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HomeMy WebLinkAboutAgenda Statenent 1978/11/7 item 18 CITY OF CHULA VISTA 18 COUNCIL AGEfVDA STATEMEiVT Iter� ►vo.=��� 11/�/�s For meeting of �fl#���� Public hearing - Consideration of amendment to Specific Plan of E1 Rancho ce� Rey to change a portion of SDG&E easement from "Open Space" to "Commercial/Riding ITFM TITLE and Niking Trail " Ordinance #1839 - Amending the Specific Plan of E1 Rancho del Rey to change a portion of SDG&E easement from "Open Space" to "Commercial/Riding and Hiking Trail " SUBMITTED BY Di rector of P1 anni ng ��=uv:' V ``�` 3�� '`'�` ` `�✓ 1�'��'``�� ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1 . On August 15, 1978 the City Council adopted the E1 Rancho del Rey Specific Plan, entitled in its long form, the E1 Rancho del Rey Specific Plan/General Development Plan. 2. The plan diagram of the El Rancho del Rey Specific Plan designates a certain 2.6 acre parcel of land, which is a component of the SDG&E easement, "Natural Open Space. " This parcel is loca�ed between Otay Lakes Road and Ridgeback Road and is sandwiched between the site of the Bonita Vista Junior High School and the site of the commercial office project proposed for development at the northwesterly corner of Otay Lakes and Ridgeback Roads. 3. The owners of the site of the said commercia1-office project also own the fee of the subject 2.6 acre component of the SDG&E easement, and propose the development of the latter as the parking lot for the said commercial-office project. This devotion of "Natural Open Space"' to offstreet parking requires the proposed amendment to the E1 Rancho de1 Rey Specific Plan under consideration. 4. On October 11 , 1978 the Planning Commission adopted the Negative Declaration on IS-79-14 for this project, which is forwarded herewith. B. ANALYSIS 1 . The subject 2.6 acre parcel of land is designated as both "Natural Open Space" and"Equestrian/Hiking Trail ." The said trail system shouid not be adversely affected by the proposed amendment. The application for precise plan review of the proposed commercial- office project and re1ated offstreet parking--companion case to the one under consideration-- indicates that there would be sufficient open space along the northerly line of the proposed parking 1ot to accommodate a bridle path/walkway. KGL:hm (continued on supplemental page) EXNIBITS Agreement Resolution Ordinance X Plat X Notification List Other Res. GPA-79-3 ENVIRONMENTAL DOCUMENT: Attached X Submitted on FINANCIAL IMPACT .�.�..._..... � "" ..,e..� ! i�'1.� STAFF RECOMMENDATION — � .,...,,_,.�. . ,..,,_._.. �.._ ...._..� , � .'�Y Concur with Planning Commission recommendation. � �, ;: ;., �,. , A � � �.... _ .. - /�+" / r �� ._. � . - . �.�,,..,.,.,, ...._ . , .... . .., . . �._,�_. .. ..,.,.� BOARD/COMMISSION RECOMMENDATION On October 11 , 1978 the Planning Commission voted 5:0 (with one vacancy and one member absent) to adopt the Negative Declaration on IS-79-14 and to recommend that the City Council adopt an amendment to the El Rancho del Rey Specific Plan to redesignate 2,6 acres located between Ota�Lakes and Ridgeback Road from "Open Space" to "Commercial/Riding GOU °1rt+CTrO'IP'—""" . � • and i k i ng Tra i l '' i n accordance wi th Resol uti on GPA-79-3. � ��,��� , �� -�__--- _____--.------- ��� i`z� C�tjf rur,!;n�:il ^f (,!ii.li:1 V4�i;:', la:z'sfiUl iel� �� �;a� �� _._Lo.�3/,�7.��..___ ._ � ��.� n�„�,w , � Form A-113 (Rev. 5/77} _J AGENDA ITEM N(k�=;� 18 Meeti ng of d�/�i��� 11/7/7s Supplemental page No. 2 2. The site in question was designated "Natural Open Space" on the plan diagram of the Specific Plan in order to maintain a wi1d1ife passage or corridor between the large tracts of open space on the easterly and westerly sides of Otay Lakes Road. The proposed parking lot would not substantially 61ock this passage, and therefore would not be incon- gruous with the intent of the Specific Plan. These contentions are supported by the pro- ,ject zoologist of Pacific Southwest Biological Services. 3. Although it migh� be argued that the redesignation of the subject lands from "Natural Open Space" to "Commercial " could Tead to the subsequent construction of buildings and the resultant constriction of the wildlife passage, such construction and constriction are not 1ikely due to the existence of the SDG&E easement. 