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HomeMy WebLinkAboutPlanning Comm Reports/1981/09/30 AGENDA City Planning Commission Chula Vista, California Wednesday, September 30, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of September 16, 1981 ORAL COMMUNICATIONS 1. Request for extension of time of ~CC-81-3 for Vista Hill Hospital at 730 Dora Lane 2. Request for determination of permitted land use at 345 "K" Street in the C-O zone - Amatzu, Inc. 3. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista Tract 82-1, Woodland Park, construction of 27 condominium units at the northwest corner of Main Street and Walnut 4. Certification of final EIR-81-5 for development of East "J" Street Condominiums 5. PUBLIC HEARING: a. Rezoning application PCZ-81-C for 6 acres at the northwest quadrant of East "J" Street and 1-805 from R-l, R-1-H and P-C to R-1-P - Dr. Harold Weinberger b. Consideration of tentative subdivision map for Chula Vista Tract 81-3, "J" Street Condominiums, 29 dwelling units c. "CEQA findings" regarding potentially significant environmental impacts and the feasibility of mitigation measures or alternatives to the project 6. PUBLIC HEARING: Censideration of draft EIR-78-2-A on "H" Street extension through E1 Rancho del Rey DIRECTOR'S REPORT COMMISSION COMMENTS To: City Plann. ~ Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of September 30, 1981 1. Request for extension of time of PCC-81-3 for Vista Hill Hospital at 730 Dora Lane A. BACKGROUND On October 23, 1980 the Planning Commission approved a conditional use pemit (PCC-81-3) to locate a psychiatric hospital at 730 Dora Lane in the R-1-H zone. The permit will soon expire and the applicant, Vista Hill Hospital, is requesting an extension. B. RECOMMENDATION Adopt a motion to approve a one year extension of conditional use permit PCC-81-3 which would then expire on October 22, 1982. ¢. DISCUSSION 1. The applicant is in the process of preparing plans and obtaining the necessary approvals and permits to begin construction some time after March 1, 1982. The project, which is subject to Design Review Committee approval, will be submitted to the Committee in the very near future. 2. There have been no significant changes in the immediate area which affect the original findings for approval. It is therefore appropriate to extend the permit for a one year period. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 2 2. Request for determination of permitted land use at 345 "K" Street in the C-O zone - Amatzu, Inc. The Planning Department is still waiting for the applicant's submission of additional information regarding the proposed use, so it is necessary to delay consideration of this request to the meeting of October 14, 1981. City Planning Commis~.Jn Agenda Items for Meeting of September 30, 1981 Page 3 3. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista Tract 82-1, Woodland Park, construction of 27 condominium units at the northwest corner of Main Street and Walnut A. BACKGROUND 1. The applicant is requesting approval of a tentative subdivision map known as Woodland Park, Chula Vista Tract 82-1, in order to subdivide 3.25 acres of land located at the northwest corner of Walnut Drive and Main Street into 29 lots (27 residential lots and 2 common area lots). The subject property is presently located in the County of San Diego and has been prezoned R-3-P-8. 2. An Initial Study, IS-81-51, of possible environmental impacts of the project was conducted by the Environmental Review Committee on July 2, 1981. The Committee concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-81-51 together with the following mitigation measures~ a. A letter from each school district indicating the adequacy of school facilities shall be required prior to the issuance of any building permits. b. Street improvements may be required offsite to handle traffic generated by this project between Main Street and the project site. Design requirements whall be subject to the approval of the City Engineer. c. The subdivision should be modified to take advantage of solar orientation to the extent feasible. 2. Adopt a motion referring the matter back to the Design Review Committee prior to City Council consideration of the tentative map in order that the Committee may review the architectural treatment of the front elevation and roof lines of the proposed units. A model of the buildings shall be developed and submitted as part of the Design Review package. 3. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map [including the code exceptions listed (1-6) in paragraph C.3.a of this report) for Woodland Park, Chula Vista Tract 82-1, subject to the following conditions: a. The guest parking areas shown on Lots 18 and 19 shall be made a part of Lot 29 and the easterly 8 feet of Lot 20 shall be included in Lot 29. b. The developer shall record Covenants, Conditions and Restrictions (CC&R's) and easements for the zero lot line lots which provide for drainage, roof and eave projections, access for the purpose of mainten- ance, repair or remodeling, compatibility of materials, texture and color, and related matters. The easement shall be a minimum of 10 feet in width, extending the full length of the property line. The CC&R's and easements City Planning Commission Page 4 Agenda Items for Meeting of September 30, 1981 for the zero lot line lots which provide for drainage, roof and eave projections, access for the purpose of maintenance, repair or remodeling, compatibility of materials, texture and color, and related matters. The easement shall be a minimum of l0 feet in width, extending the full length of the property line. The CC&R's and easements shall be recorded concurrently with the recordation of the final map and shall be subject to the approval of the City Council. c. The CC&R's shall contain provisions: 1) Prohibiting garage conversions; 2) Prohibiting outside antennae; 3) Governing room additions, patio covers, lot coverage, etc.; 4) For the mainenance of Lots 28 and 29; 5) For the maintenance and repair of all exterior fencing adjacent to the open space areas, as well as maintenance of the open space areas; 6) Insuring that the garages shall always be available for parking of vehicles within; 7) Prohibiting the parking or storage of recreational vehicles on Lots 28 and 29 and on each residential lot. The CC&R's shall specify that the City is a party thereto for enforcement purposes. d. The developer shall request the establishment of an open space main- tenance district and offer to the City the dedication of the open space areas on the periphery of the project to include the landscape slope banks and areas between the sidewalks and required walls (north, east and south property lines). e. Guest parking and road easements shall be paved with concrete. f. Garages located closer than 22 feet from the back of sidewalk or edge of the paved portion of the road easement shall be equipped with automatic door openers. Parking in front of the garage which prohibits access into parking areas or encroaches on the public walk system is prohibited. g. The zero setback property lines shall match the exterior configuration of the proposed units. h. The developer shall dedicate the right-of-way for Main Street to provide for a right-of-way width of 48 feet north of the ultimate center line of Main Street adjacent to the subdivision boundary. i. The developer shall dedicate right-of-way along Lotus Drive between the proposed subdivision boundary and the existing boundary of the property being divided as shown on the tentative map. