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HomeMy WebLinkAboutPlanning Comm Reports/1982/01/13 AGENDA City Planning Commission Chula Vista, California Wednesday, January 13, 1982 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PP~AYER APPROVAL OF MINUTES - Meeting of December 16, 1981 ORAL COMMUNICATIONS 1. Consideration of request for extension of tentative subdivision map for E1 Rancho del Rey Unit 6, Chula Vista Tract 80-5 2. PUBLIC HEARING: Conditional use permit PCC-82-10, request for conversion of service station to convenience store with gasoline sales, 407 "E" Street, Thrifty Oil Company 3. PUBLIC HEARING: Conditional use permit PCC-82-4 for construction of 48 unit senior citizen project at the northwest corner of Fifth and Park Way - Bordi, Sutherland and Palumbo 4. PUBLIC HEARING: a. Consideration of East College Sectional Planning Area plan for 34.3 acres at the northeast corner of Telegraph Canyon Road and Otay Lakes Road - Pacific Scenes b. Consideration of tentative subdivision map for Telegraph Point, Chula Vista Tract 82-2 c. Consideration of CEQA findings on EIR-80-6-A d. Adoption of Statement of Overriding Considerations on Telegraph Point, Chula Vista Tract 82-2 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 January 13, 1982 l. Consideration of request for extension of tentative subdivision map for E1 Rancho del Re~ Unit 6, Chula Vista Tract 80-5 A. BACKGROUND In May, 1980 the City Council approved the tentative subdivision map for E1 Rancho del Rey No. 6, Chula Vista Tract 80-5, to subdivide approximately 181 acres within the E1 Rancho del Rey Specific Plan area into 369 residential lots, one commercial lot, one church site, six open space lots and one 5 acre park site. The proposed development is located on the extension of East "J" Street between Paseo del Rey and Paseo Ladera. On November 12, 1981 the developer requested a one year extension of the tentative map which was scheduled to expire on November 27, 1981. B. RECOMMENDATION Adopt a motion approving a one year extension of the tentative subdivision map for E1 Rancho del Rey Unit No. 6, Chula Vista Tract 80-5, which will then expire on November 27, 1982. C. DISCUSSION The developer has submitted the final subdivision map which is presently being processed by the City. There have been no significant changes in the immediate vicinity which affect the original findings or conditions of approval; therefore, it is appropriate to grant the request. City Planning Commission Agenda Items for Meeting of January 13, 1982 Page 2 2. PUBLIC HEARING: Conditional use permit PCC-82-10, reqgest for conversion of service station to convenience store with gasoline sales, 407 "E". Stree~,~hr~i_ft$ Oil Company A. BACKGROUND 1. The applicant is requesting permission to convert the existing office area and lubricating bay of a self-service station into a retail market at the northwest corner of Fourth and "E" Street in the C-T zone. 2. The project is exempt from environmental review as a class 5 exemption. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion approving the request, PCC-82-10, subject to the following conditions: 1. No storage or display of merchandise shall occur outside of the building. 2. The masonry wall along the westerly property line shall be extended to the front property line and reduced in height to 3 feet within the front 25 feet. 3. A sign program shall be submitted with the application for a building permit. 4. The project shall be subject to site plan and architectural approval by the Design Review Committee, using Exhibit "A" as a guideline. 5. The cooler box for display of alcoholic beverages shall be limited in size to 5' X 7'. (No other display of alcoholic beverages shall be allowed inside the store.) 6. Signs visible from outside the building shall not advertise the sale of alcoholic beverages. 7. The restroom shall be accessible to the public from outside the building. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Condominiums South C-T Florist East C-T Service station West R-3 Single family dwellings City Planning Commission Agenda Items for Meetin§ of January 13, 1982 Page 3 2. Existing site characteristics. ~ The project site is a 24,000 sq. ft. level parcel located at the northwest corner of Fourth Avenue and "E" Street in the C-T zone. The site, which is presently developed as a self-service gas station, has 150 feet of frontage along "E" Street and 160 feet along Fourth Avenue. The existing 1,450 sq. ft. (29' X 50') building is located in the approximate center of the lot. There are two covered pump islands located along the "E" Street frontage and a single covered pump island located adjacent to Fourth Avenue. Access to the site is provided by two driveways from both streets. A 6 foot high masonry wall is located on the north property line. The service bays have not been operational for a number of years. Existing signs include a 60 sq. ft., 19 ft. high, freestanding sign, located at the intersection of the two streets. 3. Proposed conversion. The applicant intends to remodel the interior and exterior of the existing building as well as the canopies covering the pump islands. Exterior remodeling will involve construction of a metal mansard style roof around the building and the pump island canopies. A masonry veneer is to be applied on all sides of the building except the rear (north side). The veneer will also be applied to the canopy support posts. No specific materials or colors have been submitted. The proposed site plan indicates additional landscaped areas on the periphery of the property and adjacent to the rear of the building. A 6 foot high wall is proposed along the westerly property line to match the existing wall on the north property line. 4. Other markets. The closest market in the vicinity of the project site is the Garden Farms market located at the southeast corner of "E" Street and Glover Avenue, some 400 feet to the east. Other markets are the AM/PM ARCO market at Broadway and "E" Street and the 7-Eleven store at 275 "E" STreet. D. ANALYSIS 1. The present self-serve gas station has not offered automobile repair and maintenance service for several years. Therefore, approval of ~he market will not cause the discontinuance of that type of service. Auto service is presently provided by other nearby service stations and along Broadway. 2. While other convenience stores are located quite close to the subject property, they probably cater more to people who live nearby. The proposed mini-market will probably cater to a broader market area, including motorists who may live some distance away. 3. Architecturally, I have some reservations on the proposed remodeling. Due to the highly visible location, I believe the project should be reviewed by the Design Review Committee. In this manner the applicant will have the benefit of review by a committee whose decision will be based on sound architectural concerns. City Planning Commission Agenda Items for Meeting of January 13, 1982 Page 4 E. FINDINGS: 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. Approval of this request will allow the continued sale of gasoline at this particular location, along with a service (convenience market) not presently available in the immediate Vicinity of the sector of the community west of Fourth Avenue and north of "E" Street. 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. A 6 foot high masonry wall is required along the westerly property line which will help protect the adjoining residential uses to the west. The site will be upgraded architecturally and enhanced by additional landscaped areas. The introduction of a mini-market is not expected to generate additional traffic as most customers will be attracted to the site primarily to purchase gasoline. 