HomeMy WebLinkAboutAgenda Statement 1981/12/22 Item 22COUNCIL AGENDA STATEIrIENT
Item 22
Meeting Date 12-22-81
IT
TITLE:
SUBMITTED BY:
Resolution /~~,~ Stipulating that the proposed
grading changes do not involve new significant
environmental impacts requiring revisions to the
Environmental Impact Report and approving the
change in grading (Pe pertree Estates)
City Engineer
Director of Planning~~4/Sths Vote: Yes No x )
On une 9, 1981, Council approved the Tentative Map for Chula
Vis a Tract 81-7, Peppertree Estates. The tentative map
ind Gated grading for the roadway within the project and two
lot Subsequently, the developer has submitted grading plans
for the subdivision showing a greater amount of grading than had
bee shown on the approved tentative map. This report is to
inf rm Council of the extent of change. It is my
REC h MENDATION: That Council approve the resolution relative to
the grading concept shown on the grading plan.
BOA D/COI+IMISSION RECOMMENDATION: The revised grading was
rev ewed by the Environmental Review Committee on November 12,
198 A public hearing was not conducted at this meeting. The
Com ittee made the following findings and recommendations:
1. The proposed changes are not significant and it is not
necessary for the Environmental Review Committee to hold a
public hearing on these revisions.
2. That City Council find that the changes proposed will not
involve ne w significant environmental impacts and will not
require important revisions to the EIR.
DIS USSION:
The proposed grading as shown on the Tentative Map and described
in he EIR for Peppertree Estates, CVT 81-7 is different than
indicated on the grading plans submitted by the developer on
Sep ember 29, 1981.
Ori finally, the plan for this project indicated grading for
roa ways and for Lots 14 and 15. Quantities relative to grading
sta ed in the EIR were:
Cut 4800 cubic yards
Fill 7300 cubic yards
Import 2500 cubic yards
Page 2, Item ~>
Meeting Date 12-22-81
The EIR also indicated that five custom homes would be
con tructed with grading for those homes. The Tentative Map did
not indicate this grading because the extent of grading was
un k own .
Gra ing plans submitted by the developer indicate grading of each
lot to provide pads for future home construction. Areas of
nat ral topography would be maintained, especially along
Jac randa Drive. Access drives, drainage facilities, utilities
and the first five dwelling units would be installed. Volume of
gra ing compares as follows:
EIR NEW PLAN
Cut 4800 7,560 cubic yards
Fill 7300 19,200 cubic yards
Imported 2500 12,100 cubic yards
Ret fining walls would also be installed. They would not be
sta dard block walls but rather a system of block which would
per it landscaping along its face and easy reconstruction as
find vidual lots are built out. The walls would be 5 to 6 feet in
hei ht.
Split level units (1-4 ft.) are proposed, as well as two story
homes. This is a deviation from the one story and split level
hom s tailored for each individual lot as originally envisioned.
A p imary issue relative to the extent of grading on this site is
the retention of mature trees. A breakdown of the trees to be
removed and retained relative to the grading as now proposed is
as ollows:
a. ~ Total number of existing trees 154
b. Number of trees to be removed
1. On hots 1-14 30
2. In street right-of-way 21
3. Total number of trees to be removed 51
c. Number of trees which are dead, declining
or insignificant (which are part of the 51) 10
d. Number of trees to be preserved 103
e. Percentage of healthy, significant trees
to be removed 26.6$
~~ /~~33
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Page 3, Item 22
Meeting Date 12=x-81
Replacement of all trees removed will be under the direction of
the City's Landscape Architect.
Alt ough the work shown on the grading plan is different from
tha shown on the Tentative Map, the long term condition should
be ess obtrusive under this proposal. All lots will eventually
be graded on an individual basis if not done no w. We consider a
single grading, landscaping, and irrigation plan preferrable to
individual development. An overall grading plan will provide for
con ise drainage facilities as well as uniform landscaping and
irr gation. In addition, replacement of trees removed by the
gra ing operation would be completed under one plan thus
pro iding continuity and asssurance that the trees will be
rep aced .
Fiv of the lots will have houses constructed on them by the
dev loper. This will provide continuity between the
arc itectural design of at least five homes.
An ~nalysis of the environmental issues as outlined in a memo to
the Environmental Review Committee is attached.
Adj~cent property o wners have been notified relative to
pla ement of this item on Council's agenda.
Sli~es of the Tentative Map and grading plans with slopes and
pad delineated are available for Council viewing.
FISCAL IMPACT: Not applicable.
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vember l2, 1981
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. Members of the Environmental Review Committee ~
gym: Dou las D. Reid, Environmental Review Coordinato r
9
bject: EIR-81-2 Pepper Tree Estates
Background
1. When environmental review for a project has been completed, no
'urther analysis is necessary unless "Subsequent changes are proposed in
.he project which will require important revisions of the EIR...due to the
nvolvement of new significant environmental impacts..."
When significant project revisions (substantial and adverse) are proposed
:he Environmental Review Committee is to hold a public hearing to determine
f additional review is required.
2. In this case the applicant is proposing project revisions which could
significant in nature.
