Vesting Tentative Tract Map Number 52928, Coastal Development Permit, and Site Plan Review to permit the demolition of 20 apartments
units in two buildings, and the construction of 25 three level townhouses (3,000 squre feet each), and 57 four level, three-bedroom
condominiums (2,400 square feet each) with 205 parking spaces. The project site is approximately 3.98 acres of hillside terrain in the RD2-1 zone.
The project will require approximately 100,000 cubic yards of soil export and the import of 75,000 cubic yards of soil for the
repair of the Revello Landslide. Twenty-nine non-native trees are proposed to be removed. This project will be subject to the Mello Act Interim Ordinance,
pursuant to the Mello Act, Governement Code (65590 and 65590.1).
| EIR Cover (69k) |
| Request for Comments (116k) |
| I. Summary (245k) |
| A. Introduction |
| B. Proposed Project |
| C. Alternatives |
| D. Areas of Controversy |
| E. Environmental Impacts and Mitigation Measures |
| II. Environmental Setting (103k) |
| A. Overview of Environmental Setting |
| B. Related Projects |
| III. Project Description (84k) |
| A. Project Applicant |
| B. Project Location |
| C. Project Characteristics |
| D. Project Objectives |
| E. Discretionary Actions |
| IV. Environmental Impact Analysis |
| IV.A. Impact Found To Be Less Than Significant (73k) |
| IV.B. Visual Resources (132k) |
| IV.C. Air Quality (175k) |
| IV.D. Geology and Soils (193k) |
| IV.E. Hydrology and Water Quality (125k) |
| IV.F. Land Use (128k) |
| IV.G. Noise (130k) |
| IV.H. Population and Housing (110k) |
| IV.I. Public Services |
| IV.I. Police Protection (90k) |
| IV.I. Fire Protection (98k) |
| IV.I. Schools (97k) |
| IV.I. Recreation/Parks (75k) |
| IV.I. Road Maintenance (83k) |
| IV.J. Traffic (182k) |
| IV.K. Utilities |
| IV.K. Sewer (95k) |
| IV.K. Water (101k) |
| IV.K. Solid Waste (101k) |
| IV.K. Energy Conservation |
| IV.L. Electricity (98k) |
| IV.L. Natural Gas (85k) |
| V. General Impact Categories (54k) |
| A. Summary of Significant Unavoidable Impacts |
| B. Growth Inducing Impacts of the Proposed Project |
| VI. Alternatives to the Proposed Projects (71k) |
| A. No Project Alternative (92k) |
| B. 61-Unit Condominium and Townnhouse Alternative (104k) |
| C. 50-Unit Planned Unit Development Alternative (103k) |
| D. 102-Unit Density Bonus Alternative (103k) |
| E. Environmentally Superior Alternative (72k) |
| VII. Preparers of the EIR (67k) |
| VIII. List of Acronyms and Abbreviations (60k) |
| LIST OF FIGURES |
| Figure II-1 Regional Map (jpeg 45k) |
| Figure II-2 Vicinity Map (jpeg 57k) |
| Figure II-3 Aerial Photo (jpeg 69k) |
| Figure II-4 Topographical Map (jpeg 98k) |
| Figure II-5 Views of the Project Site (jpeg 40k) |
| Figure II-6 Access to the Project Site (jpeg 46k) |
| Figure II-7 Views from the Project Site (jpeg 42k) |
| Figure II-8 Views from the Project Site (jpeg 41k) |
| Figure II-9 Views of Surrounding Land Uses (jpeg 49k) |
| Figure II-10 Views of Surrounding Land Uses (jpeg 60k) |
| Figure II-11 Views of Surrounding Land Uses (jpeg 49k) |
| Figure II-12 Related Projects Map (jpeg 68k) |
| Figure III-1 Vesting Tentative Map Tract 52928 (jpeg 162k) |
| Figure III-2 Site Plan (jpeg 134k) |
| Figure III-3 Garage Plan (jpeg 42k) |
| Figure III-4 Cross Section A (jpeg 55k) |
| Figure III-5 Cross Section B (jpeg 53k) |
| Figure III-6 Cross Section C (jpeg 51k) |
| Figure III-7 Artist's Rendering of Townhomes (jpeg 49k) |
| Figure IV.B-1 Vicinity Map (jpeg 57k) |
| Figure IV.B-2 Aerial Photo of Project Site (jpeg 70k) |
| Figure IV.B-3 Views of the Project Site (jpeg 46k) |
| Figure IV.B-4 Views of the Project Site (jpeg 45k) |
| Figure IV.B-5 Views of Surrounding Land Uses (jpeg 46k) |
| Figure IV.B-6 Views of Surrounding Land Uses (jpeg 44k) |
| Figure IV.B-7 Views from the Project Site (jpeg 45k) |
| Figure IV.B-8 Views of and Towards the Project Site (jpeg 42k) |
| Figure IV.B-9 Views of and Towards the Project Site (jpeg 33k) |
