HomeMy WebLinkAboutPlanning Comm Reports/1985/02/27 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, February 27, 1985 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLECI&NCE - SILENT PRAYER
INTRODUCTORY RE~'.~,RKS
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Variance ZAV-85-2: Requests a reduction in the
required rear yard setback at 630 'L' Street -
Boise Cascade Materials Center
2. PUBLIC HEARING: Consideration of request for extension of tentative
subdivision map, Rio Otay Industrial Park, Chula Vista
Tract 82-11, 4826 Otay Valley Road
3. PUBLIC HEARING: Consideration of tentative commercial/industrial
subdivision map for EastLake I, Chula Vista Tract 84-7,
EastLake Development Company
DIRECTOR'S COMMENTS
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of March 13, 1985
at 7:00 p.m. in the Council Chambers
To: City Planning Commission
From: George Krempl, Director of Planning
Subject: Staff Report on Agenda Items for Planning Commission Meeting of
February 27, 1985
1. PUBLIC HEARING: Variance ZAV-85-2; request to reduce the rear yard
setback from 50 feet to "0" feet at 630 "L" Street -
Boise Cascade Materials Center
A. BACKGROUND
1. After receiving letters from adjacent residents indicating no
objections, the Zoning Administrator considered and granted a variance for a
similar storage structure approximately 16' in height in September of last
year. The applicant has since modified the plans to increase the height and
was unable to secure letters from the adjacent residents; therefore, the
matter has been set for hearing before the Planning Commission.
2. The application filed with the Planning Commission requests a
reduction in the required rear yard setback from 50 feet to "0" feet in order
to construct a 5,250 sq. ft., 22 ft. high storage structure at 630 "L" Street
in the I-L zone.
3. The project is exempt from environmental review as a Class
exemption.
B. RECOMMENDATION
Based on findings contained in Section "E" of this report, adopt a motion
to approve the request, ZAV-85-2, to reduce the rear yard setback from 50 ft.
to "0" ft. at 630 "L" Street.
C. DISCUSSION
Adjacent zoning and land use.
North R-2 Two family dwellings
South R-S-? (County) Single family dwellings
East C-T Bungalow apartments
West I-L Clothing Manufacturer
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 2
Existiny site characteristics.
The property in question measures 328' x 338' and contains 2.5 acres. An
existing retail structure containing 16,888 sq. ft. is located on the westerly
boundary at approximately the mid-point of the site. Parking occupies the
area to the north of the building, with materials storage and circulation
lanes on the remainder of the property. Low profile, covered storage racks
presently occupy the area proposed for the new structure.
Proposed request.
The variance request is for the construction of a semi-enclosed storage
structure measuring 30 ft. wide by 181 ft. long by 22 ft. high along the
easterly half of the rear property line. The structure would contain two
levels for storage and be open to the north and enclosed on the other three
sides. The structure would be used for the storage of perishable building
materi al s.
D. ANALYSIS
The applicant claims, and we concur, that the rear property line location
offers the most logical placement for the structure. The feasible
alternatives of orienting the structure along the easterly property line, or
retaining the existing orientation along with the required 50-ft. setback,
would result in a less efficient utilization of the site and disrupt the
circulation pattern within the materials yard. Orienting the building opening
to the north also provides the greatest protection to the perishable materials
from windblown rain, according to the applicant.
The rear of the storage structure would establish a 22 ft. high solid
masonry wall along the full length of the common boundary this property shares
with a single family parcel to the south. The dwelling on this parcel fronts
to the west, with an attached single family garage closest to the property
line in question. This garage would be separated from the wall by about 5.5
ft. There is also one window opening on the main dwelling which would face
the wall and be separated therefrom by some 15 feet.
The single family property in question is in the County, and both the
County and City General Plans designate this and surrounding properties for
eventual industrial development. Thus, the area can be considered in
transition from residential to industrial use. Additionally, being to the
north of the dwelling, the wall would not appreciably effect the amount of
light and air reaching the property. The wall would also screen the property
from the weekday and weekend noise and activity of the storage yard. For
these reasons, we believe it is appropriate to approve the request.
E. FINDINGS
1. That a hardship peculiar to the property and not created by any act
of the owner exists. Said hardship may include practical difficulties in
developing the property for the needs of the owner consistent with the
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 3
regulations of the zone; but in this context, personal, family or financial
difficulties, loss of prospective profits, and neighboring violations are not
hardships justifying a variance. Further, a previous variance can never have
set a precedent, for each case must be considered only on its individual
meri ts.