The relevent sections of the EIR are as follows:
a. It is anticipated that initial construction would create five custom
11homes, with subsequent development consisting of individual lot
preparation and house construction for future homebuyers under
developer control." Page 11
b. "Project concept plans propose one story and split-level custom
homes, individually designed for each lot. Natural landform and
existing trees will be retained to the greatest extent possible
in order to preserve the existing natural aesthetics of the .parcel.
In order to preserve the physical character of the property, land
preparation, such as clearing and grading, will be delayed until
individual homesite construction is ready to begin. Upon commence-
ment, grading operations will be kept to a minimum to promote
erosion control and reduce construction noise impacts to adjacent
properties." Page 14
c. The construction phase of the project is expected to consist of a
"period of initial grading and land preparation, construction of
five homes, and then sporadic building of custom homes as the
remaining lots are sold." page 18
d. TF~e proposed plan for the Pepper Tree project will moderately alter
"the present topography. Lots 14 and 15, which are located in the
canyon, will require cut-and-fill grading to produce building pads
at the base of the southern slopes of the canyon. The grading involved
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EC
E R-81-2 ,
2
with these lots will cover 0.6 acres total. This alteration will
involve maximum cut depths of 6 feet and fill depths of 14 feet,
with maximum cut slopes of 9 feet (with 2:1 slopes) and maximum
fill slopes of 12 feet (with 2:1 slopes). Quantities of material
involved are as follows:
Cut 4800 cubic yards
Fill 7300 cubic yards
Imported 2500 cubic yards
Presently, no other grading is planned for the other lots in the
project. About 1.8 acres of the Pepper Tree property will involve
grading for street construction. The development of the remaining
lots will cause some slight alteration to the present topography;
however, this alteration will be minimal due to the mostly level
existing topography and tailored desiggn treatment for each home's
placement on individual lots.~~ Page 59
Project Revisions
1. Initially the project was to consist of grading for the installation of
blic improvements and utilities and the development of five custom homes.
bsequent development would be on a lot-by-lot basis under the control of the
bdivider.
2. The developer now proposes to grade each lot in order to provide a pad
or future construction. Areas of natural topography would be maintained, especially
long Jacaranda Drive. Access drives, drainage facilities, utilities and the
first five darelling units would be installed with the first phase. Volume of
rading compares as follows:
EIR New Plan
Cut 4800 7,560 cubic yards
Fill 7300 19,280 cubic yards
Imported 2500 12,100 cubic yards
Retaining walls would also be installed. They would not be standard block
alls but rather a system of block which tivould permit landscaping along its face
nd easy reconstruction as individual lots are built out. The walls would be
ypically 5', but up to 6' in height.
One of the lots proposed for development at this time is ~9 which involves
he reconstruction of a portion of this retaining wall. (Details will be shown
t the Environmental Review Committee meeting.)
Split level units (1-4 ft.) are proposed, as well as t~vo story homes. This
s a deviation from the one story and split level homes tailored for each individual
of as originally envisioned.
3. Because of these refinements in the grading/housing concept the plans will
presented to the Council to assure its compliance with the tentative subdivision
p and the conditions of approval
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EIR- 1-2
C, nal sis
The primary issue before the Environmental Review Committee regards
the atitude which the EIR provides in considering the change in characteristics
repr sented by the revised development concept and if these changes are
"sig ificant" and therefore require a public hearing to determine the adequacy
of e EIR.
2. One of the Pr~hermatureetreesconrthetsite~ lAndetamledtsurveynofsthe site's
maximum retention of t
tre s has been completed. A breakdown of the trees to be retained or remove
is s follows:
154
a. Total number of existing trees
b. Number of trees to be removed:
30
1. On Lots 1 - 14
21
2. In street right-of-way
51
3, Total number of trees to be removed
c. Number of trees which are dead, declining 10
or insignificant
(which are part of the 51)
103
d. Number of trees to be preserved
e. Percentage of healthy, significant trees ~E 6~
to be removed
Re lacement of all trees remoiedan~ls bandsdCapetArcdhitectlwillfbehpresentsat the
La dscape Architect. The app
ER meeting to describe the proposed retention/disposition of the on-site trees.
3, The EIR recognized that there would be grading of each lot at a later date
b t identified it as minimal. The new plan shows substantial fill at the rear of
1 is 8 - 12. The natural topography across these lots drop by about 12' to 30'+
f om the front to the rear property line. Lots 9, 10, and 11 are proposed to be
s lit level pads with the reconstructable retaining wall at the top of a slope bank
n ar the rear of the lots. It would seem likely that development of these lots
o an individual basis would require, because of the topography extensive foundations,
r taining walls or fill slopes, No development plans for these lots have been
vailable until this time.
4. Development of each lot individually would result in similar aesthetic
impacts due to foundations, retaining walls or slopeSlacehoverlseveralsyears,titt
f phasing the project. Rather than grading taking p
ill be primarily accomplished in a much shorter period of time with minor modifica-
ions to be implemented at a later date.
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ERC
EIR-82-2
D. Recommendations:
4
1. Find that the proposed chances are not significant and it is not
necessary for the Environmental Review Committee to hold a public
hearing on these revisions.
2. That the City Council find that the changes proposed will not involve
new significant environmental impacts and will not require important
revisions to the EIR.
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