HomeMy WebLinkAboutPlanning Comm Reports/1992/08/12 (3)
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 1
2.
PUBLIC HEARING:
PCZ-92-A AND PCM-91-07: Consideration of Pre zoning,
General Development Plan and P-C District Regulation
Amendments, SPA Plan and Public Facilities Financing
Plan for Telegraph Canvon Estates - Baldwin Vista
Associates
A, BACKGROUND
Baldwin Vista Associates has submitted a development proposal for 112 acres of
presently unincorporated property located on the north side of Telegraph Canyon Road
directly east of Otay Lakes Lodge mobile home park and directly south of EastLake
Shores. The proposal calls for a maximum of 350 single family lots, plus two private
recreation areas, two Community Purpose Facility (CPF) sites, and over 20 acres of
open space.
The request is for approval of a prezoning to P-C Planned Community, an amendment
to the EastLake I General Development Plan. and P-C District Regulations to include
the Telegraph Canyon Estates property, all!~ a Sectional Planning Area (SPA) Plan
and Public Facilities Financing Plan (PFFP). Certification of the Final Environmental
Impact Report for Telegraph Canyon Estates, EIR-91-05, is the preceding item on the
agenda.
A public forum was held at EastLake Elemer(tary School on June 18, 1992, to inform
area residents about the project and City processing requirements. Ten residents
attended the forum.
B. RECOMMENDATION
Based upon the findings contained in Section D of this report, adopt a motion
recommending that the City Council approve PCZ-92-A and PCM-91-07 subject to the
following conditions:
1. All mitigation measures contained in J1:IR-91-05 are hereby made conditions of
project approval.
2. The Public Facilities Financing Plan shall be approved subject to the General
and Special Conditions contained in the Executive Summary. The following
shall be added to the General Conditibns:
.
The Public Facilities Finar+cing Plan shall be followed with
improvements installed in accqrdance with said plan or as required to
meet threshold standards adqpted by the City of Chula Vista. In
addition, the sequence that' improvements are constructed shall
correspond to any future Easteb Chula Vista Transportation Phasing
Plan adopted by the City. The City Engineer may modify the sequence
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 2
of improvement construction should conditions change to warrant such
a revlSlOn.
. An annual fiscal impact report reflecting the actual revenue and
expenditure impacts based upon the development of the project shall be
prepared by the developer. The project shall be conditioned to provide
funding for periods where expenditures exceed projected revenues. The
details of such a funding program shall be determined prior to approval
of the tentative subdivision map.
3. The water conservation recommendations and implementation program
discussed on pages 15 and 16 of the Water Conservation Plan, and as further
amended by condition no. 4, are hereby made conditions of project approval.
4. The Telegraph Canyon Estates Water Conservation Plan shall be revised to
include the following language regarding a water offset policy:
The proiect shall complv with a Citv-approved water use offset policv in which
one or more of the following: offsite measures may be reQuired:
. Compliance with a reg:ional water use offset prog:ram. to be
administered by the San Dieg:o County Water Authority.
. Compliance with a locally administered water use offset prog:ram
(such program may be administered by the City, water district.
or a combination of both);
. Implementation of specific water use offset measures for this
proiect. if neither a regional or locally-administered water use
offset prog:ram is in place prior to issuance of building: permits
for any portion of this proiect.
In the event that a City-approved water offset policy is not in effect at the time
building: permits are issued, the reQuirements of this plan shall be met throug:h
implementation of specific water offset measures for this proiect, with the level
of offsets and specific measures to be approved by the City.
5. The air quality mitigation measures and monitoring program discussed on
pages 24-26 of the Air Quality Improvement Plan are hereby made conditions
of project approval.
6. Prior to approval of a final map by the City Council, an affordable housing
agreement shall be reached between the developer and the City. Said
agreement shall be in accord with the adopted Housing Element,
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 3
7. Approval of a tentative map will be subject to the findings of the HNTB study
of State Route 125 which will provide staff and the City Council with the
necessary information to assist in determining and/or allocating project
approvals.
8. The SPA Plan shall be amended to provide for (1) the consolidation and
relocation of the CPF acreage adjacent to the project entry or, in the case of a
public street system, adjacent to the central recreation site, or (2) an
agreement providing for a 1.5 acre or larger CPF site in the first phase ofOtay
Ranch. If an agreement for the off-site alternative cannot be reached between
the City and developer prior to tentative map approval, the map shall indicate
a CPF site as noted in (1) above until such agreement is reached.