The present establishment is a home improvement facility which has
need to enclose certain perishable items from the natural elements
yet, because of the type of operation, has need for direct access
made possible by leaving one side open. The existing layout of the
facility dictates that the structure be located along the southerly
property line and observance of the 50 foot setback would result in
an inefficient circulation pattern on-site.
2. That such variance is necessary for the preservation and enjoyment
of substantial property rights possessed by other properties in the same
zoning district and in the same vicinity, and that a variance, if granted,
would not constitute a special privilege of the recipient not enjoyed by his
neighbors.
The subject property abuts a residential area in the County of San
Diego which is in a state of transition into industrial use. The
area is also designated on the Chula Vista General Plan and the
County General Plan as industrial use; therefore, the granting of
this request is in keeping with the anticipated land uses enabling
the applicant to achieve parity.
3. That the authorizing of such variance will not be of substantial
detriment to adjacent property, and will not materially impair the purposes of
this chapter or the public interest.
The structure will have a minimal impact on the light and air
reaching an adjacent dwelling, and will reduce the impact of noise
and activity emanating from the storage yard.
4. That the authorizing of such variance will not adversely affect the
General Plan of the City or the adopted plan of any governmental agency.
The General Plan is not affected by the granting of this request
because the General Plan does not delineate specific setbacks.
WPC 1721P
I
~ · ~ STOREr
f L"
' PrDject l~Rv ~o
' Areo ,
__ J LUMBER STORE
,City
/ SF r ....
/ SF I SF ~--
[ I 'm--
ARIZONA
I I
~---~ ' i
I I- I -- ~------~.
r ~--- [
I I I
I I
917 Madison Ave. 926 Madison Avenue
0 $0
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 1
2. PUBLIC HEARING: Consideration of request for extension of tentative
subdivision map, Rio Otay Industrial Park, Chula Vista
Tract 82-11 - 4826 Otay Valley Road
A. BACKGROUND
On April 20, 1982, the City Council approved the tentative subdivision map
known as Rio Otay Industrial Park, Chula Vista Tract 82-11, for the purpose of
subdividing 40.7 acres located at 4826 Otay Valley Road in the I-P zone into
22 industrial lots ranging in size from 42,464 sq. ft. to 194,920 sq. ft. The
map is scheduled to expire on April 20, 1985, and the developer is requesting
a three-year extension of the tentative map.
B. RECOMMENDATION
Adopt a motion to deny the extension of the tentative map for Rio Otay
Industrial Park, Chula Vista Tract 82-11.
C. DISCUSSION
The Rio Otay Industrial Park property lies in what is now the Otay Valley
Road Redevelopment Project Area. The Project Area was established in December
1983, or more than l-l/2 years after Rio Otay's tentative map was approved. A
draft implementation plan and design manual for the Project Area will be
considered for adoption in late March 1985, and the tentative map conflicts
with several of the standards contained in the draft plan, including minimum
lot sizes, sensitive impact bounda~ setbacks from residential areas, and
proposals concerning street widths and sewerage. As a result, significant
changes have occurred in the immediate vicinity which may affect the original
findings and conditions of approval for Rio Otay Industrial Park, and it would
be inappropriate to grant an extension under these circumstances.
WPC 1726P
I
RD.
City P1 anning Commission
Agenda Items for Meeting of February 27, 1985 Page 1
3. PUBLIC HEARING: Consideration of Tentative Village and Business Center
Subdivision Map for EastLake I - Chula Vista TracL
84-7 - EastLake Development Company
A. BACKGROUND
1. The subdivision map filed for the EastLake Village Center of the
EastLake Business Center encompasses 384+ gross acres of land
proposed to be subdivided for commercial, r~idential, and industrial
use.
2. The Environmental Impact Report, EIR-84-1, was certified by the
Planning Commission on January 23, 1985. On February 13, 1985, the
CEQA Findings were adopted by the Planning Commission.
B. RECOMMENDATION
Based on the findings contained in this report, adopt a motion
recommending that the City Council approve the subdivision map for the
EastLake Village Center and the EastLake Business Center subject to the
fol 1 owing:
1. The developer shall be required to dedicate and/or construct all
public improvements and facilities, determined by the City to be
necessary to serve the EastLake Business Center and Village Center
area. Specific requirements shall be as specified in each phase of
development in conjunction with the proposed recordation of final
maps as follows: Ref. Public Facilities Financing Plan.
