ORDINANCE OF THE CITY OF CHUtA VISTA NlLNDING
SECTIONS 33.302 AriD 33. 60lA OF THE ZONING ORDItJArJCE,
CHi\PTER 33, OF TilE CIIULA VISTA CITY CODE RELATING
TO THE HILLSIDE ~10DIFYING DISTRICT
t .
The City Council of the City of Chula Vista does ordain
as follows:
SECTION 1: That Section 33.302, of Chapter 33, of the Chula
Vista City Code be, and the same is hereby amended to read as follows:
Sec. 33.302.
Modifying Districts.
The districts set forth belo,. are te~ed modifying districts.
The regulations of each such district shall apply in lieu of
or in addition to the regulations of the basic district listed
in Section 33.301 with which the modifying district is combined:
D Design Control Modifying District
S Height of Buildings (stories) Modifying District
P Precise Plan Modifying District
F Floodway Modifying District
E Equestrian Modifying District
H Hillside Modify~ng District
SECTION II: That Section 33.601 A, of Chapter 33, of the
Chula Vista City Code be, and the same_is hereby amended by adding thereto
a new subsection 7 to be, and to read as follows:
7. "H" Hillside Modifyinq District. There is hereby
established a suppleMental district designated as the
"H" Hillside Modifying District which may be-attached
to any existing zone in the city of Chula Vista. Within
the boundaries of any Hillside Modifying District, the
permitted density and extent of grading for residential
uses shall be determined by the average natural slope
of the portion of the site to be placed in residential
use in accordance with the following graph.
-1-
revised 12/6/73
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(PLACE STRAIGHT EDGE
~IHERE AND AVi:RAGE
NATURAL SLC"E (I)
READ % u:;:;"r.DED (2)%GRADED(3)
AND MAX. GROSS DENSITY (4-6)
NET USABLE DENSITY
..
9
10
II
12
13
14
15
16
17
16
19
20
21
22
23
24
25
26
n
2e
u.
30-1-
AND
ABOVE
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78.7~
21.2~
23.75
76.25
MAXI~.IUM CROSS DENSITY
2.93
2.68
2.60
2.52
1.68
2.43
1.62
2.35
1.57
1.51
2.27
(6)
R-I
T
4.31
3.74
3.16
2.59
1.73
0.46
(a) Methodology for Computing Average Natural Slope.
R-1-I5 2.2
R-HO 3.3
R-I 4.6
R-2 9.2
R-3 17.4
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~I~ Gi\:'OING FOR FOUNCATlmlS ANJ FOR THOSE PORTIONS OF
PUBLIC STREETS IN \'.H,CH A PUOl'_:C AGENCY WILL P..RTICIPATE
SHALL NOT COL:NT AG.lII.ST THE Ar.~OLl:H OF AREA I'IHICH MAY BE
GRADED. AREAS GRADED INOR:)ER TO A:::CC~:ODATE RECREATIONAL
FACILITIES MAY BE COUNTED AS "UNGRADED AREAS" UPON APPROVAL
OF THE CITY COU;:CIL.
I
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I (51
R-HO
1(41 T.
I R-H5 3.09
(31 T
0/0 SITE 3.01
~>%(~~TE GRAlD~ 2.0:oJ
UN~qM'ro >It
(II ,-93.75 1.95 2.95
~'X~f~:~[ I 91.25 L90 2.76
T 6~::j ::.':: 1.64
5 . 13.75 83.75 1.79
6 81.25 1.73
7 16.25
, 18.75
73.75
26.25T
71.25
28.75T
31.25 68.75
:83"2~7:r ::~::!