4. The parking lot proposed under the companion case includes considerable onsite open space, which wou1d buffer any residential 1and uses established to the west of the wite. This open space would also augment the overal1 territory committed to the wildlife of E1 Rancho del Rey. 5. While a portion of the parcel of land in question is situated within the unin- corporated territory of San Diego County, its annexatiorr to the City of Chula Vista has 6een initia�ed by the invoTved property owners. C. CONCLUSIOiV The proposed amendment to the Specific plan would promote the economic development of certain commercial lands within El Rancho del Rey without adversely affecting, to a substantial extent, tfie pattern of natural open space, the mobility of wildlife, or future residential enjoyment therein. Since the proposed amendment does not contravene the intent of the Specific Plan, it should be regarded as a "plan refinement. " ) ` `�' � � f � . .\ � ,. . . � � • �������� ����������� • , PROJECT TITLE: Gersten Office °uilding Project Location: West of Otay Lakes Road, South of Bonita Vista Jr. High Proj ec t Proponent: E1 Rancho del RPy C�'1SE N0. IS-79-14 DATE• September 14, 1978 A. Project Setting The proposed project involves approximately 3.6 acres of property located west or Otay Lakes Road, south of Bonita Vista Jr. High School . The northern portion of the site is located within the SDG&E Co. 's transmission line easement. The southern portion of the project is located on vacant property adjacent to the pr000sed Parkridge Medical office building (see locator maps). The building site has been physica7ly disturbed and subject to fill . A stockpile flf earth is located at the southwest corner of the property. Native vegetation is Inland Sage scrub with three sensitive species , SeTaainella cincerascens, Viguiera laciniata and Hoplopoppas propinquus, oresent along the eastern portion of the site. Several biologically interesting and/or significant fauna have also been sighted on or near the �roject area. According to a soils investigation prepared for this project there appears - to be no major adverse soil conditions or geologic hazards on-site, Potentially expansive soiTs and possible unengineered fill may be present, hoa�ever. The portian of the SDG&E easement which crosses the site, is currently developed with one 138 kv transmission tower and has been physically disturbed dueto initial tower construction and maintenance. This easement does serve as a semi-natural corridor for resident and transient animals in the surrounding areas however and provides a relatively uninhabited access to neighboring canyons and undeveloped areas to the east. A representative of the San Diego Gas and Electric Company has indicated that future plans involve an additional tower (230 kv) to �be constructed adjacent to the existing tower (97 ft. south of tower center line) sometime during or after 1982. � B. Pro,ject Description The applicant proposes to construct a two story 30,000 sq. ft. office building on 1 .18 acres of commercial property. Approximately 4700 sq. ft. of the structure will be devoted to a bank with drive thru, 20,300 sq. ft. for commercial offices and about 5000 sq. ft. for service area. Parking facilities to accommodate the structure are proposed to be constructed within 2.44 acres of the SDG&E Company's easement. At present, 133 parking spaces will be provided. (t�lhen the future SDG&E transmissian line and � , ' �L� � . . . ' , totiver expansion is implemented, several vehicle spaces will be deleted. ) Access to parking will be provided via Ridgeback and Otay Lakes Roads. Oedication and improvement of both roads adjacent ta the site is also pr000sed. ,�bout 34,848 sq. ft. of landscaping throughout the project is planned. . About 5800 cubic yards of earth wi71 be graded to include a maximum 8.5 ft.cepth of cut and 6.9 ft. maximum depth of fill . C. Comoatibilitv with zonin and plans The area proposed to be deve7oped entails P-C, C-C-P and R-E zoning. The applicant plans to construct a commercial structure on the portion of the property zoned for C-C-P which a7lows such a use. This portion of the project is also in general conform ance with the commercial designation of the Generai Plan and El Rancho del Rey Specific Plan. The proposed corimercial parking facility,however, is to be developed within the P-C and R-E zones located primarily in the SDG&E easement. The Specific Plan for the easement calTs for natural open space and the equestrian trail . The Specific Plan takes presidence over the zoning of the property. In addition, the Open Space E12ment of the Genera7 Plan designates the SDG&E easement as Frivately o�rned pe:^manent open space. Deve�opment of this easement tivith corr�mmercial parking could be in conflict wi�h this designation and �.�rritten policy �11 of the element relative to preserving areas such as the SDG&E easemerts to serve as links between major open space and recreational areas to make them readily accessible from all parts of the cornmuni ty. Some accorrmodation of this need should be provided by this development. _ D. Identification of environmental effects 1 . Soils According to a soils report prepared for this project by 4Joodward- Cl/de Consultants, potentially expansive soils and possible unengineered fi]1 may be present on-site. These factors are treatable however, and rec anmendations of the Engineering Consultants should be incorporated into the project to avoid any adverse effect. 