HomeMy WebLinkAboutAgenda Statement 1975/01/07 Item 06a,bAGENDA ITEM N0. [ 6a,b]
CHULA VISTA CITY COUNCIL MEETING OF: January 7, 1975
Public hearing - Consideration of conditional use permit and precise plan
for Pacific Telephone and Telegraph Company switching station on north
ITEM TITLE: side of Telegraph Canyon Road, approx. 1/4 mile west of Otay Lakes Road
Resolution - Approving conditional use permit PCC-74-27 and precise plan
for Pacific Telephone and Telegraph Co. switching station on north side
of Telegraph Canyon Road, approx. 1/4 mile west of Otay Lakes Road
INITIATED BY:
Director of Planning
A. BACKGROUND
1. Pacific Telephone and Telegraph Company proposes to construct an electronic
switching station on Telegraph Canyon Road (see locator) to serve the eastern part
of Chula Vista; the Station would provide the service presently provided'by a
facility located on Third Avenue in Chula Vista which will reach its equipment
capacity in September, 1976. Initial service for the new switching station would
be to 5300 subscribers; subsequent additions are being planned to accommodate 250
new subscribers per month.
2. The facility is considered a substation and therefore is an unclassified use,
permitted by conditional use permit in any zone. (Sec. 33.535 of Zoning Ordinance.)
3. An Initial Study (IS-74-52) of possible adverse environmental impacts of this
project was conducted by the Environmental Review Committee on November 14, 1974.
The E.R.C. concluded that there would be no significant effects and made a Negative
Declaration. No appeal of the ND was made during the appeal period and it became
final on November 29, 1974.
B. ANALYSIS
1. Surrounding zoning and land use.
North - P-C Vacant; Southwestern College property
South - A-(1) 8 (County) Telegraph Canyon Road; agricultural crops
East - P-C Vacant
West - P-C Vacant
(continued on supplemental page)
ATTACHED: Resolution [X] Ordinance [ ] Agreement [ ] Plats[X]
See EXHIBITS [~J'No. 1-2-3-4-5
Financial Statement:
Commission-Board Recommendation: The Planning Commission voted 7-0 on December 11, 1974
recommen ing t at t e ity Council release the subject 3.35 acre property for
development; (2) approval of the conditional use permit and precise plain, subject to
the conditions set forth in resolution PCC-74-27.
Department Head Recommendation: Concur, except that the building should be limited to
20 feet in height since it is located on a Scenic Route, Telegraph Canyon Road. The
20 ft. height, while being somewhat arbitrary, offers a well designed lpw profile
structure in keeping with the Scenic Highway Route. Data in support of'the need to
increase the height to 31 feet has not been submitted as of this date.
City Manager Recommendation: Concur. If Pacific Telephone Company can give some
reasonable rationale for a height allowance in excess of the 20-foot limit, as recom-
mended by the Planning staff, it should be granted to the 30-foot level which they
desire. We have not received justification for the higher limit from the Telephone
Company at the time of this mailing.
~~
~~
HUtNllH lit IVU. da,e
Supplemental Page No. 2
2. Site Characteristics.
The 3.35 acre site has a small canyon running north-south throughout, averaging
18% in slope. Drainage off the property will be to the south towards Telegraph
Canyon Road. Telegraph Canyon Road is improved to two lanes along the frontage
of this property. The natural drainage channel for the Telegraph Canyon basin
is south of the road in this area and thus the site is not subject to flopding.
3. Proposed Site Development.
a. In order to create the site plan shown on Exhibit A, a total of 8,500
cu. yds. of grading is proposed; 52,000 cu. yds. on site and 32,500 cu. yds.
off site to the east for the access road.
b. The building is proposed in two phases: The first is 16,970 sq. ft.
in a two story building, one story of which is underground. The height of the
structure above grade in phase I is 19'±. The second, or expansion phase„ pro-
poses an addition of 36,380 sq. ft., with two stories above the ground le~,vel,
for a structure height above grade of approximately 30 feet. (See Exhibit B.)
The ultimate height of the building would be 51'-56' above Telegraph Canyon Road.
c. The grading of the property facing Telegraph Canyon Road will create a
berm which will screen a 7 space parking area. This is considered adequate for
the 6 employees anticipated in both phases.
d. The applicant proposes to fully improve the access road and to improve
the necessary right of way of Telegraph Canyon Road. The location of the access
road is considered the best route to serve this site and properties to the north.
e. According to preliminary plans, the site will be heavily landscaped, both
on the new slopes and along Telegraph Canyon Road.