36.75 61.251
41.25 58.75
43.7 56 25
46.25
46.75+ 53.75
62.501 51.25
6~'~[03;'::~:
72.50
32.~0
77.50
82.50 27.50
90.0 22.50
17.50
10.00
1.46
2.19
171
I
8.63
4.20
4.08
3.97
3.6~
7.48
6.40
8.16
7.94
7.70
7.24
7.02
6.78
6.~6
6.10
5.86
5.64
11.40
4.94
4.72
4.38
1l.92
ll.oo
2.114
2.08
1.112
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1/.11
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I I
16.31-
16.86
15.44. .
15.01-'
14.57
14.14-
1~.70
13.27
12.83
12.40
11.96
11.53
11.09
10.66
10.22
9.79
9.35
8.92
8.27
I
7.40
6.53
11.66
4.19
3.92
1l.05
1.74
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(1) · Non-Residential Uses Excluded. The average natural slope of a
property shall be determ~ned on the basis of measurements of areas
to be devoted to residential use and any open space' provided. Any
open space to be purchased by a public agency or any areas devoted
to commercial or other non-residential use shal~ be excluded from
the acreage to be measured.
,
1.40~
I
I
1.351
1.29T
1.24
2.10
2.02
1.94
1.86
1.18
1.77
1I3
I.e.
1.011
0.94
1.51
0.83
1.40
0.72
1.24
0.61
1.07
0.50i;
0.31
022
0.111
0.14
o.ae
0.33
2 -
3.62
3.51
3.39
3.28
6.32
1l.01l
2.113
2.62
2.70
5.la
2.47
2.11e
1.111
1.116
1.80
3.46
1.27
1.04
0.61
0.92
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(2) C0l11p_uting_^YS:!.il9c__N~t.l!!..!"!_L~19~~~Jnn:J1E..' Using a scale and
contour interval deemed appropriate by the Director of Planning, the
applicant shall ShOll the boundaries of his site, proposed land uses
and acreages of each land use, and the average natural slope of the
residential acreage of the site, using the following formula:
s = 0.00229 X I X L
A
Where: S = Average natural slope in percent
I = Contour interval in feet
l = length of contours in" feet
A = Acres of area being measured" .
. 0.00229 = Constant which converts square feet into acres and
expresses slope in percent.
t. :
The average natural slope shall be certified by a registered Civil
Engineer. Once the average natural slope has been determined, the
preceding graph shall be used to deter'mine the maximum permitted
density and the limitations which will be placed on grading.
(b)
location of Open Spaces to be consistent with Open Space Plan.
It is the express intent of this ordinance that the open spaces set aside
for either dedication to, or purchase by, the City shall be consistent with.
. the City's OpEn Space Element of the General Plan.
Such consistency shall be made a condition of approval of "any develop-
ment within an "H" Hillside Modifying District, provided, hOl-lever, that
additions to and deletions from the open spaces indicated on the City's Open
Space Element may be made, subject to approval by the .Planning Commission
and the City Council.
(e) Maintenance of Open Spaces.
(1) Within natural open space areas in p~blic ownership, or within an
Open Space Maintenance District, the City shall conduct an annual
inspection, clearing and replanting program to ensure that the areas
remain free from undue fire hazards.
(2) With open space areas which are under private ownership, the
covenants and restrictions p1aced-qn such prcperties shall require the
.owner{s) to conduct an annual inspection, clearance, and replanting
program.
(d) Off Street Parkinq Standards. Where on-street curb parkir.g is not feasible
due to reduced width streets or lanes, on-street parking shall be permitted only
in designated parking bays.
(1) Standards for Parking Bays. Parking bays snall be located as close
as possible to the residential areas they serve. Such locations may
include the following:
(a) Between dwellings or clusters of dwellings.
(b) In the center of cul-de-sac turnarounds.
(c) Behind dwellings.
(2) Off Street Parking Requirements. Where on-street parking is
. prohibited, the off street requirements shall be as follows:
Dwelling Type Off Street Parkino Requirements
Single family dwelling-detached 2 car garage plus 1 guest space
Single family dwelling-attached 2 car garage plus 1 guest space
Multiple family 1 space per 1 bedroom unit or studio unit
1~ space per 2 bedroom unit
2 spaces per 3 or more bedroom unit
For every 10 uncovered spaces, one may be a compact space. Guest parking
in multi-family development shall be pt:ovided ilt the rate of ~ space per
unit. regardless of size.
