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HomeMy WebLinkAboutPlanning Comm Reports/1981/05/13 AGENDA City Planning Commission Chula Vista, California Wednesday, May 13, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - r~eeting of April 22, 1981 OP~qL COMMUNICATIONS 1. PUBLIC HEARING: EIR-81-4 for general plan amendment, prezoning and annexation of property at the southwest corner of Broadway and Naples, Price Company 2. PUBLIC HEARING: PCS-81-2 - Tentative subdivision map for Chula Vista Tract 81-2, for conversion of 32 unit apartment complex to condominiums at 564 "J" Street - David, Rigdon & St. Marie 3. PUBLIC HEARING: PCC-81-12, Conditional use permit to construct and operate junior/senior high school on site of Hilltop Baptist Church, 740 Hilltop Drive, Southland Christian Schools 4. PUBLIC HEARING: PCZ-81-G - Prezone approximately 18 acres located between Oxford and Palomar Street and between Industrial Blvd. and the Fed Mart property at Broadway & Palomar, from County M-52 to C-C, Central Commercial - City initiated 5. Consideration and approval of street names for Bonita Long Canyon Estates 6. Consideration of request for extension of time on tentative subdivision map for Twin Oaks Condominiums, Chula Vista Tract 80-4 7. Consideration of Capital Improvement Program for fiscal year 1981-82 for conformance to the Chula Vista General Plan DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of May 13, 1981 1. PUBLIC HEARING: EIR-81-4 for ~eneral plan amendment, prezoning and annexation of property at the southwest corner of Broadway and Naples, Price Companz A. BACKGROUND 1. This draft EIR was prepared by New Horizons Planning Consultants, Inc. under an agreement with the applicant and the Environmental Review Committee. The draft EIR was issued by the Environmental Review Committee on March 27, 1981. 2. The proposed project involves a General Plan amendment, prezoning, deannexation from County special districts, and annexation to the City of Chula Vista. B. RECOMMENDATION Open the public hearing and take testimony on the draft EIR. It is anticipated that a response to written and verbal comments will have to be prepared, therefore, the hearing should be closed and consideration of the final EIR set for June 10, 1981 when the proposed General Plan amendment will be heard. C. PROJECT DESCRIPTION 1. The proposed project involves a General Plan amendment from "Thoroughfare Commercial," "Medium Density Residential," and "Parks and Public Open Space" to "Retail Commercial" on approximately 33 acres located between Naples and Oxford Streets and between Industrial Boulevard and Broadway. In addition, the remaining lO.1 acres of the project site, located adjacent to Industrial Boulevard, would be changed from "~ledium Density Residential" to "Limited Industrial." The prezoning action involves similar changes to bring the zoning into conformance with the General Plan. 2. Although no specific site development plans are available at this time, maximum allowable development figures have been used for this report. Of ~he 33 acres proposed for retail commercial, a 98,400 sq. ft. building would house the proposed Price Club store and approximately 350,100 sq. ft. would be used by future discount retail facilities. A light industrial complex, totalling 305,300 sq. ft., is proposed on the remaining lO.1 acres of the project site, in addition to required landscaping and parking. D. IMPACT ANALYSIS The following impacts will result from the proposed General Plan amendment, prezoning and annexation: 1. Conversion of Agricultural Lands. Development of the 43.1 acre project site, the majority of which is presently agricultural land, will result in an incremental loss of productive agricultural land, although the site is not considered "prime agricultural land" (as defined by Section 35046 of MORGA). In view of this finding, the loss of City Planning Commission Agenda Items for meeting of May 13, 198| Page 2 this agricultural land is not felt to be significant. 2. Community Tax Structure. The annexation of the project site is not expected to have a significant impact on the Montgomery Fire Protection District's current revenues since the anticipated current tax revenue loss ($9,900) is only 3.4% of the District's total tax revenue ($288,720). The loss of future potential tax revenues due to annexation and development of the project site will have a significant effect on the District's potential future revenue total. The City of Chula Vista and the school districts are expected to benefit from the proposed action. There would be no adverse impact on the County of San Diego. 3. Parks, Recreation and Open Space. The loss of potential park land from the area is not significant since existing recreational facilities are available at Harborside Elementary School and no increase in residential units for this area is anticipated due to proposed zone changes. The following impacts may occur with future development of the project site: 4. Soils. Potential impacts regarding future development of the project site include possible problems with expansive soil conditions and severe erodibility. It is likely, however, that with proper engineering and design such constraints could be successfully overcome. 5. Drainage. The proposed commercial and light industrial facilities ~y produce a significant increase in surface runoff. Impacts due to this increase can be mitigated to an insignificant level through proper grading and drainage system design. 6. Air Quality. Incrementally adverse air quality impacts are likely to occur as a result of full development of the project site on both regional and local levels. On a regional level, Regional Air Quality Strategies (RAQS) have been designed to achieve clean air standards by the year 1987, after that new strategies would have to be formulated based on growth forecasts. Local impacts on nearby receptors, such as the Harborside Elementary School and the residential area north of Naples Street, are not expected to be significant due to their location with respect to prevailing breezes. Harmful emissions from traffic in parking areas and at large intersections are not expected to impact areas to the north of the site. City Planning Commission Agenda Items for meeting of May 13, 1981 Page 3 7. Mobile Noise Source. Adverse noise impacts resulting from ultimate development of the project site will be realized on Naples Street between Broadway and Industrial Boulevard. Traffic impacts on Naples Street will result in a noise increase of approximately 3.5 decibels above what presently is experienced (65 dBA). Since an increase in noise level of 3.5 dBA is just barely discernible as being louder and any physical no~ebarrier is not practical for this small an increase, mobile noise impacts are not considered significant. The future site design should, however, discourage additional traffic along Naples Street. 8. Stationary Noise Source. Stationary noise impacts cannot be determined until precise development plans are available since these would depend upon the proximity of the source to nearby sensitive receptors, its magnitude, frequency, and hours of operation. 