HomeMy WebLinkAboutAgenda Statement 1978/05/02 Item 07 Item No. 7
May 2, 1978
Ordinance 1795
Telephgraph Canyon road
. � �, � � CITY OF CHULA VISTA �
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COUNCIL AGENDA STATEMEiVT Item No:=�=-�
5/2 78
� For meeting of -4#�5#��
Report on Planning Cormnission recommendation for rezoning small parcel south
�I� ITEM TITLE of Telegraph Canyon Road to C-O-P
Ordinance 1795 - Rezoning 6900 sq. ft. southwest of Telegraph Canyon Road
flrom C-C to C-O-P
�t�;u����u ������:�:{a HH� aDvPTION
SUBMITTED BY Director of Planning �
� ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES_ N0�)
A. BACKGROUND
l . On February 28, 1978 the City Council considered the rezoning of approximately
10 acres on the north side of Telegt-aph Canyon Road in the vicinity of the Chula Vista
� Alliance Church and the Archway Lounge from C-C-P, R-1 -H and P-C to R-3-P-10 and C-O-P
in anticipation of the realignment of Telegraph Canyon Road._ The rezoning was amended
by the City. Council by excluding a small triangular area lying west of the proposed inter-
section of the new alignment of Telegraph Canyon Road and the old alignment of Telegraph
Canyon Road (see Exhibit A}. The City Council recommended that this area be zoned R-1
to coincide with the zoning-.in the County which abuts the property. Pursuant to
� Secti6n 19. 12. 110 of the zoning ordinance, Council referred the matter to the Planning
Cormnission for a report.
B. DISCUSSION
1 . .Proposed intersection. �
At this time the location of the proposed intersection between the old and new
Telegraph Canyon Roads has not been officially established. However, a preliminary plan
has been prepared by an entineering f.irm which shows the intersection just west of the
J•ensen property. Based upon this location, there will be approximately 6900 sq. ft. �vest
of the intersection, all of which will be public right of way and, unless vacated, could
not be developed.
2. Physical characteristics.
The area directly adjacent to the south of the triangular area is located in the County
of San Diego and is zoned R-1 . Piost of this property consists of a very steep slope bank
ezcept for approximately 2700 sq. ft. at the base of the slope. The 6900 sq. ft. of
, KGL:hm EXHIBITS continued on su en
Agreement Resolution_ Ordinance� Plat� Notification Cist_
Resolution. No.
OtherPCZ-77-J ENVIRONMENTAL DOCUMENT: Attached Submitted on 2/28/78
' FINANCIAL IMPACT
STAFf RECOMMENDATION �
Concur with Planning Commission recort¢nendation,,and place ordinance on first reading .
rezoning property to C-O-P. � .
� • .
BOARD/COMMISSION RECOMMENDATION .
On April 12; 1978 the Planning Corrunissi_on voted 7-0 to reaffirm its original recom-
mendation that the City Council rezone the triangular area west of the intersection .of
the new Telegraph Canyon Road alignment and the old road from C-C-P to C-O-P. 'subject to
COUN�ILcACTIUNan guidelines listed in Resolution PCZ-77-J. _
Placed on first reading on April 25, 1978
'S Second reading and adoption May 2 , 1978
,1 ,
, AGENDR ITEM N0. �f=�� 7
' Meeting of 4�Z$ 5/2/78
Supplemental page No. 2
right of way in the City and the 2700 sq. ft. of level area in the County make up a
total level area of approximately 9600 sq. ft.
C. ANALYSIS
1 . Even though the area adjacent to the subject property is zoned R-1 in the County,
it is physically separated by very steep s7opes and the two areas cannot logically be
developed together. Zoning the property R-1 as suggested by the Council would result
' in the creation of a lot .capable of containing the only single family dwelling on the
south side of Telegraph Canyon Road between Oleander and Brandywine Avenues.
2. The level portion of the subject property outside of the right of way of
Telegraph Canyon Road is too. small to accorrnnodate almost any development. Thus, develop-
ment of the area is contingent upon vacation of the right of way by the City. Vacation
of the right of way at this time seems premature because of its possible future use as
an offramp to the other cortunercial office areas to the east and because, upon vacation,
the right of way would revert �to an ownership different than the ownership of the property
adjace�t on the south.
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D. FINDINGS
1 . Because the subject property is physically separated from the R-1 areas adjacent
on the south by steep slopes and other properties to the north by a major street, it is
good zoning practice to zone the property in the same manner as the other properties
within the level area on the south side of Telegraph Canyon Road as realigned.
� 2. The subject property, although relatively small , could be developed with a small
office use and related parking. if the right of way is vacated. A single family dwelling
in this area would be inappropriate and inconsistent with the proposed adjacent uses.