Defined Improvements
Said improvements shall include but not be limited to: A.C.
pavement, base, curb, gutter, sidewalk, landscaped islands, sewer and
water utilities, drainage facilities, street lights, signs, and
street trees. Also, pavement markings and conduit, pull boxes,
signal standards with luminaires only mounted on ultimate bases, and
service points for future traffic signals shall be provided.
On-Site Off-Site
A. Unit #1 Roads* #5 (Road A)
#6 (Road C)
#7 (Road D)
#8 (Road F)
#18 Telegraph Canyon Rd.
1/2 street section
Water #9 (Reservoir)
#10 (Pump Station/Main)
Sewer #11 (Trunk)
City P1 anning Commi ssi on
Agenda Items for Meeting of February 27, 1985 Page
On-Site Off-Site
B. Unit #2 Roads* #lgA (EastLake Pkwy) #40 (Telegraph
B street to Canyon Rd. -
Telegraph Canyon Rd. Otay Lakes Rd.
#21 (Road B) to EastLake
#22 (Road C) Pkwy)
#23 (Road D)
#24 (Road E)
Parks #15 (Neighborhood Park)
C. Unit #3 Roads* #26 ("H" St. west No Number -Construct
to 125 ~on to
#27 (Road D) Proctor Valley Rd.
#28 (Road G) at "H" St.
#19b B to west side
Route 125
D. Unit #4 Public #29 (Fire Station) #45 (Telegraph
Areas #30 (Transit Center) Canyon Rd. -
#31 (Library Site) EastLake Pkwy to
#3lA (Storefront Library) Road A)
#46 (SR125 to #54
including the
construction of
any buildings.
2. All off-site facilities required to be constructed under the "Public
Financing Plan," phasing plan and Development Agreement shall be
constructed as an obligation of this developer. The actual amount of
improvements shall be dependent upon: l) location and extent of
growth of other developments; 2) improvements installed by other
developments; 3) results of an annual traffic study to determine
levels of service in the eastern sectors of Chula Vista.
Where construction of offsite facilities is required which are of
potential benefit to other properties, consistent with the Public
Facilities Financing Plan, the developer shall provide all necessary
funding for such work in anticipation of future reimbursement by
benefiting parties.
3. A qualified paleontological monitor shall be present at the
pregrading conference with the developer, grading contractor and the
Environmental Review Coordinator. The purpose of this meeting will
be to consult and coordinate the role of the paleontologist in the
grading of the site. A qualified paleontologist is an individual
with adequate knowledge and experience with fossilized remains likely
to be able to identify them in the field and is adequately
experienced to remove the resources for further study.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 3
The paleontologist monitor shall be present during the grading of the
Sweetwater fomation {TSW) on the site. The monitor shall have the
authority to temporarily direct, divert or halt grading to allow
recovery of fossil remains {primarily marine mammals). At the
discretion of the monitor, recovery may include washing and picking
of soil samples for micro-vertebrate bone and teeth.
The developer shall authorize the deposit of any resources found on
the project site in an institution staffed by qualified
paleontologists, such as the Natural History of Museum (operated by
the San Diego Society of Natural History).
The developer should be aware of the random nature of fossil
occurrences and the possibility of a discovery of remains of such
scientific and/or educational importance which might warrant a long
term salvage operation.
4. Prior to the issuance of any grading permit or approval of any
grading plan which may impact any of the loci of archeological site
CA-SDi-T179 {loci A, C, D and E), the subdivider shall provide the
Environmental Review Coordinator a report prepared in compliance with
City standards demonstrating compliance with the mitigation measures
specified in Section 3.12.3 of EIR-84-1.
5. Prior to the issuance of grading permit (for any area) the applicant
shall submit and the City Engineer, the City's Landscape Architect,
and Environmental Review Coordinator shall approve appropriate
landscaping plans covering said area. The plans may include such
items as supplemental canyon tree planting, slope planting and trails
as depicted on the overall trails plan. Signs and fencing shall also
be included. Any clearing of brush shall be limited to the boundary
lines of grading shown on the approved grading plan.