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-3-
revised 12/13/73
(e) Pre-submission Conference. Prior to the submission
of proposed plans, the applicant shall schedule a meeting
with City staff members to discuss the requirements of
the Hillside Modifying District. At this meeting, the
applicant shall be prepared to present the following infor-
mation about his development:
(1) Preliminary development proposal showing:
(a) Outline and size of parcel.
(b) Average natural slope.
(c) Approximate gross density and location of
residential land uses.
(d) Approximate location of non-residential uses.
(e) Approximate location of open spaces.
(2) Approximate development (and annexation, if applicable)
schedule.
In turn, the staff shall be prepared to discuss with the
applicant the requirements of the Hillside Modifying District
and Hillside Development Policy.
(f) Lots of Record. Any lot of record prior to enactment
of this ord~nance shall be permitted at least one dwelling
unit.
(g) Administrative Procedures.
(1) A development plan within the Hillside Modifying
District shall be processed in the manner set forth in
Chapters 28 and 33 of the City Code.
(2) Findings Required: No development within an "H"
Hillside Modifying District shall be approved unless the
Planning Commission and the City Council find that the
development conforms to the provisions of this article,
the provisions of the Hillside Development Policy, and
the concepts of the Design Criteria for Hillside Develop-
ment. '
SECTION III: This ordinance shall be reviewed by the
Planning Commission and City Council at a public hearing bi-annually
on the anniversary date of its adoption.
SECTION IV: This ordinance shall take effect and be in full
force on the thirty-first day from and after its adoption.
cse:te~. <
D. J. Peterson, D~rector of
Planning'
Approved as to form by
~~~
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ADC>P'lOi~D l\ND l\PPROVED 13'1 TlIE erl'Y COUNCIL OF' 'I'lIE CI'l'Y
OF' CIlULA VI,S'J';\, Cl\LIFOmHl\, this 18th
1973, by the fol1owi~g vote, to-0it:
day of December
AYES:
COUI1c,(f.mUt Scott, Hobel, Hyde, Egdahl
. COIl/t'(.,U,mclt Hamilton
Nl\YES:
ABSENT:
COUitc.U,mel1 . None
~)}.~9%
~"Y~4 06 ~heC~~y 06 ChuL4' V~O~~
.
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO 55.
, CITY OF CHULA VISTA
,I,'JENNiE M. fULASZ, C.i..:ty Cl..ell.k 06 the. C..i..ty 06 Cltuta V.i.6ta.,
: ,Ca.U.loltn.i.a, VO HEREBY CERTIFY that the ,ctbove. and 6olt(>..go..i..ng .(.Q' a 6uU,
~ltue a~d eoltltect'copy 06
And thaz zhe ~ame ha6 not been amended OA 4epeal..ed.
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RESOLUTION NO. 7088
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CIIULA
VISTA ADOPTING A HILLSIDE DEVELOPtlENT POLICY
The City Council of the City of Chula vista does hereby
resolve as follows:
~nIEREAS, an amendment to Chapter 33 of the City Code provides
for, the inclusion of a Hillside Modifying District, and
\~IEREAS, it becomes necessary to establish guidelines for
development within such district, and
WHEREAS, the Planning Commission set the time and place for
a public hearing to consider adoption of a Hillside Development Policy,
and notice of said hearing, together with its purpose, was given by the
publication in a newspaper of general circulation in the City at least
ten days prior to the date of said hearing, and
mIEREAS, a hearing was held at said time and place, namaly
7:00 p.m., June 27 and July 18, 1973, in the Council Chambers, Civic
Center, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed, and
WHEREAS, the Planning Commission has recommended to the City
Council the adoption of a policy for Hillside Development and the City
Council has heretofore held a public hearing on October 9, 1973, and
November 20, 1973, to consider the adoption of, the policy attached hereto
and incorporated herein by reference as if set forth in full.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the
City of Chula Vista does hereby adopt a Hillside Development Policy,
as attached hereto.