4. Council Referral.
Although conditional use permits do not normally go to the City Council, it
is necessary that this request be sent with Planning Commission recommendation,
for the following two reasons:
a. The site is part of the E1 Rancho del Rey General Development Plan and
has not been formally released, from the area under review, for development.
Development of the subject site by Pacific Telephone and Telegraph Company will
require formal Council action.
b. Development under the P-C zone requires both Planning Commission and
City Council approval of a Precise Plan (Exhibit A). Both the conditional use
permit and Precise Plan can be considered concurrently, since the necessbry infor-
mation has been submitted.
5. Height Limitation.
Policy 1 C of the Scenic Route Element of the General Plan indicates that the
height of buildings adjacent to Scenic Routes will be reviewed with a view toward
enhancing the scenic quality of the route. In light of the location of this
facility along a designated Scenic Route (Telegraph Canyon Road) it is i~portant
that the building height be limited to a profile and bulk which does not dominate
the scene from the road. Therefore, staff recommended to the Planning Commission
that the building height, in both Phase I and II, be held at 20 feet above grade.
This requirement still permits construction below grade.
After the Planning Commission's approval of Phase II (which increases the building
height from 20 feet to 31 feet above the berm) the staff again contacted representa-
tives of Pacific Telephone and Telegraph Co. A representative of the company
indicated that the required increase in height in Phase II contemplates certain
design improvements which would allow them to expand within the 31 ft. height
limit while providing service for some 85,000 telephones. According to Pacific
Telephone and Telegraph, if the third floor is not permitted, the facility would
reach capacity by the year 2000, rather than 2025. On two different occasions
the staff has contacted P.T.&T. to ascertain how they arrived at this projection
of 85,000 phones within the service area, but the company has not yet responded
with evidence which would justify the expansion. ~ ~~~/
AGENDA ITEM N0.- 6a,b
Supplemental Page No. 3
6. Open Space District No. 1.
The 3.35 acre site is within the boundaries of Open Space District No. 1, comprising
a portion of Parcel "N". Pacific Telephone prefers to maintain the slopes on its
own property, which is acceptable to staff. The company will be assessed for its
prorated share of the assessment against Parcel "N", once its ownership dppears on
the assessor's records. This prorated assessment is estimated to be about $7.12/month
based on the present schedule.
The maintenance of the offsite slopes, after the applicant's responsibility period
expires and reinspection is made, will be taken over by the District. Estimated
cost of this maintenance and its effect on the present assessment in the District
will be reviewed prior to processing the Final Parcel Map for the Pacific Telephone
site.
C. FINDINGS (Sec. 33.1305 Zoning Ordinance)
1. That the proposed use at the particular location is necessary or desirable to
provide a service or facility which will contribute to the general well-being of
the neighborhood or the community.
The PacTel station at this location is necessary because of its proximity to
present and future telephone main distribution cables. The new facility will
provide an essential service to existing telephone subscribers in the eastern
Chula Vista area.
2. That such use will not, under the circumstances of the particular case, be
detrimental to the health, safety or general welfare of persons residing or working
in the vicinity, or injurious to property or improvements in the vicinity.
The facility site is located next to a major street. Its location is isolated
by topography from the nearest developable areas to the north. Subject to the
conditions of approval, the facility will have minimal detrimental impact on
the surrounding area. In particular, the proper design, siting, and landscaping
of the facility will reinforce the scenic qualities of Telegraph Canyon Road.
3. That the proposed use will comply with the regulations and condition$ specified
in the Code for such use.
Subject to the conditions of approval, the facility will meet all City Codes.
4. That the granting of this conditional use will not adversely affect the General
Plan of the City of Chula Vista or the adopted plan of any governmental cxgency.
The adopted General Development Plan (1970) and the Land Use Element,of the
General Plan (1971) show the PacTel site and environs as high density residential.
The Open Space Element delineates the development area by showing the slope areas
along Telegraph Canyon Road as open space. The Scenic Highway Element shows
Telegraph Canyon Road as a "Scenic Route."