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 5 j. The developer shall acquire and dedicate offsite right-of-way to provide for the realigned intersection of Lotus Drive, Spruce Drive and Walnut Drive. Design of the intersection shall be approved by the City Engineer prior to the approval of the final map. k. The developer shall acquire and dedicate offsite right-of-way along Spruce Road and Maple Drive adequate to provide 24 feet of pavement; the exact dedication shall be determined by the City Engineer prior to approval of the final map. 1. The developer shall be responsible for constructing improvements along Lotus Drive and Main Street as shown on the tentative map; said improvements shall include, but not be limited to, pavement, curb and sidewalk. m. The developer shall be responsible for constructing the realigned intersection of Lotus Drive, Spruce Road and Walnut Drive. The exact improvements shall be determined by the City Engineer. n. The developer shall be responsible for constructing offsite improve- ments on Spruce Road and )~ple Drive to provide a minimum of 24 feet of pavement. o. The developer shall grant to the City 7½ foot street tree easements within the subdivision adjacent to all dedicated streets (including street A) as determined by the City Engineer. p. The developer shall grant to the City sewer easements as determined by the City Engineer. q. Horizontal and vertical design of the proposed sewer shall be approved by the City Engineer. r. The barrier fence within Lot 7 shall not encroach into the street tree easement. s. The developer shall enter into an agreement with the City stipulating that they or their successors in interest will not oppose the formation of any assessment district formed for the primary or incidental purpose of providing adequate sewer capacity to the area. t. The tentative map approval is predicated on the vacation of Walnut Drive on the easterly property line. u. The applicant shall be responsible for the installation of landscaping for all areas shown on the City approved conceptual landscape plan. v. The developer shall make all map revisions to bring the tentative map, grading plan and precise plan into agreement prior to the submission of a final subdivision map. Copies shall be filed with the City's Planning and Engineering Departments. w. No building permit shall be issued until such time as the school districts have indicated that they can provide school facilities to serve the residents of the proposed development. City Planning Commiss ~n Agenda Items for Meeting of September 30, 1981 Page 6 C. DISCUSSION 1. Existing site characteristics. a. The subject property consists of three vacant parcels which are located on the north side of Main Street and bounded by Lotus Drive on the north and Walnut Drive on the east. Topographically, the site can be described as a relatively level knoll which slopes gently to the south and east and which is 2 to l0 feet higher in elevation than Main Street and Walnut Drive. The property is at the same grade as Lotus Drive. b. Lotus Drive has a right-of-way width of 40 feet, whereas, Walnut Drive has a width of 25 feet. The actual paved portions of these streets are, for the most part, located outside of the established right-of-way. The paved portion of Lotus Drive encroaches into the applicant's property an average of 15 feet with a lesser encroachment on Walnut Drive. The single family dwellings on the north side of Lotus Drive apparently encroach into the right-of-way. 2. Proposed development. a. The developer has submitted a "zero lot line" development proposal consisting of single family detached dwellings on an average lot size of approxi- mately 2900 square feet. There will be two basic floor plans, consisting of twelve 1,697 sq. ft. four bedroom units and fifteen 1,487 sq. ft. three bedroom units. Both houses will be two stories with a two car garage located in front, utilizing a "straight-in" drive. Each plan has a front entry courtyard with sliding glass doors in both the living room and the dining room, providing access into the side and rear patio areas. b. The project consists of relatively plain two-story homes with a stucco facade, wood trim and wood shingle roof, having a number of offsets along the side elevations. The roof design is basically a pitched roof with portions being flat or shed style. The second story will be located approximately lO feet back from the front of the garage. The garage doors are proposed to be painted different colors. 3. Design Review Committee. a. On September 3, 1981 the Design Review Committee reviewed and condi- tionally approved the development proposal (see attached letter of September 4, 1981). Their action included the consideration of various exceptions to the basic underlying zoning and subdivision requirements of the Municipal Code. These exceptions are as follows: 1). Reduction in front yard setback from 15 feet to 1½ feet; 2) Reduction in side yard setback from 5 feet to zero; 3) Reduction in minimum lot width from 65 feet to 40 feet; 4) Reduction in minimum lot frontage for cul-de-sac lots from 35 feet to 18 feet; 5) Reduction in the minimum lot depth from 90 feet to 71 feet; 6) Reduction in the minimum lot size from 7,000 sq. ft. to 2500 sq. ft. City Planning Commiss,on Agenda Items for Meeting of September 30, 1981 Page 7 b. The conditional approval by the Design Review Committee was contingent upon the proposed exceptions being recommended for approval by the Planning Commission and the granting of such by the City Council. 4. Tentative Map. a. The purpose of the tentative subdivision map is to create lots for the proposed development and provide the required public improvements to serve the development as well as adjacent areas. The tentative map reflects the site develp- ment conditionally approved by the Design Review Committee. b. The proposed subdivision will create 27 residential lots and two common area lots used for access to some of the units as well as to provide additional guest parking. The development will be served by a single "elbow" shaped standard cul-de-sac street, connected to Lotus Drive near the northwest corner of the site. The street will have a right-of-way width of 52 feet, 5½ foot wide sidewalks on each side, and a standard 36 foot wide curb to curb travel way. The cul-de-sac is designed as a "bulb" type turnaround which varies from the City standard. Other street improvements include the dedication and widening of Main Street and Lotus Drive. The present design is predicated on the vacation of Walnut Drive and its inclusion within the area for development. While not shown specifically on the map, certain offsite street improvements in conjunction with the realignment of certain streets will be required. The resulting realignment and dedication of streets leaves the net acreage for development at 3.25 acres. Predicated on the proposed development there will be approximately 19 onstreet parking spaces avail- able on a new street "A". c. The proposed lot sizes range from a minimum of 2500 sq. ft. to a high of approximately 8100 sq. ft. The following table reflects the number of lots within certain ranges: 15 lots (56%) between 2500 sq. ft. and 3499 sq. ft. 5 lots (19%) between 3500 sq. ft. and 4499 sq. ft. 4 lots (14%) between 4500 sq. ft. and 5499 sq. ft. 3 lots (11%) over 5500 sq. ft. The average lot size is approximately 2900 sq. ft. with 89% of the lots being less than 5500 sq. ft. Of the three lots over 5500 sq. ft., only one lot exceeds 7,000 sq. ft., and that lot is located at the southeast corner of the subdivision and has approximately 40% of its total area in a 2:1 slope. d. Nearly one-half of the proposed lots either side upon or back up to Main Street or Lotus Drive. A minimum landscape area of 10 feet will be provided adjacent to each street and will include all of the slope banks facing Main Street and Lotus extending to include the easterly facing slope bank. The open space will be maintained by the homeowners association; however, a maintenance district will be established to include maintenance in case of failure by the association. e. Lots 28 and 29 are the common area lots which will serve panhandle lots which do not front on the proposed street. Lot 28 will also include four guest parking spaces. The guest parking spaces and required back-up areas shown on Lots 18 and 19 adjacent to Lot 29 have not been included in the area of Lot 29. For maintenance purposes the guest parking should be made a part of Lot 29. f. The proposed street name is Asmar Place which is acceptable to staff. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 8 5. Code Requirements. a. Prior to recordation of the final map the developer must pay the Park Acquisition and Dedication fee in existence at the time. (At present, the fee is $230 per dwelling unit but Council is expected to review the fee structure soon.) b. Upon application for building permits the developer must pay the Residential Construction Tax in existence at the time. Fees are subject to change but presently are $500 for each three bedroom unit and $525 for each four bedroom unit, for a total of $13,825. c. The subject property must be annexed to the City of Chula Vista prior to the recordat~On of the final map. d. The vacation of Walnut Street must be completed prior to recordation of the final map. e. A landscaping and irrigation plan must be submitted upon application for a grading permit. f. The developer must plant street trees along Lotus Drive and Street "A". The species, location, and number shall be determined by the City Engineer. g. The developer must pay traffic signal participation fees in accordance with City Council policy prior to the issuance of building permits. h. The developer must pay all applicable sewer fees prior to the issuance of building permits. i. The developer must underground all existing overhead facilities lying within the subdivision. j. All grading work must be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance #1797, as amended. k. Segments of sewer lines serving less than 10 units must have a minimum slope of 2%. 