HomeMy WebLinkAboutAgenda Statement 1978/03/14 Item 27 Item No. 27
March 14, 1978
Ordinance 1790
telegraph Canyon Road �iii vi �iiu�n vi�in 27
COUNCIL AGEiVDA STATEMEiVT � � Iter� No.=��=
• • 3/14/78
For meeting of �--�7£�
' Public hearing - Consideration of change of zone for 9.9 acres located in the 600
block of Telegraph Canyon Road from P-C, R-1 -H, R-3 and C-C-P to R-3-P-10 and
; ITEM TITLE C-O-P
Ordinance#1790 - Amending the zoning map to change the zone of 9.9 acres located
in the 600 block of Telegraph Canyon Road from P-C, R-1-H, R-3 and C-C-P to
R-3-P-10 and C-O-P
SUBMITTED BY Director of Plannin9� S[COi:� F E,�.�%Pu i?i�iD t,�OP110N
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X J �
A. BACKGROUND —' —
1 . This item is a city initiated rezoning involving consideration of eleven parcels,
totaling 9.9 acres on the north side of Telegraph Canyon Road in the vicinity of the
. Chula Vista Alliance Church and the Archway Lounge, for the purpose of establishing the
zone boundaries to coincide with the proposed realignment of Telegraph Canyon Road. Under
consideration is the rezoning of properties from P-C, R-1-H, R-3 and C-C-P to R-3-P-10 and
C-O-P.
2. An Initial Study, IS-77-55, on the project was certified by the Planning Comnission
on February 8, 1978 and is forwarded to Council . ,
B. DISCUSSION .
l . Subject rezoning area.
The proposed rezoning encompasses eleven parcels or pbrtions thereof, which will be
affected by the realignment of Telegraph Canyon Road or the improvement of Paseo del Rey.
(Paseo del Rey provides access to E1 Rancho del Rey k5. ) The following table represents
an explanation and breakdown of each parcel as shown on Exhibit A.
Existing
Parcel Zonin9 Land Use Remarks
� a R-3 Vacant Parcel created by construction of Paseo del Rey. Under same
ownership as 9.3 acre R-3 area on Telegraph Canyon Road,
4,000 sq.ft. usable area. Portion used for channel .
b P-C Vacant Part of E1 Rancho del Rey #5. 5,000 sq.ft. usable area.
Proposed access easement will traverse this property.
, KGL:hm EXHIBITS continued on su lemental a
Agreement Resolution_ • Ordinance X Plat X Notification List_
OtherRes.PCZ-77-J ENVIRONMENTAL DOCUMENT: Attached X Submitted on
' FINANCIAL IMPACT
A p p R 0 4 E D
b ji tY'-e
CitY, Cc�:�,�'-1 .
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STAFF RECOMMENDATION Chula Vista, Galifornia
Concur with Planning Commission recommendation. ' /
D at e d.............J�....�._�`�...�.7...........�....s
BOARD/COMMISSION RECOMMENDATION .
On February 8, 1978 the Planning Commission, by a 6-0 vote, certified the Negative Dec-
laration on IS-77-55 and recomnended that the. City Council approve the rezoning.of the
` property from P-C, R-1-H, R-3 and C-C-P to R-3-P-10 and C-O-P in accordance with Resolution .
PCZ-77-J.
COUNCIL ACTION
Amended and placed on first reading on 2/28/78
, • . . .
nGn . ,
AGENDA ITEM NO. �� 27
• . � Meeting of ���1$ 3/14/7s
Supplemental pa9e No. 2
Existing
Parcel Zoning Land Use Remarks
c R-1 -H Vacant Already part of Telegraph Canyon Road right-of-way. Will be
� used for drainage channel .
, d C-C-P & Vacant Parcel presentl,v divided by Telegraph Canyon Road; northerly
(County) R-1 portion in the City, southerly in the County. Portion in the
- City will be divided by realignment, leaving 58,000 sq.ft.
usable. area on the north and 100 sq.ft. on the south side.
e R-1-H Church Small portion of the parcel still undeveloped.
f R-1-H Vacant Has legal access via an easement to Telegraph Canyon Road;
best served by a new street or easement across adjacent
properties .
g C-C-P Single Acquired for right-of-way purposes. House will be removed.
i family Segments left on the north and south sides of Telegraph Canyon
dwelling Road; north, 1400 sq.ft. , south, 13,000 sq.ft.
' h R-1-H Vacant Has legal access via an easement to Telegraph Canyon Road.