3. The proposed use will comply with the regulations and conditions specified in the code for such use. The remodeling of the structure will require the issuance of a building permit. Said permit will insure that the project complies with the requirements of the code. 4. That the granting of this conditional use permit will not adversely affect the general plan of the city or the adopted plan of any governmental agency. A service station and mini-market is consistent with the thoroughfare commercial designation of the General Plan for this area. ~,s'r I II I I I. 1 I ~.1~ ~,uv,:x~,l Iol.ill I1-~ eu tP'~dC~l .I  I ~z~ I I "' I I ~Y I '1 v" :.--'- ~:' '"--': '-'"-: I Pcc-e~.-/o J Convenience store with gaso I I/'r~ sales ~NO~H ~o, ,,~,, s,,..,. City Planning Commission Agenda Items for Meeting of January 13, 1982 Page 5 3. PUBLIC HEARING: Consideration of conditional use permit PCC-82-4 for construc- tion of 48 unit senior citizen project at the northwest corner of Fifth and Park WaS - Bordi, Sutherland and Palumbo (Referral from City Council) A. BACKGROUND 1. The applicant is seeking permission to construct a 48 unit senior citizen housing project on 0.8 acres (34,894 sq. ft.) located at the northwest corner of Fifth Avenue and Park Way in the R-3 zone. 2. This item was previously considered by the Planning Commission on October 14, 1981. The Commission voted 3-3, with one member absent, on a motion to approve the project. Rather than continue the item until such time as a full Commission was present, it was the consensus of the Commission that the matter be forwarded to the City Council. The vote of the Commission constituted a denial of the request, there- by requiring a 4/5 vote by the Council to approve the application. 3. On November 24, 1981 the City Council, with only four members sitting due to the recent election, took no action and, at the request of the applicant, referred the request back to the Planning Commission for reconsideration. 4. On October 14, 1981 the Planning Commission adopted the Negative Declaration issued on IS-82-1; no further action on the IS is required by the Commission. B. RECOMMENDATION Based on the findings in Section "E" of this report, adopt a resolution approving the request, PCC-82-4, for the exclusive use of low or moderate income senior citizen housing project at the northwest corner of Fifth Avenue and Park Way, subject to the following conditions: 1. Age The head of household shall be 60 years of age or older to qualify for purchase, rental, or lease of any unit. 2. Income Levels Ownership: Purchaser income shall be equal to or less than 120% of the current HUD-published SMSA median income. Calculated income will include reasonable yield from liquid assets. The median income will be updated annually. The current qualifying income is $18,000 per year for a one-person household and $20,550 per year for a two-person household. Rental: Tenant income shall be equal to or less than 80% of current HUD-published SMSA median income. Calculated income will incude reasonable yield from liquid assets. The median income will be updated annually. The current qualifying income is $12,000 per year for a one-person household and $13,700 per year for a two- person household. City Planning Commission Page 6 Agenda Items for Meeting of January 13, 1982 3. Income Certification The City will contract with the Housing Authority or similar agency for income determination services. Ownership: At initial sale, project developer will pay income determina- tion fee. At resale, unit owner will pay income determination fee. Rental: Owner will request referrals from Housing Authority's Section 8 existing waiting list. If insufficient, owner will pay income determination fee for applicants not on Housing Authority waiting list. 4. Unit Pricin9 Ownership: Maximum sales price shall be 2.77 times the qualifying income of a one-person household for a studio or one-bedroom unit. The maximum sales price for a.two-bedroom unit shall be 2.77 times the qualifying income of a two-person household. This factor assumes the normal underwri~n_gstandard of mortgage price at 2.5 times annual income and assumes a 10% down payment. Maximum sales price would currently be $49,860. Rental: Rental price shall not exceed the current published Section 8 existing program fair market rents for unit size, less HUD- published utility allowances for specific utility configurations. Rental rates may be increased with annually published increases in Section 8 existing fair market rents. The maximum allowable rent would be $327 a month less a utility allowance ranging from $21 to $37 a month. 5. Continuation of Affordabilit~. Ownership: Grant deed restrictions shall give the City first right to purchase the resale units, which the City will transfer to an income-qualified buyer. The restrictions shall limit the seller's equity gain to the percentage of increase in the SMSA median income plus the current value of improvements. Resale is limited to income eligible households. Additionally, renting, leasing, or assigning the rights to the property shall be prohibited without approval of the City. Resale controls shall be in effect for a period of 25 years. Rental: A deed restriction binding the owner and any successors to maintaining maximum rents at or below the published Section 8 Fair Market Rents for a period of 25 years shall be imposed. Additionally, conversion of the project to condominiums during the 25 year period is prohibited. 6. Future Adjustments Any adjustment in the criteria listed in paragraphs 1-5 shall be the responsibility of the City's Housing Coordinator. Such adjustments shall City Planning Commission Page 7 Agenda Items for Meeting of January 13, 1981 be made only to reflect changes in HUD regulations or the availability of new financing mechanism. C. DISCUSSION 1. Adjacent zoning and land use: North R-3 Single family dwellings and three unit condominium project South R-3 Single family dwellings East R-3 Single family dwellings, apartments and church West R-3 Apartments (128 units on 2.41 acres) 2. Existing site characteristics. a. The subject property is comprised of five relatively level parcels, four of which are vacant and each measures approximately 61' X 121' The fifth parcel, located at the northwest corner of Fifth and Park Way, measures 57' X 95' and is developed with a single family dwelling. There are four large trees located within the parkway along Fifth Avenue, which will remain. b. There is an existing concrete lined channel located along the westerly boundary line of the project. The channel, which flows from the northeast to the south toward Park Way, has a flap gate system which allows a portion of the site to the west to drain. Since the westerly site's elevation is slightly lower than the elevation of a 100 year storm, the gate is closed during high water flows, causing water to pond behind the gates until the water in the channel drops and the gates open, releasing the ponded water. 3. Proposed development. a. The proposed project involves the development of a three story, 49 unit rental or condominium complex for senior citizens. To make room for the project, the existing single family dwelling at the corner will be removed and the majority of the open concrete lined channel will be covered with concrete panels (only the most northerly 25' will not be covered). The building will be 16 feet from the property line along Fifth Avenue, with some projections to within l0 feet, and 15 feet from Park Way. The first floor will have 10 units located on the east side of the building ~earest Fifth Avenue, and a recreation room, restrooms, kitchen, laundry, utility room and 14 carports on the west side of the building. The other two stories will each have 19 units. Each unit will have one bedroom and a floor area of 530 square feet, composed of a living room, kitchen, one bathroom, plus a 60 sq. ft. patio or balcony, as well as private storage space off the patio or balcony. b. Access to the units will be from interior corridors on all floors running through the center of the building. There will be an elevator and an interior stairway in the middle of the building and exterior stairways at the north and south ends. Entries are also provided at both sides of the building in the middle and at each end. c. Besides the 14 carports there will be 26 open parking spaces located on the west side of the project over the covered channel for a total of 40 onsite parking spaces. Access to the parking will be provided by a one way system with cars entering from Fifth Avenue and existing onto Park Way. Security gates and fencing will be pro- vided around the parking and the exterior stairways. The security gates will be card actuated, City Planning Commission Page 8 Agenda Items for Meeting of January 13, 1981 d. The building will be of contemporary design with a shake roof, beige stucco and simulated brick veneer exteriors with dark brown trim and balconies. The patios on the ground floor will be enclosed by a wall, faced with simulated brick veneer. 