The proposed PacTel substation will not adversely affect these General Plan
elements for the following reasons:
a. The substation is one of several types of utility stations whose
locations are dictated by the focii of their present and projected siervice
areas. As an unclassified use in the Zoning Ordinance, these stationns can be
built in any area of the city regardless of zoning, subject to a conditional
use permit. This same reasoning is applicable to the General Plan; since utility
substations are not called out on the General Plan, they are to be located
wherever they are needed and are considered compatible with any General Plan
designation although their location in the heart of a residential zane would
be inappropriate.
b. Subject to the conditions of approval, the facility will conform to
the development guidelines of the Scenic Highway Element regarding building
heights, architecture, landscaping and signing. Since the open space in this
particular area is primarily "visual open space" along the Scenic Corridor of
Telegraph Canyon Road (with little or no resource or recreational value), com-
pliance of the development with the Scenic Highway Element will also accomplish
the objectives and policies of the Open Space Element. ~.7 s ~
RESOLUTION OF THE CITY PLANNING COMMISSION
GRANTING A CONDITIONAL USE PERMIT
WHEREAS, a duly verified application for a conditional use permit was
L/~~~~~
filed with the Planning Department or. November 22, 1974 by Pacific Telephone
and Telegraph Company, and
WHEREAS, said application requested that the applicant be granted a
conditional use permit for construction of an equipment office building for
Electronic Switching Station on property located on the north side of Telegraph
Canyon Road approximately 1/4 mile west of Otay Lakes Road, more particwlarly
described in the application, and which is zoned P-C, and
WHEREAS, the Planning Commission set the time and place fora hearing on
said application and notice of said hearing was given by the mailing of a letter
to property owners within 300 feet of the exterior boundaries of the property
at least ten days prior to the hearing, and
WHEREAS, the hearing was held at the time and place, namely 7:00 p.m.,
December 11, 1974, in the Council Chamber, Civic Center, 276 Fourth Avenue,
before the Planning Commission and said hearing was thereafter closed.
NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds
as follows:
a. That the proposed use at the particular location is necessary or desirable
to provide a service or facility which will contribute to the general well-
being of the neighborhood or the community.
The Pacific Telephone switching station at this location is necessary
because of its proximity to present and future telephone main distribution
cables. The new facility will provide an essential g~*vice to e;~isting
telephone subscribers in the eastern Chula Vista area.
b. That such use will not, under the circumstances of the particular case, be
detrimental to the health, safety or general welfare of persons residing or
working in the vicinity, or injurious to property or improvements in the vicinity.
The .facility site is located next to a major street; its location is
isolated by topography from the nearest developable areas to the north.
Subject to the conditions of approval, the facility will have mini~al
detrimental impact on the surrounding area. In particular, the proper
design, siting and landscaping of the facility will reinforce the scenic
qualities of Telegraph Canyon Road.
c. That the proposed use will comply with the regulations and conditions
specified in the Code for such use. ;,--~ 7~~~o I
Subject to the conditions of approval, the facility will meet all City
Codes.
d. That the granting of this conditional use will not adversely affect the
General Plan of the City of Chula Vista or the adopted plan. of any governmental
agency.
The adopted General Development Plan (1970) and the Land Use Element of
the General Plan (1971) show the site and environs as high density
residential. The Open Space Element delineates the development area by
showing the slope areas along Telegraph Canyon Road as open space. The
Scenic Highway Element shows Telegraph Canyon Road as a "Scenic Route."
The proposed substation will not adversely affect these General Plan
elements for the following reasons:
(1) The substation is one of several types of utility stations whose
locations are dictated by the.focii of their present and projected.
service areas. As an unclassified use in the Zoning Ordinance, these
stations can be built in any area of the city regardless of zoning,
subject to a conditional use permit. This same reason is applicable
to the General Plan; since utility substations are not called out on
the General Plan they are to be located wherever they are needed and are
considered compatible with any General Plan designation although their
location in the heart of a residential zone would be inapp.~opriat~.
(2) Subject to the conditions of approval, the facility will conform
to the development guidelines of the Scenic Highway Element regarding
building heights, architecture, landscaping and signing. Since the
open space in this particular area is primarily "visual open space"
along the Scenic Corridor of Telegraph Canyon Road (with little or no
resource or recreational value), compliance of the development wilth
the Scenic Highway Element will also accomplish the objectives and
policies of the Open Space Element.
BE IT FURTHER RESOLVED that the City Planning Commission grants a'
conditional use permit to Pacific Telephone and Telegraph Company to coinstruct
an equipment office building for an Electronic Switching Station on praperty
located on the north side of Telegraph Canyon Road approximately 1/4 mile west
of Otay Lakes Road.