7,000 sq.ft. triangular parcel will remain north of Telegraph
Canyon Road.
i C-C-P Single Majority of parcel will remain after realignment. Plans for
family 5900 sq.ft. 2-story office building is next item on this agenda.
dwelling
j C-C-P Cocktail Although lot size is reduced and parking is affected, the
lounge building is untouched by realignment.
(Archway)
, k P-C Vacant Part of El Rancho del Rey �5 subdivision included as part of
Open Space Maintenance District. However, property more
logically relates to adjacent cormnercial development.
2. Existing zoning.
The existing zoning pattern was based upon the established property lines, the present
alignment of Telegraph Canyon Road and the zoning patterns established when this area was
located in the County. The proposed realignment and widening of Telegraph Canyon Road and
the construction of Paseo Del Rey will bisect existing property lines and zoning boundaries.
The properties zoned C-C-P contain approximately 5 acres. The realignment and widening of
Telegraph Canyon Road will eliminate nearly 3 acres of the commercial zoning, leaving
approximately one acre of commercial zoning on each side of the road.
3. Land use characteristics (after realignment) .
a. North side.
An existing church complex dominates the land use on the north side encompassing
about one-half of the land area. The remaining area is vacant. Adjoining topographic :
conditions and the proposed drainage channel paralleling Telegraph Canyon Road will limit
access to the area to Paseo Del Rey. Those factors, coupled with the parcel size, make
the present C-C-P zone inappropriate. '
b. South side.
The area is relatively shallow in depth for residential development because of
the steep slopes to the south and its general character is dominated by the cocktail
lounge building. One remaining single family dwelling, which would be affected by the new
alignment, is the only other structure existing on the south side. There have been two
different proposals to convert either the residence or the 9arage into an office use.
4. Proposed zoning.
a. On the basis of topography, existing and adjoi,ning land use, access con-
straints and parcel size, the staff and Plannin9 Cortmission have concluded that the
. area north of Tele9raph Canyon Road should be zoned residential and the area to the south
zoned commercial . The northerly area, which is approximately 5 acres in size, does not
lend itself to conventional single family development because of its limited access and
r�eeting or �p�spss s��4��a
Supplemental page No. 3
the location of the church approximately in the middle of the site, thus interrupting
the continuity of the remaining 2z acres which could be developed for resid2niial
purposes. The area can be effectively developed with either low density multipie family,
attached, or cluster single family developments which would also then provide for a
variety of housing types in an area developed or proposed primarily for conventional
single family�housing. A density of 10 units per acre would allow for reasonable flexi-
bility in design and is still lov� enough to recognize the constraints on access and to be
� compatible with the future adjacent single family uses. The attachment of the "P" Precise
Plan Modifying District would permit greater flexibility needed because of the limited
access and configuration of the property. For these reasons the staff and Planning
Cortonission are recortenending that the area be zoned R-3-P-10.
b. The southerly area cannot reasonably provide for the retail cortmercial needs
of the area. This is due to the limited access proposed fran Telegraph Canyon Road, the
speed of traffic, the size of the commercial area, the shallow depths of the property and
the fact that nearly 18 acres of vacant retail commercial shopping zoning exists only one
quarter of a mile to the west. Additional retail commercial activity should be discouraged
on this narrow 1� acre area because of traffic flow and access considerations . It is
staff and the Planning Commission's opinion that the most appropriate land use for this
area is cormnercial-office. C-0 zoning with the Precise Plan added to establish needed
guidelines for development would allow for the retention of the existing cocktail lounge
and would promote some limited office uses for the remaining area.
5. Recortunended buidelines.
The recorrmended guidelines for the R-3-P-10 area on the north side of the "new" Tele-
graph Canyon Road are designed to allow reasonable low density multiple family uses under
conditions of restricted access. The guidelines for the corrmiercial office area on the
south side of the "new" Telegraph Canyon Road will allow reasonable development of this
small unusually shaped area while providing for combined si9ning and an attractive street-
scape along new Telegraph Canyon Road.
� yo
. . RESOLUTION OF THE CITY PLAI�NING COPit•1ISSION RECOi�1i•iENDING TO
THE CITY COU�dCIL THE CHANGE OF ZONE FOR ELEVEN PARCELS,
TOTALING 9.9 ACRES, LOCATED IN THE 600 BLOCK OF 7ELEGRAPH
CANYOP� ROAD FROM P-C, R-1-H, R-3 AND C-C-P TO R-3-P-10 AND
C-O-P .
