HomeMy WebLinkAboutPlanning Comm Reports/1987/04/22 AGENDA '
City Planning Commission
Chula Vista, California
Wednesday, April 22, 1987 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetihg of April 8, 1987
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Conditional Use Permit PCC-87-35M: Request to construct
a recreational vehicle storage lot located at 1450 Jayken
Way - Gardner/Gretler Construction (continued)
2. PUBLIC HEARING: Conditional Use Permit PCC-87-32: Consideration of an
appeal of the City Zoning Administrator decision disapproving
off-site subdivision directional signs for the Brandywine
Townhomes development - Pacific Coast Advertising Graphics
3. PUBLIC HEARING: Conditional Use Permit PCC-87-24M: Consideration of written
communication requesting a 90-day extension of time to abate
a scrap yard located at 129 Mace Street - Mary Reed
4. PUBLIC HEARING: PCS-87-7: Consideration of a tentative subdivision map
for Bel Air Ridge, Chula Vista Tract 87-7 located at the
northeast quadrant of East 'J' Street and Paseo Ladera
Louis S. Cohen & Associates
5. REPORT: PCM-87-16: Request for.reconsideration of an appeal of the
City Zoning Administrator decision disapproving a conceptual
site plan for the southwest corner of Broadway and Flower
Appel Development
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of May 13, 1987 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 April 22, 1987
1. PUBLIC HEARING: Conditional Use Permit PCC-87-35M: Request to establish a
recreational vehicle storage yard on leased property within
the San Diego Gas and Electric right of way at 1450 Jayken
WaS - John Gardner and William Gretler (Continued)
The applicant for this project has requested that the hearing to consider this
request be continued for an indefinite period of time. The applicant wishes
to address the Montgomery Planning Committee regarding outstanding planning
and engineering issues associated with the project. Staff is in concurrence with
continuance of the hearing.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 1
2. PUBLIC HEARI)IG: Conditional Use Permit PCC-87-32: Consideration of an
appeal of the City Zoning Administrator decisio,
disapproving off-site subdivision directional sign>
~or the Brandywine Townhomes development - Pacifi~
Coast Advertising Graphics
A. BACKGROUND
This item is an appeal from a decision of the Zoning Administrator
disapproving off-site subdivision directional signs for the Brandywine
Townhomes development located at the easterly terminus of Orange Avenue at
1501 Concord Way. Off-site directional signs are used on a temporary
basis to help facilitate project sales by directing motorists to a housing
development.
B. RECOMMENDATION
1. Adopt a motion to uphold the decision of the Zoning Administrator and
thereby deny the request for off-site subdivision directional signs
at locations 2, 3, 4, 5, and 7.
2. Adopt a motion to approve the request for sign location #1 and 6
based on the findings contained in Section "E" of this report, and
subject to the following conditions:
a. The signs shall be installed so as not to interfere with the
visibility of motorists or other on- or off-site signs approved
by the City.
b. All existing off-site subdivision directional signs erected for
the Brandywine Townhomes development and not approved with this
application shall be removed from the City.
c. The applicant shall obtain a building permit for the signs
approved with this application.
d. This conditional use permit is valid for a period of six months
and will expire on October 22, 1987. Upon written request, the
Zoning Administrator may grant two extensions for one-year
periods without renotification or rehearing.
C. DISCUSSION
Original Request
The signs, each measuring 4 sq. ft. in area, and 3.5 ft. in height, were
originally proposed at nine locations, including three locations on East
"H" Street.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 2
Off-site subdivision directional signs are appropriate in cases where the
project location cannot easily be described in advertising media using
simple, direct routes. This can be the case where either the route is
circuitous, or where the route is simple but the distance is great. In
the latter case, the distance involved may require one or more signs to
reinforce the destination to the motorists. Signs not meeting one or both
of these criteria are considered off-site advertising signs which are
prohibited by the Municipal Code.
The Brandywine Townhomes project is located on a major street which
intersects with the 1-805 Freeway which is only 1/3 of a mile to the west
of the site. Consequently, the Zoning Administrator was unable to make
the required finding that any of the nine (9) proposed off-site sign
locations is necessary to direct motorists to the project, and therefore
the request was denied.