9. If a CPF site(s) is to be provided on-site, the SPA Plan shall be amended to
include the CPF provisions from the Municipal Code.
10. The P-C District Regulation amendment and related discussion in the SPA
Plan shall be revised to correctly identify the RS-5 regulations as applying to
the larger lot product, and the RS-7 regulations as applying to the
intermediate and smaller lot products.
11. The project shall incorporate public rather than private streets, the design of
which shall be subject to review and approval of the City Engineer.
12. Provided a public street system is required as a condition of approval of the
SPA Plan, the central north-south collector shall be cul-de-saced at its
northerly terminus and the configuration of lots and street designs shall be
adjusted accordingly subject to review and approval of the City Engineer. If
the north-south collector is cul-de-saced, a pedestrian easement or right-of-way
shall be provided at the end of the cul-de-sac or other acceptable alternative
to accommodate the proposed trail component subject to review and approval
of the City Engineer and Director of Parks and Recreation.
13. Provided a public street system is required as a condition of approval of the
SPA Plan, the PFFP shall be revised accordingly,
14. Should the project be served by public rather than private streets, it may be
necessary to review and modify the proposed improvements for the central
recreation area, i.e., no pool or spa, but perhaps play structures, etc. Any
changes to the proposed improvements shall be subject to review and approval
of the Planning Commission and City Council with the tentative map.
15. Provided the project retains private streets, the walls adjoining open space
districts shall be located outside the district boundary. Should the project be
served by public streets, the walls shall be located within the district boundary.
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 4
16. The development and design of the private recreation areas shall be subject to
review and approval of the Director of Planning prior to approval of a tentative
map.
17. Grading for the open space district lot shall provide a level, clear area at least
three feet wide, as measured from face-of-wall to beginning-of-slope, along the
length of any wall abutting said area as approved by the City Engineer and
Director of Parks and Recreation.
18. Flag lot design shall adhere to the requirements and standards for panhandle
lots contained in the Municipal Code.
19. Final recreation trail and fence design and location shall be subject to approval
of the Director of Parks and Recreation.
20. The CC&R's for the project shall prohibit the parking of RV's or boat trailers
in the development.
21. The SPA Plan shall be revised to include the requirement that each lot shall
be served by at least one on-street parking space within 200 ft. of the lot it
serves. Failure to meet the standard may reduce the number of lots.
22. Design details for the bridge-like structure at the project entry shall be subject
to review and approval of the City Engineer and Director of Planning prior to
approval of a tentative map.
23. The use of street signs other than the City standard is subject to the review
and approval and requirements of the City Engineer.
24. Specific proposals for enhancing the development edge along the Telegraph
Canyon Road scenic corridor, i.e., varied heights and setbacks, architectural
treatment, and decorative landscaping and walls, shall be subject to review and
approval with the tentative map,
25. The SPA Plan shall be revised to reflect permanent rather than temporary
irrigation of open space districts unless an exception is granted by the Parks
and Recreation Department.
26. All plant materials, sizes and locations, and provisions for irrigation of open
space maintenance areas shall require review and approval of the Director of
Parks and Recreation.
27. Access points to open space maintenance areas shall be subject to review and
approval by the Director of Parks and Recreation prior to approval of a
tentative map. The access road along the easterly boundary will be continuous
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 5
from the multi-purpose courts, southerly to the Telegraph Canyon drainage
channel.
28. All walls which are to be maintained by an open space maintenance district
shall be constructed entirely within the district.
29. Graded access shall be provided to all storm drain cleanouts, inlets and outlets,
and paved access shall be provided to all sewer manholes. Exceptions may be
determined on a case by case basis by the City Engineer.
30. Transit stop locations and designs, including benches and shelters, shall be
subject to review and approval by the Transit Coordinator and the Director of
Planning prior to approval of a tentative map.
31. The installation of transit facilities shall be concurrent with transit service
availability. Since this may not coincide with project development, prior to
approval of a tentative map the developer shall commit to fund these facilities,
32. A 5 ft. wide d.g. trail with a post and rail fence component shall be located
adjacent to the existing sidewalk on the north side of Telegraph Canyon Road
subject to review and approval of the Director of Parks and Recreation.
33. The reservation for the State Route 125 right-of-way shall be placed in an open
space district pending its transfer to the State.