1. Preparation of the final map and all plans must be in accordance with the provisions of the Subdivision Map Act, Subdivision Ordinance and Subdivision ~nual of the City of Chula Vista. D. ANALYSIS 1. The density permitted in the R-3 zones is predicated on the net acreage of the property. The maximum density permitted on the subject property is 8 units per net acre, or per 5,445 sq. ft. per unit. Based on the 3.25 net acres (latest figures supplied by the applicant's engineer) a maximum of 26 units may be constructed. The applicant is proposing to construct 27 units, or one more than allowed. Under the 25 per cent density bonus allowed by the provision of the zoning, the applicant may offer the additional unit for low and moderate income housing. If, however, he is unwilling to do so, the project should be reduced to 26 units. City Planning Commission Page 9 Agenda Items for Meeting of September 30, 1981 2. Even though the project has received Design Review Committee approval, I am still concerned about the visual appearance and impact of the front elevations facing the street because of the reduction in the required front yard setback. Since this elevation will be the dominant feature facing the street, special attention should be given to the materials and colors used. One of the conditions of approval by the Design Review Committee required Planning Department approval of colors used on the garage doors (see conditions in letter of September 4). I personally feel that garage doors of different colors is not the solution to the stark appearance of the front elevation. Therefore, I am recommending that the Planning Commission refer the matter back to the Design Review Committee to recon- sider using garage doors which have an architectural texture similar to that used on the front doors of the homes. The front elevation of the four bedroom unit makes use of partial gable and shed roof styles, resulting in a very "chopped up" appearance. Further, the units are somewhat out of scale being too tall for their horizontal dimension. The applicant should construct a model to help the Design Review Committee in their review of the design. 3. The "zero lot line" development proposal is contingent upon the granting of the proposed exceptions to the requirements of the code. If the exceptions are not granted as requested, the precise plan and, subsequently, the tentative map would have to be revised, because each exception affects the lot configuration and location of the structure on the lot. 4. The applicant proposes to landscape the peripheral boundary as well as the front yards (sidewalk to fence boundary) and private road access areas. It is intended to have the homeowners association responsible for the peripheral area, as well as Lots 28 and 29 (the private road access), allowing the individual homeowner to maintain his own front yard. Because of the small lots and reduced front setbacks, the Design Review Committee recognized the important role that landscaping maintenance will play in maintaining the attractiveness of the project. The Design Review Committee asked that the Planning Commission consider very strongly including the front yard maintenance with the control of the association. While staff shares the Design Review Committee's concern, areas which are included in the association's control raise association fees substantially. Having the developer provide the initial planting and allowing the individual homeowner to maintain his own property would appear to be a reasonable solution from an economic and practical standpoint. 5. I support the land use concept as being a logical transition between conventional multiple family development and single family areas. While the reduced front setback could result in additional onstreet parking, the number of housing units is relatively small and oriented inward to itself. I believe the design attempts to provide housing at a price range which is much more affordable than conventional single family lot developments. E. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act the tentative subdivision map for Woodland Park, Chula Vista Tract 82-1, is recommended for approval based on the following findings: 1. The site is physically suited for the type of residential development that is proposed. City Planning Comission Agenda Items for Meeting of September 30, 1981 Page l0 2. The design of the subdivision will improve the existing improvements, such as streets, sewer, etc., which will be designed to avoid any serious health problems. 3. Approval of the project will not adversely affect the public service needs of the residents of the city or available fiscal and environmental resources. 4. The subdivision is consistent with the General Plan and its elements as follows: a. Land Use - The density of the project is in keeping with the General Plan designation for this area of 4-12 dwelling units per acre. b. Circulation - The development will widen the existing streets; the units will be served by a public street which need not be extended to serve adjacent properties. The closing of Walnut Drive will improve the safety of the existing circulation pattern of the Woodlawn Park area. c. Housing - The proposed project will provide needed housing at an intermediate price range. d. Conservation - The project will require very little grading and will retain the basic integrity of the land form~ e. Parks and Recreation - The development will be required to pay fees in lieu of dedication and improving park lands. f. Seismic Safety and Safety - No known faults exist on or within close proximity of the subject property. The site is well within the response time of the fire station located on East Oneida. g. Noise - The development will be required to be of a certain construction to achieve acceptable interior noise levels. In addition, the periphery wall will reduce the impact of noise eminating from Main Street. h. Scenic Highways - The subject property is not contiguous to a designated scenic route, however, the slopes adjacent to the major street will be landscaped and maintained by the homeowners association. i. Bicycle Routes - here are no designated bicycle routes adjacent to the project. j. Public Buildings - No public buildings have been designated on the site. 5. Pursuant to Section 66412.2 of the Subdivision Map Act the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City of Chula Vista and the available fiscal and environmental resources, and determined that the subject property is well suited for residential development. CALIFORNIA September ~, 1 Construction Management Services ll300 Sorrento Valley Pond San Diego, CA g2121 Gentlemen: The site plan and architecture of your pronosed development of Woodland Park at the northwest corner of ~!alnut Drive and Main Street was considered by the Design Review Committee on September 3, 19D1. The Committee approved the deslgh oF the project subject to the following condtttonsr 1. A 6 foot hinh decorative wall shall be constructed at the top of the slone alon? ~atn Street. The develone~ has the option of using masonry block or orecast cencrete walt panels with a masonry finish. The material and desinn of the wall shall be subject to staff anmroval. If requirement~ of the nendine noise analysis dictate further modifications, the Ccmm, tttee shall review the project at a later date. The decoratlve, masonry matmrial utilized for the above mentioned wall shall be used for retaininq wall planters alonq ):lain Street. 3. Development standards shall be developed for room additions and patios and shall be returned to the Committee for review at a later date. The developer shall coordinate with the Planning De)artment on said requirements. 4. The perimeter fence proposed along Lotus Drive shall be continued along the top of the easterly slope hank. The dev, loper shall have the option of designing the fence at 5 feet or 6 feet height. 5. The land area between the sidewalk along Lotus Drive and the proposed fence shall be relatively flat, providing a landscaping area of 5 feet to l0 feet in width. 6. The developer shall post "no parking" signs in the area of the cul-de-sac, subject to approval of the City Ennineer. 7. Street tree species and locations shall be subject to approval of the City Engineer. 