9. Transportation.Access. Since precise development plans are not available, certain assumptions were made in analyzing traffic impacts: 1) A mid-block intersection on Broadway between Oxford and Naples Streets would be constructed; 2) an attractive access point would be designed on Oxford Street; and 3) no public access was assumed from Naples Street. Even with no access assumed on Naples Street, a 12 per cent increase on that street would be expected as a result of project development. Problems could be experienced with traffic safety in the area of the elementary school. Since loading and offloading of children presently occurs on both sides of Naples Street, the potential for accidents will increase with an increase in traffic. Mitigation could include the prohibition of parking on the north side of Naples Street, adjacent to the school, the prohibition of truck traffic on Naples Street, and the increased use of crossing guards. With such mitigation measures employed, significant adverse environmental impacts are not expected from development of the project site. E. COMMENTS ON THE DRAFT EIR. On April 21, 1981 the Resource Conservation Commission recommended that the EIR be certified as being prepared in accordance with the law and expressed various concerns about the project (comments attached). Comments from the County of San Diego and LAFCO are anticipated but have not been received at the time this staff report was prepared. April 21, 1981 TO: Planning Commission .! FROM: Merritt Hodson, Member ~ ~' Resource Conservation Commission SUBJECT: EIR-81-4 - "PRICE COMPANY" This Environmental Impact Report meets CEQA guidelines. The Resource Conservation Commission would like to voice the following concerns: (1) The traffic that will be generated by the Price Company will be in direct conflict with the Harborside Elementary School and residential areas to the north; therefore, the Commission supports mitigating efforts to minimize access onto property from Naples. (2) The air quality may be impacted with the advent of this industrial/ commercial complex. (3) Noise pollution will be impacted; thus, the Commission feels a "zoning wall" should be erected on the southern and eastern sides of the Harborside school property. (4) Aesthetic landscaping should be provided on the Naples Street frontage. /ay COMMENTS APPROVED BY THE RESOURCE CONSERVATION COM~iISSION AT THE REGULAR BUSINESS MEETING HELD MONDAY, APRIL 20, 1981, BY THE FOLLOWING VOTE, TO-WIT: AYES: COb~ISSIONERS GOODRICH, HODSON, HERNANDEZ, IVERSEN, b~CEVICZ AND TAYLOR. Noes: None. Absent: None. Abstain: Nome. ' (April 21, 1981) cc: Environmental Review Coordioator Reid RCC Members City Planning Commission page 4 Agenda items for meeting of May 13, 1981 2. PUBLIC HEARING: PCS-81-2, tentative subdivision map~fo~r Chula Vista Tract 81-2 for conversion of 32 unit apartment complex to condo- miniums at 564 "J" Street - David, Rigdon & St. Marie A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as David, Rigdon & St. Marie, Chula Vista Tract 81-2, in order to convert 32 units of an existing 34 unit apartment project, located at 564 "J" Street in the R-3 zone, into a one lot condominium (2 units are being removed). 2. The proposal is exempt from environmental review as a class l(i) e×emption. B. RECOMMENDATION Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for David, Rigdon & St. Marie, Chula Vista Tract 81-2, for the conversion of a 32 unit apart- ment complex into a one lot condominium project, subject to the following conditions: 1. The developer shall grant street tree planting and maintenance easements 7.5 feet wide along "J" Street and l0 feet wide along James Street. 2. The developer shall remove broken sidewalk and replace same along James Street (approximately 20 linear feet). 3. The developer shall be responsible for providing street improvements for the southerly half of "J" Street. The improvements shall consist of, but not be limited to, A.C. pavement, monolithic curb, gutter and sidewalk, driveway approaches, and an offsite roadway transition 100 feet in length. The street improvements shall begin at Station 30+77.52 as shown on Chula Vista Drawing 72-850 with a half width of 33.68 feet and taper to a half width of 32.00 feet, centerline to face of curb, at the easterly property line. 4. The developer shall remove the existing driveway on James Street and replace same as shown on the tentative map. 5. In the event the developer has not complied with all of the conditions set forth by the Design Review Committee and the proposed changes to meet the requirements for condominiums by the time the final map is ready for approval by the City Council, the developer shall submit a work schedule to the Planning Department for approval and bonds for the work yet to be done. 6. The developer shall provide one onsite fire hydrant; the size and location of which is to be determined by the Fire Marshal. Installation of the hydrant shall be completed prior to the issuance of a certificate of occupancy. 7. The developer shall construct a 6 ft. high block zoning wall on the west property line extending from the south property line to within 25 feet of "J" Street. City Planning Commission page 5 Agenda Items for meeting of May 13, 1981 C. DISCUSSION 1. Adjacent zoning and land use: North R-1 Single family dwellings South R-1 & R-2 Single and two family dwellings East R-1 Single and two family dwellings West C-T Drive-through dair (with gas pumps) and vacant used car lot 2. Existing site characteristics. The subject property is a 2.2 acre level through lot located on the south side of "J" Street, 120 feet east of Broadway. The lot is a "through lot" which also has frontage on James Street. The site is presently developed with a 34 unit apartment complex consisting of 17 single story duplexes (all two-bedroom units) constructed in 1959. Other structures consist of a 200 sq. ft. storage room and a 400 sq. ft. laundry room. A swimming pool is located in the center of the complex. There are 32 onsite parking spaces, 10 of which have access from James Street and 22 spaces with access from "J" Street. The parking on "J" Street encroaches into the required 25 foot front yard setback. 3. Proposed modifications. a. The developer intends to make a number of modifications to the existing devvelopment in order to meet the condominium requirements. The swimming pool and one duplex will be removed and replaced with parking. The parking on "J" Street will be redesigned to eliminate parking in the front setback, which will require the relocation of two driveways. The driveway on James Street will also be relocated and the parking redesigned. A total of 55 onsite parking spaces will be provided after the changes are accomplished. b. The common open space areas immediately to the rear of the units will be fenced to provide a minimum of 250 sq. ft. of private open space per unit, which exceeds the 80 sq. ft. minimum requirement for two bedroom units. The required storage of 200 cu. ft. per unit will be located within the private open space and contiguous to the units. 4. Design Review Committee. Since the apartments were constructed in 1959, prior to the formation of the Design Review Committee, the project was submitted to the Committee on February 19, 1981. The Committee approved the project subject to certain condi- tions, including the submittal of a complete landscaping/irrigation plan, a compliance survey, low level directory sign, and elevations for the proposed private fencing. 5. Code requirements. The following are code requirements: a. The developer is required to plant street trees along "J" Street and James Street. The species, location and number shall be determined by the City Engineer. City Planning Commission page 6 Agenda Items for meeting of May 13, 1981 b. The developer is required to underground all existing overhead facilities lying within the subdivision. All utilities serving the subdivision shall be undergrounded. c. All grading work must be done in accordance with the City of Chula Vista Landscape ~lanual and Grading Ordinance 1797 as amended. d. The developer must comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the final map and all plans shall be in accordance with the provisions of the Subdivision Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. e. Prior to approval of the final map, the developer shall pay the Park Acquisition and Development fee of $200 per unit (32 X $200 = $6,400) and the Residential Construction Tax of $400 per unit (32 x $400 = $12,800) a total of $19,200. D. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for David, Rigdon & St. Marie, Chula Vista Tract 81-2, is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and the proposed development conforms to all standards established by the City for such project. 2. The design of the subdivision will not affect the existing improvements-- streets, sewer, etc.--which have been designed to avoid any serious health problems. 3. Approval of the project will not adversely affect the public service needs of residents of the city or available fiscal and environmental resources. 4. The subdivision is consistent with the General Plan Elements as follows~ a. The conversion of apartment units into a condominium does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - While the conversion of apartment units into condo- miniums will reduce the inventory of rental housing, it will also permit an expanded choice of housing ownership. --'-r'- - "-'1 I I I I f STREET. I I S'FC~RE SF ~ SF SF IS,='' S~]SF 5F ! ,.'i!iiF::::: --J I I L ...... I I I I SFI SF I I SFI II SF AUTO I I D~A L~'R BA,~ J JAMES' Lr_ _~--. I I ,, " -P'NOI H · ( ' Page 7 C]ty'Plann]~g Commission Agenda [ton for Meeting of May l:l, 19~] 3. PUBLIC HEARING: Conditional use~ermit PCC-SI-12 to construct and oj)erate ..... 3~%ib-fiT~6hi~ ~i~j~ ~THoo]=~o~ft'~ of ~[i~O~ ~9~i.s.~].~rch, 74~Hillto~ Drive, Southland Christian Schools A. BACKGROUND 1. Southland Christian Schools, Inc. is requesting permission to locate and operate a junior/senior high school on the existing Hilltop Baptist Church site at 740 Hilltop Drive in the R-1 zone. 2. An Initial Study, IS-81-36, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 23, 1981. The Committee concluded that there would be no significant environmental effects and recommended adoption of a Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-81-36 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section "E" of this report adopt a motion to approve the request, PCC-SI-12, to operate a junior/senior high school at 740 Hilltop Drive, subject to the following conditions: a. The permit shall be valid for a period of 5 school years commencing with the 1981-82 year and ending with the 1985-86 school year, unless terminated earlier by the Planning Commission for good cause on the basis of actual experience with the operation. b. The structure shall be made compatible with the existing church structure through the use of similar exterior colors and a pitched roof. c. The architecture and site plan shall be subject to the approval of the Director of Planning. d. Fifty percent of the playground area shall be planted with grass. e. The site plan shall include a pedestrian walk system between all proposed structures. f. Enrollment shall be limited to 175 students for the first year. Additional enrollment to a nlaxilnum of 288 students will be predicated upon Planning Commission review of the operation at the completion of the 1981-82 school year. C. DISCUSSION 1. Existing site characteristics. The subject property is a 2.82 acre "L" shaped parcel with 195 feet of frontage along the west side of Hilltop Drive. Hilltop Park abuts the property on the west and south sides. T.he area to the north is developed with single family City Planning Commission I~age 8 Agenda Items for the meeting of May 13, 1981 dwellings and Hilltop Junior High School is located directly across the street to the east. The property is relatively level except for down slopes adjacent to the park. The site is developed with a combination one and two story church structure housing an auditorium offices and classrooms for Sunday School. The building was expanded in the latter part of 1979 (PCC-79-15). There is atso a detached garage located near the north property line which is being used for storage. Offstreet parking for 68 cars is located to the south and west of the church with access provided by a single two-way driveway located at the southeast corner of the property. The area immediately to the east of the church is grassed and will be used for a future expansion of the church. The remaining area to the west, approximately 1.25 acres, is vacant. 2. Proposal. a. The applicant has submitted schematic plans for the development consisting of a 60'xlO0' single story classroom structure located at the northwest corner of the property. Preliminary elevations of the building have also been submitted, but are subject to change. The applicant is presently netogiating with the church to lease the westerly 1.25 acres, however, the terms and length of lease have not been resolved. b. The school is presently operating at the Otay Baptist Church at 276 Zenith Street in the county. The applicant intends to move the school operation to the proposed site for an interim period of approximately 5 years, after which they intend to move to a larger and possibly permanent site. Because of the interim nature of the request, the applicant is proposing to use either a modular type structure or a building of steel construction which can be easily moved. 3. School. The school will be a junior/senior high school with an initial enrollment of between 160 and 175 students for the 1981-82 school year. The enrollment is expected to increase to 190 to 215 students the second year with a maximum enroll- ment of 288 students. The new structure will be divided into eight classrooms. Portions of the existing church will be used for offices and a library. No restrooms are planned in the school building as the applicant intends to utilize the church restrooms which have direct outside access. However, the City's Department of Building and Housing has indicated that local codes will requir~ restrooms within the classroom building. Normal classroom hours will be between 7:00 a.m. and 4:30 p.m., Monday through Friday. Night time activities will be scheduled so as not to conflict or interfere with the church activities. Gym classes will be scheduled at the end of the school day so that students can shower at home. D. ANALYSIS Aside from curriculum and safety requirements, State laws governing private schools are very limited. There are no minimum facility or play area sizes. The subject property is extremely small by public school standards, however, since there is no cafeteria or administrative wing, the site is restricted to basic classrooms and a limited exercise area as an interim facility. The site is margin- ally acceptable. The lack of certain facilities, such ds showers, restrooms, or an adequate athletic play area, are of some concern. The proximity to single family homes to the north City Planning Commission Page 9 Agenda Items for meeting of May 13, 1981 is also of concern and the Commission should give full consideration to testimony offered during the course of the public hearing on this item. Staff's recommenda- tion for approval is based on the interim nature of the use, the relatively small enrollment and the location of the subject property. The site is bounded on two sides by a city park and is directly across the street from a junior high school, as well as in close proximity to an elementary school at the northwest corner of Hilltop Drive and "J" Street. The increase in the student population in the area should not adversely affect the residents. The small outdoor athletic area is augmented by the small blacktop parking lot which can be used in part for outside play activities. Because of the uncertainties surrounding the operation, it would appear appropriate to limit the enrollment to the projected 175 students for the first year of operation (1981-1982), with further expansion beyond and up to the projected 288 students predicated upon the Planning Conm~ission's review of the first year operation. E. FINDINGS 1. That the pPoposed uss ~t thc paz~ticul~r location is ~ece~ary a~~ ~'ab~e to pr~uide a service or ~zci:i/y which wilt contribute to tl~e gene,,al weZ~ b<]:nU of th~' neighborhood or the conmlunity. Approval of the request will enable the applicant to relocate the school onto a larger site and increase the enrollment, thereby providing an expanded service to the community. 