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CASE N0. �Z-77-� I HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE o.ls WAS APPROVED AS A PART OF ORDINANCE
„ � 20�, 179s BY THE CITY COUNCIL ON MAY 2. 1978 ,
SCALE �
DATE MAY 12 IJTB CRY LERK S DA�
DRAWN �r ZONING MAP - 359
CHECKED BY
, RESOLUTION OF THE CITY PLANNING COh1I9ISSI0P� RECOi•tirENDING TO
' THE CITY COUNCIL THE CHANGE OF ZONE FOR ELEVEN PARCELS,
' TOTALING 9.9 ACRES, LOCATED IN TNE 600 BLOCK OF TELEGRAPH
CANYON ROAD FROt1 .P-C, R-1-H, R-3 AND C-C-P TO R-3-P-10 APJD
C-O-P
WHEREAS, the proposed reali9nment of Telegraph Canyon Road east of Paseo
del Rey affects the boundaries and access of various parcels, and
41HEREAS, the City initiated a rezoning application to consider a change
of zone for eleven parcels , totaling 9.9 acres (as shown on Exhibit A) , for the
� purpose of establishing the zone boundaries to coincide �•iith the proposed realign-
ment of Telegraph Canyon Road, and
4lHEREAS, an Initial Study, IS-77-5, of possible adverse environmental
impacts of the project �aas conducted by the Environmental Review Committee on
June 30, 1977, which concluded that there would be no significant adverse environ-
mental impact and issued a draft Negative Declaration, and
41HEREAS, the City Planning Commission set the time and place for a hearing
to consider the change of zone, and notice of said hearing, together 4J'Itll its
purpose, vias given by the publication in a newspaper of aeneral circulation in
the City at least 10 days prior to the date of said hearing , and
� WHEREAS, a hearing vias held at the time and place as advertised, namely
7:00 p.m. , February 8, 1978, before the Planning Commission and said hearing was
thereafter closed.
NOW THEREFORE BE IT RESOLVED AS FOLL041S:
1 . The Commission finds that in accordance with the Plegative Declaration on
IS-77-55, and the findings stated therein, this project v�ill have no significant
adverse environmental impact, and certifies that the Negative Declaration �•ras
prepared in accordance with the California Environmental Quality Act of 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 Telearaph
Canyon Road (as shoo-m on Exhibit B) from R-1 -H, C-C-P and R-3 to R-3-P-10, subject
to the folloviing precise plan guidelines:
a. P!o building shall exceed t�•ro stories or 25 feet in height.
b. All buildings shall maintain a twenty foot minimum setback from
all public or private streets .
c. Al1 access shall be from Paseo Del Rey.
d. Any proposed public or private street shall have a minimum curb to
curb aiidth of 32 feet and a 5� foot curb and sidewalk on one side.
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e. Turnarounds shall be proyided for emergency vehicles subject to the
approval of the City.
f. Al1 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 �aithin the boundaries of the R-3-P-10 zone.
3, The Commission further finds that public necessity, convenience, general
welfare 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
shown on Exhibit B) from P-C and C-C-P to C-O-P, subject to the follo�•iing precise
plan guidelines:
a. No building shall exceed t4�o 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 l•lorks and the Director of Planning .
c. P!o structure shall be closer than 20 feet to Telegraph Canyon P,oad
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 2'2 foot high decorative ti•iall shall be located behind the
landscape strip on Telegraph Canyon Road.
f. All utilities shall be placed underground.
g. Signing shall be allo��red as follo�•:s :
Building vrall - In accordance 4�ith C-0 standards .
- Pole, sign - IJone allowed on individual parcels; one pole or monument
sign will be permitted to identify the principal use of
each parcel subject to revie��r and approval of the Zoning
Administrator. The sign shall be located at or near the
access point to Telegraph Canyon Road.
Monument sion - One monument sign, not exceeding 25 sq. ft. in area
and 5 feet in height orill be alloo-ied for each parcel .
Said signs shall be oriented and placed adjacent to
- the old alignment of Telegraph Canyon Road ±o provide
identification.
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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 shallo4r for
residential development. The limited access to the property and
availability of other retail corrmiercial properties in the imnediate
vicinity tends to preclude additional retail cormnercial activity
at this location. Limiting this commercial activity to office type
uses will tend to minimize conflicts o-�ith adjoining land uses and
traffic conflicts which �vould occur along Telegraph Canyon Road.
b. The proposed density of ten dwelling units per acre is in conformance
with the 6eneral Plan designation for the area of 4-12 daielling units
per acre. The C-0 zoning is physically seoarated from the residential
- areas by Telegraph Canyon Road. The area being only l� acres in
size. is not specifically designated on the General Plan for office
use; hoo-iever, the plan should be amended �ahen the next update is
made.
5. Findings of fact in support of attaching the "P" Precise Plan t�odifying
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 irrnnediately adjacent to the proposed multiple family
- zoning 4J7�� be developed �•�ith conventional single family houses. The
precise plan designation �•iill enable the t�•ro uses to satisfactorily
coexist.
c. The attachment of the "P" Modifying District �•iill alloai greater
flexibility in de'veloping the properties �•rhich is needed because of
limited access and the shalloYr depth of the areas adjacent to Tetegraph
Canyon Road. �
d. The area consists of 11 properties under separate ownership which o-�ill
' req�ire coordination regarding access , circulation and site planning to
enhance the public convenience and general aielfare of persons traveling
n �
� Telegraph Canyon Road and visiting the existing and future uses in
the irtmediate 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 CIT.Y PLANNING CONMISSION Of CHULA VISTA, CALIFORNIA
this 8th day of February, 1978 by the following vote, to-o-+it:
AYES: Commissioners 0'Neill , Pressutti , Smith, R. Johnson, Chandler and
G. Johnson
hOES: None
ABSEPJT: Commissioner Renneisen
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JChairman
ATTEST:
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P.£ZONE 9.9 GCR'cS FROb!C-C� 6 R-1-H TO
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i RQONE _°.9 AC.�S F�OM C-C-? 9 R-I-H TO
; C-O-P 6 R-3-?-10— NEC. OF ?:.SEO C_�
' REY 8 TElEGRAFH CYfl. RD.
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