4. Exceptions to the code. The project as designed will require the granting of various exceptions to the requirements of the Municipal Code. The exceptions are as follows: a. Reduction in the required setback along Fifth Avenue from 25 feet to l0 feet; b. Reduction in required offstreet parking from 49 spaces to 40 spaces (a ratio of one space per 1.2 units); and c. Increase in density from 32 units per acre to 60 units per acre. 5. Previous variance. The four vacant parcels which make up the bulk of the subject property contain a total of .67 acres and were previously part of the 128 unit apartment complex to the west. The apartment project, when first developed in 1965, contained 3.1 acres and would have been permitted a maximum of 134 units (43 units per acre). However, the 128 units were constructed on the westerly 2.4 acres (a density of 53 units per acre) and the easterly 0.67 acre was left vacant and the natural drainage channel unimproved. In January, 1980 the Planning Commission approved a variance (PCV-80-6) to allow the 0.67 acre to be separated from the apartment complex and divided into four lots with the condition that only single family dwellings could be built on the lots. The final map on the subdivision (Parkway Place) has since been filed and recorded as have the CC&R's restricting the use of the four lots to single family development. 6. Design. On September 17, 1981 the Design Review Committee approved the proposed plans subject to the following conditions: a. Construction details for a raised planter along the westerly property line shall be submitted concurrent with building, landscaping, and irrigation plans. b. A fence plan shall be submitted to staff incorporating staff recom- mendations concurrent with building plans. c. A demolition permit will be required prior to the removal of the existing structure on the site. d. Proposed location for utility meters (gas and electricity) and elec- trical transfoKmers shall be submitted to staff at the design stage or as soon as the information becomes available from the appropriate utility companies. e. The grading plan shall be coordinated with the project landscape architect to soften the proposed 2:1 slope banks shown on the preliminary grading plan. Retaining walls will be required to eliminate slope banks City Planning Commission Page 9 Agenda Items for Meeting of January 13, 1981 in narrow landscape areas, such as adjacent to the northerly driveway. f. The southerly driveway shall be modified to provide a 3 foot wide planter area adjacent to the west property line. g. The landscape plan to be approved by the city shall address the raised planter boxes by incorporating used brick material to match the building. The concrete parking and access lands shall include materials and/or design patterns to provide relief from the designated paved parking lot. h. No artificial brick shall be used on the project, and particularly at the rear side (west) where it has no natural point of support; revised elevations shall be submitted for staff approval. i. Brick material on the front and end elevations, if used, shall be terminated below the roof line and the eave carried through; revised elevations shall be submitted for staff approval. j. The balconies shall be designed to provide a greater degree of privacy for the unit, either through the use of a planter box or wide rail; revised plans shall be submitted to staff for approval. D. ANALYSIS 1. Municipal Code. This application was filed under Section 19.58.390 of the zoning ordinance, which requires City Council as well as Planning Commission approval and authorizes those bodies to approve projects which do not conform to the normal regulations of the zoning ordinance pertaining to setbacks, minimum unit size, offstreet parking, density, etc. These exceptions are authorized in recognition that the needs of senior citizens may be different from those of other groups and in order to encourage development of housing for seniors. 2. Appropriateness of the location. From the standpoint of location, the site, while not ideal, is acceptable for a senior citizen housing project. It is located directly adjacent to a bus route (Route 705) and within relatively easy access to major shopping located at Fifth and "H" Street. There are no major supermarkets within close proximity but the bus route should prove adequate to meet the needs of this type of shopping for the residents. 3. Exceptions to the Code. The areas of most concern are the requested exceptions to the requirements of the code regarding front yard setback, parking and density. These are discussed below: City Planning Commission Page l0 Agenda Items for Meeting of January 13, 1982 a. Front yard setback. As noted earlier, the Building Line Map establishes a 25 ft. setback along Fifth Avenue and the applicant is asking for a reduction to 10 feet. Actually, most portions of the building are 15 feet back from the Fifth Avenue right-of-way line, but some portions are only 10 feet back. The primary purposes of front setback requirements are to provide an attractive landscaped area, to provide for separation between buildings and the travel way of the street for safety and noise reasons, and to allow for possible future widening of the street without having to purchase structures. In the case of the subject property, the front property line is 20 feet back from the face of the curb. A 12~ ft. wide parkway containing four mature trees is located within this 20 ft. area. In my judgment, the presence of this parkway area, together with the 10'-15' building setback, fulfills the primary purposes of the front yard setback. If the building were moved further back to comply with the setback regulation, it would have to be either located over the channel or adjacent to it. The former would result in increased construction costs and the latter results in open areas that are of such a size and shape as to make design of the parking area difficult. Accordingly, I have no hesitation in recom- mending a reduction in front setback. b. Parking. 