2. That such use will no~, under the circumstances of the particular ~-a~,,', be detrimenta~ to the health, safety or general welfare of persons resid~!i~ ~ working in the vicinity, or in,~urious to property or improvements in the i~i.~:~~. The site abuts a park on two sides and is directly across from an existing junior high school. The limited enrollment and outside play activities should not be detrimental to the residents of the area. 3. T~t the proposed use will comply with the regulations and conditions specij~ed in the code fer such use. The proposed use will be required to meet all requirements of the Uniform Building Code for such use and conditions set forth by the Co~ission. 4. That the g~nting of this conditional use will not adversely/ affect the general plan of the city or the adopted plan of any ~overnmental a2encU. The General Plan of Chula Vista will not be affected by the granting of this request. negative declaration PROJECT NAME: Hilltop Baptist Church Expansion PROJECT LOCATION: 740 Hilltop Drive PROJECT APPLICANT: Southland Christian Schools, Inc. 355 K St. Suite F Chula Vista, Ca 92010 A. Project Setting 1. The project is located on an existing church site at 740 Hilltop Dr. The specific area would be near the northwest corner of the property. 2. The church site overlooks Hilltop Park to the west and south which is within the Telegraph Canyon Creek flood plain. There are single family dwellin units to the northwest, north and east of the project site. Hilltop Jr. High School is to the east across Hilltop Dr. 3. The site is relatively level except for slopes down to Hilltop Park. The church development includes a one and two story structure housing a sanctuary, office~ classrooms and accessory uses. Off-street parking (68 cars) and landscaping are also provided. 4. Like many areas in the South Bay, expansive soils are known to be present. However this site has been graded and the potential for significant impact is minimal. B. Project Description The project involves the location of a 60' x 100' single story classroom structure. The Southland Christian Schools plans to use the site until a permanent location has been found. Therefore a modular type unit is proposed. Initial enrollment is anticipated to be 160-175 with an eventual student capacity of about 288. Existing church facilities would be utilized in conjunction with the proposed new structure. }{ours of operation would be from 7:00 a.m. to 4:30 p.m. There would be evening activities such as parent/teacher meetings when the church did not have services. city of chula vista planning department · environmental review section -2- C. Conformance with zoninq and plans The application for a Conditional Use Permit is in conformance with the R-1 zoning and general plan elements effectinW the property. D. Potential environmental effects/analysis 1. The project site adjoins the Hilltop Park and single family residential uses. Consideration must be given to the design of the structure to avoid any demonstratable adverse aesthetic effects due to this institutional use. The portable/ modular uses proposed could have a less than positive visual effect. 2. There may be expansive soils present which could adversely impact even a mobile structure. Previously prepared soils reports should be reviewed. 3. Secondary educational facilities can have an adverse acoustical impact. Because of the scale of this facility and the proposed hours of operation, effects should be minimal. E. Mitigation necessary to avoid significant impact The following measures are standard development regulations and are advisory only: 1. The project will be subject to architectural and site plan approval by the Zoning Administrator. 2. Existing soils reports will be evaluated and if necessary additional investigations will be required by the Dept. of Building and Housing. 3. The proposed scale and hours of operation (as identi~ieC as part of the project) will avoid any substantial impact. F. Findings Based oD the following findings, it is hereby determined that the project will not have a substantial and adverse environmental impact. 1. The project site is void of any natural resources and the only natural hazard that is present is expansive soils which can be mitigated through standard development regulations. 2. Review of the project by the Zoning Administrator will assure conformance with all zoning, planning and aesthetic standards. 3. The project is of a minimal impact nature which will preclude any potential cumulative impact. 4. The project will not result in any adverse effect on human beings due to noise, air pollution, adverse water quality degradation or other effects. G. Consultation 1. Southland Christian Schools, Inc. Ralph Lyons, President (applicant) 2. Cv Engineering Dept., Dan Waid, Shabda Roy 3. CV Planning Dept., S. Griffin, D. Reid 4. CV Fire Dept., T. Monsell 5. Sweetwater High School District The Initial Study Application and evaluation forms documenting the findings of no sign,ficant impact are on file and available for public hearing at tho Chula Vista Planninq Dept., 276 4th Avenue, Chula Vista, CA 92010 ENVIROM~'.iEMTAL REVIEW COO?~INATOR city of chula vista planning department environmental review section gN 6 Propo=ed new building area o~¢n for. softball, football field, etc. as possible. Rooms A,B,C,D will be school workroom, storage and a typing class. Rooms E & F are th~ church restrooms which we plan to use. Room G is an existing garage whicl~ we w~ll use for an office or small classroom. Rooms 1-8 are classrooms in the new 60" x 100" building. Ex~.~ting Church existing parking spaces ~ 1 for each 17 ~tudents = 1156. We are asking for capaci~ Exhibif ~[ CHRI. TI.N . ' ' ~H~ H~LLTOP DroVE PCC- 81- City Planning Commission Page l0 Agenda items for meeting of May 13, 1981 4. PUBLIC HEARING: PCZ-81-G, prezone from CountS M-52 to C-C Central Commercial, approx]matelS 18 acres located between Oxford and Palomar Streets and between Industrial Boulevard and the Fed Mart property at Broaoway and Palomar in the County of San Diego - City initiated A. BACKGROUND 1. This item involves a city initiated prezoning of approximately 18 acres located between Palomar and Oxford Streets and between Industrial Boulevard and the Fed Mart property at Broadway and Palomar Street in the County of San Diego. The subject property is in the process of annexing to the City of Chula Vista and the prezoning is a prerequisite to annexation. 2. The property is currently zoned M-52 (Industrial) in the County and the City is proposing to zone the area C-C (Central Commercial) in accordance with the Retail Commercial land use designation of Chula Vista's General Plan. 3. An Initial Study, IS-81-21, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on December 22, 1980. The Committee concluded that there would be no significant environmental effects and recommended the adoption of the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-81-21 and find that the project will have no significant environmental impact. 2. Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council prezone the 18+ acres C-C-P (Central Commercial subject to a precise plan) as shown on the attached locator and subject to the following precise plan guidelines: a. The westerly driveway shall be located in line with the driveway leading to the MTDB station. b. A coordinated sign program shall be submitted and will be subject to Planning Department approval. c. Not more than three driveways shall be allowed on Palomar Street. C. DISCUSSION 1. Adjacent zoning and land use: North County M-54 Industrial South County ~-52 Vacant (agriculture) and MTDB station East County C-36 Commercial (Fed Mart and Pic-N-Save) West R-3 Residential City Planning Commission Page 11 Agenda Items for meeting of May 13, 1981 2. Existing site characteristics. The subject property contains a total of approximately 18.4 acres, of which 2.2 acres, located immediately adjacent to Industrial Boulevard, is owned by the San Diego and Arizona Eastern Railway. The remaining 16.2 acres is a level vacant parcel which has been used for agricultural purposes. A portion of the SDG&E transmission line easement traverses the southwest corner of the property as well as the San Diego Arizona and Eastern Railway property. There is one transmission tower located on the site. Oxford Street is dedicated but is not improved. Palomar Street in front of the subject property is partially dedicated and improved, however, it does not have curbs, gutters or sidewalks. Industrial Boulevard is also partially improved with curbs, gutters and sidewalks on the west side only. 3. Proposed development and annexation. The County of San Diego has adopted a policy requiring a developer to seek annexation to a local jurisdiction prior to development within urbanized areas. The developer of the 16 acre parcel was granted a use permit by the County to allow the construction of a bank, restaurant, day care center, private clinics, department stores, storage facilities and parking. The use permit was conditioned upon the applicant applying for annexation to the City of Chula Vista and would permit construction within the County only if the annexation were denied. Because of the amount of time required to annex, the developer requested permission to pull building permits to build in the County with the development subject to review and approval by the City of Chula Vista. This permission has been granted and the developer will be proceeding with the plans for development while still in the County. 4. General Plan. The subject property is designated for retail commercial use on the General Plan, and Palomar Street is classified as a "gateway" into the City. Being on a "gateway" the development should be subject to architectural controls and good site design. In addition, the Environmental Review Committee determined that the project could have a significant impact with respect to access points. The Environ- mental Review Committee conditioned the Negative Declaration by reducing the number of access points on Palomar Street from four driveways to three and recommended the attachment of the Precise Plan Modifying District. D. FINDINGS Section 19.56.041 of the zoning ordinance allows the "P" Modifying District to be applied to areas within the city only when one or more of the following circum- stances is evident: 1. Tke subject property, or the neighborhood or area in which the property is ~ocated, is unique by virtue of topography, geologica~ characteristics, access, configuration, traffic circulation, or some social or historic situation re~uirir~ special handling of the development on a precise plan basis. The subject property is located on a "gateway" into the City of Chula Vista. The attachment of the "P" District will help insure that the development is in keeping with the goals and objectives of the Scenic Highway Element of the General Plan of the City of Chula Vista. City Planning Commission Page 12 Agenda Items for meeting of May 13, 1981 2. The property or area to wh~h the P modif~di~¥} district ib~ an ar~a a~acent and contiguou.~ to a zone all~ing different land usee, and the development of a precis~ plan w~l a~ow the area so designated to cocxi~t ~and ~sages which might othe~&ise prove incompatible. The proximity of the property to the railroad tracks, the MTDB station on the south side of Palomar, and the future light industrial area to the east of the MTDB station, together with the projected increase in traffic on Palomar, require careful control of access points on Palomar Street; this can best be accomplished by the attachment of the "P" Modifying District. CONDITIONED negative declaration PR¢]JECT NAME: Palomar Village PROJECT LOCATION: East of Industrial Blvd., between Oxford St. and Palomar St. PROJECT APPLICANT: Palomar Commercial Properties 6110 Friars Rd., Suite 205 San Diego, CA 92108 CASE NO. IS-81-21 DATE: December 23, 1980 A. Project Setting The project site consists of 16.2 acres of property located east of Industrial Blvd. between Oxford St. and Palomar St. The present use of the property is truck crop farming. The property is void of any natural or man made resources and there are no geological hazards present in the immediate vicinity. Expansive soils may be located on the project site. B. Project Description The applicant proposes to subdivide 16.2 acres of property into two lots (3.8 acres and 12.4 acres), prezone and annex the property to the City of Chula Vista and detach the area from the Montgomery Fire Protection District. Development of the property would consist of a 3.8 parcel with 38,320 sq. ft of retail floor space and the 12.4 acre parcel with 129,280 sq. ft. of industrial floor space and 12,500 sq. ft. of office floor space. Related offstreet parking spaces, street improvements and landscaping are also proposed. C. Compatibility with zonino and plans The proposed project will be required to meet the zoning ordinance standards and comply with the General Plan. The zoning ordinance was recently amended to provide for the retail distribution of merchandise which requires extensive floor area in the I and I-L zone subject to a Conditional Use Permit. The proposed project provides a mix of commercial and industrial uses. The inclusion of these uses will assure substantial compatibility with the retail use designation of the General Plan. D. Identification of environmental effects 1. Traffic Circulation Preliminary traffic estimates indicate that the project will ~enerate approximately 5500 one-way auto trips per day city of chula vista planning department environmental review section (2) which has the potential to reduce the service level of the two lane portion of Palomar St. (west of the project site) from a level of service (LOS) C to (LOS) E which indicates a potentially significant traffic impact. E. Mitigation necessary to avoid significant effects The following are Engineering Dept. requirements necessary to mitigate adverse traffic circulation impacts: 1. Oxford Ave. should be constructed to accommodate two moving lanes of traffic between this project and Broadway. 2. Palomar Street must be widened to provide for four l~nes and a turn lane between Broadway and I-5. This will require some offsite improvements the replacement or relocation of the existinq railroad crossing on the north side of Palomar east of Industrial Blvd. and other minor widening. Staff will recommend to the City Council that the wideninq of Palomar Street between Industrial Blvd. and I-5 be included as a CIP project for FY81-82. 3. The engineer should be encouraged to line up a major driveway to the development from Palomar St. opposite the signalized entrace to the MTDB Trolley Station on the south side of the street. The number of driveways should on Pal©mar St. (4) should be reduced to 3 to minimize conflict points along this heavily used arterial street. F. Findiqgs of insignificant effect 1. There are no significant natural or man-made resources within the project area which could be adversely effected by project implementation. 