6. The developer shall not be required to pay RCT or PAD fees based on
the subdivision plan approval obligating the developer to construct
approximately 24+ acres in parks with the adjacent residential area
as shown in the SPA plan. The improvements of said parks shall be
completed prior to or concurrent with each development phase, based
on the City s adopted park standards.
7. The developer shall be obligated to provide a minimum of ll9 low
income units (80 percent or less of median income) within the
EastLake Village Center area as approved by the City's Housing
Coordinator. The construction of said units shall occur prior to or
concurrent with construction of the retail commercial buildings wi th
the Village Center.
8. Prior to the issuance of residential building permits for the Village
area the applicant, working with the school districts, shall furnish
evidence to the satisfaction of the City that the school districts
are able to provide school service to the future residents of that
area.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 4
9. The rear 25 feet of lots 55-58 which abut natural open space areas
will be evaluated as to the need for fire retardant plant materials.
Attempt will be made to place the material within the Open Space area
controlled by the Business Association. Final selection of materials
will be determined by the City's Landscape Architect.
10. The applicant shall file a copy of the CC&R s and the Master Property
Owners Association with the City. Said documents shall:
a. Stipulate all areas of open space maintenance required by the
Master Property Association.
b. Require the owner of any lot and subsequent owners to maintain
all required landscaping/paving/fencing and buildings in
accordance with acceptable City standards. The City shall have
the right to enter onto any private lot and perform the required
maintenance and assess a charge to the individual homeowner.
11. Prior to the submittal of a final map, the applicant shall submit a
master list of street names to cover the entire EastLake development.
12. Decorative block walls or acceptable barriers up to 6 feet in height
shall be required in accordance with the master fencing plan for all
lots backing up to major or arterial road system. Lower walls shall
be allowed subject to final approval of landscaping plans for a given
area.
13. All above-ground utility installations proposed in the right-of-way
shall be identified on future site plans and placed outside of the
normal 5-foot-wide sidewalk path. Additional right-of-way or
appropriate easement will be required prior to approval of the site
plans.
14. An open space easement shall be provided over the natural and
manufactured slopes contained in those lots abutting common open
space areas. Said easement shall be granted to the Master Business
Association to limit future grading and control maintenance/
landscaping.
15. The developer shall dedicate and construct the necessary transit
center; fire station and interim library facilities plus dedication
of a 1-acre permanent library site as identified in the SPA Plan and
in accordance with the Public Facilities and Finance Plan and
Development Agreement.
16. Parking shall be prohibited along EastLake Parkway, "H" Street,
Telegraph Canyon Road or Route 125.
17. The location of fencing and buildings for Lot "A" shall be subject to
precise plan approval by the City Planning Department.
City Planning Commission
Agenda Items for Meeting of February 27, lg85 Page 5
18. Construction of all building and the authorization of any land use
not contained within a building shall be subject to precise plan
approval and the Project Design Guidelines for the Village and
Business Center.
19. All buildings, walls, signs, and landscaping located within 50 feet
of the right-of-way along either side of Telegraph Canyon Road (Otay
Lakes Road as presently identified) shall adhere to the scenic
highway design criteria identified in the SPA Plan.
20. Approximately 46 commercial type fire hydrants will be required. The
required fire flow will be 5,000 GPM based upon 20 PSI regional
operating pressure in the street main.
21. The developer shall grant an open space easement to the City of Chula
Vista for all designated open space lots.
22. The ? acre private park shown in Unit #2 shall be improved by the
time approximately 600,000 square feet of industrial buildings are
occupied within Units #1 and #2.
23. On all streets having superelevation or having non-standard cross
sections, positive measures to control sheet flow across the street
shall be provided to the satisfaction of the City Engineer.
24. Lot lines shall be located at the top of slopes.
25. The maximum grade at any intersection of two streets shall be 6%
within the intersection and for at least 50 feet past the curb lines
of each street.
26. The developer shall dedicate to the City the portion of Street "E"
north of Street "C" for street purposes.
27. The developer shall grant to the City a one foot control lot at the
ends of all the following streets: Street "B", Street "D", Street
"E", Street "C" and East "H" Street.
28. The developer shall grant to the City 10-foot wide sewer easements
for all public sewers outside of public right-of-way. Paved access
to all sewer manholes and pump stations shall be provided to the
satisfaction of the City Engineer.