8. The dwelling on lot No. 5 shall be moved lO feet to the east. 276 Fourth Avenue, Chula Vista, CA 92010 (714) 575-5101 Construction Managen~ent Services September 4, 1981 Page 2 g. Colors to he used for garaqe and entry doors shall be subject to anproval of the Planninq Department. If you have any questions, elease call me at 575-5101. Sincerely, Kenneth 4. Lee Principal Planner hm cc: Buss Silvers, )(ughes ~ Associates, 187£ Third Avenue, San Diego, CA 92101 o:~ CONDITIONED negative ' declaration_ PROJECT NAME: Woodlawn Park PROJECT LOCATION: Northwest corner of Walnut Drive and Main Street PROJECT APPLICANT: Construction Management Services 11300 Sorrento Valley Road San Diego, CA 92121 CASE NO: IS-81-51 DATE: July 2, 1981 A. Project Setting The proposed project area totaling 3.54 acres is located at the northwest corner of Walnut Drive and Main Street (see attached locator map). The project site is located within the County of San Diego, although annexation to the City of Chula Vista is currently being processed. The project consists of 3 parcels of vacant land. The site has an average natural slope of 9.3%, although there are 1 1/2 to 1 slopes existing along the Main Street and Walnut Drive frontage. Adjacent land uses include single family dwellings to the north and west of the site, vacant property to the east and condominiums across Main Street to the south. The project site is vacant and has not been previously developed. Aside from three existing trees along the westerly property line, there is no significant vegetation. No rare or endangered species have been identified in the immediate area of the project. Expansive soils may be present on the project sit6. A soils investigation will be required to determine the extent of such. Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that a fault trace, inferred through photographic evidence, extends north and south, stopping just north of the easterly edge of the property. B. Project Description The proposed project consists of the subdivision and development of 27 single family lots with access from Lotus Drive. Each single family dwelling will have a two car garage, in addition 20 guest parking spaces are proposed at the center of the development. C. Compatibility with zonin9 and plans The proposed 27 dwellings (7.6 Du/ac) is compatible with the R-3-P-8 zoning and the General Plan land use designation of "Medium Density" (maximum 12 DU/ac). The proposed site plan indicates various setback deviations from the zoning ordinance requirements. The required setback on Main Street is 25 ft., the plan shows 24 ft. The required minimum lot size is 7,000 sq. ft., the plan shows various lots at 3,200 sq. ft. The sideyard setback is 5 ft., the plan shows city of chula vista planning department ~fr~fl~La~"~ environmental review section IS-81-51 -2- zero. Modifications to these requirements can be made with approval by the Planning Commission. D. Identification of environmental effects 1. Geology Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that an earthquake fault, inferred by photographic evidence may be a short distance to the northeast of the project. It is unknown whether landsliding could occur on this property at this time, however, because of the topography of the site, this is not likely. A geological report shall be prepared prior to any subdivision or development of the property. 2. Soils The Engineering Dept. has indicated that expansive soils may be present in the project area. The submission of a soils report and incorporation of all recommendations shall be required prior to any construction on the site. 3. Noise The project site is adjacent to Main Street which is designated as a "major road" on the General Plan and a generator of relatively high noise levels. A noise analysis will be required prior to any subdivision of the proposed project site. 4. Scho~!s The present enrollment level at Rohr Elementary School is reaching capacity. Future development of the project area will decrease the service level of this facility. A letter from each school district, indicating the adequacy of school facilities, shall be required prior to the issuance of any permits for additional dwelling units. 5. Parks The need for additional park facilities within th~ area will be generated by future development in the project area. In-lieu park development and acquisition fees shall be required prior to any subdivision or construction of any new dwelling units. 6. Sewers The Engineering Department indicates that sewer capacity in the Main Street trunk line is approaching capacity levels and that the applicant should submit information on the type and amount of liquid waste to be generated by the proposed project, concurrent with submittal of any tentative map for lot division. The applicant may be required to not oppose the formation of a sewer assessment district for the expansion of the existing sewer system. 7. Transportation/Access The Engineering Dept. indicates that existing streets that would serve the project from Main Street will require street improvements in order to adequately serve the proposed project. '' IS-81-51 ~' -3- '~ E. Mitigation measures necessary to avoid significant environmental impacts 1. A geological report shall be prepared prior to the submission of the tentative map and any recommendations shall be incorporated into the project. 2. A soils report shall be prepared prior to submission of the tentative map and recommendations incorporated into the project. 3. A noise analysiS prepared by a qualified acoustician shall be submitted prior to submittal of a tentative subdivision map. 4. A letter from each school district indicating the adequacy of school facilities shall be required prior to the issuance of any building permits. 5. In-lieu park development and acquisition fees shall be required prior for any subdivisions or construction of any new dwelling units. 6. Sewage types and calculations shall be submitted to the Engineering Department concurrent with the submittal of a tentative subdivision map. The subdivider may be required to not oppose the formation of a sewer assessment district for the expansion of sewer capacity in the area. 7. Street improvements may be required offsite to handle traffic generated by this project between Main Street and the project site. Design requirements shall be subject to approval' of the City Engineer. 8. The subdivision should be modified to take advantage of solar orientation, to the extent feasible. F. Findings of insignificant impact 1. The site is void of any natural or man-made resources. Special Report 123, prepared by the State of Calif. Div. of Mines and Geology, indicates the presence of a north/south trending inferred fault to the north of the project. Expansive soils are also anticipated on the project site although suggested mitigation will ensure stable construction. 2. The project is in conformance with the Chula V~sta General Plan and associated elements, although conformance with zoning requirements will be subject to approval of the Planning Commission. 3. The effects on schools and parks will be limited and mitigable and no substantial impacts are anticipated which could interact to create a substantial cumulative effects on the environment. IS-81-51 -4- G. Individuals and or§anizations consulted City of Chula Vista Steve Griffin, Assoc. Planner Duane Bazzel, Asst. Planner Shabda Roy, Assoc. Engineer Roger Daoust, Senior Engineer Tom Dyke, Plan Checker Ted Monsell, Fire Marshal Agent for owner Sidney S. Xinos Documents Special Report 123, Calif. Div. of Mines & Geology IS-81-19 Woodlawn Park Townhomes The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public hearing at the Chula Vista Planning Dept. 276 4th Avenue, Chula Vista, CA 92010 ' ' ENVIRO~ . ' COORDINATOR city of chula vista planning department ~~ environmental review section EN 6 SFD// VAC VAC TFD TUS SFO ' VAC '~'- I VAC,~,r I , ~ VACANT VACANT I ~N ~EGO VISTA MAIN STREET I o~a~ w ¢- O' I C~sfrucf/~ of ~ co~tn~ ATE: [ N.W ~ner ~ Moin md ~lnuf City Planning Commission Page 11 Agenda Items for Meeting of September 30, 1981 4. Certification of final EIR-81-5 for development of East "J" Street Condominiums A. BACKGROUND 1. The Planning Commission held a public hearing on the draft of this EIR on August 26, 1981. Various letters were received prior to that meeting. The final EIR includes those letters along with a transcript from the public hearing. 