Presented by Approved as to form by
D. ~.~~~ ~
D. J. Petersbn, Director of ~u!'~Lindber~, Cit~
Planning
ADOPTED AND APPROVED BY THE CITY COUNCIL OF" THE CI':T'Y
OF CHULA VIS'I'A, CALIFORNIA, this 20th day of November
197'3, by the follO\....ing vote, to-wit:
AYES:
Councilmen Hyde, Egdahl, Scott, Hobel
Councilmen Hamilton
Councilmen None
NAYES:
ABSENT:
~~.h'~.;:r>?
MayOit 0 n .the -<..,ty D;SChUU(" V-<..~ to..
." "
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO 55.
CITY OF CHULA VISTA
J, JENNIE M. FULASZ, City Cle~k 06 .the Ci.ty 06 Chuia Vi~.ta,
Cali60~nia, ~O HEREBY CERTIFY .tha.t .the above and 60~egoing i4 a oulL,
.tiue and co~~ect copy 06
4nd .that .the hame hah no.t been amended O~ ~epealed.
VA TEl' :
C-<...ty CieJl.R
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IIlLLSJ[)[ D[V[LOPI~[NT POLICY
Adopted by City Council Resolution No. 7088 on
11-20-73
A. ASSlIi:PTI O;lS
------
1. Due to their physical pro:nincnce, whatever is done to the hills dramatically
affects the visual character of the eastern portion of the community.
2. ^ desirable visual identity of the City can be preserved and enhanced through
protecti on of its mas t pro:ni nent topograph ic features.
.
3. The hill areas are an integral part of the total City environment because they
constitute a large part of the natural open space and scenic resources.
. .
4. There are special attractions inhel'ent in the hill al'eas, such as variety of
topogl'\\phy and rugged natural terrain, which can be used to structure the shape
and arrangement of development areas.
5. Hil) area development requires special attention to the provision and mainten-
ance of public utilities and facilities a)ong with providing for the protection of
human lives and property.
B. OBJECTIVES
1. To preserve and enhance the beauty of the City's landscape.
2. To insure that the hillside areas will continue to be an integral part of the
total City' envi ronment.
3. . To encoUl'age the maximum retention of vistas, natural plant formations. and
natural 'topographic features, such as canyons, ridgelines and slopes.
4. To encourage variety in site design and the arrangement of development areas
in the 'hillsides.
5. To provide density, grading and land use criteria tha~ will insure the best
possible treatment of the hillsides' natural features and open space. '
6. To encourage the retention of major canyons and topographic features in' order
to create physical form and interconnecting open space buffers between and within
developed areas. ' .
7. To provide safe and functional ingress and egress of vehicular, pedestrian,
bicycle and equestrian traffic to and within the hillside areas. and to provide
for access by emergency vehicl~s necessary to serve the hillside areas.
8. To reduce the scarring effects of hillside street construction while maintui.ning
an acceptable level of safety for traffic and to prevent construction of slopes
subject to erosion, deterioration or slippage. .
9. To prohibit. insofar as is feasible and reasonable, excessive padding, or
terracing of building sites in.the hills.
10. To encourage the use of the major open space arcus for recreation.
,
2
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'. n,r 1~J\d ChJracter
'. .-.---
. III rlllhlllce the identity of the City, developers are encouraged to
: :,..,('rvL' pro:nincllt 1allOillJrks, steep slopes, natural foliage, landmark trees,
:.I..!l,riCill sites and areas of special natural beauty.