29. The developer shall enter into an agreement with the City wherein he
holds the City harmless from any liability for erosion, siltation or
increased flow of drainage occurring as a result of this project
other than that resulting from the negligent acts of the City
accomplished after completion and acceptance of any involved
facilities.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 6
30. The developer shall comply with all mitigation measures listed in the
environmental review document for this project prior to approval of
any Final Subdivision Map.
31. An erosion and sedimentation control shall be prepared as part of the
grading plans.
32. The developer shall request the formation of an open space
maintenance district for the maintenance of the median areas prior to
the recordation of any map. All other open space and park area
maintenance shall be the responsibility of the property owners
association.
33. The architectural treatment of all protective fencing required by the
City Engineer where slope banks are located within l0 feet of the
public right-of-way shall be subject to the approval of City Planning
Director.
34. Specific methods of handling storm drainage are subject to detailed
approval by the City Engineer at the time of submission of
improvement and grading plans. Design shall be accomplished on the
basis of the requirements of the Subdivision Manual and the Grading
Ordinance (#1797 AS AMENDED). Drainage easements for all onsite and
offsite facilities shall be provided as required by the City Engineer.
35. Lots shall be so graded as to drain to the street or an approved
improved drainage facility. Drainage shall not flow over slopes.
36. The developer shall be responsible for the installation of all
drainage facilities approved by the City Engineer to carry drainage
from the subdivision to existing adequate facilities.
37. All energy dissipators proposed shall be permanent devices such as
shown on Regional Standard Drawing D-41 or similar.
38. The developer shall grant/provide adequate drainage easements for all
offsite public drainage systems.
39. The magnitude and velocity of peak drainage flows leaving the
boundaries of this project shall be equal to or less than those under
existing conditions.
40. No diversion of flows between tributary areas shall be permitted in
this project.
41. The developer shall be responsible for the correction of any damage
resulting from any drainage, siltation or erosion problem or any
surface or subsurface discharge problem resulting from this project.
42. The developer shall grant/provide lO foot sewer easements for all
offsite public sewers.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 7
43. All sewer facilities shall be designed and constructed in accordance
with criteria expressed in the City's Subdivision Manual.
44. Sewers serving l0 or less equivalent dwelling units shall have a
minimum grade of 2%.
45. The developer shall provide adequate offsite sewer facilities (as
discussed in the EIR and EastLake Sewer Study) to carry the sewage
flow to existing adequate gravity sewer lines, including such a line
in Proctor Valley. The developer may request the formation of a
reimbursement district to finance the offsite costs.
46. The developer shall enter into an agreement with the City to
incorporate certain assurances relative to any proposed sewer pump
stations. Said agreement shall specify that the developer will be
responsible for the cost of:
a. Construction, maintenance, and operation of said proposed pump
station facilities.
b. Construction of all sewer relief facilities needed to be
provided if overload problems occur prior to the time the
facilities are scheduled for construction.
c. All damages might occur as a result of overloads created by this
project.
47. The developer shall extend sewer lines within the project to the
subdivision boundary as necessary for provision of service to
upstream properties.
48. All sewer lines shall be designed in accordance with City standards
to accommodate flows from the entire related upstream gravity basin.
49. Any sewage diverted between gravity basins by pumping shall be pumped
on a temporary basis only.
50. The developer shall enter into an agreement with the City of Chula
Vista agreeing to disconnect those sewage flows diverted from other
basins at such time that the City determines that the flows within
the system exceed the design flow for any downstream segment. The
agreement shall be secured by bonds or other security to the
satisfaction of the City Attorney, in a sufficient amount to provide
for completion of the sewers in the appropriate gravity drainage
basin.
51. All work within the public right-of-way shall be done in accordance
with the standard specifications for Public Works construction, the
San Diego Area Regional Standard Drawings and the Design and
Construction Standards of the City of Chula Vista except as modified
by these conditions.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 8
52. Temporary turnarounds shall be provided at temporary stub ends of
streets to the satisfaction of the City Engineer and in accordance
with City policy.
53. No compound horizontal curves shall be incorporated in street designs.
54. The developer shall grant to the City, street tree planting and
maintenance easements along all public streets within the
subdivision. Said easements shall extend to a line typically 10 feet
from the back of sidewalk in all locations where street tree
easements are granted.
55. Street lights shall be provided to the satisfaction of the City
Engineer.