Amended request
The applicant has amended the request on appeal to delete the three East
"H" Street locations, and has added one location at the southwest corner
of Palomar Street and Orange Avenue; the balance of the request remains
the same. Thus the request is now for the following seven {7) locations:
1. Southwest corner of Palomar Street and Orange Avenue {new request).
2. 1384 Fourth Avenue.
3. 1427 Hermosa Avenue.
4. 1430 Third Avenue.
5. Southeast corner of Third Avenue and Orange Avenue.
6. 1525 Hilltop Drive.
7. Northwest corner of Hilltop Drive and Orange Avenue.
In support of the appeal, the applicant states, "These signs are necessary
for those potential buyers who have been looking at property within the
City of Chula Vista. It is not always easy to know where you are in
relation to a major thoroughfare such as 1-805 when you are not familiar
with the area. These signs to direct those buyers. The exception to this
is sign no. 1 and the west face of sign no. 6. These signs are to direct
buyers traveling from I-5 through the confusing intersection at Palomar
and Orange and to reinforce their direction when they get to Hilltop."
D. ANALYSIS
The staff position has not materially changed with regard to two sign
locations. However, we are now in support of two locations to direct
potential buyers to the project. We are not in favor of directional signs
for potential buyers from one freeway to another through the City; the
number of off-site signs resulting from each new project would be
overwhelming.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 3
Based on the projects relationship to 1-805, staff is of the opinion that
sign locations #1 and 6 are justified to direct people to the site. As
stated by the applicant, the intersection of Palomar Street and Orange
Avenue could be confusing to motorists being directed to the project from
the I-5 Freeway. One additional sign located at Hilltop and Orange will
lead motorists to the site. The other requested signs become added sign
clutter along the route.
For the reasons noted above, we recommend that the Commission (1) uphold
the decision of the Zoning Administrator and thereby deny the request for
off-site subdivision directional signs at locations 2, 3, 4, 5 and 7 and
approve the request for sign location #1 and 6 based on the following
findings.
E. FINDINGS
1. That the proposed use at the 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.
The signing will provide a community service by directing motorists
to available housing within the City.
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.
The signing will be located so as not to obscure visibility or create
a traffic hazard.
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
The proposal, as conditioned, will comply with the regulations
specified in the Code for the use.
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 government
agency.
The proposal as approved is consistent with the policies of the
General Plan as they relate to the visual environment and housing
opportunities.
WPC 3776P/2652P
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 1
3. PUBLIC HEARING: Conditional Use Permit PCC-86-24M; request to extend
the deadline to vacate an existing auto recycling yard
located at 128 Mace Street - Mary Reed
A. BACKGROUND
The City Council, at its meeting of March 3, 1987, received a written
communication from the attorney representing the property owner, in
conjunction with a past request for a major use permit for auto
dismantling and recycling yards located at 128 Mace Street. An extension
of time was requested to continue the scrap yard operation until June 30,
1987. Council had previously granted a time extension to March 31, 1987
to abate the use. The written communication was referred to staff for a
report with direction that the matter be heard before the Montgomery
Planning Committee for a recommendation.
The major use permit application originally requested auto dismantling
yards for two contiguous lots on 128 Mace Street and one lot on 140 Center
Street. The application was recommended for approval by the Montgomery
Planning Committee subject to conditions, and was granted by the Planning
commission on April 9, 1986, subject to a revised set of conditions. The
applicant appealed one of those conditions requiring installation of
street improvements along Mace Street, Britton Avenue and Center Street,
to the City Council. On May 20, 1986, the City Council approved the major
use permit until December 31, 1986, at which time the major use permit was
scheduled to expire and the use would cease permanently. That action was
later modified so that only Chula Vista Auto Recycling, the scrap yard,
would be required to cease operations as of December 31, 1986.
At the Council meeting of November 25, 1986, a written communication was
received by the engineer representing the applicant requesting a 90 day
extension of time to abate the auto recycling facility at 128 Mace
Street. The operator of the facility had been in contact with staff on
several occasions and was attempting to find another location for the
recycling yard. Council voted to grant an extension of time to March 31,
1987, to allow sufficient time for the operator of the facility to
relocate.
The latest request for an extension of time by the attorney representing
the client states that they have been unable to find another site for the
operation. They are requesting the three month extension and a public
hearing before Council to discuss the continuation of the scrap metal yard
at that location.