1) While my own preference is to have one parking space for each unit, the experience of other cities and of responsible persons who are expert in the subject of senior citizens housing developments seems to indicate that such a require- ment is unnecessary. Many projects in other cities are built with one space for each two or three units. Congregational Towers has one space for each 4.4 units but comparisons between projects must take into account other factors, such as, proximity to transit, shopping, and health care facilities, rental projects vs. ownership projects, subsidized vs. unsubsidized projects, etc. 2) Considerable testimony was given at the last Planning Commission hearing regarding existing and potential parking problems in the general vicinity. Part of the alleged problem apparently stems from overflow parking generated by the Grace Baptist Church during services. The church is located across the street and north of the proposed project. Another factor said to contribute to the problem is the number of apartment projects built in the area which do not comply with present city offstreet parking standards. While no specific parking study has been conducted, informal observations by myself and other staff members indicate that the street parking area in front of the subject property is not used to any large extent for most of the week. All things considered, and despite some remaining doubts, I am willing to recommend the proposed ratio of one space for each 1.2 units. c. Density. Under standard R-3 zoning the subject property could accommodate 25 dwelling units. With the variance which was granted and the deed restrictions applicable to the four lots, only 6 units can be accommodated. Thus, an increase to 48 units is a large increase. However, Council recognized that departures from "normal" density standards may be appropriate in senior citizens projects as the units typically are smaller, fewer trips are generated per unit, and such space-taking uses as swimming pools and play areas are not as necessary for such projects as for other projects. While the increase to 48 units is large, the development plan accommodates the building and circulation area well and the off-site impacts should not be signifi.cant. Accordingly, the proposed density is acceptable. Page ll City Planning Commission Agenda Items for Meeting of January 13, 1981 4. Drainage. The Engineering Department has reviewed the drainage (see attached memo of September 22, 1981) and has indicated that the existing drainage facilities have been designed to accommodate a 50 year storm and that covering the channel will not affect that capability. 5. Traffic. Fifth Avenue presently has a traffic volume of 7,070 average daily trips (ADT) and is rated at a "C" level of service, which translates into free flowing traffic. There is no empirical evidence available to support the testimony previously presented to the Planning Commission regarding severe traffic conges- tion on Fifth Avenue. There have been no traffic counts taken on Park Way, however, predicated on the traffic volume on "G" Street (south of and parallel to Park Way) it is esti- mated to be considerably less than the 3700+ ADT on "G" Street. The 36 foot curb to curb width of Park Way allows for parking on both sides of the street and two 10 foot travel lanes in accordance with adopted city standards for a residen- tial street. 6. Financial aspects of the project. The City's Housing Coordinator has reviewed the project in detail and has concluded that the projected selling price and rental ceiling placed as conditions of approval will allow this plan to qualify for the density increase under Sections 19.04.201 and 19.58.390 of the zoning ordinance. Because of present high interest rates (developer has used 20% in his estimated cost figures) there is some doubt that any non-subsidized proposal would be financially successful. Under the circum- stances I think the plan represents an honest effort to provide affordable senior housing at this location. However, both the Housing Coordinator and I agree that the projected selling price of $50,000, coupled with the unit size (530 sq.ft.) make the success of the project questionable. E. FINDINGS 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or thecommunity. The proposed development at this location will provide affordable senior housing in an area with transportation, shopping, and churches in fairly close proximity, thereby contributing to the well being of this segment of the community. 2. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. Page 12 City Planning Commission Agenda Items for Meeting of January 13, 1982 Construction of the project would not overload the street system, or adversely affect drainage through the area, or have any other adverse effect on the health, safety or general welfare of the area as concluded by the Initial Study and Negative Declaration. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The use is restricted to low and moderate income seniors and is conditioned upon compliance with city requirements. The code provides for deviations from the basic requirements of the underlying zone when such deviation is approved by the Planning Commission and City Council so as to allow the development of low-moderate income senior housing. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The use will not adversely affect the city's General Plan which advocates residential land use for this area and recognizes the need to provide housing for low and moderate income senior citizens. September 22, 1981 File: HYO01 TO: D.J. Peterson, Director of Planni. ng VIA: John Lippitt, City Engineer fizz ~ FROM: Roger Daoust, Senior Civil Engineer SUBJECT: Proposed Development at Northwest Corner of Fifth Avenue and Park Way During the public hearing concerning a conditional use permit for construction of a senior citizen project at the subject location, several references were made to drainage problems affecting the site. Also mentioned was the existence of a drainage easement along the frontage of the property. My impression at the time was that the Fifth Avenue frontage was being discussed. However, a review of Chula Vista Drawing No. 79-103D indicates that a 15 foot drainage easement lies along the northerly right-of-way line of Park Way across the westerly 25 feet of property. During calendar year 1980, a drainage facility was built under a City contract within Park Way. The drain, which is 10 feet wide and 5 feet deep works in combination with a 65"x40" metal pipe arch within the easement and a 54" pipe partly within the easement to provide capacity for flows from this drainage basin resulting from a storm expected to occur once in 50 years. The trapezoidal channel which was built with the Park Way Place Subdivision was designed for flows on a once in 50 years frequency (both of these frequencies consider reductions of flow due to the newly completed retention basin in Memorial Park). If the channel is covered as a result of this project or some other project, that capacity will be maintained. Any plans prepared for a covering of the channel will be required to include provisions for maintaining it. The portion of the watercourse between the project and Fifth Avenue is not affected by development of the project site and is expected to be left in its existing condition until that adjacent property is put to some more intensive use. RLD:fpw c, '- ' ~ .... ~ 1981 I , ~ --'~ I i I I F STREET I I CENTER ST. MF TF ISFI I I ~ ~ I I ST. CHURCH MF I J' I T M I MF r-- I I pARKWAY SE I ordi~ Suth~rlond '~ Palumbo1 " ,/J NORTH City Planning Co~nission Page 13 Agenda Items for Meeting of January 13, 1982 4. PUBLIC HEARING: a. Consideration of East College Sectional Planning -- Area plan for 34.3 acres at the northeast corner of Telegraph Canyon Road and Ota~ Lakes Road - Pacific Scenes b. Consideration of tentative subdivision map for -- Telegraph Point, Chula Vista Tract 82-2 A. BACKGROUND 1. Previous Approval In April of 1980 by a vote of 5-2 the Planning Commission approved a very controversial plan (Petitions bearing over 600 signatures opposed the plan.) filed by another developer to construct 256 units at this same location. This plan was later withdrawn prior to City Council consideration and this site has subsequently been purchased by Pacific Scenes. A new plan was prepared to address specific areas of concern relating to views and building proximity with the adjacent single family residential area, covered parking, and architectural design. 2. The applicant has submitted a tentative subdivision map known as Telegraph Point, Chula Vista Tract 82-2, in order to subdivide 34.3 acres located at the northeast corner of Telegraph Canyon Road and OtayLakes Road into 14 lots (11 residential lots and 3 open space lots) in the P-C zone for the development of 256 condominium units. 