34. A 3 ft. wide solid base shall be provided on all walls fronting upon an open
space district.
35. The specific treatment of between lot and rearyard slope conditions will be
subject to review and approval in conjunction with the tentative map.
36. The three lots south of the water tank along the westerly property line, in the
RS-5 large lot area, shall have their side property lines extended to the
subdivision boundary to delete this area from the open space maintenance
district.
37. Telegraph Canyon Estates shall submit annual building permit reports, traffic
counts and fiscal impact analysis to the City commencing with the construction
of the project and scheduled to coincide with the annual review of the Growth
Management Oversight Committee.
38. Approval of the SPA does not constitute approval of final lot yields or
configurations or street alignments or design as shown on the SPA Plan.
Modifications may be made by staff, the Planning Commission or the City
Council during the consideration and review of the tentative map.
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 6
39. Ten bound, loose leaf copies of the final approved SPA Plan and related
documents, incorporating all conditions and corrections, shall be filed with the
Planning Department prior to approval of a tentative map.
C. DISCUSSION
Existing site conditions
The site consists of 112 vacant, unincorporated acres bounded by mobile homes, single
family dwellings and an Otay Water District water tank site to the west, single family
dwellings to the north, proposed State Route 125 to the east, and future residential
in Otay Ranch to the south. Primary access to the property is provided by Telegraph
Canyon Road. Two additional access points are provided by streets which stub into
the northwest corner of the property: Gotham Street provides access from College
Estates to the west, and Creekwood Drive provides access from EastLake Shores to
the north.
The property generally slopes from north to south, and consists of two gently sloping
knolls separated by a natural swale in the central portion of the site. Three major
easements extend across the property, A 20 ft. wide water easement extends
southerly from the water tank along the westerly boundary. A 120 ft. wide County
Water Authority easement extends diagonally from the northwest through the central
portion of the site, and a 120 ft. wide SDG&E easement extends along the easterly
boundary. The Telegraph Canyon drainage channel adjoins the southerly boundary
of the site.
The Chula Vista General Plan designates the property for Low-Medium Residential
(3-6 dwelling units per gross acre).
Development proposal
The proposal is for a private, gate-guarded community containing a maximum of 350
single family lots, and two private recreation areas. Two CPF sites are also proposed.
Three residential lot sizes are proposed. The largest lots, representing approximately
50% of the residential land area and conforming to the City's basic R-1-7 lot
standards, are located in the northerly portion of the site adjacent to the existing
single family homes in EastLake Shores and College Estates. Smaller lots are located
in the southwestern portion of the property adjacent to the mobilehome park. An
intermediate size lot is provided in the eastern portion of the site adjacent to proposed
State Route 125 and the TCR corridor. The following table summarizes the lot sizes
for the project.
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 7
AREA # OF LOTS AVG. SIZE MIN. SIZE
North 146 8,350 sq. ft. 60 x 100
Southeast 87 6,790 sq. ft. 50 x 100
Southwest 117 5,685 sq. ft. 45 x 112
The EastLake I P-C District Regulations and Residential Design Guidelines are
intended to regulate the development of the lots and the design of the dwellings.
Primary access to the project will be provided by way of a signalized intersection with
Telegraph Canyon Road. A bridge-like structure over the drainage channel, decorative
walls and landscaping, and a turn-around with enriched paving would lead to the
gated entry to the project. Additional access will be provided at the northwest corner
of the property, wherein Gotham and Creekwood would be extended to intersect as
public streets, just east of which would be a second gated entry to the project.
The balance of the private interior streets follow the basic form of the property in a
curvilinear pattern. All of the streets have been designed to meet City standards for
public streets with the exception of the main north-south spine street. This street
provides additional width for planted parkways (rather than standard monolithic curb
and sidewalk) and an 8 ft. rather than 5 ft. sidewalk along the westerly side to serve
as a public pedestrian trail from College EstateslEastLake to Telegraph Canyon Road.
A public easement would be established in order to allow pedestrians and bicyclists
to use the street and sidewalk/trail.
Grading, open space and recreation
Grading follows the dominant natural land forms with curvilinear streets and terraced
lots. Interior slopes vary from 2:1 to 4:1 and are generally 30 ft. or less in height.
Two story homes will largely obscure these slopes from public view.
