3 - The Bowery_PUBLIC COMMENT_RAMSEY

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5.0 Environmental Analysis 5.1 Land Use Avion Project SEIR Page 5.1-6 Barriers. New development adjacent to the MHPA may be required to provide barriers (e.g., non- invasive vegetation, rocks/boulders, fences, walls and/or signage) along the MHPA boundary to direct public access to appropriate locations and reduce domestic animal predation. Invasives. No invasive non-native plant species shall be introduced into areas adjacent to the MHPA. Brush management. New residential development located adjacent to and topographically above the MHPA (e.g., along canyon edges) must be set back from slope edges to incorporate Zone 1 brush management areas on the development pad and outside of the MHPA. Zone 2 should be placed in an open space easement that identifies a homeowners association or other private party that would be responsible for the ongoing Zone 2 brush management activities. The amount of woody vegetation thinning shall not exceed 50 percent of the vegetation existing when the initial thinning is done. Additional thinning and pruning shall be done consistent with San Diego standards to obtain minimum vertical and horizontal clearances and shall avoid/minimize impacts to covered species to the maximum extent possible. For all new development, regardless of the ownership, the brush management in the Zone 2 area would be the responsibility of a homeowners association or other private party. Grading/land development. Manufactured slopes associated with site development shall be included within the development footprint for projects within or adjacent to the MHPA. 5.1.4 Issue 1: LDC Deviations Would the project require a deviation or variance, and the deviation or variance would in turn result in a physical impact on the environment? 5.1.4.1 Threshold According to the City’s California Environmental Quality Act (CEQA) Significance Determination Thresholds, land use compatibility impacts may be significant if the project would result in: • Conflict with an adopted land use designation or intensity and indirect or secondary environmental impacts could occur. 5.1.4.2 Impacts The project is consistent with the underlying zone of RS-1-14 (Residential Single Unit, minimum 5,000-square-foot lots); however, a deviation from the applicable development regulations, for over- height retaining walls outside of the required setback is being requested. The project is requesting retaining walls with a maximum height of 55 feet, 7 inches that would be located along both sides of the existing drainage channel, where Section §142.0340 of the Land Development Code requires that the heights of retaining walls do not exceed 12 feet outside of required setbacks. The retaining walls that would exceed the maximum height allowance would be located along both sides of the existing drainage that would be crossed by the arch culvert allowing for the extension of