3. The proposed development encompasses the entire East College Sectional Planning Area of the E1 Rancho del Rey Specific Plan; therefore, the tentative map also qualifies as the required sectional planning area (S.P.A.) plan. 4. The environmental concerns of the project will be considered by the Planning Co~ission as the next agenda item. B. RECOMMENDATION 1. Based on the findings contained in Section D.1 of this report, adopt a mDtion recommending that the City Council approve the Sectional Planning Area plan for the East College area of the E1 Rancho del Rey Specific Plan, subject to the following conditions: a. The development shall be subject to the regulations of the Municipal Code governing the R-3 zone together with the following: City Planning Commission Page 14 Agenda Items for Meeting of January 13, 1982 1) The separation between buildings shall not be less than 20 feet. 2) The minimum distance from a garage door to the street. Property line shall be not less than 15 feet. 3) No garage shall be converted into a living area. 4) The development shall not exceed a maximum of 256 units. 5) No overhead patio coverage shall be permitted. b. All development shall be subject to site plan and architectural approval by the Design Review Co~ittee. 2. Based on the findings contained in Section D, paragraph 2 of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Telegraph Point, Chula Vista Tract 82-2, subject to the following conditions: a. The developer shall dedicate to the City sufficient right-of-way along Otay Lakes Road (north-south and east-west segments of Otay Lakes Road) as directed by the City Engineer. b. The developer shall dedicate to the City sufficient right-of-way along the east-west segment of Otay Lakes Road adjacent to the subdivision to provide for construction of the street improvements as shown on the typical section for said segment on the tentative map and the taper described below. Beginning at the curb return the developer shall dedicate to the City additional right-of-way to provide a 30:1 transition easterly from the curb return on the east-west segment of Otay Lakes Road. The northerly right-of-way line shall be 74 feet north of the "N" line shown on the tentative map at the easterly end of the curb return and taper to 63 feet north of the "N" line at the easterly end of the 30:1 taper. c. The developer shall be responsible for the construction of full street improvements on the east half of Otay Lakes Road (north-south segment) adjacent to the property in accordance with the typical section shown on the tentative map. The developer shall also be responsible for the construction of full street improvements along the east-west segment of Otay Lakes Road adjacent to the property in accordance with the typical section shown on the tentative map and the transition stated in condition number 3 through the transition. The curb shall parallel the northerly right-of-way line. Said improvements shall include but not be limited to A.C. pavement, monolithic curb, gutter and sidewalk, street lights and drainage facilities. City Planning Cot~mission Page 15 Agenda Items for Meeting of January 13, 1982 d. The developer shall construct offsite improvements in Otay Lakes Road from the eastern subdivision boundary to Rutgers Avenue. Said improvements shall be the same as shown on the tentative map typical section for the east-west bound Otay Lakes Road. The developer shall dedicate right-of-way adequate to provide for said improvements. e. The westerly access to the project shall be aligned so as to line up with the access to Charter Point across Otay Lakes Road. f. Prior to occupancy of any of the residences, four lanes shall be provided for Telegraph Canyon Road from approximately station 69-50 (the approximate location of Casa Del Rey improvements 2 miles west of the subject property) as shown on Chula Vista Drawing No. 78-345D, to Rutgers Avenue. The developer shall be responsible for any transitions that may be necessary on the east side of the intersection of Otay Lakes Road and Telegraph Canyon Road. The four lanes to be provided shall include, but not be limited to, 57 feet of pavement, curb, gutter and sidewalk, and A.C. berm. g. Streets "A, B, C, D, E, and F" shall be offered for dedication to the City on the Final Map and shall be designed and constructed in accordance with the typical sections on the Tentative ~p. h. During the progress of land development operations, the developer shall take all safety precautions reasonably necessary to protect adjacent property from damage due to erosion, flooding, silting and other storm related hazards which are a consequence of this operation. An erosion and sedimentation control plan shall be prepared as part of the grading plans. i. Mitigation measures identified in the Environmental Impact Report for this project shall be incorporated into the development work as determined by the Environmental Review Coordinator. j. Prior to the approval of the Final Map, the developers shall enter into a separate agreement with the City of Chula Vista stipulating that they or their successors in interest shall be required to participate in a reimbursement or other district for the final construction of Telegraph Canyon Road. k. The developer shall grant easements to the City for street tree planting and maintenance along dedicated streets as determined by the City Engineer. City Planning Co~nission Page 16 Agenda Items for Meeting of January 13, 1982 1. The developer shall grant to the City 10 foot wide easements for proposed offsite drainage facilities prior to approval of the Final Map. m. The developer shall grant sewer and drainage easements as determined by the City Engineer. n. Intersections and curves for interior streets shall be designed to provide for a 25 MPH sight distance. o. Intersections with Otay Lakes Road shall be designed to provide for a 45 MPH sight distance. p. "A" Street as shown on the tentative map shall intersect with Otay Lakes Road at an angle between 70 degrees and 90 degrees to centerline. q. Recommendations of the soils report shall be incorporated into the project. r. Streets, sewers and drainage facilities shall meet design criteria of the subdivision manual and the Chula Vista Design and construction standards unless otherwise approved by the City Engineer. s. Prior to any grading or clearing activities, a qualified field geologist shall be retained to carry out a program to disperse individual burrowing owls nesting, on the site. t. A geologist shall be present during grading to observe all cut slopes for faulting or landsliding. u. The developer shall record Covenants, Conditions, and Restrictions (CC&R's) concurrently with the recordation of the final map and which shall be subjected to the approval of the City Council. v. The City of Chula Vista shall be made a party to the CC&R's which shall include but not be limited to the following: 1) Prohibition of garage conversions. 2) Prohibition against the parking of recreational vehicles on the street and interior driveways. 3) Prohibition against the installation of individual outside antennae. City Planning Commission Page t7 Agenda Items for Meeting of January 13, 1982 4) Provisions for the maintenance of all common areas, required fencing, recreational areas and building, driveways and private streets (if any). 