2. Archaeology An archaeological survey of the site, prepared by Archaeological Systems Management Inc. has indicated that an on-foot investigation. of the site and records search has not uncovered any archaeological or historical features on the property. Therefore, no adverse impact to cultural resources will resuit due to project implementation. - . 3. Traffic According to the City's Traffic Engineer, Otay Lakes Road is operating at a level above practical capacity and recommends that no further construction take place in the vicinity u�til Otay Lakes Road is widened. � ' -3- � , � ( The applicant has proposed to dedicate and improve the portion of Otay Lakes Road that is adjacent to the project, however further mitigation may be necessary which could entail : a. Project proponent will be required to participate financially in the signalization of the Qtay Lakes Road arrd Ridgeback Road inter- section in accordance with City Policy. b. An off-site, narrotiv segment of Otay Lakes Road north of the proposed development should be widened to 4 lanes in order to mitigate the impact of additional traffic generated by this development. The proponent should agree to participate financially in such reimburse- ment/assessment district as may be formed for the purpose of widening the deficient sEgment. These measures should be coordinated with the proposed Parkridge Office Project adjacent to the south. 4. SDG&E Easement The project proponent has proposed development within a utility easement and will be required to coordinate their plan with the San Diego Gas & Electric Company, particularly relative to plans that SDG&E has for future expansion of transmission lines and tower construction. This is a p7anning matter, hoti�rever, and should be processed through the Current Planning Division of the Planning Department. 5. Bioloqy Pacific Southwest Biological Services prepared a biological survey of the subject site. Two sensitive plarrtspecies and one academically note worthy species were found to be present; Viguiera Taciniata, Selanginella cinerascens, and hoplopappus propinquus. The proximity of the property to several large, undisturbed canyon areas has resulted in a rather diverse assemblage of animals using the property as part of their range. The presence of large patches of the Jumping Cholla and Prickly-Pear Cactus in the canyon to the west has resulted in a very good Cactus 4•lren population which forages onto the property but does not reside there. Raptros, such as the Red-tailed Hawk, use the pylons of the pov�er easement for perching and observation points for hunting and nesting. 1'he adjacent shrubby vegetation also provides good habitat for the Black Tailed Gnatcatcher. A conversation with the custadian of the adjacent school indicated that rattlesnakes, Crotalus sp. , and racers , Masticophis lateralis , has been seen near the property. Of the animals observed or otherwise detected on or near the property the Great-horned Owl is a protected species. The Black-tailed Gnatcatcher is being considered for inclusion on the Audubon's Blue List of declining bird species. The bewick's lJren is a Blue List species but not locally declining in numbers. The Cactus LJren is of 7oca1 biographical interest. The American Kestrel is also a Blue List species. • The biologist found that the development of the property will : 1 ) cause the elimination of Scrub vegetation in the area and reduce the foraging area for several animal species, 2) eliminate minor popu7ations of two sensitive plant species and one shrub of an academically noteworthy plant species, and 3) the fact that the project is not a residential one may have a positive effect in that it wi11 not bring more children directly to the area and impact the adjacent western property. _ _. -4- , . . ( , Recorrmendations to reduce biological impacts include: a. If any grading is to be done, no slope fill should spill onto native vegetation Hrhich is to remain. b. Landscaping should be done with drought-tolerant species and the �•ratering of cut or fill slopes should be done with drip irrigation systems, not sprinklers. c. Any runoff of storm water from the oroject should be dissipated if it is directed into the adjacent western canyon area in order to reduce gullying of that area. A biological survey prepared for the El Rancho del Rey development plan in March-�pril 1972 indicates that development of the E1 Rancho de1 Rey area couTd probably result in sever impact on wildlife. This report discusses that "anima3s are usually intimately dependent on specific types of vegetation, and the two form a complex, integrated