-2-
S7~
~.
Approval of this conditional use permit is granted subject to the following
conditions:
1. Filing and approval of a Parcel Map.
2. Ultimate building height shall be limited to 30 feet above grade.
3. Signs for the building shall be ground monument or wall signs only,
subject to separate permit.
4. Landscaping.
a. The landscaping plan shall show a heavy tree and shrubbery screen
along Telegraph Canyon Road, with emphasis on specimen planting...
Landscaping of the slopes, both on and off site, shall conform do the
Landscape Manual. Slopes may be hydroseeded using an acceptable seed
mix. All slopes shall be serviced by fully automatic sprinkler systems.
The landscape and irrigation plans shall be approved by the City's
Landscape Planner.
b. The applicant shall be responsible for the maintenance of the
offsite landscaping and irrigation system for a period of one year from
the date of acceptance of the completed landscaping. At the end of one
year, the City shall reinspect the landscaping and irrigation tq deter-
mine if the level of growth and maintenance has been satisfactory. If
satisfactory, the responsibility for maintenance shall be assumed by
Open Space Maintenance District No. 1. If not satisfactory, the
Planning Commission may, by resolution, extend the maintenance mespon-
` sibility for an additional length of time.
• c. Landscape and irrigation plans shall be submitted concurrent with
submission of the grading plan.
5. Site Plan.
Development of the project is subject to site plan and architectural
approval. a
6. Fire Protection.
a. Emergency access to the facility shall be~provided, subjectt, to
approval of the Fire Department.
b. Two fire hydrants will be required.
c. Fire flow requirement is estimated to be 2,000 GPM based on' the
information submitted.
d. Depending on the ultimate approved height of the building, an
automatic sprinkler system may be required.
's ~~
-,.~
~.
7. The proposed alignment for Telegraph Canyon Road has been estab~isned.
However, the precise relationship between the existing right of way and the
proposed right of way in the vicinity of the site has not been determined.
The applicant shall establish this relationship with input from the 'Division
of Engineering and dedicate any necessary right of way for the northerly
half of Telegraph Canyon Road along his frontage.
8. The street improvements for Telegraph Canyon Road shall include a
minimum of 49 feet of pavement for the travelway and all drainage facilities
required. Curb and gutter, bike path, shoulder landscaping and street lights
are required on the north half of the road.
9. The site plan indicated the improvement of the total width of the
proposed north/south access road through the property and the construction
of a median island within this road. The construction of the full width of
this road and the construction of the median island are not requirements
imposed by the Engineering Division but their construction is acceptable to
the Public Works Department. The street and island construction shall meet
the standards as prescribed by the City Engineer and shall include dedication
of right of way, curb and gutter, sidewalk, median island curb, paving,
landscaping and irrigation, drainage and sewer facilities, street lights and
pavement. Median island landscaping shall be such as to require a rminimum
of maintenance. The use of paving materials within the island is suggested.
10. Utilities serving the building shall be underground. .Utility lines
existing on the north side of Telegraph Canyon Road may also be required to
be underground along the frontage of the subject site.
11. The precise method of handling the drainage through the site arnd across
Telegraph Canyon Road shall be subject to approval by the City Engineer.
This conditional use permit shall become ineffective and void if the same is not
utilized within one year from the date of this resolution in accordance with
Section 33.1310 of the Zoning Ordinance.
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 11th day of December, 1974, by the following vote, to-wit:
AYES: Commissioners Starr, Rice, Smith, Pressutti, Rudolph, Floto and Chandler
NOES: None
ABSENT: None
ATTEST:
` Secretar~
Chairman
75~~
~~
~'.
ti,Y :~
y~
~~
r
~,~
l
'~~ "~
``\. \ _ .
~~%
,_~ ~ , _ ~ ~ f. \
~~ ~A~ ~~i~ ~~ ,, ~,%
;~,'~- ;,/ i ~' ~ ,;i ~~ ~ ; ~ ,~ ~,~
O y
,:~r~ \ ~~ . ~ /.