| Figure IV.B-10 Site Plan (jpeg 135k) |
| Figure IV.B-11 Artist's Rendering of Townhomes (jpeg 49k) |
| Figure IV.B-12 Existing and Proposed Line of Sight from Adjacent Condominiums (jpeg 71k) |
| Figure IV.B-13 Existing and Proposed Line of Sight from Adjacent Condominiums (jpeg 72k) |
| Figure IV.B-14 Existing and Proposed Line of Sight from Adjacent Condominiums (jpeg 72k) |
| Figure IV.B-15 Existing and Proposed Line of Sight from Adjacent Condominiums (jpeg 72k) |
| Figure IV.B-16 Existing and Proposed Line of Sight from Adjacent Condominiums (jpeg 71k) |
| Figure IV.B-17 Existing View of Project Site from Pacific Coast Highway (jpeg 46k) |
| Figure IV.B-18 Post Project View from Pacific Coast Highway (jpeg 53k) |
| Figure IV.D-1 Geologic Map (jpeg 108k) |
| Figure IV.D-2 Revello Landslide (jpeg 33k) |
| Figure IV.D-3 Regional Faults and Seismicity (jpeg 57k) |
| Figure IV.D-4 Section A-A (jpeg 76k) |
| Figure IV.D-5 Section B-B (jpeg 82k) |
| Figure IV.D-6 Section C-C (jpeg 78k) |
| Figure IV.D-7 Section D-D (jpeg 65k) |
| Figure IV.D-8 Section E-E (jpeg 65k) |
| Figure IV.D-9 Section F-F (jpeg 67k) |
| Figure IV.D-10 Section G-G (jpeg 68k) |
| Figure IV.E-1 Hydrology Map-Condition Prior to Landslide (jpeg 130k) |
| Figure IV.E-2 Hydrology Map-Proposed Conditions (jpeg 131k) |
| Figure IV.F-1 General Plan Land Use Map (jpeg 61k) |
| Figure IV.F-2 Zoning Designations (jpeg 49k)/a> |
| Figure IV.G-1 Typical Construction Equipement Noise Generation Levels (jpeg 52k)/a> |
| Figure IV.I-1 School Locations (jpeg 50k)/a> |
| Figure IV.J-1 Existing (2002) Traffic Volumes AM Peak Hour (jpeg 30k)/a> |
| Figure IV.J-2 Existing (2002) Traffic Volumes PM Peak Hour (jpeg 31k)/a> |
| Figure IV.J-3 Project Trip Distribution Percentages (jpeg 33k)/a> |
| Figure IV.J-4 Net Project Traffic Volumes AM Peak Hour (jpeg 31k)/a> |
| Figure IV.J-5 Net Project Traffic Volumes PM Peak Hour (jpeg 29k)/a> |
| Figure IV.J-6 Related Projects Location Map (jpeg 46k)/a> |
| Figure IV.J-7 Future (2005) Traffic Volumes Without Project AM Peak Hour (jpeg 32k)/a> |
| Figure IV.J-8 Future (2005) Traffic Volumes Without Project PM Peak Hour (jpeg 32k)/a> |
| Figure IV.J-9 Future (2005) Traffic Volumes With Project AM Peak Hour (jpeg 30k)/a> |
| Figure IV.J-10 Future (2005) Traffic Volumes With Project PM Peak Hour (jpeg 32k)/a> |
| APPENDICES (UNDER SEPARATE COVER) |
| Appendices Cover(45k) |
| Appendix A: Notice of Preparation (NOP)(752k) |
| Appendix B: Responses to the NOP |
| Appendix B (1 of 7) (1,760k) |
| Appendix B (2 of 7) (7,443k) |
| Appendix B (3 of 7) (3,038k) |
| Appendix B (4 of 7) (2,000k) |
| Appendix B (5 of 7) (4,131k) |
| Appendix B (6 of 7) (2,211k) |
| Appendix B (7 of 7) (1,530k) |
| Appendix C: Letters From Public Service and Utility Agencies |
| Appendix C (1 of 3) (1,420k) |
| Appendix C (2 of 3) (639k) |
| Appendix C (3 of 3) (1,155k) |
| Appendix D: Traffic Report |
| Appendix D (1 of 2) (24,469k) |
| Appendix D (2 of 2) (1,922k) |
| Appendix E: Tree Survey |
| Appendix E (1 of 3) (510k) |
| Appendix E (2 of 3) (652k) |
| Appendix E (3 of 3) (374k) |
| Appendix F: Hydrology Calculations |
| Appendix F (1 of 10) (385k) |
| Appendix F (2 of 10) (381k) |
| Appendix F (3 of 10) (340k) |
| Appendix F (4 of 10) (339k) |
| Appendix F (5 of 10) (339k) |
| Appendix F (6 of 10) (388k) |
| Appendix F (7 of 10) (378k) |
| Appendix F (8 of 10) (335k) |
| Appendix F (9 of 10) (336k) |
| Appendix F (10 of 10) (352k) |
| Appendix G: Air Quality Data (168k) |
| Appendix H: Cultural Resources Records Search (1,009k) |
| Appendix I: Geotechnical Reports |
| Appendix I (1 of 11) (1,397k) |
| Appendix I (2 of 11) (4,460k) |
| Appendix I (3 of 11) (9,785k) |
| Appendix I (4 of 11) (2,328k) |
| Appendix I (5 of 11) (3,465k) |
| Appendix I (6 of 11) (3,628k) |
| Appendix I (7 of 11) (6,064k) |
| Appendix I (8 of 11) (570k) |
| Appendix I (9 of 11) (2,311k) |
| Appendix I (10 of 11) (2,300k) |
| Appendix I (11 of 11) (672k) |