5) Provision requiring any garage located closer than 22 feet from the inside edge of the sidewalk or face of curb to be equipped with automatic door openers. w. An irrevocable offer of dedication shall be given to the City of Chula Vista for Lots 1 and 2 and the developer shall request the establishment of an open space maintenance district over said lots. Fees will be imposed upon the owners unless the lots are maintained to standards acceptable to the City Council, in which case the City Council may impose fees necessary to insure a satisfactory level of maintenance. This condition shall be stipulated in the CC&R's. x. In the event the streets remain private, the developer shall request that the City Council adopt a resolution allowing the City to enforce traffic regulations on private property. Said request shall be made concurrent with the request for approval of the final map. y. The developer shall provide street lights within the development; the location, type, and material to be subject to the approval of the City Engineer and Director of Planning. z. No building permits shall be issued until such time as the school districts have given written notice to the City that they are able to provide school facilities for the residents of the development. aa. The developer shall obtain an encr0achment permit for retaining walls constructed within the public right-of-way. In addition the CC&R's shall include a statement relative to the maintenance of those retaining walls by the homeowners association. bb. The streets shall be named as follows: "A" Street - Clemson Avenue "B" Street - Princeton Street #C" Street - Hastings Street "D" Street - Parsons Street "E" Street - Leeds Way "F" Street - Case Way City Planning Commissi~ Page 18 Agenda Items for Meeting of January 13, 1982 cc. The project shall be reviewed by the Design Review Committee prior to consideration by the City Council. dd. Play areas for children shall be included as part of the landscape plan to be approved by the City's Landscape Architect. C. DISCUSSION 1. Existing site characteristics. The subject property is a vacant 34.3 acre parcel with an average natural slope of approximately 20% and an elevation difference from the lowest point to the highest elevation of 143 feet (417' to 560'). Other topographic features of the property are two minor draws which drain to the south and an abandoned section of Otay Lakes Road which cuts diagonally across the southwest corner of the site. The property is bounded by Otay Lakes Road on the west and south and by single family dwellings on the north and east (R-1 zone). A portion of a neighborhood commercial zone abuts the northwest corner of the property. 2. E1 Rancho del Rey Specific Plan. The E1 Rancho del Rey Specific Plan designates 25.6 acres of property as medium density residential, 6 to 10 dwelling units per acre and the remaining area as open space. Based on this density range, 153 to 256 dwelling units may be constructed on the site. The applicant is proposing to construct 256 condominium units. 3. Proposed development. The proposed project will consist of 256 condominium units located within 32 two-story, eight-unit structures, served by a public street system with two points of access from the adjoining streets (OtayLakes Road). More specific information is as follows: a. Structures. Each of the 32 buildings will be a two-story (28 feet high) 8-unit structure with 4 two-car garages and 4 one-car garages. There will be 3 ground floor units and 5 second floor units, two of which are located over the garages. The upper units will have their own exterior stairway. The buildings are set at an angle to the street rather than the traditional parallel setback allowing the setbacks to vary an average of 25 feet. Setbacks along Otay Lakes Road range from 25 feet to 260 feet. City Planning Co,m~ission Page 19 Agenda Items for Meeting of January 13, 1982 b. Architecture. The structures will be of contemporary design with stucco exteriors, Wood trim and asphalt shingle roofs. There will be two basic color schemes: 1) grayish stucco with light to dark gray wood trim and reddish brown asphalt roof shingles; and 2) light beige stucco with light to dark brown wood trim and the same reddish brown asphalt shingles. The roof design is a pitched gable. c. Lots. There will be 14 lots as follows: Lot Acres Land Use Units Du's/acre 1 3.9 Open Space 0 -- 2 4.7 Open Space 0 -- 3 1.3 3 structures 24 18.5 4 1.3 3 structures 24 18.5 5 1.0 3 structures 24 24.0 6 1.2 2 structures 16 13.3 7 1.2 3 structures 24 20.0 8 1.2 3 structures 24 20.0 9 0.6 Pool & Rec Rm 0 -- 10 1.9 3 structures 24 12.6 11 2.2 4 structures 32 14.5 12 2.7 5 structures 40 14.8 13 2.4 3 structures 24 10.0 14 1.9 Open Space 0 -- Totals 27.5 acres 32 structures 256 units 9.3 DU's/acre Residential 17.0 acres -- 15.06 DU's/acre Open Space 10.5 acres, 8.6 acres along Otay Lakes Road Recreational 0.16 acres (switching pool and accessory structure) d. Units and floor plans. Each of the eight-unit structures will consist of two one-bedroom units, five two-bedroom units and one three-bedroom unit. The units will be comprised of five basic floor plans as follows: 1) Unit "A" -- 980 sq. ft. two-bedroom unit. There are two units per structure, one on the ground floor and the other i~ediately above. These units are assigned a one-car garage. Patio -- 104 sq. ft. usable. Balcony -- 72 sq. ft. usable. City Planning Commission Page 20 Agenda Items for Meeting of January 13, 1982 2) Unit "B" -- 849 sq. ft. one-bedroom unit located on the ground floor and above at the middle of the rear of the building. Assigned a one-car garage with direct access provided between the garage and the lower unit. Patio -- 135 sq. ft. combined usable (NOTE: Two "B" units per structure). 3) Unit "C" -- 1206 sq. ft. two-bedroom unit. There are two units per structure one on the ground floor and the other iF~ediately above. Bach unit is assigned a two-car garage. Patio -- 117 sq. ft. usable. Balcony -- 72 sq. ft. usable. 4) Unit "D" -- 1115 sq. ft. two-bedroom unit located over the garage. Assigned a two-car garage. Balcony -- 76 sq. ft. usable. 5) Unit "E" -- 1295 sq. ft. three-bedroom unit located over the garage. Assigned a two-car garage. Balcony -- 77 sq. ft. usable. e. Storage. Each of the units will be provided storage in the garage and adjacent to the units as indicated in the following table: Adjacent Garage Total Unit A 230 cu. ft. + 120 cu. ft. = 350 cu. ft. Unit B 114 36 - 120 = 150 - 234 Unit C 220 + 240 = 460 Unit D 150 + 180 = 330 Unit E 175 + 180 = 255 f. Streets. The project will be served by a public street system. There will be six new streets, plus additional dedication for the widening of both the east-west and north-south segments of Otay Lakes Road (6.8 acres to be dedicated). As mentioned earlier there will be one street connected to each of the existing adjoining streets. The proposed streets are as follows: 1) "A" Street -- 56 foot R.O.W., runs in a general north-south direction and connects with the east-west segment of Otay Lakes Road. City Planning Commission Page 21 Agenda Items for Meeting of January 13, 1982 2) "B" Street -- 56 and 42 foot R.O.W., runs east-west, connects with the north-south segment of Otay Lakes Road and cul-de-sacs (40 ft. radius! at the east end. Landscaped islands are proposed along the north side of the street. 3) "C" Street -- 42 foot R.O.W., runs east-west and connects with the north end of 'F" Street at the east end. 4) "D" Street -- 42 foot R.O.W., runs east-west and connects with the south end of "F' Street at the east end. 5) "E" Street -- 42 foot R.O.W., runs north-south and connects and "C" Streets in the center of both streets. No units receive access from this street. 