community. " Further, the bio'iogist recommends that, "if natural plant associations can be maintained through the judicious formation of natural parks, open space, limited recreational areas, and wildlife corridors, the animals associated with them can be expected to survive in viabie numbers. " The survey recorrurzends that the areas beneath the high tension electric lines (SDG&E Co. easeme�t) could serve as such a wildlife corridor. The biologist who prepared both of the reports indicates that large mammals will pass across the site even after developed as a parking lot ir no 6arriers such as fencing is installed. However the value of this propes .;y as a wildlife corridor is diminish�d by increased traffic on Otay Lakes Road and the extension of Ridgeback Road. It is the opinion of the biologist and the project zoologist that the parking lot will not have a significant adverse impact on the value of the area as a wildlife corridor and the proposed buildings - would be more suppressive to wildlife movement. Once developed, the open space of E1 Rancho del Rey area wi11 become a wildlife island with organisms isolated and unable to leave. E. t�litic�ation Measures 1 . All recorrmendat�ons of the soils engineer should be followed. - 2. In accordance with recently adopted council policy, the applicant will partici�ate in the financing of intersection signalization. 3. An off-site narrow segment of Otay Lakes Road north of the proposed development should be widened to 4 lanes in order to mitigate the impact of additional traffic generated by this development. The proponent : shall agree to participate financially in such reimbursement/assessment district as may be formed for the purpose of widening the deficient se^ment. 4, �!o continuous oh��sical barrier such as fencinc} or walls should be constructed across the S�G&E easement. 5. The equestrian/hikingtr.ai] as shcwn on the E1 Rancho del Rey Specific Plan should be provided. This could be either on or off site. 6. Special consideration should be given to the landscaping along Otay Lakes Road because it is designated a Scenic Route in the General P1an. � -5- F. Finding It is the intent of the City to find that this project wi11 not result in a significant environmental impact and not prepare an Environmental Impact Report. This action is based or the following findings : 1 . The project site has been surveyed for biological and archaeological resources and no significant finds were made. The properties value as a ��rildlife corridor has been diminished by Otay Lakes Road and the extension of Ridgeback Road. The development of the parking facility will not significant'y_ interfere with the use of E1 Rancho del Rey open spaces by wildlife. Adverse soil conditions can be treated through standard develop- ment regulation and there are no geo7ogic conditions present._ 2. The plan wi1T require an amendment to the E1 Rancho del Rey specific plan for the use of the SDG&E easement as commercial parking lot rather than natural open space. As long as the equestrian/hiking trail link is maintained there will be no achievement of short term goals to the disadvantage of long term goals. 3. Individually this project will not result in a substantial amount of traffic. However �rhen considered with ather projects in the area there could be a cumulatively significant increase in traffic volume on Otay Lakes Road. The proposed widening of Otay Lakes Road to the north of the project will mitigate that adverse effect. 4. The �roject tivill not limit any pollutants nor raise noise levels which could adverseiy impact human beings. G. � Consultations 1 . Individuals and Organizations Consulted - City of Chula Vista Planning Department Publ ic tdorks Department Fi re Department Building and Housing Department Environmental Control Commission LAFCO, Bill Davis Project Design Consultants James Fairman Jim Hutchinson San Diego Gas and Electric Company Terry �aebel 2. Documents IS-7�-82 Park Ridge Professional Center EIR-78-2 E1 Rancho del Rey Archaeological Report - prepared by Archaeological Systems Management Inc. < ` , . -6- E1 Rancho del Rey Development Biological Survey - P1arch, April 1972 prepared by Mitchell Beauchamp Qiolo9ical Survey of Gersten Project - prepared by Pacific Southurest Biological Services Supplemental letter to Biological survey - dated September 11 , 1978 Traffic Study for Gersten Office Building - prepared by Project Design Consultants Text oi Specific Development Plan of E1 Rancho del Rey Graphic Specific Plan of E1 Rancho del Rey Open Space Element of Chu7a Vista General Plan Land Use Element of Chula Vista General Plan Tt:e i:� itia ? �tu::;.� application and evaluation forms docur„enting the finc:incs or no sicni .`icant impact are attached. . _ / �::VIP.O`..•?y:;T',L R��'IE:•1 CCORDI`IATOR ��� '� (rev. 5;7;)