56. East "H" Street shall be designed for adequate sight distances using
a 60 mph design speed.
57. East "H" Street shall have a design speed for horizontal alignment of
50 mph.
58. The developer shall pay the cost of a study to be prepared by an
assessment engineer. This study shall detemine the proportionate
responsibility for each development in the financial plan. EastLake
shall pay its fair share of costs, including the cost of said study
and if required to install improvements in excess of its fair share
may request reimbursement from future developers for such excess
consistent with the Public Facilities and Financing Plan.
59. The developer shall pay the cost of forming a maintenance district
for street lighting and landscaping to the satisfaction of the City
Engineer.
60. The developer shall provide for a future traffic signal interconnect
system to the satisfaction of the City Traffic Engineer.
61. Preliminary indications are that standard Traffic Signal
Participation fees under City Council policy will not be adequate to
cover the developer's fair share for those signal improvements needed
for the streets listed in the Public Facilities Plan. Therefore, the
developer shall pay his fair share as determined by the City Engineer.
62. The developer shall provide permanent traffic count stations on
Telegraph Canyon Road east of Route 125 and on Route 125 at locations
as determined by the City Engineer.
63. The developer shall dedicate to the City the street rights-of-way
within the subdivision as shown on the tentative map. (See Condition
#1 for proper sequencing.)
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 9
64. The retention/desilting basin shown on the tentative map may be
relocated to any approved location at some future time. However, the
provision of such facility as part of this project shall be permanent.
65. A design study for the future vertical horizontal alignment of East
"H" Street between Street "G" and and an extension of Street "B"
shall be made prior to the approval of any Final Map for Unit 2. The
results of this study shall be considered by the property owners and
the City Engineer prior to the approval of any improvement plan for
Unit 3.
66. Roadway improvements referred to in these conditions shall include
but not be limited to: A.C. pavement, base, curb, gutter, sidewalk,
landscaped islands, sewer and water utilities, drainage facilities,
street lights, signs, and street trees. Also, pavement markings and
conduit, pull boxes, signal standards with luminaires only mounted on
ultimate bases, and service points for future traffic signals shall
be provided.
C. DISCUSSION
1. General Lot and Development
The map is divided into four primary land divisions. The EastLake
Business Center which is divided into 3 units or phases will
accommodate high technology, non-high technology and multi-tenant
industrial of approximately 2 million sq. ft. of uses is located on
lots lying east of EastLake Parkway and north of Otay Lake Road. The
EastLake Village Center located primarily on the west side of
EastLake Parkway will provide for retail commercial and office
activities as well as residential.
The EastLake Business Center is proposed for 57 industrial lots with
a minimum size of 1 acre and a total area of 158 acres. In addition,
a private park of 7 acres will abut lO of the lots in the center of
the industrial area serving as a visual amenity as well as providing
recreational opportunities for the industrial workers. Initial
access to the industrial area will be via Telegraph Canyon Road/Otay
Lakes Road, however, East "H" Street will serve the second phase of
the industrial area and EastLake Parkway will link the commercial and
industrial areas to the large residential community of EastLake.
The EastLake Village Center proposes approximately 14 acres of land
located on the east side of EastLake Parkway divided into three lots
for office use. The remaining area on the west side totaling
approximately 60 acres abutting Otay Lakes Road and the SR-125
corridor is planned for a community shopping center of approximately
300,000+ square feet of retail space. In addition to the retail
space, a fire station, a storefront library, including a one acre
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page l0
dedication of land and a transit center are planned. Approximately
18 acres in the north end of the center will house over 400 dwelling
units established primarily for seniors and low-income families.
2. Circulation and Street Improvements
Approval of a subdivision map proposing over 70 acres of commercial/
residential and 158 acres of individual development requires
conditions which are related to the EastLake Facilities Financing
Plan similar to the conditions required of the adjacent residential
EastLake subdivision map (84-9). As previously addressed in the
report for the EastLake Hills/ Shore subdivision, the Financing Plan
and necessity for various road segments is based on an areawide
assessment of traffic demands with the EastLake Development part of
the total area.
The development of the EastLake Village Center and Business Center is
proposed to be built in four units. Unit I will consist of 15
industrial lots and the realignment of Telegraph Canyon Road/Otay
Lakes Road developed to a minimum 1/2 width. The second phase will
include an additional 20 industrial lots, the installation of the 7
acre private park and the second entrance connection (EastLake
Parkway) to Telegraph Canyon Road. Additional improvements and
widening of Telegraph Canyon west of the project will allow for a
smooth flow of traffic from 805 to the industrial lots.