2. The proposed prezoning, annexation, detachment and development is in conformance with the General Plan and will not achieve short term to the disadvantage of lonq term environmental goals. 3. All potential impacts can be mitigated and none are anticipated to interact and cause any cumulative effect on the environment. 4. The project will not create any source of significant noise nor will any hazards to human beings result. (31 Consultation City of Chula Vista Steve Griffin, Assoc. Plnr. Duane Bazzel, Asst. Plnr. Shabda Roy, Assoc. Eng. Roger Daoust. Sr. Eng. Ted Monsell, Fire Marshal Tom Dyke, Bldg. Insp. Applicants agent - Mark Franklin Documents L6g #79-18-42, Dawat Development, Ind. (County Neg. Dec.) The Initial.~t:,.:~ , ;" ' F ~2c . l .... ,,n ..... u: findings of no si(in! ~Lc,intl ~E,~.~,~ n~-t? on .... and available public rev[ow dt h~l~ Chul.t ~.'i:;t ~ P].anntnc ._ :_t. , 276 4th .'.venue, Chula Vista, CA 92010. ~RO~NTAL ~IEW COOF~INATOR city of chula vista planning department '~~ e~iro~me~tal ze~iew ~e~tio~ EN 6 MOBILE HOME ~ I PARK HARBORSID£ ~ , PROJECT ...... . I VACANT VAC VACANT COONT¥ ,L _ ~s~ ,~ ~. , .~~ ~ ,~ ,, _~___ COUNTY City Planning Conlnission Page 13 Agenda Items for meeting of May 13, 1981 5. Consideration and approval of street names for Bonita Lo~anyon Es~.~e~ A. BACKGROUND The Bonita Long Canyon Sectional Planning Area plan and tentative map for Bonita Long Cenyon Estates were approved by the Planning Commission on April 22 with the provision that street names would be submitted to the Planning Commission for approval before the plans were submitted to the City Council. The street names listed below have been reviewed and recommended for approval by the Engineering, Fire and Planning Departments. B. RECOMMENDATION Recommend that the City Council approve the following list of street names: 1. In tentative map area of Bonita Long Canyon Estates, Chula Vista Tract 81-4: Designation on Map Change t~o Street A Redlands Place Street C Tampa Court Street D Drake Court Street E Austin Court Street F Azusa Court Street G Bristol Court Street J Hampton Court Street I Yuba Drive 2. In Bonita Long Canyon Sectional Planning Area, Phases II, III, IV, and V: Street K (south of Canyon Drive) Hackney Drive Street K (cul-de-sac off street P) Crown Place Street L Derby Way Street M Prancers Court Street N Colt Court Street 0 Churchill Place Street P Turf Club Drive Street Q Pine Trails Court Street R (north of street S) Trotter Road Street R (west of Corral Canyon) Country Trails Lane Street S Horseshoe Way Street T Sulky Court Street U Exacta Court Street V Horseback Street Street W Canyon Court Street X Belmont Drive Street Y Pimlico Court Street Z Meadow Place City Planning Commission Page lq Agenda Items for Meeting of May 13, 1981 6. Consideration of ~uest for extension of time on tentative subdivision ma~ for ~'k~ ~n~m~, -C-h~-~ ~ ~a~t 80-~ ....... A. BACKGROUND The tentative map for Twin Oaks Condominiums, Chula Vista Tract 80-4, was approved on November 20, 1970; therefore, the map is due to expire on May 20, 1981. A request for a one year extension has been received. B. RECOMMENDATION That the requested extension not be granted. C. DISCUSSION 1. The subdivision map which was approved in November, 1979 contemplated the conversion of l0 existing apartment units, to be augmented by the construction of a three story building containing 14 additional units. Thus, the total map is for a 24 unit project. 2. The applicant has cited in his request for extension of time that economic circumstances and uncertain market conditions have not allowed them to proceed with the project. Therefore, they are requesting an extension for one year in order to complete the project. Staff is aware of the present market conditions; however, there are two primary factors affecting our decision to recommend against the extension of time. a. The 18 month period granted for the approval of the tentative map represents sufficient time for the applicant to complete any necessary processing through the City and record the final map. b. The proposed new construction involving a three story building calls for the structure to be located 15 feet from the easterly property line (see Exhibit "A") which abuts the rear of three single family, R-1 zoned lots. When this project was approved approximately a year and a half ago the City Council expressed certain reservations concerning the impact of a three story apartment or condominium building within 15 feet of single family lots. This concern has prompted staff to review the present 15 foot setback requirement as a minimum separation between multiple family developments and single family lots with an emphasis on increasing setbacks to reduce the impact that a three story structure imposes on an adjacent single family area. Staff has discussed this issue, as well as bulk and open space requirements involving multiple family structures, in workshop sessions with both the Planning Commission and Design Review Committee. It is our intent to submit a series of changes for consideration by both bodies in the near future. We therefore feel it is inappro- priate to recommend the extension of time for a project which would not adhere to setback standards being contemplated for multiple family areas. 3. If the Planning Commission denies this request, the applicant may appeal the decision to the City Council with the option of recording a final map between now and the time Council makes a decision, which would allow him to proceed with the project as originally envisioned. LOCATOR PCS-80-4. 24 UNIT CONDO. THE NE CORNER TWIN OAKS ~B "E" NO~H 2~' City Planning Commission Page 15 Agenda Items for meeting of May 13, 1981 7. Consideration of Capital Improvement~ro~ram for fiscal year 1981-82 for conformance to the Chula Vista General Plan A. BACKGROUND Section 65401 of the State Planning and Zoning Law provides that the Planning Commission is required to review the Capital Improvement Program for projects contemplated during the next fiscal year to determine the conformance of the program with the General Plan. The enclosed material, prepared by the Develop- ment Services Administration, represents the Capital Improvement Program for fiscal year 1981-82. B. RECOMMENDATION Adopt a motion finding that the Capital Improvement Program for fiscal year 1981-82 conforms to the Chula Vista General Plan. C. ANALYSIS 1. Most of the projects in the Capital Improvement Program for fiscal year 1981-82 are at a level of detail which is not addressed by the General Plan. However, staff has reviewed each of the projects and determined that none are in conflict with the General Plan; accordingly, a finding of conformance can be made. 2. This determination is categorically exempt from the provisions of CEQA, 1970 as amended. FY81-82 CIP 1) Project Title: Fire Alarm Detection System and Burglar Alarm System Location: Library, Public Service and City Hall Buildings Description: LIBRARY: To provide an early warning for fire protection of the Library contents, building and occupants from fires of undetermined origin or arson. PUBLIC SERVICE AND CITY HALL: Both buildings are of wood frame construction and an early warning system could mean the difference of minor damage or total destruction to the buildings. BURGLAR ALARM SYSTEM: Sensors would be installed at each exterior door of the 3 buildings that can be opened from the inside without the use of a key. Justification: With a total square footage of usable floor space and attic space of 167,000 in the three buildings, and with two of the buildings being wood frame, it is prudent to have an early warning system. There have been a rash of arsons, particularly in libraries. The E1 Cajon Branch of the San Diego Library ~ystem was destroyed by an arson-set fire. Arson can happen to most municipal buildings as the buildings are unoccupied more than occupied. There are very expensive items that can be stolen from the City Hall, Public Service and Library buildings and a burglar alarm system would provide a protection from burglary losses. Cost: $31,000 Funding: SC 2) Project Title: General Roca Park - 1981 Improvements Location: General Roca Park - Corner of Fourth Avenue and "C" Street Description: 1. Move present fence on the north and east edge of the park to the edge of the concrete drainage channel. 