A significant scenic corridor, which varies in depth from 200 ft. to 660 ft. at the
central swale, is retained along Telegraph Canyon Road. Grading is minimized in the
corridor, and that which does occur is contoured with slope ratios which vary from 2:1
to 6:1. The units along the scenic corridor will incorporate one and two story
elements, variable setbacks and varied and detailed architectural treatment in order
to enhance the view from Telegraph Canyon Road.
In addition to the scenic corridor, open space areas will be maintained along the
westerly and easterly boundaries of the property and along the County Water
Authority easement which runs diagonally through the site. Over nine acres along
the easterly boundary of the property will be reserved to accommodate proposed State
Route 125. Two private recreation areas are also proposed. A 0.7 acre recreation
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 8
center in the central portion of property adjacent to the CW A easement will contain
a pool, spa, changing room and landscaping. A 1.5 acre site at the northeast comer
of the site will contain multi-purpose courts and a parking area. The following table
summarizes the open space and recreation areas.
AREA ACRES
TCR Scenic Corridor 20.8
125 Reservation (temporary) 9.4
CWA Easement 3.1
Recreation Center 0.7
Multi-purpose Courts 1.5
In addition to the 8 ft. wide sidewalk/pedestrian trail along the westerly side of the
main spine street, an additional 5 ft. wide decomposed granite trail separate from the
sidewalk will be established along the north side of Telegraph Canyon Road. Post and
rail fencing will separate the trail from the sidewalk.
Proiect interface/separation
The project will be buffered from adjoining residential areas by a combination of grade
differences, landscaped open spaces and solid walls. Grading along the northerly
boundary will lower the property an average of 20 ft. below the existing homes in
EastLake Shores, thereby preserving views for the majority of those homes (the slope
height varies from 45 ft. on the eastem edge to 6 ft. adjacent to the necessary street
connection at the westerly edge).
The property sits above the homes to the west. Grading will retain a height
differential of 8-12 ft. above the homes in College Estates, and 10-30 ft. above the
mobile homes in Otay Lakes Lodge. These height differentials, along with permanent
landscape buffers, the 20 ft. wide Otay Water District easement, and solid walls, will
provide the separation along the westerly boundary of the project.
Affordable housing:
Generally, single family detached housing development is not feasible as an economic
opportunity to provide for affordable housing. The proposal for Telegraph Canyon
Estates is to meet the affordable housing requirement off-site through a land set
aside, an off-site project or an in-lieu contribution. This is consistent with the City's
recently adopted Housing Element, and the project proponent is currently working
with the City Housing Coordinator to determine which alternative is most appropriate
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 9
in this case. The SPA Plan calls for an agreement to be reached prior to approval of
a tentative map.
Water Conservation Plan
The Telegraph Canyon Estates Water Plan is summarized in the SPA Plan (Page II-
86) and is enclosed with this report. The Plan states that the expected water demand
for the 350 dwellings is 190,432 gallons per day, plus 92,463 gallons per day of
reclaimed water to irrigate open space areas. The conservation measures
recommended for implementation, including ultra low flow toilets and showerheads,
faucet aerators, water conservation guide, drought tolerant plants, and efficient
irrigation systems, are expected to save approximately 35,000 gallons per day.
Consistent with the City's approach on prior projects, staff is recommending that the
developer commit to participate in any off-site mitigation program adopted by the City
designed to offset all or a portion of their new water demand. Said program may
require one or more of the following:
. Compliance with a regional water use offset program, to be
administered by the San Diego County Water Authority.
. Compliance with a local administered water use offset program (such
program may be administered by the City, water district, or a
combination of both);
. Implementation of specific water use offset measures for this project, if
neither a regional or locally-administered water use offset program is
in place prior to issuance of building permits for any portion of this
project.
In the event that a City-approved water offset policy is not in effect at the time
building permits are issued, the requirements should be met through implementation
of specific water offset measures for this project, with the level of offsets and specific
measures to be approved by the City.
Air Qualitv Improvement Plan
The City's Growth Management Ordinance requires that projects of 50 units or
greater provide an Air Quality Improvement Plan (AQIP). The AQIP for Telegraph
Canyon Estates is summarized on Page II-89 of the SPA Plan and is enclosed with
this report.