I.. [Jevc 1 opel's are c!lcolll'aged to accompli sh the r.laximum retenti on of na tura.1
tl'i'l'f/l'<1phic features and natul'a1 plant formations.
c. land uses shall be designed so as to be compatible l'lith existing land
forms and vegetation.
d. The dimensions of hillside streets and lanes may vary to provide special
trcutment to various areas of the hills.
2. Site Prcparation
a. ^ variety of techniques should be.emp10yed in creating building pads,
including the following:
(1)
(2)
(3)
(.4)
(5)
(6)
(7)
(8)
(9)
Conventional single level pad.
Full-spl it pad.
Half-split pad.
Rolle? or .slop~~g p~d. .
Fi:fi S:i::;:~C ;l:~1 ~l..er;: t pz.a.
Bermed pad.
Garden pad, ~Ii th house parti ally on, or constructed above or below
the pad.
Custom foundations designed to eliminate the need for pads.
Stair step padding.
3. landscapinq
a. Retention of existing plants and plant communities which now function as
a fire retardant barrier, or \~hich now protect the natural land form against
erosion and slippage, is strongly encouraged. The'applicant should conduct
a detailed investigation of the plant communities both onsite and on immediately
adjacent properties. He is encouraged to consult with the City's landscape
Planner in the course of this investigation.
b. Where w.an-made slopes are created, suc~ slopes should be planted with
approved plants (trees, bushes, and grasses) whi ch ~Ii 11 estab 1 i sh themselves
as quickly as possible to protect the slopes against erosion and slippage,
and which'wi11 require minimal or no maintenance. Planting and irrigation
Shilll be curried out in accordance ,.lith the grading ordinance. The City's
landscape Planner should be consulted to determine which plants and planting
techniques to apply. A list of plants appropriate to this area-is contained
in the landscape Policy. . \ .
c. In those areas where irrigation will be required and the soils are suit-
able, the technique of subsoil root-level irrig~tion is encouraged in order
to maximize the watering effect and mininrize the loss of \~ater.
'77^15S
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3.
d. Landscilping of developmrnt units should be carefully coordinated '~Iith the
proposed and existing vegetation in the open space arcas.
4. Circulation
a. The use of public and private "lanes" is encouraged, with the width and
radius of curVil(\'Il'e of stich lancs as small as practic<:l, l'lith due considera-
tion given to pulJlic safety, elilcl'gcncy vehicill access, and the projcctcd traf-
fic load from the area being served. Minimum width of public lanes shall be
in accordance l'lith city standard dra\~~ I1g1 01 C.
b. Hhere reduced street ~Iidths al'e employed, graded shoulders shall be
provided on at least the dOl'mhill side for pedestrian use and emergency
parking.
c. Hillside streets should be desig~ed around significant natural features,
such as major trees, or major rock outcroppings.
d. The use of one way loop and split-level streets should be considered in
hillside street design. Such designs should emphasize minimal scarring of
nafural slopes.
5. Site and Lot Desiqn
a. The design of both sites and structures'shall non:ally be dictated by the
attributes of the natural terrain, including, but not'limited to: vistas,
significant ton0nr~phy and plant life, and hazardous areas such as earthquake
faults and potential landslide areas.
b. Consideration shall be given to ensuring that proposed structures will
relate spatially and architecturally, and will comple;lcnt the natural land
forms. Such design features shall be considered in d~tail in the early
stages of grading. plan preparation. .
6. Slope Ratio and Heiqht
Although steeper slopes are feasible from an engineering viewpoint, 'to ensure
ease of maintenance by the property owne~ slopes exceeding 2:1 in steepness
.or 30 feet in height are not aesthetically pleasing a.1d s,hall be discouraged
in hillside areas.
7.. Housing
a. A variety of housing types shall be encouraged in hillside developments
ranging from very 10l~ density custom homes to apartments.
b. Cluster housing and condominium developments.shall be utilized in hill
areas in order to minimize grading and maximize the U5e of developable land.
c. The use of other housing types, including stilt h:lusing, high rise, and
contour oriented structures shall be encouraged \~herf\ler feasible.