2. Enlarge the present parking lot between the park entrance and exit. Justification: There is presently between 10 and 20 feet of unused property between the interior fence and the edge of the concrete drainage channel. General Roca Park is very heavily used and is crowded. Moving the fence to the edge of the channel will add a considerable area of valuable land to the park. Cost: $26,150 Funding,: PAD 3) Project Title: "E" Street Street Lighting from Fourth Avenue to Church Avenue - Conversion to Multiple Circuit Location: "E" Street Between Fourth Avenue and Church Avenue Description: Convert power supply for subject existing street lights from series circuit to multiple circuit. Justification: This project is necessary in order to complete the 4~0 watt conversion program. The conversion to sodium vapor lamps will reduce energy requirements for the subject street lights. Cost: Sl0,000 Funding: RS 4) Project Title: Conversion of Street Lights from Mercury Vapor to High Pressure Sodium Vapor (Remainder - 400 Watt) Location: Approximately 75 lights at various locations Description: Convert approximately 75 existing 400 watt Mercury Vapor Lamps to 250 watt high pressure sodium vapor lamps. The work involves installation of new luminaires. This work will complete the conversion program which has occurred over the last three years. Justification: A multi-year program was set up to convert all 400 watt mercury vapor lamps to 250 watt high pressure sodium vapor lamps. There were approximately 345 400-watt lamps. During the last three years of the program, 270 400-watt mercury vapor lamps have been converted. This year it is proposed to complete conversion of the remaining 75 400-watt lamps. This is in the fourth year of the program. The conversion of the street lights will provide a reduction in energy cost of approximately 25% and increase the illumination by approximately 50%. Cost: $15,000 Funding: RS 5) Project Title: Telegraph Canyon Road Widening - Hilltop Drive to Melrose Avenue Location: Telegraph Canyon Road between Hilltop Drive and Melrose Avenue Description: The project involves widening of Telegraph Canyon Road to its ultimate width. The work includes construction of curbs and gutter, sidewalk, pavement, base, grading, landscaping and irrigation, street lights and berm. Justification: The project will generally bring this portion of Telegraph Canyon Road to its ultimate standards, and provides for smooth and safe flow of traffic. Agreement with the Chula Vista City School District is currently being sought relative to District participation in some of the costs. Application for L.T.F. bicycle funds to pay for a portion of the pavement widening (bike lanes) has been submitted to SANDAG. Road serves as major access to Junior High School. Cost: $222,000 Total; 48K School District; 55K LTF Funding: l19K - GT 6) Project Title: 323 Surrey Drive Pumping/Generating Station - Provide Second Power Source location: 323 Surrey Drive (adjacent to) Description: Modify structure, piping, valves, controls, electrical panel, pumps and/or generating equipment as necessary to provide emergency domestic AND fire service to approximately 80 parcels during power outages. (Current facility provides emergency fire service only.) Justification: During power outages, portions of the area served by the Rancho Robinhood pumping facilities are without water service. Emergency power supply is not designed to provide domestic supply. The proposed modification will end the inconvenience to the area and will provide an additional measure of fire protection by the owners/occupants within the area. Sweetwater Authority will assume maintenance responsibility for total facility once system is modified. Cost: $15,000 (City share) $46,000 (Project Total) Funding: RCT 7) Project Title: Palomar Street Widening from Industrial Boulevard to Walnut Avenue [ocation: Pa]omar Street - Industrial Boulevard to Walnut Avenue Description: Widen existing roadway to provide for four lanes of traffic and one left turn slot at Industrial Boulevard intersection. Work consists of grading, paving, delineating traffic lanes and installation of loop detectors. Justification: This project will accommodate the projected traffic increases which will result from completion of the T[juana Trolley Station by MTDB and the Price Club. Configuration of improvements on Palomar Street east of Industrial Boulevard necessitates warping and widening of pavement between Industrial Boulevard and Walnut Avenue. Cost: $26,000 Funding: GT 8) Project Title: Conversion of street lights from Mercury Vapor to High Pressure Sodium Vapor ~ Year Program Location: Various Locations Throughout City Description: Convert existing 175 watt Mercury Vapor Lamps to 100 watt high pressure sodium vapor lamps. The work involves installation of new luminaires. Justification: There are approximately 980 175- watt mercury vapor lamps now distributed throughout the City's system of street lights. Conversion of those lamps to 1D0-watt high pressure sodium lamps will reduce the per lamp energy use by approximately 25% while increasing the illumination provided by about 50%. A six-year conversion program is proposed. During the first year of the program it is proposed to convert 167 (17%) of the lamps. The first year effort would result in a 4.25% reduction in energy use for this general class of lamp. Cost: $38,000 Funding: RS 9) Project Title: Street Improvement for Traffic and Pedestrian Safety - Phase I Location: At three different locations: (1) Woodlawn Avenue and Colorado Avenue between "J" Street and Kearney Street, (2) Madrona Avenue and Del Mar Avenue, (3) Allen School Lane West of Otay Lakes Road. Description: The project involves construction of asphalt concrete pavement with base, curb, gutter, and sidewalk (all locations), removal of grate inlets (location No. 2), and reconstruction of roadway to modify drainage dips (location No. 2). Justification: The construction of this project will promote traffic safety for motorists and pedestrians. Cost: $107,000 Funding: SOS; if SOS funds not available, no project. 