Although most significant air quality measures are those policies and regulations
established at the broadest geographic level, i.e., State, Federal or Regional programs,
measures implemented on a City or project level can have a positive impact. Air
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 10
quality mitigation in the Telegraph Canyon Estates AQIP focuses on strategies and
measures available to residential development projects. These include measures
taken during construction such as dust control, scheduling and emission standards for
construction trips and equipment, and other measures related to the energy efficiency
of the resulting homes, such as energy conservation measures which exceed present
standards, and pre-plumbing of homes to facilitate passive solar collectors.
A new Air Quality Plan is currently under development by SANDAG and the APCD.
This plan will focus on mobile source emissions. The principal measure under
consideration is a mandatory trip reduction plan for all significant trip generators,
Any land use provisions of the adopted plan will ultimately be the responsibility of the
City. As a condition of approval of the tentative map, the project design shall be
reviewed to ensure that any required measures of the new regional Air Quality Plan
can be accommodated by the existing project design.
At the recommendation of the Transit Coordinator, a transit stop has been
incorporated into the SPA Plan in the vicinity of the project entry on Telegraph
Canyon Road.
Public Facilities Financine: Plan
A Public Facilities Financing Plan (PFFP) is required by the City's Growth
Management Program to ensure that phased development is consistent with the
overall goals and policies of the General Plan and Growth Management Program, and
to ensure that development of the project will not adversely impact the quality of life
threshold standards. The PFFP identifies financing mechanisms for all public
facilities required by the project, and also contains an analysis of the fiscal impacts
the project will have on public agencies. The Telegraph Canyon Estates PFFP is
enclosed with this report.
All of the facilities projected to be required for the project will be provided by
subdivision exactions or the payment of impact fees. Funding for school facilities will
be provided by the formation of a Community Facilities (Mello-Roos) District. The
district would include this project as well as Salt Creek Ranch.
The fiscal analysis for Telegraph Canyon Estates covers a period of 15 years, four of
which depict the development phase of the project, and eleven years which depict the
impact of the completed project. For the City of Chula Vista, revenues are expected
to exceed expenditures in very year of impact, ranging from $71,918 in year four to
a low of $20,345 in year one, for an accumulated net fiscal balance for the 15 year
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 11
period of $827,043. The estimated average annual net fiscal impact on other local
public agencies is as follows:
Otay Water District
Chula Vista Elementary School District
Sweetwater Union High School District
$ 676
$5,000
$2,960
The negative fiscal impacts projected for the Otay Water District and Chula Vista
Elementary School District represent only a fraction of the expected revenues and cost
associated with the project, and any minor change in the assumptions or parameters
used in the analysis could change the net fiscal loss into a fiscal gain. Specifically, the
Otay Water District reports that rates would be adjusted as needed to balance
revenues and expenditures. And with respect to the Chula Vista City School District,
as noted earlier the project will be included within a Mello-Roos District in order to
fund required school facilities. (NOTE: The projected loss for both the Otay Water
District and CVSD represent operational costs for which the developer is not
responsible.)
General Plan consistencv
The gross project density is 3.1 dwelling units per acre. The net residential density,
which includes the residential lots, private recreation areas and interior streets and
open space, is 4.3 dwelling units per acre. This figure is below the 4.5 dulac mid-point
for the Low-Medium Residential (3-6 dulac) designation. Other issues with respect
to General Plan consistency are discussed under separate heading, i.e., land form
preservation and grading, compatibility with surrounding development, scenic corridor
enhancement, affordable housing, and so on.
Private versus public streets
The staff position with respect to private streets and gate-guarded projects, is that
they should only be used in isolated circumstances where they do not interrupt the
intended or expected circulation pattern or the normal flow of traffic. This limits the
use of private streets to higher density projects, or smaller, isolated single family
developments with a single access point and which otherwise do not tie into the
surrounding circulation network, An additional consideration is the fact that the per
unit costs for the maintenance of private streets in a larger, lower-density project,
often become prohibitive, and pressure mounts to either defer maintenance and/or
petition the City to take over the streets and assume the maintenance.
The Telegraph Canyon Estates project is a larger, lower density single family
development which will have a signalized intersection with Telegraph Canyon Road,
and which will extend and tie into streets from both College Estates and EastLake
Shores. We do not believe these circumstances support the establishment of a private
gate-guarded community at this location. A recommended condition of approval would
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 12
require public streets to serve the project. Coupled with this recommendation is a
requirement that the main north-south spine street be cul-de-saced at its northerly
terminus in order to require a more circuitous route and therefore slow through-traffic
using this street.