2. The project applicant has modified the proposed project subsequent to the public hearing on the draft EIR. The Environmental Review Committee reviewed those changes in the project at their meeting of September 17, t981. The Committee found that the proposed revisions would not result in any significant impact and recommended that the Planning Commission and City Council certify the final EIR. The revisions to the project involved the relocation of the access point to East "J" Street from the area of the Nolan Avenue intersection westerly, a distance of approximately 140 feet. The driveway at this location has a much flatter grade and provides good sight distance both to the east and the west along East "J" Street. Additionally, it allows the lowering of the proposed dwelling units which parallel the East "J" Street right-of-way. In most cases the highest peak of the roof lines will be 2-3 feet above the level of East "J" Street. The exceptions to this are the single family dwelling and adjacent units at the southeast corner of the property, the dwellings along the western property line and the recreation building. B. RECOMMENDATION Certify that EIR-81-5 has been prepared in accordance with the California Environ- mental Quality Act, the State EIR Guidelines, and the environmental review procedures of the City of Chula Vista and that the Planning Commission will consider the information in that document as they consider the project. C. MAJOR ISSUES 1. View shed The revised project will have substantially less impact than that described in the draft EIR although the project site will change from a natural canyon area to that of a more urbanized character. The views across the property will not be substantially altered. The peak of the roof lines will typically be 2-3 feet above East "J" Street. An illustration will be presented at the Planning Commission meeting. Additionally, the area adjacent to East "J" Street has been redesigned to provide more breaks between the dwelling units and therefore an opportunity for additional landscaping along the private drive. 2. Land form The project site is characterized by variably steep topography with an average natural slope of almost 30% and many areas having slopes that are steeper than 2:1. The proposed project utilizes a dwelling unit with a front to back step-down City Planning Commission Page 12 Agenda Items for Meeting of September 30, 1981 floor plan which limits the amount of land form alteration. The revised project, in addition to lowering the elevation of the units, utilizes "crib walls" to eliminate the fill which was to be placed in the canyon. The significant land form alteration has been avoided. 3. Traffic The traffic section of the final EIR has been modified to include the cumulative impact of this project with the proposed Hilltop Courts project between Nacion and 1-805 to the north of Telegraph Canyon Road. The analysis concludes that the levels of service of various streets and intersections within the vicinity of the project will not be substantially altered by this cumulative impact. D. CONCLUSION It is the finding of this EIR that the project may result in significant environmental impacts and therefore it is necessary for the Commission to adopt the necessary CEQA findings noting the mitigation measures which have been incorporated into the project or made a condition of approval. If the project is approved in a manner which will result in significant environmental effects which cannot be avoided, then the Commission must identify why it is not feasible to mitigate those significant effects and make findings of overriding considerations which warrant approval of the project. City Planning Commission Page 13 Agenda Items for Meeting of September 30, 1981 5. PUBLIC HEARING: a. Rezoning application PCZ-81-C for 6 acres at the northwest quadrant of East "J" Street and 1-805 from R-l, R-1-H and P-C to R-1-P - Dr. Harold Weinberger A. BACKGROUND t. The applicant is requesting the rezoning of approximately 6 acres of property located at the northwest quadrant of East "J" Street and 1-805 from R-1 (single family residential), R-1-H (single family residential, subject to the Hillside Modifying District regulations), and P-C (Planned Community) zones to R-1-P (single family residential subject to Precise Plan Modifying District). 2. The applicant has also submitted a precise plan and a tentative subdivision map for the development of the subject property. The tentative map is a later agenda item and the precise plan will be reviewed by the Design Review Committee prior to consideration of the zone change and the tentative map by the City Council. 3. The environmental impact report, EIR-81-5, on this project is the preceding agenda item. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council enact an ordinance rezoning the subject property from R-l, R-1-H and P-C to R-l-P, subject to the following precise plan guidelines: 1. If the subject property is developed in a manner other than conventional single family detached dwellings, the development shall be subject to the following: a. Each unit shall have a minimum of 150 sq. ft. of private usable open space. b. A parking ratio of two spaces per unit plus 1/2 guest parking space per unit shall be provided on site. c. A private road system shall have a minimum right of way width of 24 feet and a 5.5 foot wide sidewalk on one side. Textured paving shall be provided in close proximity to the intersection with the public street and the road shall be clearly identified as private. d. The City of Chula Vista shall be made a party to the CC&R's which shall include prohibition against the conversion of any carports or garages into living space. e. No structure shall be located closer than 5 feet from the back of the sidewalk or inside edge of the curb. 2. Any development shall be subject to Design Review Committee approval. City Planning Commiss ~ Agenda Items for Meeting of September 30, 1981 Page 14 C. DISCUSSION 1. Adjacent zoning and land use: rlortheast Unzoned 1-805 freeway South R-1 Single family detached dwellings West R-1 Single family detached dwellings 2. Existing site characteristics The triangular shaped property is comprised of four vacant parcels located on the north side of East "J" Street and bounded by the 1-805 freeway on the northeast. Topographically, the property is a deep ravine with steep slopes along the westerly and southerly sides. The ravine runsl diagonally from the southwest corner of the site toward the freeway in a northeasterly direction. Elevations of the property range fr~m a high of slightly more than 270 feet to a low of approximately 170 feet, a difference of 100 feet. The average natural slope over the entire site is approximately 30 percent. 3. Existing zoning a. The easterly 1.2 acres is zoned R-1-H and has been subdivided into three lots (parcel map 54-79) with a dedicated open space easement on more than 50 percent of the property so that not more than three units could be built on the three lots. b. The westerly 4.8 acres are zoned R-1 and P-C, with the northerly 265 feet (approximately 0.5 acres) zoned R-1. No specific residential density has been established for the P-C area (4.3 acres) by either the approved General Development Plan or the E1 Rancho Del Rey Specific Plan. The General Plan designation over the entire 6 acres is residential, 4-12 dwelling units per acre. The subject property was part of the larger P-C zone east of 1-805 and was severed from the larger area by the construction of 1-805. In 1976 a city initiated rezoning, I~CZ-75-J, to change the P-C zone to R-1-H was denied by the City Council. D. ANALYSIS 1. The proposed R-1 zone would permit a maximum density of 6.2 dwelling units per gross acre, which is consistent with the General Plan designation of 4-12 dwelling units per acre. If developed with conventional single family detached dwellings, approximately 20 percent of the gross acreage would normally be devoted to streets. This would result in a net acreage of 4.8 acres, which theoretically could accommodate up to 30 units; however, due to the property's steep terrain it is not possible to develop a conventional subdivision design which would yield 30 lots. 2. The subject property has the type of steep terrain to make it a prime candidate for the Hillside Modifying District; however, it was not the intent of the Hillside Ordinance to preserve small isolated Hillside areas located in the urban core. The City Council's action of 1976, to not attach the Hillside Modifying District on the property, reflects a desire to retain a more flexible development approach to the site. The Hillside standards would allow only 5 units to be built on the site. City Planning Commis~ ~ Agenda Items for Meeting of September 30, 1981 Page 15 3. Since conventional development and the attachment of the Hillside District are both unlikely, the attachment of a Precise Plan Modifying District is appropriate. The Precise Plan procedure would permit the flexibility needed to effectively develop the property, The establishment of development guidelines will insure that the development would be compatible with the adjacent residential uses, E. FINDINGS Section 19.56.041. The "P" Modifying District may be applied to areas within the city only when one or more of the following circumstances is evident: 1. The subject property or the neighborhood area in which the property is located is unique by virtue of topography, geological characteristics, access, configuration, traffic circulation, or some social or historic situation requiring special handling of the development on a precise plan basis. The subject property is of unusual configuration and has an average natural slope of 30 percent. 