With respect to the second extension request, staff is recommending a
final extension of time from March 31 to 6 weeks from the date of the
Council's consideration of the request. Staff is of the opinion that a
request for additional time extensions in order to further discuss
continuance of the scrap metal yard is inappropriate since the City
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 2
Council has already rendered a decision to discontinue the use. Since the
decision to discontinue the use was finalized by Council on June lO, 1986,
the operator of the facility has had 9 months to find another location to
operate. It appears at this point that the owners and/or operator are no
longer actively pursuing relocation.
With respect to the applicant's contention that no alternative locations
exist for this use, neither staff nor the Council has been in receipt of
information which would substantiate this claim.
The Montgome~ Planning Committee, at their meeting of April l, 1987,
reviewed the written request as a noticed public hearing. They voted to
recommend that the owner of the property be granted a second extension of
time to vacate the property, the abatement date to be June 30, 1987. The
public hearing and the recommendation by the Committee only addressed the
extension request for relocation, and did address any recommendation for
reconsideration of Council's final decision on the major use permit.
B. RECOMMENDATION
Adopt a motion to recommend a final extension of time from March 31, 1987,
to a date six weeks from the date of Council consideration of the request.
WPC 3785P
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 1
PUBLIC HEARING PCS-87-7 Consideration of tentative subdivision map
for Bel Air Ridge Chula Vista Tract 87-7 - Louis S.
Cohen and Associates
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as Bel
Air Ridge, Chula Vista Tract 87-7 in order to subdivide a 12.2 acre parcel of
land into 47 lots to be developed for single family dwellings, with one open
space lot; the project site is located north of East J Street adjacent to the
eastern boundary of E1 Rancho Del Rey Unit 6D. The area is designated on the
E1 Rancho Del Rey Specific Plan for a density of 2-4 d/u per acre. Thus the
subdivision is in compliance with the plan.
2. An Initial Study, IS-87-33, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Coordinator on
March 30, 1987. The Environmental Review Coordinator concluded that there
would be no significant environmental effects and recommended adoption of the
Negative Declaration.
B. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-87-33.
2. Based on the findings contained in Section "E" of this report, adopt
a motion recommending that the City Council approve the tentative
subdivision map for Bel Air Ridge, Chula Vista Tract 87-7, subject to
the following conditions:
a. The developer shall be responsible for the construction of full
public improvements for all streets shown on the Tentative Map
within the Subdivision. Said improvements shall include but not
be limited to: pavement and base, curb, gutter, sidewalk, sewer
and water facilities, drainage facilities, street trees, street
lights and signs. Said improvements shall be guaranteed prior
to approval of the Final Subdivision Map.
b. All streets shall conform to the requirements contained in the
Chula Vista Subdivision Manual.
c. East "J" Street shall be designed for 35 mph. The minimum
distance between intersections shall be 250 feet, measured from
centerline to centerline.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 2
d. Developer shall submit a preliminary alignment (horizontal and
vertical) for East "J" Street from the southerly subdivision
boundary to the existing improvements to the southeasterly.
Said alignment shall include existing topography to demonstrate
that the road can reasonably be constructed.
e. Specific methods of handling offsite storm drainage shall be
subject to detailed review by the City Engineer prior to
approval of grading or improvement plans. Design shall be
accomplished on the basis of the requirements of the Subdivision
Manual.
f. Graded access shall be provided to all drainage structures,
including outlets. This requirement may be waived if the City
Engineer determines that the outlet to storm drains can be
adequately maintained by an open space maintenance district.
Paved access shall be provided to drainage structures located in
the rear yards of lots.
g. The drain pipe shown along the rear of lots 1 through § shall be
eliminated. If this is not possible, paved access shall be
provided and gates constructed in all fences to provide access
to drainage structures.
h. Developer shall obtain and grant to the City any offsite
easements for drainage or street purposes prior to approval of
the Final Map.
i. A drainage swale shall be provided to the toe of slope southerly
of lots 35, 43, 44, 45, 46, and 47.
Developer shall enter into a development agreement to
participate in a Facilities Benefit district for the
construction of offsite improvements impacted by the subject
project.
k. Developer shall pay Casa del Rey Reimbursement charges in
accordance with Resolution 10349.
1. The subject property is within the boundaries of the proposed
Assessment District 87-1 (East "H" Street Assessment District).