In anticipation of this recommendation, the EIR, PFFP and traffic consultants were
asked to prepare alternative analyses based on a public street system. The respective
analyses indicate that the conversion to public streets will maintain all applicable
thresholds, and would result in no other adverse impacts or required mitigation
measures. The conversion to public streets with the City assuming maintenance
responsibility would reduce the net fiscal benefit of the project to the City from
$827,043 to $454,718 over the 15 year period of analysis.
Community purpose facility sites
The project identifies a total of 1.5 acres to be reserved for Community Purpose
Facilities (CPF) consisting of two sites at the northwest and northeast intersection of
Gotham Street and Creekwood Drive. The total acreage is consistent with the
Municipal Code requirement that SPA Plans provide for 1.39 acres ofland per 1,000
population for CPF uses. However, it is not believed that the size configuration or
location of the sites is consistent with the intent ofthe ordinance to provide accessible
and usable CPF sites compatible with adjacent uses.
A large part of the problem in this case is that the CPF requirement was anticipated
to be applied to much larger scale developments. Such developments provide the
opportunity for larger and thus more usable CPF sites which can be located on major
streets, and which can be more easily buffered from incompatible land uses. The size
and location of the Telegraph Canyon Estates project does not provide the opportunity
to meet these goals in the most desirable fashion.
Alternative means to meet the CPF requirement on-site would be to combine the CPF
acreage into a single, dimensionally usable site located at either the project entry off
Telegraph Canyon Road or, assuming public streets, adjacent to the central recreation
area, The preferred alternative in the judgement of staff is to meet the CPF
requirement off-site in conjunction with the developer's first phase of Otay Ranch.
This would provide the opportunity to create a larger, more appropriately located site
consistent with the intent of the ordinance.
The CPF sites presently shown on the SPA Plan can be replatted into additional
single family lots provided the total yield does not exceed the 350 lot maximum
established by the Plan.
Fire Department comments
The following comments have been received from the Fire Department:
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 13
1) Fire flow for residential (single family dwellings) is 1000 gpm,
2) Fire hydrants are required every 500 feet in residential and 300 feet in
commercial areas. All hydrants must be operational prior to delivery of any
combustible construction materials.
3) Water main pressure shall not exceed 150 psi.
4) Maximum street grade shall not exceed 15%.
5) All Fire Threshold Standards shall be met, Interim Fire Station 6 will be
opening at Lane and Fenton Street in 1992.
6) Adequate access for fire apparatus shall be provided.
7) Some lots may require residential fire sprinkler systems due to access
requirements.
8) We encourage the use of fire resistive plants for landscaping.
D. FINDINGS
P-C Planned Community zone and General Development Plan amendment
1. The proposed development as described by the general development
plan is in conformity with the provision of the Chula Vista general
plan.
The proposed amendment to the EastLake I General Development Plan is
consistent with the Chula Vista General Plan in that it shows the Telegraph
Canyon Estates property as Low-Medium Residential (3-6 du/ac) and
establishes a substantial open space reservation along the Telegraph Canyon
scenic corridor. The proposed net residential density of 4.3 du/ac is below the
4.5 du/ac midpoint of the General Plan LM range.
2, A planned community development can be initiated by establishment
of specific uses or sectional planning area plans within two years of
the establishment of the planned community zone.
The Telegraph Canyon Estates Sectional Planning Area Plan has been
submitted for concurrent consideration with the P-C prezoning and EastLake
I General Development Plan amendment.
3. In the case of proposed residential development, that such
development will constitute a residential environment of sustained
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 14
desirability and stability; and that it will be in harmony with or
provide compatible variety to the character of the surrounding area,
and that the sites proposed for public facilities, such as schools,
playgrounds and parks, are adequate to serve the anticipated
population and appear acceptable to the public authorities having
jurisdiction thereof.
The Telegraph Canyon Estates development consists of three residential lot
sizes in order to provide for varied and balanced single family residential
opportunities within the project. Private recreation sites and common open
space areas will contribute to the long term livability and stability of the
neighborhood. Recommended alternative provisions for Community Purpose
Facilities will ensure sites are properly located and of an adequate size to serve
their intended use.
4. In the case of institutional, recreational, and other similar
nonresidential uses, that such development will be appropriate in
area, location and over.all planning to the purpose proposed, and that
surrounding areas are protected from any adverse effects from such
development,
The provision of two private recreation areas will supplement public park and
recreation facilities for the residents of Telegraph Canyon Estates and their
location in the central and eastern portions of the property will protect
surrounding areas from any adverse impacts. Recommended alternative
location for Community Purpose Facilities will also protect surrounding
residents from potential adverse impacts.