WHEREAS, the proposed realignment of Telegraph Canyon Road east of Paseo
del Rey affects the boundaries and access of various parcels, and
WHEREAS, the City initiated a rezoning application to consider a change
of zone for eleven parcels, totaling 9.9 acres (as shoo-m on Exhibit A) , for the
, purpose of establishing the zone boundaries to coincide �aith the proposed realign-
ment of Telegraph Canyon Road, and
l•lHEREAS, an Initial Study, IS-77-5, of possible adverse environmental
impacts of the oroject was conducted by the Environmental Revie�•r Committee on
June 30, 1977, which concluded that there would be no significant adverse environ-
mental impact and issued a draft Negative Declaration, and
t�lHEREAS, the City Planning Commission set the time and place for a hearing
to consider the change of zone, and notice of said hearing, together o-:ith its
purpose, �•�as given by the publication in a newspaper of oeneral circulation in
the City at least 10 days prior to the date of said hearing, and
WHEREAS, a hearing �•�as held at the time and place as advertised, namely
7:00 p.m. , february 8, 1978, before the Planning Commissiorr and said hearing �•ras
thereafter closed.
NOt•! THEREFORE BE IT RESOLVED AS FOLLOI•1S:
1 . The Commission finds that in accordance with the t�;egative Declaration on
IS-77-55, and the findings stated therein, this project o-:ill have no significant
adverse environmental impact, and certifies that the Negative Declaration �•ras
prepared in accordance 4�ith the California Environmental Quality Act or" 1970, as
amended.
2. From facts presented to the Commission, the Comnission finds that public
necessity, convenience, general welfare and good zoning practice require the change
of zone for properties located north of the proposed realignment of Teleoraph
Canyon Road (as shown on Exhibit B) from R-1 -H, C-C-P and R-3 to R-3-P-10, subject
to the following precise plan guidelines:
a. P!o building shall exceed taio stories or 25 feet in heiaht.
b. All buildings shall maintain a t�•ienty foot minimum setback fron
all public or private streets.
c. All access shall be from Paseo Del Rey.
d. Any proposed oublic or private street shall have a minimum curb to
�qo
curb vridth of 32 feet and a 5; foot curb and sidewalk on one side.
� � e. Turnarounds shall be provided for emergency vehicles subject to the
approval of the City.
f. All utilities shall be placed underground.
, g. Single family detached housing shall be permitted. �
� h. Joint access and utility easements shall be granted to �all
properties within the boundaries of the R-3-P-10 zone.
3. The Cortunission further finds that public necessity, convenience, general
o-ielfare and good zoning practice require the change of zone for properties located
south of the centerline of the proposed realignment of Telegraph Canyon Road (as
sfiotian on Exhibit B) from P-C and C-C-P to C-O-P, subject to the following precise
plan guidelines:
a. No building shall exceed ttao stories or 25 feet in height.
b. Only one point of access shall be permitted from Telegraph Canyon
Road to the C-O-P zoned area subject to approval of the Director of
Public t•lorks and the Director of Planning.
c. P!o structure shall be closer than 20 feet to Telegraph .Canyon Road
or 10 feet from any interior public or private street.
d. A 10 foot landscaping strip shall be provided along Telegraph
Canyon Road and planted in accordance with an approved landscape
design for the entire frontage. The area shall be irrigated by an
automatic irrigation system.
e. A minimum 2i� foot high decorative �vall shall be located behind the
I
landscape strip on Telegraph Canyon Road.
f. All utilities shall be placed underground.
g, Signing shall be alloo-ied as follo��s :
Buildi.na �•�all - In accordance with C-0 standards.
Pole sign - None allowed on individual parcels; one pote or monument
sign will be permitted to identify the principal use of
each parcel subject to review, and approval �of the Zoning
Administrator. The sign shall be located at or near the
'- access point to Telegraph Canyon Road.
hionument sian - `One monument sign, not exceeding 25 sq. `t. in area
and 5 feet in height o-�ill be allowed for each parcel .
Said signs shall be oriented and placed adjacent 'to
the old alignment of Telegraph Canyon Road to provide
� identification.
��0
_p_
4. The findings of fact in support of said determination are as follows:
�a. The realignment of Telegraph Canyon Road and the improvement of
Paseo Del Rey will disrupt the existing zoning and alter parcel
configurations. Good zoning practice would dictate that the
area north of Telegraph Canyon Road be developed residentially to
retain compatibility with existing and proposed land uses. The
area to the south is isolated from adjacent properties by Telegraph
Canyon Road and steep slopes to the south and is too shallow for
residential development. The limited access to the property and
availability of other retail commercial properties in the irtanediate
vicinity tends to preclude additional retail commercial activity
at this location. Limiting this commercial activity to office type .
uses will tend to minimize conflicts with adjoining land uses and
traffic conflicts which �aould occur along Tele9raph Canyon Road.
b. The proposed density of ten do-ielling units per acre is in conformance
with the General Plan designation for the area oi G-12 dvielling units
per acre. The C-0 zoning is physically separated from the r2sidential
areas by Telegraph Canyon Road. The area being only 1z acres in
size, is not specifically designated on the General Plan for office
use; hov�ever, the plan should be amended when the next update is
made.