6) "F' Street -- 42 foot R.O.W., runs north-south and connects and "D' Streets at the east end. One structure receives access from this street. The streets will have a 5.5 foot sidewalk on one side only. The streets are "single loaded" (units on one side only) and the public sidewalk is on the side opposite the units. It should be noted that an interconnecting walk system will meander along the single loaded unit side as well. The 56 foot segment of "B" Street is from Otay Lakes Road to the intersection with "D" Street. g. Grading. The proposed grading plan will affect approximately 90% of the site and cause 295,000 cubic yards of cut and fill. The majority of the slopes will be at a ratio of 2 to 1 with some flatter slopes proposed along portions of the east-west segment of Otay Lakes Road. The grading concept will create three horizontal levels for the buildings. The highest level will range between 10 and 40 feet below the residential area to the north. A number of retaining walls are also proposed within the interior of the project. h. Parking. The garages will provide 12 covered spaces per eight-unit structure, a ratio of 1.5 spaces per unit. In addition, there will be approximately 210 curb parking spaces, which together with the 384 garage spaces brings the total parking to 594 spaces (a ratio of 2.3 spaces per unit). The recreation area will have an additional 11 parking spaces. City Planning Co~m~ission Page 22 Agenda Items for Meeting of January 13, 1982 The majority of the structures (28) are so located that some of the back-up area from the garage encroaches into the street right-of-way. Based on a 19 foot long car (standard) with the drive located 12 feet from the rear of the car, there will be instances when the rear of the car will be at the curb line when the driver will first be able to see any oncoming traffic. As a safety measure, the garage door should be a minimum of 17 feet from the curb line (15 feet from the property line). i. Design Review Although the planned community zone does not specifically recg~ire review or approval by the City's Design Review Committee, staff is recommending that this project be forwarded to them for review prior to City Council approval. The Design Review Committee will be asked to review not only architecture but detailed site considerations such as the landscaping pockets on Street "B", the location of trash enclosures, fencing type and location, etc. j. Miscellaneous. The plans reflect the general location of several children play areas which will need refinement in conjunction with the final approval of the overall landscaping plan. D. FINDINGS 1. The Planning Commission may reco~end approval of a Sectional Planning Area plan provided it finds that the facts presented establish that: a. The proposed Sectional Planning Area plan is in conformity with the general development of the P-C zone, any adopted specific plans, and the Chula Vista General Plan and its several elements. The proposed 256 units on the property is in keeping with the maximum density allowed by the E1 Rancho del Rey Specific Plan. The 8.2 acres of open space exceeds the 7 acres reflected on the Specific Plan. b. The proposed Sectional Planning Area planwouldpromote the orderly sequential development of the Sectional Planning Area. The proposed development encompasses the entire East College Sectional Planning Area and therefore conforms with this finding. City Planning Commission Page 23 Agenda Items for Meeting of January 13, 1982 c. The proposed Sectional Planning Area plan would not adversely affect adjacent land uses, residential enjoyment, circulation or environmental quality. The proposed grading plan will enable the developer to place the proposed structures 10 to 40 feet below the level of the majority of the single family dwellings to the north, thus minimizing any adverse effect on those uses. The development will be served entirely by a public street system which need not be extended to serve adjacent properties. While the proposed grading represents a significant land form alteration, much of the visual impact is caused by the widening of Otay Lakes Road. The variable slopes will help minimize the visual effects of the proposed slopes. 2. Pursuant to Sections 66473.5 of the Subdivision Map Act, the tentative subdivision map for Telegraph Point, Chula Vista Tract 82-2, is found to be in conformance with the E1 Rancho del Rey Specific Plan and the various elements of the City's General Plan, based on the following: a. The site is physically suitable for residential development and the proposal conforms to all standards established by the City for such projects. b. The design of the subdivision will not affect the existing ir~provements -- streets, sewer, etc. -- which have been designed to avoid any serious problems. c. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: 1) Land Use Element - The E1 Rancho del ReySpecific Plan designates the area for medium density residential, a range of 6-10 dwelling units per acre, which would permit a maximum of 256 units on the subject property, which is the number the developer is proposing to construct. 2) Circulation Element - The development will be served by a public road system and the adjoining streets widened and improved to City standards for major roads. 3) Housing Element - The proposed project will provide additional housing for the residents of the City of Chula Vista. City Planning Commission Page 24 Agenda Items for Meeting of January 13, 1982 4) Conservation Element - The E1 Rancho del Rey plan designates approximately 7 acres of natural open space on the property. The developer proposes to provide approximately 8 acres of open space. 5) Park and Recreation and Open Space Elements - The proposed development will be required to pay fees in lieu of the dedication and improvement of park lands. The map conforms to the Open Space Element. 6) Seismic Safety and Safety Elements - No known faults exist within close proximity to the subject property. The proposed circulation system will facilitate the movement of emergency vehicles. The project is well within the response time of the fire station located at Otay Lakes Road and Elmhurst. 7) Noise Element - All dwellings are to be designed so as not to exceed a maximum interior noise level of 45 dBA. 8) Scenic Highway Element - All manmade cut or fill slopes will be enhanced by the planting of trees and variable slopes are proposed along the east-west segment of Otay Lakes Road. 9) Bicycle Routes Element - The public street system has been designed to accommodate bicycle movement. 10) Public Buildings Element - No public buildings have been designated on the subject property. d. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. OIEGO VACANT A-I (8) county City Planning Commission Page 25 Agenda Items for Meeting of January 13, 1982 4. PUBLIC HEARING: c. Consideration of CEQA findings on EIR-80-6-A d. Adoption of Statement of Overridin9 Considerations on Telegraph Point, Chula Vista Tract 82-2 A. BACKGROUND Final EIR-80-6 (The Terrace) was certified by the Planning Commission on February 13, 1980. Final EIR-80-6-A (supplemental) was certified by the Commission on December 2, 1981. B. RECO~IENDATION Adopt a motion certifying in accordance with the "Candidate CEQA Findings" (Exhibit "A", attached) that: 1. The Planning Commission, having reviewed and considered the information contained in EIR-80-6 and EIR-80-6-A, finds that the implementation of specific mitigation measures recommended in the final EIR will avoid significant adverse environmental effects in the following areas: a. Geology (EIR-80-6 Sec. 3.1) b. Soils (EIR-80-6 Sec. 3.2) c. Biology (EIR-80-6 Sec. 3.7) d. Schools (EIR-80-6 Sec. 3.13) e. Transportation (EIR-80-6 Sec. 3.17) 2. The Planning Commission, having reviewed the information in EIR-80-6 and EIR-80-6-A, finds that there are specific economic, social, and technical con- siderations which make infeasible the full mitigation of the following impacts as specified in the attached supplemental "Candidate CEQA Findings": a. Aesthetics (EIR-80-6-A Sec. 2.0) b. Land Form Alteration (EIR-80-6-A Sec. 3.0) 3. The Planning Commission, having reviewed the information in EIR-80-6 and EIR-80-6-A, adopts the following statement of "Overriding Considerations": a. Any time a vacant 34 acre property is developed with several hundred housing units, the result will be a significant impact on the natural land form and the aesthetics related to that form. This will be partially mitigated by the construction of an attractive residential