2. The basic or underlying zone regulations do not allow the property owner and/or the city appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent The attachment of the "P" Modifying District will provide the flexibility needed to effectively develop the property in a manner compatible with the adjacent residential uses. ~: ~ 55° 14~ $1" W 0 115.71' 4?° 48' 48" W z 258.84' POWER LINE EASEMENT ' '~ ~' : 639-020-33 0 MISSION ---'.~ ~ COURT * * 7 ~.SEMENT ~ EAST , N 47° 03'33" W N 71046'45~' E "-'"'"'---....~..~ 79'53~ 79.69' / NOLAN 48048'38" W60.47' AVENUE //~.. ~/A = 22° 30' 26" VACATION ~" R: 729.85' NACION \ L = 286.70' AVENUE PROPOSED ZONING RECEIVED J -.-~ ~ ~,;~ ,~. I t~Y ............................. - ........ I ' - ' JAN 2 0 PLANNING DF_PARiivlEi~IT CNULA VISTA, CALIFORNIA PREPARED BY POUNTNEY 8~ YOUNG,INC. SF ~ "d" STI~EET PCZ-81-C F:'CS-81 City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 16 5. PUBLIC HEARING: b. Consideration of tentative subdivision map for Chula Vista Tract 81-3, "J" Street Condominiums, 29 dwelling units A. BACKGROUND 1. The applicant is requesting approval of a tentative subdivision map known as "J" Street Condominiums, Chula Vista Tract 81-3, in order to subdivide approximately 6 acres of property located at the northwest quadrant of East "J" Street and 1-805 into 29 residential lots and one open space lot. 2. The subject property is zoned R-l, R-1-H and P-C. The applicant is requesting rezoning to R-l-P, which is a preceding agenda item, as is the environmental impact report, EIR-81-5, on the proposed project. The precise plan, PCM-71-7, will be reviewed by the Design Review Committee prior to City Council consideration. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for "J" Street Condominiums, Chula Vista Tract 81-3, subject to the following conditions: 1. The developer shall record Covenants, Conditions and Restrictions (CC&R's) concurrently with the recordation of the final map which shall be subject to the approval of the City Council. 2. The City of Chula Vista shall be made a party to the CC&R~s which shall include, but are not limited to the following: a) Prohibition of garage conversions; b) Provision that the garages shall always be available to park the vehicle within; c) Prohibition against the parking of recreational vehicles on the private street; d) Prohibition against outside television and radio antennae; e) Provisions for the operation and maintenance of the sewer system and pump station; f) Provisions for the maintenance of the private streets, common open space areas, and recreation building; g) Provisions requiring all garages located closer than 22 feet from the private street to be equipped with automatic door openers. 3. Driveways to individual units shall be constructed per CVDS-5. 4. The storm drain system shown on the tentative map is approximate only; the entire system, including locations and sizes of all facilities, shall be approved by the City Engineer as part of the final grading and improve- ment plans. Easements shall be provided as determined by the City Engineer. 5. The developer shall provide street lights as determined by the City En~neer along East "J" Street. 6. The developer shall provide permanent erosion protection devices at the downstream end of storm drains, similar to regional standard D-41. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 17 7. The entire sewer system within the subdivision shall be private. 8. The developer shall underground all existing overhead utilities within the subdivision; in addition, the existing overhead line crossing East "J" Street from PP-188356 to the northerly right of way line as indicated on the tentative map shall be undergrounded. 9. The developer shall provide private street lights within the subdivision; the location, type and material shall be subject to approval by the City Engineer and Director of Planning. 10. The developer shall obtain necessary permits for proposed work within the State right-of-way; copies of such permits shall be submitted to the City of Chula Vista prior to approval of the final map. ll. The developer shall provide brow ditches at the top of slopes as determined by the City Engineer. 12. The developer shall repair areas which have previously been eroded within the subdivision; the recommendations of the soils report for the project relative to the eroded area shall be implemented. 13. The developer shall grant to the City an open space easement over the area north and east of the private trail system, including the canyon area north of units 1-4. In addition a minimum l0 ft. wide access ease- ment shall be granted to the City extending from East "J" Street to the open space area. Supplemental tree planting in the open space area will be required as part of the overall approved landscaping plan. 14. The developer shall have completed proceedings for acquisition of the portion of East "J" Street shown within the subdivision prior to the approval of the final map. 15. The maximum fill or cut slope shall be 2 horizontal to 1 vertical. 16. The entrance driveway approach from East "J" Street shall be an alley approach and conform to regional standard drawing G-17 with minimum 15 ft. radii. 17. Grading within the East "J" Street right-of-way shall be done in such a manner as to provide a top of slope elevation equal to that of the East "J" Street centerline. The top of slope shall be located along a line which varies from 32 feet north of the East "J" Street centerline at the easterly subdivision boundary to 34 feet north of the centerline at a point approximately 310 feet westerly of the east boundary (the west end of the existing curb, gutter and sidewalk). From this point west, the top of slope shall be located 34 feet north of the East "J" Street centerline. 18. Standards and specifications for all proposed stamped concrete shall be approved by the City Engineer. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 18 19. The developer shall construct curb, gutter and sidewalk from the westerly subdivision boundary east to meet existing street improvements (match existing location relative to centerline; grading per condition 16). 20. Guard rails shall be provided along East "J" Street at locations where the difference in elevation between the top of slope and pads or private street exceeds 10 feet. The design shall be subject to the approval of the City Engineer and Director of Planning. 21. No building permit shall be issued until such time as the school districts have given written notice to the City that they are able to provide school facilities for residents of the tract. 22. All units shall be required to meet California State Noise Insulation standards, achieving a maximum interior level of 45 dBA. Additionally, outside patio and balcony areas exposed to noise levels of 65 LDN or higher must provide a solid barrier 4 feet above the deck level (balconieS) or ground level (patio). D. DISCUSSION 1. Existing site characteristics. The triangular shaped property is comprised of four vacant parcels located on the north side of East "J" Street and bounded by the 1-805 freeway on the east side. Topographically, the property is a deep ravine with steep slopes along the westerly and southerly boundaries. The ravine runs diagonally from the southwest corner of the property toward the freeway in a northeasterly direction. The property, which has an average natural slope of approximately 30%, has an elevation change of 100 feet going from elevation 275 feet at "J" Street to 174 feet in the bottom of the ravine. 