5. Findings of fact in support of attaching the "P" Precise Plan Modifying
District are as follo���s:
a. The area is unique by virtue of the multiplicity of small parcels
and their change in configuration resulting from the realignment
of Telegraph Canyon Road and constraints upon access.
b. The area immediately adjacent to the proposed multiple family
zoning 4ii11 be developed �aith conventional sinole family houses. The
precise plan designation o-�ill enable the two uses to satisfactorily
coexist.
c. The attachment of the "P" Modifying District �•ri.11 alloo-� greater
flexibility in developing the properties t�rhich is needed because of
limited access and the shallo�•� depth of the areas adjacent to Telegraph
Canyon Road.
d. The area consists of 11 properties under separate o�•:nership �•rhich �•;ill
require coordination regarding access, circulation and site planning to
enhance the public convenience and general oielfare of persons traveling
�� �
-�-
" ' Telegraph Canyon Road and visiting the existing and future uses in
the imnediate area.
6. The Planning Comnission recommends to the City Council that said change
of zone be granted.
7. , That this resolution be transmitted � to the City Council . '
PASSED AND APPROVED BY THE CITY PLANPlING COhiMISSION OF CHULA VISTA, CALIFORNIA
this 8th day of February, 1978 by the following vote, to-wit:
HYES: Commissioners 0'Neill , Pressutti , Smith, R. Johnson, Chandler and
G. Johnson
NOES: None
HBSENT: Commissioner Renneisen
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PP.OJECT TITLE: Telegraph Canyon Road-Archway Znn Rezoning
Project Location:
� Project :Proponent: City of Chula Vista
CAS� NO.' IS-77-55 DATE: 'June 30 , 1977
' A. Project Setting
The proposed rezoning encompasses� eleven parcels or portions thereof,
which will be affected by the realignment of Telegraph Canyon Rd.
: or the improvement of Paseo Del Rey. (Paseo Del Rey provides
access to E1 Rancho del Rey #5. ) . The following table represents
an explanation and breakdown of each parcel as shown on Exhibit A.
Existing '
Parcel Zoning Land Use Remarks ,
A R-3 Vacant Parcel created by construction of
Paseo del Rey. Under same owner-
ship as 9 . 3 acre R-3 area on
Telegraph Canyon Rd. 4000 sq. ft. ,
� usable area. Portion used for
' � channel.
�
B P-C Vacant Part of E1 Rancho del Rey r5. Access
easement proposed (30 ' wide) 5000 sg.
ft. usable area.
C R-1-H Vacant Already part of Telegraph Canyon Rd.
; ; ___ right-of-way. Will be used for
channel . .
D C-C-P & Vacant Parcel presently divided by Telegraph
' (County) Canyon Rd. Northerly .portion in the
R-1 _ City, southerly in the County. Portion
in the City will be divided by re-
alignment , leaving• 58 ,OOOIsq. ft.
usable area on the north and 100 sq. ft.
� on the south side.
. E ' R-1-H Church Small portion of the parcel still
undeveloped.
F R-1-H Vacant Has -legal access via an easement to
Telegraph Canyon Rd. Best be served
by a new street or easement across
� ' adjacent properties .
7�.� .
. � :� ,
G C-C-P Single To be acquired by the C'ty. House
Family will be removed. Segments left on
Dwelling the north and south sides of Telegraph
Canyon Rd. ; north - 1400 sq. £t. ,
south 13 , 000 sq. ft.
H R-1-H Vacant Has legal access via an easement to
Telegraph Canyon Rd. 7000 sq. ft .
' . parcel will remain north of Telegraph
Canyon 'Rd. "
I , C-C-P Single Majority of parcel will remain after
Family realignment. Plans for conversion to
Dwelling office use have been reviewed.
�
J C-C-P Restaurant Although lot size is reduced and parking
(Archway is affected, restaurant untouched by
Inn) realignment.
K P-C Vacant Park of E1 Rancho del Rey n5 subdivision
included as part of Open Space Dlaintenance
District. Hoo�ever, property more
logically relates to adjacent commercial
development.