Unit #3 will complete the recordation if the remaining 22 industrial
lots. In addition a road connection from "H" Street to Proctor
Valley Road will be made as well as the completion of EastLake
Parkway across SR 125 to provide a link with the EastLake residential
development. Unit #4 involves all of the Village area which consists
of 3 office lots totaling 14 acres, and the 55+ acre Village Center
commercial lot which will also house over 400 dwelling units.
Various off-site improvements including the required extension of
Route 125 to State Route 54 are included as necessary road extensions
with the construction of Unit #4. Telegraph Canyon Road and "H"
Street will serve as the primary east-west arteries serving all the
Units.
3. Street Names
The applicant is in the process of submitting a list of street names
which will require review by the various City departments. Final
approval of the street names is required by the Planning Commission,
therefore, it is intended that such names will come back at a later
date for your consideration.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page ll
4. Low/Moderate Housing Requirements
The applicant is obligated by the SPA requirements to provide l0
percent of the housing units for qualified low/moderate income
families. The City's Housing Coordinator has determined that a
further breakdown is necessary to ensure the construction of low
income units. Therefore 5 percent or ll9 units must qualify for low
income families. It is anticipated that these units will be
constructed within the proposed Village Center area. The Hills and
Shore area has already been conditioned to provide for the
construction of ll9 moderate income units. The applicant has
indicated a willingness to explore the use of manufactured housing in
the residential development within the Village area. Since the
condition requiring manufactured housing was deleted from the lower
density EastLake residential area to the west, the Planning
Department has no condition requiring manufactured housing for this
area.
5. Schools
The applicant has already proposed to dedicate and construct one
elementary school within the Hills Subdivision boundaries. In
addition, space within existing junior high schools is available
together with other approved or acquired sites located outside the
boundaries of EastLake. EastJ_ake is planning for the dedication and
construction of a high school and one additional elementary school in
the area located south of Telegraph Canyon Road outside the
boundaries of the subdivision.
A condition of approval requiring letters from each of the school
districts {Chula Vista Elementary and Sweetwater High School) will be
required prior to the issuance of residential building permits.
Those letters require verification by the district that school
service will be available to serve the units proposed for
construction.
6. LandscapiQg
The Village and Business Center subdivision will emphasize
landscaping along the scenic routes of "H" Street and Telegraph
Canyon Road as well as the area abutting SR 125. These areas which
feature (primarily) manufactured slopes will be the maintenance
responsibility of a Master Homeowners Association. In addition, a
maintenance district will also be established to cover any areas
dedicated to the City such as median islands. The natural areas at
the north end of the subdivision will be left natural in most cases.
However, supplemental tree planting of certain canyons and ornamental
planting of key entry areas will occur. Many of the manufactured
slopes will be landscaped with native materials to minimize water
needs. Highly visible entry and corridor areas will have ornamental
planting which will be manicured to achieve a desired design effect.
The overall concept and landscaping classifications for given areas
is shown in the EastLake SPA plan.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page
7. Parks
The proposed construction of 641 detached units and 1,339 multiple
family units within the Hills and Shores area resulted in just over
24+ acres of park land in the area west of SR 125. The 405 units
planned within the Village area will have access to those parks.
A private park of 7 acres is proposed for the industrial lots in
Unit #2. As previously stated in the Hills and Shores subdivision
the SPA plan proposed a formula for park credit which recognized the
semi-private nature of some of the EastLake parks and features
proposed within them. In other words, certain facilities or areas
within the parks are open to the members of the EastLake community
and not the general public. Therefore, a credit of 50 percent is
suggested in the SPA plan which still enables the applicant to meet
the City's park standards.
In addition to park standards, the City requires developers to pay
RCT (residential construction tax) monies to finance park
construction as well as other needed public facilities {drainage,
sewer, fire stations, libraries, etc.). Since EastLake is obligated
for all the necessary public facilities as part of the SPA and
financial plan, the subdivision conditions recommend the waiver of
any fees connected with parks or residential construction tax.