5. The streets and thoroughfares proposed are suitable and adequate to
carry the anticipated traffic thereon.
The streets have been designed to City standards and are adequate to carry
the anticipated traffic. The recommendation to use public rather than private
streets will incorporate the project's streets into surrounding circulation
network.
6. The area surrounding said development can be planned and zoned in
coordination and substantial compatibility with said development.
Surrounding areas are already planned, zoned and developed with compatible
single family and mobile home uses.
City Planning Commission
Agenda Item for Meeting of August 12, 1992
Page 15
Section Planning Area Plan
1. The proposed sectional planning area plan is in conformity with the
general development plan of the P-C zone, any adopted specific plans,
and the Chula Vista general plan and its several elements.
The Telegraph Canyon Estates Sectional Planning Area Plan reflects the land
use, circulation, open space and other policies and elements of the EastLake
I General Development Plan and Chula Vista General Plan.
2. The proposed sectional planning area plan would promote the orderly,
sequentialized development of the involved sectional planning area,
The SPA Plan and Public Facilities Financing Plan contain provisions,
requirements and standards to ensure the orderly development of the project
in a manner consistent with the land use policies and facilities needs of the
City and other public agencies. The Telegraph Canyon Estates SPA is
proposed to be developed in a single phase with a 3 to 4 year build-out.
3. The proposed sectional planning area plan would not adversely affect
adjacent land use, residential enjoyment, circulation, or
environmental quality.
The SPA Plan as conditioned will be compatible with surrounding uses and
will not adversely affect the environment quality or circulation requirements
of adjacent areas.
WPC 0432p.wPF
...
5.
THE CIIT OF CIlULA j,7STA PARIT DISCLOSURE STATEMENT
Statement of disclosure of certain ownership interests, payments, or campaign contributions, on all matters
which will require discretionary action on the part of the City Council, Planning Commission, and all other
official bodies. The following information must be disclosed:
I. List the names of all persons having a financial interest In the contract, i.e., contractor,
subcontractor, material supplier.
Baldwin Vista Associates, Ltd., A Limited Partnership
"
If any person identified pursuant to (1) above is a corporation or partnership, list the names of all
individuals owning more than 10% of the shmes in the corporation or owning any pmtnership
interest in the partnership,
James P. Baldwin
Alfred E, BaldwIn
,
-'.
If any person identified pursuant to (1) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or heneficiary or
trustor of the trust.
N/A
.J.
Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months'! Yes
No ~ If yes, please indicate person(s):
Please identify each and every person, including any agents, employees, consultants or independent
contr:lctors who you h:lve assigned to represent you before the City in this m:ltter.
---_._--~
(,. 11:lve you and/or your officers or agents, in 111<': :Iggregate, contributed more Ih:111 S I.(J(J(J to :1
Councilmelllber in the current or preceding election period'! Yes _ No ~ If yes. sUite wi licit
Councillllelllber(s ):
1'1..'1""1111 is dcfint.:J ,IS: "AllY indil'idl/ol,jinll, cu.pf/r{IICrslll{J, juiw I'(,I/ll/re, fIsJocimir)f/, Joe/of clll/J,FllIcmo{ orgOl1iz{/f/ol1, CUrporlll101I,
('\'fIlIL', Il'lIst, rI.'cefl'('/'.\}'ndic{J(t', !!tis (II/(/ (lilY {)fI,er CO/lillY, o"y (/ful cOIif/fry, ci~\', IIllIlliCljhi/i/y, di,rtriCl or OIlter pU/Ii/col ,wbo'/l'l.ilnl/,
II/' Imy oIlier group or comhil1l11io!J (/CIIII~ (IS /I IIlIil."
D"le:
(:'>lUTE: Atlach auu\lion"1 pagcs 'IS ncccs"Jr\)
ft-Y-]f
: \ I))'\l '! (J..,j i'\: I
Stephen P. Doyle., ~ _
.L v ICG" 1"'1:-",10..10,
1'1"1111 "r 1'.pL. 11:11Ilt" 01 L."llIr:IC.t"I/:lpplll."nt
: :,o , . \ I' , " I I' ~ I I 'II 'i