, 4.
8. Public Filcilities "nel Utilities
a. Street Li~hting
The City's street lighting standards may be amended in hill areas, con-
sistent l'lith public safety, to preserve the unique character of selected arellS.
. Such illilcndl:lcnts may include the number of 1 ights, candle-pOI'lej', and the
physical <:ppearante of thc lighting structures.
Street lighting in hill area~ sha'l1 normally be placed at street intel'sec.'
tions, dangerous curves, llnd in multi-use parking areas (e.g., schools, COI11i1ler-
cial areas). Their p1ilccment in other areas, such as alon9 strilight scgn:cnts
of hillside residential streets, should b? required only if it is clear thilt
the public safety Itill be endangered unless l~ghting is provided.
b. Street Furniture
Street furniture includes all those public set'vice filcilities \1hich normally
appear on streets throughout the city, i nc 1 udi ng: fire hydrants, benches,
public facility substiltions, mail box'c,s, public telepilones, traffic signals,
and road signs. All of these facilities shall be carefully designed to rein-
force the special treatment given to streets, structUi'es, and landscaping.
The supporting structures for traffic lights and signs should be constructed
out of materials and/or painted \'Iith colors \-Ihich blend in ~lith the rustic
appearance of a hillside development area. .
c. 'Utihties
I
. Public utilities installations, such as sub-stations, maintenance yards,
permanently installed opel'ation equipment and structures, shall be given the
same careful architectural and screening-treatment that is recommended for
public service and maintenance facilities.
9. COffiffiercial and Industrial Uses
a. Conrnercial and industrial uses shall be discouraged in the hill areas
unless the following conditions are present:
(1) Proposed development sites are 10% or less i'n average natural slope
before grading. ~
(2) The proposed lIses will primarily serve or provide employment for
the residential areas in the same development.
(3) The proposed uses are justified by market a:lalyses.
b. Exterior architectural treatment on retail stores should be modified so as
to blend in with the natural surroundings.
10. Design Features
Suggestions for specific design treatment in hillside developments are on
file Itith the City Planning Department and shall be used in the preparation
of plans for developments in hill areas.
'~, 11v/!)C)
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5.
11. Profe~sional Team
The use of the pl'ofe~sional talents of the architect, engineer, landscape
architect and urban planner is encouraged to produce the best possible
hillside developlilentpliln.
12. ProcedurJl l~::ttters
--\.'-
a. In cases \.:hel"ean applicant believes the provisions of the Hillside
Nodifying District should not apply to a particular property, he lIIay file
a re7')nin9 application to rell1o~e the "Ii" l'ladifying designation in accordilnce
\'lith the p~,.tinent provisions of the Zoning Ol-dinance. If the CitY" Council
finds that the pl-ovision~ of the "II" ~Iodifying District need not apply to
o the subject p,'operty in order to satisfy the intent of the "H" 1.lodi fying
District and this Policy, it milY remove the "H" t-iodify-ing designiltion. In
such cases, it shall be the policy of the City of Chula Vista to rezone the
subject pl'operty to a distdct \'Ihich requir'es the appl icant to pl'epare a
detailed plan in order that he may demonstrate that the property, if rezoned
in accordance \'lith the plan, will satisfy the purposes of this Pol icy and the
IIH" Hodifying District.