FINDINGS
1. Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for EastLake Village and business center, Chula Vista
Tentative Map Act 84-7, is found to be consistent with the EastLake
General Development Plan and Sectional Planning Area Plan adopted by the
Chula Vista City Council and the City's General Plan based on the
following findings:
a) Land Use Element - the Specific Plan designates the area for
commercial/industrial use which includes over 400 dwelling units, 7
acres of park land, and nearly 70 acres of open space. The Plan
specifies that the Village Center could accommodate approximately
310,000 square feet of retail space.
b) Circulation Element - all of the on-site public roads will be
installed as shown on the adopted SPA Plan as well as various
off-site improvements which involve the widening of Telegraph Canyon
Road, the extension and widening of "H" Street, the construction of a
north-south road identified on the Plan as SR 125, as well as other
minor off-site road connections.
c) Housing Element - the proposed project will provide for a mixture of
affordable and senior housing types within the Village Center. ll9
low income units will be required of this subdivision.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 13
d) Parks and Recreation and Open Space Elements - the proposed project
will result in the retention of approximately 70 acres of natural
open space and ? acres of park land within the industrial area. The
amount of land and the locations comply with the adopted Sectional
Planning Area plan. The developer is maintaining a. substantial area
in natural open space in coordination with the adjacent natural areas
presently established adjacent to the EastLake Development.
In addition, other areas of manufactured slopes will be placed in
permanent open space belts and landscaped scenic routes to provide
buffer areas between the main traffic arteries and the
commercial/industrial development. A paleontologist will be required
to be on the site during the critical grading period so that valuable
specimens can be recovered and catalogued and recorded.
e) Seismic Safety Element - the closest identified fault in the area is
the La Nacion Fault located over 2 miles to the west. The
Environmental Impact Report indicates that the Coronado Banks Fault,
which is most likely to affect the project site with ground shaking,
is located some 20 miles from the project area. There are no
inferred faults located within the subject site. Specific mitigation
relating to slope stability and techniques dealing with fill slopes
will be incorporated in the grading of the project. All dwelling
units within the project will be required to be designed so as to not
exceed the maximum interior noise level of 45 dBA. Additionally, all
exterior private open space will be shielded by a combination of
earth berms, walls, or buildings. Subsequent noise studies will need
to be prepared when precise plans for specific developments are
submitted.
f) Scenic Highway Element - Manufactured slopes adjacent to "H" Street
have been designed to undulate and vary in steepness and both "H"
Street and Telegraph Canyon Road will have extensive landscaping
planned to soften and beautify their appearance. In addition, a
landscaped median is being provided and decorative walls (or
attention to building designs) will be used in areas where
development interfaces with "H" Street or Telegraph Canyon Road.
Building locations, design and signing will all be controlled through
the use of development standards incorporated in the PC Regulations
to ensure compliance with the Scenic Highway Element.
g) Bicycle Routes - the proposed development will include bicycle lanes
on the major streets such as "H" Street as well as the interconnects
with the loop roads which will link up with bicycle paths connecting
the elementary school and various parks within the development. "H"
Street is identified in the Bicycle Routes Element as a major bicycle
link.
City Planning Commission
Agenda Items for Meeting of February 27, 1985 Page 14
h) Public Building Elements - the applicant has identified and offered
for dedication and is obligated for construction or financing of a
fire station, dedication of a library site, provision of an interim
store front library in the Village Center and construction of a park
and ride facility. In addition, the applicant is obligated to
dedicate and construct a high school site located off-site of this
subdivision but within the EastLake ownership located on the south
side of Telegraph Canyon Road.
2. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council
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
WPC 1736P
STUDY SESSION AGENDA
City Planning Comission
Chula Vista, California
5:00 p.m. Conference Rooms 2 & 3
Wednesday, February 20~ 1985 Public Services Building
DISCUSSION OUTLINE
PROPOSED EL RANCHO DEL REY SPECIFIC PLAN AMENDMENT
1. Differences in process and approach between E1 Rancho del Rey and EastLake
2. Progress Report
a. Amendments to map
b. Amendments to text
c. Traffic analysis problems
d. Environmental considerations
e. Contacts with "out-parcel" owners
f. Contacts with school districts
3. New grading plan
4. Progress on new map based on new grading plan
5. Significant issues
6. Tentative hearing schedule
7. Planning Commission questions, comments and concerns
ADJOURNMENT AT p.m. to the Regular Business Meeting of February 27, 1985