2. Proposed development. a. The proposed development consists of 28 single family attached units on "postage stamp" lots, one single family detached unit on an individual lot, and one open space lot which contains the recreation room. The units will be served by a private street system consisting of two cul-de-sac streets with a single access to East "J" Street located at the southwest corner of the project. The private streets will have a curb to curb width of 24 feet with parallel parking bays (17 parking spaces) and a 5.5 foot sidewalk on one side. The streets will feature textured paving at the intersection of the two streets near the entrance and at the end of the cul-de-sacs. b. The units will be located in 11 three story, split level (front to back) townhouse structures with a two garage at street level facing the interior private street. There will be seven duplexes (14 units), two triplexes (6 units), and two fourplexes (8 units). The units will vary in setback from the private street, with some units located as close as 6 feet and others as far back as 26 feet. Approximately 60% of the units are located less than 15 feet from the private street and 40% are at 20 feet or greater. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 19 c. The attached structures will be single story at the level of the private street with the other two floors located below the level of the street. The single family detached dwelling will be a two story structure with both floors above the level of the private street. The buildings are proposed to be of contemporary architectural design with stucco exterior, asphalt shingle roofs, rough resawn wood garage doors and bronze window trim. It should be noted that because of the high visibility of the roofs along "J" Street, staff is reco~ending to the Design Review Committee that wood shakes be used. All of the private open space is provided by balconies at the second floor levels, except for the single family detached dwelling unit which will have a rear yard. The private balconies contain approximately 170 sq. ft. The creation of patios at the ground level in the rear of the attached units is not very practical because of the topographic change and the relationship to the floor plan. d. Grading will take place primarily along the westerly and southerly portions of the property. Because of the steep slopes the developer will utilize a series of retaining walls and "crib" walls in order to prevent substantial filling of the ravine. The majority of building pad areas along East "J" Street will be 15-17 feet below the elevation of the street. The single family detached structure will project approximately 8 feet above the level of "J" Street, whereas only one to four feet of the ridge of the roofs of the other units will project above the street. e. The development will be served by a private sewer system. The system will be a gravity sewer located to the rear of the units flowing into a pump station onsite and then pumped into the sewer located in East "J" Street. 3. Street vacation. The proposed development includes a portion of East "J" Street which has been requested to be vacated. Such vacation must be completed prior to the approval of the final map. 4. Petition. A petition signed by 129 residents was filed in protest of the project asking that the area be declared public open space. D. ANALYSIS 1 As indicated earlier, the proposed project will be reviewed by the Design Review Co~ittee prior to City Council consideration, however, the review is scheduled for consideration after the Planning Commission hearing. In addition, the tentative subdivision map is dependent upon the requested rezoning to R-1-P and an approved precise plan. If the rezoning is denied, then the project cannot proceed as submitted. 2. The primary purpose of the tentative subdivision map is to authorize the sale of individual units and insure that the development will be adequately served by public and/or private improvements. City Planning Coninission Agenda Items for Meeting of September 30, 1981 Page 20 E. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for East "J" Street Condominiums, Chula Vista Tract 81-3, is recon~nended for approval based on the following findings: 1. The site is physically suited for low density residential development which utilizes split level construction. 2. The design of the subdivision will not affect the existing improvements, such as streets, sewer, etc., which have been designed to avoid any serious health problems. 3. Approval of the project will not adversely affect the public service needs of the residents of the city or available fiscal and environmental services since the anticipated traffic increase of 300 trips can be accommodated with the existing adjacent road system. 4. The subdivision is consistent with the General Plan and its elements as follows: a. Land Use - The proposed density of the project is in keeping with the General Plan designation for this area of 4-12 dwelling units per acre. b. Circulation - The development will be served by a private street and no other properties in the immediate vicinity need to be served by streets through the property. The improvements along East "J" STreet will be completed in front of the proposed project. c. Housing - The proposed development will provide an additional housing choice other than detached single family dwellings in a desirable area of the community. d. Conservation - The proposed development will employ the use of split level construction, thereby maintaining the basic integrity of the land form and preserving much of the native vegetation. e. Parks and Recreation - The development will be required to pay fees in lieu of dedication and improvem-nt of park lands. f. Seismic Safety and Safety - No known active faults exist on or within close proximity of the property. The site is well within the response time of the fire station located on East "J" Street. g. Noise - The proposed project will be required to be constructed in a manner to achieve acceptable noise levels within the units. h. Scenic Highway - The proposed development will be primarily below the level of the street, thereby preserving distant views to the northwest. i. Bicycle Routes - There are no designated bicycle routes adjacent to the site. City Planning Commission Agenda Items for Meeting of September 30, 1981 Page 21 j. Public Buildings - No public buildings have been designated on the site, however, the applicant will be required to pay school fees in accordance with district policy. 5. Pursuant to Section 66412.2 of the Subdivision Map Act the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the city and the available fiscal and environmental resources and determined that the subject property is well suited for residential housing. City Planning Commission Page 22 Agenda Items for Meeting of September 30, 1981 5. PUBLIC HEARING: c. "CEQA findings" regardin~ potentially significant envinonmental impacts and the feasibility of mitigation measures or alternatives to the prOject A. BACKGROUND 1. It is the policy of the State of California and the City of Chula Vista that a project which would result in a significant environmental impact shall not be approved if it is feasible to lessen that effect to a level of insignifi- cance. Only when there are specific economic, social or technical reasons which make it infeasible to mitigate an impact or to approve a project alternative can a project with significant impact be approved. Therefore when an EIR has been completed which identifies one or more significant impact one of the following findings must be made for each of those substantial and adverse effects: a) Changes or alternatives have been required of or incorporated into the project which mitigate or void the significant environmental effects, or b) Such changes or alternatives are within the responsibility and jurisdiction of another public agency and that such changes have been adopted by the other agency or can and should be adopted by such agency, or c) Specific economic, social,technical or other considerations make infeasible mitigation measures or project alternatives identified in the final EIR. 2. Additionally, when a decision making authority such as the Planning Commission decides to approve or carry out a project for which an EIR has been prepared and when that document and associated findings identifies one or more significant environmental effects which cannot be avoided, the decision making body must adopt a statement of overriding considerations which warrant approval of the project in light of the adverse findings of the EIR. 3. In addition to the effects which were found to be insignificant during the initial study of this project, the following areas have been found to be clearly insignficant in the environmental impact report. a) geology and seismicity b) soils c) drainage d) biology e) archaeology f) land use g) school facilities h) energy City Planning Commission Page 23 Agenda Items for Meeting of September 30, 1981 B. RECOMMENDATION If the Planning Commission recommends approval of the project as is currently proposed it is recommended that the following CEQA findings and statement of overriding considerations be adopted: 1) Noise The condominium dwelling units will be required to meet the State of California Administrative Code Title 25 Noise Insulation standards and therefore will be designed to achieve a maximum interior noise level of 45 dBA. Additionally the single family detached dwelling is being required to achieve the same maximum interior noise level and all balconies which will be exposed to a 65 LDN noise level or higher will be provided with a solid barrior 4 ft. above the deck level. Findin9 Changes are being incorporated into the project which mitigate any significant acoustical impact. 