b. .It is the intent of the City of Chula Vista that the grading and density
provisions of the Hillside Modifying District applicable to the R-l District
(column 6 of the nomograph) shall be generally appl icable throughout the
"11" Hodifying District and in unincorporated areas \'Iitilin the City's sphere
of influence. Provisions pertinent to R-2 and R-3 Di~tricts(columns 7 and 8)
shall be allowed in areas already zoned R-2 or R-3 and such other limited
areas as al"e found by the City Council to justify a h-igher denslty. Provisions
pertinent to the R-E, R-1-15 and R-l-10 Districts (colu:nns 3, 4 and 5) may be
applied by the City Council in cases where topographic conditions are unusually
severe. or in cases where the public safety, health and general vlelfare require
a lower density development. '
.0
----~
L) lytiC,
APPEfWI X B
THI::' I:S THE Etl'./!FCH~tt~lf'L t=1LEFT ::.....:.TEf'1
:~f:r. Ir I E60 I tiTEGFATEIt PEl:; lOt~FL n~I..' I FOn'~Elnf~L t'18hFlI:;[to1[t'lT PF'DJECT
CRUTlerl. THE DATA 20URCES H~vE NeT BEEN CHEcrED~~
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.
11.0 Organizations and Persons Consulted
This Environmental Impact Report is an internal product of the Envirolll(~f.t~:
Review Section of the Planning Uepal~tment of the City of Chula Vista.
The following agencies have been contacted in the preparation of this
report:
Calif. Dep~rtment of Transportation
San Diego Regional Water Quality Control Board
Calif. Division of Parks and Beaches
San Diego County Air Pollution Control District
U. S. Soil Conservation Servi~e
Otay Municipal Water District
Chula Vista Police Department
Chula Vista Fire Department
Chula Vista Department of Parks and REcreation
Chula Vista Public Works Department
Chula Vista Public Library
Chula Vista Planning Department
Chula'Vista Sanitary Service Company
Chula Vista City Schools
S\'leetwater Union High School District
Comprehensive Health Planning Assn. at Imperial, Riverside and
San Diego Counties
San Diego Gas & Electric Company
Agencies contacted (cont)
Pacific Telepbone Company
Sanj Diego County Parks Department
San Diego County Planning Department
U.S. Weather Service
California American Hater Company
California Department of r'1otor Vehicles
San Diego County Environmental Development Agency
fi 7/YS~
Bibliography
Comprehensive Health Planning Assn. of Imperial,. Riverside and San Diego Counties;
IIAreawide Plan for Health, Supplement 1, Health Services and Facilities Plan"
1972, San Diego.
County of San Diego, Environmental pevelopment Agency, Integrated Regional
Envi ronmenta 1 r'lanagement Project; IINatura 1 Resources I nventory of San Di ego
County" 1973, San Diego.
Evans, Michael U. and R. Mitchell Beauchamp; El Rancho del Rey Development
~ioloqical Survey - March - April 1972; 1972, unpublished, San Diego
Ziony, Joseph I. and Jane M. Buchanan, Preliminary Report on Recency of Faulting
in the Greater San Dieqo Area, California. 1972; U.S. Dept. of Interior,
Geological Survey. (mimeographed)
ation La Nacion Fault
, California; 972
Woodward-Clyde and Associates; Preliminar
Development, San Diego County, California
(';+" "f' (,hlll:l \/;c:-b Pl:lnn;nn n,:>n;:!rtmAnt. Pnnlll;:!tinn i'lnn Hnll~;nn InformAtion
-."..1 ....... ........_a_ ......--. .-.......j --r--' -...-..-, :......;...1:-..-....-.. _.... ....._ _. I
Updated from 1970 Census. 1972, Chula Vista, (mimeographed).
City of Chula Vista. El Rancho del Rey, General Development Plan, 1971,
(unpublished); including various staff and consultant analysis thereon.
City of Chula Vista, Manual for Environmental Review, 1973.
San Diego County Air Pollution Control District, Air Pollution Quarterly,
Vol. 1, Nos. 1-4, 1972
U. S. Environmental Protection Agency; Compilation of Air Pollutant Emission
Factors (Revised), .