10) Project Title: Automated Fueling (Automatic Gate) Location: 707 "F" Street - Public Works Yard Description: Installation of a motorized gate at the Public Works Yard. The gate to be remotely operated by Police dispatcher. Justification: This gate is necessary for maximum security and for the convenience of Police vehicles operating outside of normal working hours. Part of the original automated fueling system authorized in 1980-81 but not purchased because of insufficient funds. Cost: $5,500 Funding: RS 11) Project Title: Data Processing - Three-Room Addition Location: Police Facility Building Description: Add a reception area, two offices and a hallway adjacent to the existing offices. Justification: The increasing contractual work that Data Processing is performing for other agencies is significantly increasing the division's workload, creating a situation where increased Data Processing staff can more than pay for themselves. Additionally, the Division is requesting an additional Data Entry Operatcr for FY1981-82. The proposed addition will accommcdate this requested staff increase as well as limited potential future staff increases. The proposed reception area not only will allow the City to present an improved, more professional image to customers, but also will help to increase staff productivity by minimizing the staff interruptions caused by customers. The proposed location will also bring the entire Data Processing Division together in one location which will allow improved supervision, centralized clerical-level phone answering, and other efficiencies related to staff proximity. Cost: $16,00Q Funding: SC 12) Project Title: Rienstra Sports Complex Improvements Location: Adjacent to Loma Verde Park Description: Funds in the amount of $60,400 were budgeted in the 1979-80 and 1980-81 CIP budgets to make improvements to Reinstra Sports Complex. As the improvements were being designed, it became apparent that major work was required on the drainage system before any other improvements could be made. The landscape architect has therefore prepared an improvement master plan for this facility. The estimated cost of the total master plan improvements is approximately $225,000. This project proposes making budgeting additions of $82,450 to the presently authorized amount so that $139,450 worth of the most essential improvements can be made during FY1981- 82. The remaining master plan improvement funds ($85,550) will be requested in subsequent years. Justification: Reinstra Sports Complex serves the City's little League, Pony [eagues and Miss Softball America Leagues. The appearance and condition of the complex is in extremely poor condition. Cost: $82,450 Funding: State Bond, PAD ($850) 13) Project Title: "G" Street Mini-Park Locaticn: West end of "G" Street Description: Install a mini-park in a street stub at "G" Street and Colorado Avenue. This park will consist of play equipment for children and benches for adults. Justification: The street stub of "K" Street was made into a mini-park several years ago. This park has been well used and does serve as a relief to the acute shortage of parks in the west of Broadway area of Chula Vista. The proposed "G" Street Park is also needed to relieve this park shortage, and since park land west of Broadway is almost nonexistent, using the "G" Street stub is a cost effective method of providing this needed park. Cost: $24,300 Funding: BG 14) Project Title: Otay Lakes Road and Telegraph Canyon Road Traffic Signal Installation Location: Intersection of Otay Lakes Road and Telegraph Canyon Road Description: Installation of fully actuated traffic signal including provision for two-lane east to north left-turn movement. Justification: This intersection now satisfies the interruption of continuous traffic warrant for traffic signal installation. Development of adjacent Pacific Scenes property, and substantial improvement of the subject intersection and Telegraph Canyon Road are projected to commence in 1981-82. Cost: $66,000 Funding: TS 15) Project Title: East "[" Street Improvements to Eliminate Traffic Safety Hazards Location: A) "£" Street between Nacion Avenue & Melrose Avenue B) East "L" Street and Melrose Avenue Description: A) "L" Street sight distance - reconstruction of East "L" Street between Nacion Avenue and Melrose Avenue to modify substandard vertical curve. Work includes removal and replacing curbs, gutters, sidewalk, asphalt concrete with base, driveways, etc. (B) Traffic signal at East "L" Street and Me]rose Avenue - install five phase fully actuated traffic signal system at East "L" Street and Melrose Avenue. Justification: A) Modification of the substandard vertical curve through reconstruction would remedy the hazardous situation that exists due to inadequate stopping sight distance. B) The Melrose Avenue and East "L" intersection meets the interruption to continuous traffic warrant for signal installation. It has also been recommended for signalization by the Safety Commission to create gaps in eastbound traffic. Cost: $644,000 Fund lng: GT Project Tit]e: Improvement of Las Flores Drive and "D" Street (Additional Funding) Location: "D" Street and Las Flores Drive between Second Avenue and Minot Description: The project involves the construction of a storm drain system from 200 feet northerly of the intersection of Las Flores Drive and "D" Street southerly to an existing pipe under "E" Street. It also includes construction of approximately 1120 lineal feet of 21 foot wide ribbon pavement, grading for ultimate improvements, and reconstruction of a portion of existing improvements on "D" Street (curb, gutter, sidewalk, street light relocation). Justification: Construction of the storm drain system and installation of a 21' wide ribbon pavement will provide for continuity in construction and best serve the area. Said improvement would eliminate the need for deferrals and ccnstruction of improvement could take place immediately. The installation of the work which is presently deferred will complete a great deal of the improvements needed to be installed in the area . HOSt of the City's expense can be recouped through formation of a reimbursement district. Justification: This intersection satisfies the accident warrant for traffic signal installation. Cost: $~3,000 Funding: TS 20) Project Title: Telegraph Canyon Road Median Irrigation and Land scapinq Location: Telegraph Canyon Road, Two Segments between Paseo Ladera and 1-805 Description: Install irrigation systems and landscaping in existing median island in Telegraph Canyon Road. Street segments are approximately 1600' and 2400' in lengthand are situated between Paseo Ladera and 1-805. Total area to be landscaped is approximately 33,100 square feet. Justification: Landscaping of median was not a requirement of early developers along Telegraph Canyon Road. The requirement to landscape subsequently falls upon the City. The remainder of median islands now existing are landscaped, so this project will complete such landscaping to the maximum amount now possible. Telegraph Canyon Road is designated as a scenic highway. The proposed median landscaping will enhance the appearance of this major roadway. Cost: $73,000 Funding: RCT Cost: Total (revised) $243,000; Previously budgeted $109,000; Additional Funding $134,000 Fund ing: SC 17) Project Title: Broadway and "F" Street, Install Traffic Signal with Left-Turn Phasing Location: Intersection of Broadway and "F" Street Description: Install traffic signal with left- turn phasing for all four directions. Utilize existing facilities as practical. Justification: This intersection satisfies the left-turn accident warrant for traffic signal installation/modification. Cost: $55,000 Fund lng: TS 18) Project Title: Open Space District No. 6 - Repair Location: Telegraph Canyon Road, west of Nacion Avenue Description: There is a planting strip located between a bicycle path and the curb of Telegraph Canyon Road west of Nacion Avenue. This strip is planted with trees and shrubs, and is irrigated. The irrigation system has been damaged many times by vandals, and some of the trees and shrubs have been destroyed. This CIP project proposes the replacement of the present irrigation heads with vandal resistant heads; improving the planting areas to prevent vandalism; and replanting appropriate trees and shrubs. Cost: $8,400 Fund lng: PAD 19) Project Title: Melrose Avenue and Otay Valley Road Traffic Signal Installation Location: Intersection of Melrose Avenue and Otay Valley Road Description: Installation of a 5-phase fully actuated traffic signal system.