The developer shall agree to not protest formation of the
Assessment District 87-1 and to not protest inclusion of the
subject property in said District.
m. Open Space Lot A shall be dedicated to the City in fee title as
open space.
n. The subdivider shall be required to pay Park AcQuisition and
Development in lieu fees prior to recordation of the Final Map.
RCT fees will be required prior to issuance of building permits.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 3
o. Prior to action by Council, the subdivider shall submit a list
of proposed street names for those streets designated A, B, C
and D Street on the proposed tentative map, for review and
approval by Planning Department.
p. The development standards submitted by the applicant shall be
recorded and will constitute the basic regulations to be
utilized in applying the PC zone to the subdivision and in
construction within the subdivision, with the following
revisions incorporated into the document:
1. Floor area ratios for all residential lots shall be no more
than 45%. The floor area ratio calculation shall include,
in addition to main buildings, the square footage of
garages and other accessary structures present on the lot.
Open sided patios may be excluded from square footage
calculations. An accessary structure is defined as any
structure which rises 4 or more feet above finished grade.
2. The maximum building height for main buildings of
residences may be increased to 35 feet upon approval of a
conditional use permit.
q. The subdivider shall install public fire hydrants at three
locations within the proposed subdivision. The exact location
and type of hydrant will be determined by the City Fire Marshal.
r. Copies of the CC&R's shall be submitted to the Planning
Department for review and approval prior to recommendation of
the Final Map.
The following are not conditions of approval but will be required
under the authority of the Chula Vista Municipal Code:
a. The development shall pay Traffic Signal Participation fees in
accordance with City Council policy prior to issuance of
building permits.
b. The developer shall pay school fees in the amount of $.50 per
square foot of residential construction to the school districts
prior to obtaining building permits for the project.
c. The developer shall pay all applicable sewer fees, including but
not limited to Sewer Participation Fee, prior to issuance of
building permits.
d. The developer shall underground all existing overhead facilities
lying within the Subdivision. All utilities serving the
Subdivision shall be undergrounded.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 4
e. All grading work shall be done in accordance with the City of
Chula Vista Landscape Manual and Grading Ordinance 1797 as
amended.
f. The developer shall install street trees in accordance with
Section 18.28.10 of Chula Vista Municipal Code.
g. The developer shall comply with all applicable sections of the
Chula Vista Municipal Code. Preparation of Final Maps and all
plans shall be in accordance with the provision of the
Subdivision Map Act, Subdivision Ordinance and the Subdivision
Manual of the City of Chula Vista.
C. DISCUSSION
Adjacent zoning and land use.
North - PC utility easement, dedicated open space
South - PC single family residential
East - PC vacant, (single family residential and open space
proposed)
West - PC - single family residential, open space
Existing site characteristics.
The subject property is a 12.2 acre vacant parcel surrounded on the east,
south and west by E1 Rancho Del Rey Unit #6, and E1 Rancho Del Rey SPA.
Property to the north constitutes a utility easement and dedicated open
space. The open space to the north is a part of the south leg of Rice
Canyon.
The site is located along a ridge adjacent to an open space canyon and a
portion of a second north-south ridge. Ridgetop elevations are about 460
feet with the canyon bottom elevation on the northern border of the site
at 340 feet. The steeper canyon slopes onsite are approximately 30
percent.
Present access to the site is through the terminus of Paseo Ladera.
Proposed development.
The project consists of the subdivision of 12.2 acres of land into 47
residential lots and a dedicated open space lot consisting of 1.07 acres.
The subdivider proposes to construct single family detached homes for a
gross density of 3.85 du/ac. It is anticipated that the homes would range
between 1,300-1,800 square feet. However, detailed plans outlining the
characteristics of the product type have not been submitted to date.
Grading of the property would involve 320,000 cubic yards of balanced cut
and fill. This would result in a maximum cut of 25 feet and a maximum
fill of 40 feet. Approximately 18 acres would be graded, some offsite.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 5
The proposed road network for the subdivision consists of two residential
streets which would be extensions of the proposed stre~,,petw~
through
outlined in the E1 Rancho Del Rey SPA (referred to as "A" and
D)' D-
Street is proposed to be installed as a half street pending construction
of this portion of E1 Rancho Del Rey. Two cul-de-sacs access from "A" and
"D", one on each street, and would serve lots 7-13 and 36-47. East "J"
Street is proposed to be extended along the southwest property boundary.