The existing zoning pattern was based upon the existing property
lines, present alignment of Telegraph Canyon Rd . and zoning patterns
established when this area was located in the County. The proposed
realignment and widening of Telegraph Canyon Rd. and the construction
of Paseo Del Rey will bisect existing property lines and zonina
boundaries. The properties zoned C-C-P contain approximately 5
acres. The realignment and widening of Telegraph Canyon Rd. will
eliminate nearly 3 acres of the commercial zoning leaving approximately
1 acre of commercial zoning on each side of the road.
B. Project Description
The project proposes the rezoning of the subject acreage as shown
on Exhibit B. The following guidelines will also be included with
the "P" modifier.
R-3-P-10 Guidelines
a. No building- shall exceed two stories or 25 feet in height.
b. All buildings shall maintain a twenty foot minimum �setback
' �rom all public or private streets.
c. All access shall be from Paseo Del Rey.
d. Any proposed public or private street shall have a minimum curb
to curb width of 32 feet and a 5'� foot curb and sidewalk on one side.
e. Turnarounds shall be provided for emergency vehicles subject
to the approval of the City. -
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. ...� "� :
• � • . . : . ' __ � .
f.. All utilities shall be placed underground. ,
g. Single family detached housing shall be permitted.
h. Joint access and utility easements shall be granted ;to all
properties within the boundaries of the R-3-P-10 zone .
C-O-P Guidelines
a. No building shall exceed two stories or twenty five 'feet in
height..
b. Only one point of access shall be permitted £rom Telegraph
Canyon Rd. to the C-O-P zoned area subject to approval of the
� Director of Public Works and the Director of Planning.
c. No structure shall be closer than twenty feet to Telegraph
Canyon Rd. or ten feet from any interior public or private streets .
d. A ten foot landscaping strio shall be provided along Telegraph
, Canyon Rd. and planted in accordance with an approved landscape
design for the entire frontage. The area shall be irrigated by an
automatic irrigation system.
e. A minimum five foot high decorative wall shall be located
behind the landscape strip on Telegraph Canyon Rd. '
f. All utilities shall be placed underground
g. All signs shall be subject to the regulations of the C-0 zone
except that only one freestanding sign (monument or low profile)
shall be permitted for all the properties within the zone boundary.
Said sign shall be located at or near the access point from Telegraph
Canyon Rd.
C. Compatibility with zoning and plans
The proposed density of 10 dwelling units per acre is in cor.formance
with the General Plan designation for the area of 4-12 dwelling units
per acre . The C-O zoning is physically separated from the residential
areas by Telegraph Canyon Rd. and steep slopes . The area being only
1'� acres in size , is not specifically designated on the Gareral
Plan for office use. However, the plan should be amended when the
next update is made.
D. Identification of Environmental effects �
E. Geology
The site is located about 2000 ' west of the La Nacion earthquake
fault. The proposal does not involve construction and no .impacts
are anticipated at this time.
AToise
The project site will be subject to unacceptable noise from traf�ic
traveling on Telegraph Canyon Rd. Since the project entails zoning
action only no impacts will occur , however , if allowed residential
development takes place a noise analysis should be prepared to
79� 3
� �. . �
evaluate interior & exterior noise levels .
, E. Mitigation measures _necessary to avoid significant effects .
None proposed, this action involves a rezoning action only. �•:hen
precise development plans are formulated additional environmental
review will be required and the problems of acoustical impact and
scenic route aspects will be addressed.
� F. Findings
1. The project site appears to be void of any substantial
natural or man-made resources which could be affected by the •
proposed rezoning.
�
2 . The proposed rezoning will bring current zoning into
conformance with the intent of the general plan and is not
anticipated to achieve short term to the disadvantage of
long term goals .
; 3 . No impacts are expected to occur which could interact
to create a substantial adverse effect on the environment.
4 . The proposed rezoning will not cause the emission of any
hazardous pollutants or noise that would degrade the 4uality
of the natural environment. Problems relative to acoustical
impact will be addressed at development level environmental
analysis.
G. Persons and Organizations consulted
Chula Vista Planning Dept.
Fire Dept.
Dept. of Eng.
The Initial Study application and evaluation forms docLmenting tne
findi as of no significant impact are attached.
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CASE N0. PGZ-7T-J I HEREBY CERTIFY. TH�AT THIS ZONING MAP
ACREAGE 9.9 WAS APPROVED AS A PART OF ORDINANCE
SCALE I° � 200' 1790 BY THE CITY COUNCIL ON MAR. 14.197e ,
DATE MAR. 21. 19T8 � ��
CITY LERK DAT
DRAWN BY ZONING MAP - 357
' CHECKED BY