'd~ \" i ~ ~~~ ~ %. /%
/), ~r~ v~ ,. /~ ~ 4d
a ,~~ ~ ~ F
~~ '~.:. U~zz
;,
,~. `,`
~ ~~ ,. ~- --- ,- I
,f \ O 8
._
~~ _
~~ ~ ~ ~
~ ` `\
~~ ~ - ~
~ ~ ' ~)+
~. / , ~ per=
~ ~ ~- -- ~
-~~; Y ~~
_ ~. _
,. ~
~ ~ i 1 ! ~ ~ ~~; ~i
,~:
-,~/"i i ~ / ,~ I j ~ ; ,~, ,~,
~~ ~ ~ _ "~ ,, I ;~~ ~ ~
/ ~ ~ .T / j/ -;yk.'~'.~ ~ 1 ~~1 0 ~1 V '~~'.
~~ -, -_
`~
l
~ ,) l l ~. . ~ ~ EXHi~I`~
,- ~ I / l 1
-l ~1 ~
~~I1„~~~- ~ 1I~) 3
~~~-vvm
zn~~1nX ~ I ~ /
zZ~n ~- ~ ~ 1 / l l ~ ~ I
g~~m, ~ , ~ '' ~ ~ i I ~ 1 ~ I ' ~~ i
~ ~. , ~ .,
,~1 I ~~ 1 ~ ~ ~~ \v ~.~
1 I; ~
' II I
f I+
II
I d ,
I , I
I
I ;~
I
•
II .
j ~
I
j I 1
I l~
I ~ I
I
I
1 I
I
I ~~ t I .
I ~~ ~ I .
.I ( l I I
i ; .I
li ,;~
..
I 1 ~1
I- i !~~ a
.9
+_
I '~' '~
I' - j jI Iz
If ~ (j ;o`
~ I I
I~ ~ f ~. ~s
/`' + r ~ >
.1 t`` ' o
~'
I
I ~~
-1; ~/
I
i ~
~I
~~ ~
f(~ ~~
~ .' ~
~ I~ ~~~
I
_)
\~
i
i ,~,
;,,
i ~ : ; ; ~ ~.
~, ; Ir
~(~
t ! 1' ~ ~
--~
'- 1 -
~ ,~
:~ , ,
/~ '\
s wI~
+on
c / j y mao/
m4
:~ ~_ ~ ;
,o
/ °o mn
~,~~~ a ~ ~
~ m
~ ~~ ~~~~a
m=
,~,
. /~~~.
~;~„ ~ ..
/ r~~
~f~ /
.~
I~ `_ ~.'i
I 'Ct ~~ ~ ~
i ~ ~~ ~ , ~ +
~' ~ -- - - - - --r-- --r--~- " ~ J
I ~ % 1
I~ ~ 1
ii /
/ /; 1 ~ /
1•I
I I / ~~~ ~~
III i~~ ,;~ ~
+ 1, , ~ ,~
I~; `
1,; 1 ~/ ~
'ii li i / ,V 1 I I /~
I ~t~i' ~
~~ i_ra
<1
w~
o ~
,~ t
/ ~I
~ .~' ~
~~~~ ;
\~~~, `'.
,~~~ ~. \
\ ~
~ ~~ ~~
\~~ \ ~\. ~
,~ ~ .~ ..,
.- ~ -- j-=~=-_ j%
j~ ,_ _ ~ .
o'''o~oa/~/ / - -~~'' ~
~, ,
~~
i ~i/ /
G _./
'~
i
~/ /.-
i
i/
/ .
h ~-
-~ ,
. `~
may, ///7/G/;
•
~ ;
f
~~~~~fil
Zn~~n7G
oo~mn=
~~r~~~
°v~~mN~
°~~_.~~~
~ D
= Z
0
c
z
m
m
D
Z
a
-
_.r ~
t _ .
i ~ . ~~~. z_ -
.
j,.~,,~_
1 _ _
f
l(
1 w
~S
~t~
~ _
,~..t-. ~
_
~
` _ j s_
-
I
~ ~~
- ,
~= ~- _ _
~~_ -
____::_ ~ Ra
~ :
- ~ - '~
~ .. ti
i
4; ~
'_ -__
~: ~~
-
~- = po
p
N
m
1
~ t
___ _
- 4
T
C
D
-
i. '
.
~
~
.~
~ m
x
n
~
.d-~~
}, :'-
~_
a, -~ Z
N
s
_
~-v' -
~' I . J`~
i
. : ~
- _ N
l
,t. ,
t.
~'l i
~1 ' _
. ~ w+~ ~ .~
~~f.
_ : ~,. N
•
i !
`i r
,~ ~
1
__. ~
,~, / ~::'C~"