complex which will help to fulfill the social need for housing which should be relatively moderate in cost as compared with detached single family homes. b. The project has been lowered in elevation from a previous proposal and structures have been sited so as to retain a good portion of the views presently afforded existing residents north of the site. City Planning Commission Agenda Items for Meetin9 of January 13, 1982 Page 26 c. A substantial portion of the grading to be accomplished is necessary in order to widen Otay Lakes Road. The on and off site widening of Otay Lakes Road will benefit traffic circulation and improve safety along this heavily traveled street. d. Complete street improvements, including curb, gutter, sidewalk, street lights, and drainage facilities, will provide for efficient water runoff and safety for pedestrians, autos and bicyclists. e. The proposed development complies with density guidelines of the E1 Rancho del Rey Specific Plan. Exhibit A EAST COLLEGE SECTIONAL PLANNING AREA - TELEGRAPH POINT CONDOMINIUMS EIR-80-6A CANDIDATE CEQA FINDINGS It is the policy of the State of California that every public agency, including the City of Chula Vista, should not approve a project if it would result in a significant environmental impact and it is feasible to substantially lessen that effect. Only when there are specific economic, social, or technical reasons which make it infeasible to mitigate an impact, can a project with significant impact be approved. Therefore, when an EIR has been completed which identifies one or more significant environmental impact(s), one of the following findings must be made: 1. Changes or alternatives have been required of, or incorporated into the project, which mitigate or avoid the significant environmental effects identified in the final EIR, or 2. Such changes or alternatives are within the responsibility and juris- diction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency, or 3. Specific economic, social, or other considerations make infeasible full mitigation measures or project alternatives identified in the final EIR. The proposed project site is a 34.3 acre parcel located at the northeast corner of Telegraph Canyon Road and Otay Lakes Road. The project site encompasses the entire East College Sectional Planning Area within the E1 Rancho del Rey Specific Plan. INTRODUCTION The East College Sectional Planning Area (S.P.A.) plan provides for a residential density of 6-10 dwelling units per acre and the preservation of a permanent open space corridor along the southern boundary of the site. The following CEQA findings apply to the proposed development of the entire 34.3 acres. PROJECT DESCRIPTION The 34.3 acre residential project would provide a total of 256 condominium units contained in a total of 32 two story structures. In addition, the project would include a centralized recreation area with swimming pool and restroom facilities. The developer would be required to provide full street improvements (curb, gutter, sidewalk and drainage facilities, etc.) along approximately 3,060 feet of Otay Lakes Road. Also associated with the project is the widening of the east-west leg of Otay Lakes Road to provide four travel lanes westerly to the existing four lanes of improvements in the vicinity of the Mt. Vista development. Grading for the proposed project will consist of approximately 295,000 cubic yards of balanced cut and fill, terraced at three levels with slopes up to 60 feet in height facing Otay Lakes Road. Exhibit A Page 2 FINDINGS The proposed Telegraph Point project has been found to be consistent with the E1 Rancho del Rey Specific Plan. The following is a summary of impacts and findings which, if adopted, indicate a response to all significant impacts as required by CEQA. 1. Aesthetics (EIR 80-6-A, Sec. 2.0) The project will result in a substantial aesthetic change from rolling hills and open space to building structures, paved surfaces and landscaping. Aesthetic impacts are related to the overall grading, the extent to which the general topog- gaphy is changed and the ultimate appearance of the site. The impacts will be perceived in different ways from different individual's mental and physical perspec- tives. Views from private residences located north of the property site will be reduced although the blockage from the buildings in the project is not considered substantial. Skyline views from private residences north of the project will not be blocked; however, hills visible to the south may be obstructed. According to the California Environmental Quality Act, view obstructions are considered significant only when the view is from a public place, such as a park or a publically owned view point. View blockage involving a privately owned residence is considered to be a land use issue and not an environmental consideration. Otay Lakes Road borders the site on both the west and south sides of the property. The City of Chula Vista's General Plan recognizes Otay Lakes Road as a scenic roadway. Scenic Road status is intended to protect a road from uses offering poor visual quality and to provide an aesthetically pleasing vista to vehicular travel. Implementation of the project would remove open space and alter the view of the property as seen by passers-by. Grading and cut and fill operations will change the appearance of the land form characteristics. The natural features of the site will be lost. Finding: The aesthetic impact of the project will be significant although partially mitigable. Variable slope percentages that would result through the use of crib walls and the clustering of native plant materials are methods of reducing the impacts that would result through general grading of the site. However, such walls introduce a foreign element into the design and further increase costs. The "reduced scope" alternative, involving a reduction in the number of units, is not a feasible alternative to reduce grading in view of the improvement costs (approximately $16,500 per unit) and other costs which would remain static regardless of any unit number reduction. The use of a split-level design could add $5,000 to $6,000 per unit construc- tion costs (as experienced on the development directly west across Otay Lakes Road) while not eliminating a significant amount of grading. Exhibit A Page 3 2. Land Form Alteration (EIR 80-6-A, Sec. 3.0) The project plan proposes to grade a large portion of the site which will involve cutting and filling 295,000 cubic yards of earth material. The present proposal calls for the largest fill slope (along the south facing slopes) to be 60 feet high and filled at a ratio of 2 to t. Land form alteration proposed involves a substantial aesthetic change in the physical appearance of the property site. The grading plan has made very little attempt at blending or retaining the natural slopes of the property site. The most significant amount of grading will take place on the south facing slopes on the east and west ends of the project site. The magnitude of the land form alteration is considered substantial due to the rigid angular appearance of the slope banks. Finding: Mitigation measures discussed in EIR-80-6-A to reduce the significance of land form alteration to a level of insignificance are not effective. As mentioned previously, further precision grading to create split-level building pads would result in increased costs which will drive up unit costs. Physically, the reduction of manufactured slope heights by the use of split-level building pads is feasible, but it is economically infeasible in view of the static major street improvement costs, other static costs, and split-level design costs. The reduction in grading and resulting reduction in land form alteration would not be readily apparent over the entire site and the increased cost of the units for a split-level design would be out of proportion to the visual benefit gained.