San Diego County Air Pollution Control District, 1971 Emission Inventory,
December 19, 1972. (mimeographed)
Cleveland, George B., Geoloay of the Otay Bentonite DeFosit, San Dieao County,
California, Special Report 64, Califorr.ia Division of f'lines, San Francisco, 1960
'---."
jJ vi r,...
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/"
,
RESOLUTION NO. PCM-74-7
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO
THE CITY COUNCIL THE ADOPTION OF A STATEMENT OF OVERRIDING
CONSIDERATIONS IN ADOPTION OF HILLSIDE DEVELOPMENT STANDARDS
WHEREAS. Ordinance No. 1520 of the City of Chula Vista provides that
if a decision making body decides to approve a project for which serious
adverse consequences have been identified in the Environmental Impact Report
on said project. the body desiring to approve said project shall make a
statment identifying the overriding considerations that have lead the body
to approve said project. and
WHEREAS. the adopted Environmental Impact Report on the application
of the Hillside Modifying District to areas east of 1-805 in the Chula Vista
Planning Area identified certain adverse consequences.
NOW THEREFORE BE IT RESOLVED that the Chula Vista Planning Commission
forward the attached Statement of Overriding Considerations to the City Council
and recommend that the City Council adopt the same.
. PASSED and APPROVED by the CITY PLANNING COMMISSION of the CITY OF CHULA VISTA.
CALIFORNIA this 24th day of April, 1974. by the following vote, to-wit:
AYES: Members Chandler, Rudolph. Starr. Flpto. Macevicz and Rice
NOES: Member Wi 1 son
ABSENT: None
~~~-;'-.U 0/?r//~--../
r- Secretary
ATTEST:
'f<7tJ~
Statement of Overriding Considerations in
Adoption of Hillside Development Standards
1 . Backgrou.Qi
Section 33.610 J of Ordinance 1520 of the City of Chula Vista provides that if
a decision making body decides to approve a project for which serious adverse
consequences have been identified, the body shall make a statement of the over-
riding consideration that lead the body to approve the project.
2. A~v~rse EIR Findings
A. Because of the physical constraints of this property and the current
costs of land development and housing construction, providing unsubsidized low
income housing in hillside areas under any development concept will be very
difficult. Due to the natural features of the property, the Hillside density
standards will lower the density of the development and may generally increase
housing costs in the project areas.
B. The retention of natural vegetation is likely to increase fire hazards.
C. The dispersed nature of development in the hillside area may result in
greater vehicle trip lengths on a per capita basis; however, with the reduction
in,density the total vehicle miles traveled will be reduced.
3. Overriding Considerations
It is the intent of this rezoning, by reducing the permitted residential density,
to take positive steps toward the maintenance and enhancement of long term
productivity, by providing a legal framework for control of development. It is
the intent of the City, by reducing density and grading, to permit retention of
open space, limit noise emissions, traffic and-pollutants, to maintain a modicum
of amenity and resources for the ultimate use of residents and the community at
large. These goals are in conformance with the intent of the State Legislature
in adopting the California Environmental Quality Act in that local agencies are
to regulate activities ". . . so that major consideration is given to preventing
environmental damage.1I
Specifically, it is the finding of the City of Chula Vista that the implementation
of the project will:
A. Permit safer treatment of geologic, landslide, and soil problems.
B. Cause less disruption of natural drainage patterns and less erosion and
siltation.
c. Produce a lower number of automobile trips that will result in a more
adequate level of services on the community's street system.
D. Enable the construction of streets at grades and curves that will be
more safe.
E. Provide open space for visual relief from possible urban sprawl and
preserve passive recreational opportunities.
F. Isolate development areas into pockets of various sizes that will result
in greater neighborhood identity.
G. Less adversely affect the urban support systems.
H. Work toward a long term improvement in air quality by reducing the
vehicle miles traveled and, therefore, the emission of pollutants into the
atmosphere.
I. Preserve substantial amounts of natural flora and fauna that will be
less disrupted by the intrusion of man.
;;e7Y~~