2) Paleontology Paleontological resources which are associated with the San Diego Soil Formation have been discovered in this area. The open space lot will include an access easement for qualified paleontologists to gain access and conduct necessary excavations at some future date. Findin9 Measures are being incorporated into the project which will mitigate or void any significant impact on paleontological resources. 3) Traffic safety The project has been redesigned to provide an access point at a more level portion of the project site. This will assure good line of sight both to the east and west along East "J" Street from the access point. Finding Changes have been incorporated into the project which mitigate significant environmental effects. 4) View shed/ Aesthetics East "J" Street is designated as an unofficial scenic route in the Chula Vista General Plan. A portion of the right-of-way adjacent to this development provides views of Rice Canyon, Sweetwater Valley and downtown San Diego. Implementation of the project would substantially change the natural appearance of the property. Structures as seen from the freeway City Planning Commission Page 24 Agenda Items for Meeting of September 30, 1981 would be 30 or more feet in height in groups of 2-4 dwelling units from 50 to over 100 feet in length. The appearance of the project from East "J" Street would largely be that of roofs, garages, concrete and AC paving. The dwelling units parallel to East "J" Street have been redesigned into a series of duplexes, affording greater potential for providing landscaping and visual separation. Also the relocation of the access point has permitted the lowering of the elevations near East "J" Street. On the revised plan the peaks of the roofs in this section are generally 2-3 feet above the level of East "J" Street. Thus much of the eye level view will be retained. Finding Changes have been incorporated into the project which mitigate the significant environmental effects. 5) Land form The project site is characterized by steep topography with an average natural slope of about 30% and many areas steeper than a 2:1 ratio. The proposed project utilizes a front to back stepdown design that fits the topography of the property and minimizes the amount of grading necessary to implement the project. The revised development plan uses "crib walls" to eliminate the fill which was to be placed in the canyon near the center of the project. This modification in addition to other changes to the plan have avoided the significant land form alteration. Finding Changes have been made incorporated into the project which mitigate this significant impact. C. OVERRIDING CONSIDERATIONS The project as proposed, with the conditions of approval, mitigate significant environmental impacts and it is not necessary to adopt a statement of overriding considerations. City Planning Commission Pa9e 25 Agenda Items for Meeting of September 30, 1981 6. PUBLIC HEARING: Consideration of draft EIR-78-2-A on "H" Street extension through E1 Rancho del ReS A. BACKGROUND 1. This Environmental Impact Report is a supplement to the master EIR which was prepared on the E1 Rancho del Rey's Specific Plan (EIR-75-2). The master EIR addressed the extension of East "H" Street through the E1 Rancho del Rey Specific Plan area only in general terms due to the lack of specificity available at that time. 2. This draft ETR was prepared by the Environmental Review Section of the Planning Department based on technical reports that were submitted to the Planning Department or were otherwise available. The draft EIR was issued for public and agency review on August 20, 1981. 3. The draft EIR was reviewed by the Resource Conservation Commission at their September 21 meeting. It was found adequate and the Commission recommended that the report be certified. No other comments on the draft EIR have been received. No substantial public controversy is anticipated. B. RECOMMENDATION If it is not necessary to prepare a response to comments on the draft EIR, certify that EIR-78-2-A has been prepared in accordance with CEQA and the Environmental Review Procedures of the City of Chula Vista. If it is necessary to prepare a response to comments on the draft EIR, schedule c~nsideration of the final EIR for October 14, 1981. C. PROJECT DESCRIPTION 1. The project is located along the alignment as shown on the E1 Rancho del Rey Specific Plan from the Rice Canyon Sectional Area, easterly to the current terminus of the East "H" Street street improvements westerly of Otay Lakes Road. The proposed street improvements would be located in the southerly portion of the future East "H" Street right-of-way and would include two travel lanes. It is proposed that the street be located at its eventual grade and alignment. This will require the placement of fill at various locations along the right-of-way. In order to obtain this necessary fill material a borrow site is proposed to be operated on the northerly side of East "H" Street near the future intersection with Paseo del Rey. Also associated with the project is a 16 inch water transmission main which will extend from the western project boundary easterly to a 1.0 million gallon storage reservoir which will be located near the SDG&E transmission lines just to the south of the proposed East "H" Street. D. ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION 1. Biology Project implementation will result in the removal of existing native ground cover along the street right-of-way and the borrow site. Of particular importance are the stands of snake cholla (a sensitive plant species). The impact of this City Planning Commission Page 26 Agenda Items for Meeting of September 30, 1981 specific project can be mitigated through the salvage of substantial plants and replanting on appropriate south facing slopes. It must be recognized however that on a cumulative basis with other related and nonrelated projects there will be a significant impact on the unique biological resources found in the eastern Chula Vista planning area. 2. Geology and soils The project site is crossed by the main branch and other branches of the LaNacion Earthquake Fault System. Although the system is considered only potentially active any ground rupture or settlement along the faults would adversely impact the street improvements and any utilities crossing these faults. Soils within the project area include the Otay formation which contains bentonite, which is a highly expansive clay. There are also compressible soils which occur at the lower elevations. These adverse conditions can be mitigated through standard development regulations. 3. Paleontology The project site contains soils which are highly fossiliferous and therefore it will be necessary to have a qulaified paleontologist present during the grading operation to recover any significant paleontological resources. The areas of special concern include both the primary and alternative borrow sites which are located westerly of the main branch of the LaNacion Fault zone. 4. Land form alteration The vicinity of the project is characterized by a series of east/west trending ridge lines and canyon areas. The proposed borrow sites are located on two of these ridge lines. The operation of the borrow sites would create a maximum cut of approximately 75 to 80 feet below the existing ridge line. The greatest depth of fill on which street improvements would be placed would be near the proposed intersection of East "H" Street and Paseo del Rey. This would have a depth of approximately 70 feet. The implementation of the proposed grading will result in a significant and unavoidable impact on the natural features of the area. This grading is necessary however to provide safety services and vehicular circulation throughout the E1 Rancho del Rey area and the eastern Chula Vista planning area.