Proposed street names are to be determined in conjunction with the
developers of E1 Rancho Del Rey and will be provided prior to Council
consideration of the tentative map.
The proposed tentative subdivision at 3.85 du/ac is in conformance with
the General Plan. The project area is not within the E1 Rancho Del Rey
SPA, and has no specific plan of its own. However, the site design
confoms to development both existing and proposed within this portion of
E1 Rancho Del Rey, and development standards submitted substantially
conform to development standards for surrounding areas.
The development standards follow the general format for R-1 development,
with the following exceptions.
1. Since dedicated right-of-way for utilities along East "J" Street is
4.5 feet rather than 2.5 feet for properties surrounding the
subdivision, a 30 foot building setback from East "J" Street is
proposed rather than the standard 35 foot setback. Given the fact
that additional right-of-way is required for this subdivision, staff
has no objection to the 30 foot setback in that it constitutes only a
3 foot difference between the two setbacks.
2. The minimum lot size proposed for the subdivision is 5,500 square
feet, which is a smaller lot size than the standard 7,000 square foot
R-1 lot. In addition, a high proportion of lots are less than 60
feet wide. However, since the average lot size is 7,990 square feet,
and since a substantial amount of open space is proposed for
dedication to the City, in the amount of 1.07 acres identified as
open space lot A in the map, the overall density complies with R-1
density limits.
3. The floor area ratio proposed for inclusion in the development
standards is 45. However, the development standards allow the
exclusion of open sided patios from square footage calculations in
determining the FAR. Staff is of the opinion that this exemption to
square footage calculations for floor area ratio would allow standard
construction typical of that found in an R-1 zone with accommodation
made for a smaller average lot size.
Tentative map.
The tentative map, as conditioned, conforms with the applicable County
zoning standards and the City's subdivision regulations; and thus, it is
appropriate to reco~mend approval.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page 6
D. FINDING
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Bel Air Ridge, Chula Vista Tract 87-7, is found to be in
conformance with the various elements of the City's General Plan based on the
following:
1. The site is physically suitable for the residential development and
the proposal conforms to all standards established by the City for
such projects.
2. The design of the subdivision will not affect the existing
improvements -- streets, sewers, etc. -- which have been designed to
avoid any serious problems.
3. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
a. Land Use
The proposed subdivision is in conformance with the E1 Rancho
Del Rey Specific Plan Area in effect over this region.
b. Circulation
The proposed street network is designed to conform to the
circulation network outlined in the E1 Rancho Del Rey Plan and
thus with the General Plan.
c. Housing
The proposed subdivision would serve to increase available
housing stock consistent with the area.
d. Conservation
The proposed project will not substantially effect the south leg
of Rice Canyon, which runs along the northern boundary of the
project, and there are no significant natural or cultural
resources which are present which would impact the conservation
element of the General Plan.
e. Park and Recreation, Open Space
The subdivision provides dedication of substantial open space
and the developer is required to pay Park AcQuisition and
Development fees in lieu of dedicating and improving parkland.
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page ?
f. Seismic Safety
The proposed subdivision is located in the vicinity of the La
Nacion fault system. This fault system is considered only
potentially active and does not pose a substantial threat to the
project.
g. Safety
The site is within the response time of both police and fire
services.
h. Noise
The resulting single family units will be required to meet UBC
standards in terms of acceptable interior noise limits.
i. Scenic Highway
The site does not abut a scenic route or gateway.
j. Bicycle Routes
Adjoining streets have not been designated as bicycle routes.
However, "J" Street is designed for a 50' curb to curb width
which will accommodate bicycles together with on-street parking.
k. Public Buildings
No public buildings are planned for the property.
4. 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.
WPC 3784P/2659P
negative declaration
PROJECT NAME: Bel Air Ridge
PROJECT LOCATION: Northeast of the intersection of E. "J" Street and Paseo
Ladera
PROJECT APPLICANT: Louis S. Cohen & Assoc.
11835 Olympic Blvd., Suite 605
Los Angeles, CA 90064
CASE NO: IS-87-33 DATE: March 30, 1987
A. Project Setting
The subject property is natural open space with only a few dirt roads
traversing' the ridgelines. Portions of E1 Rancho del Rey were
historically brushed and grazed {Chambers Consultants and Planners 1983),
but there is no recent evidence of such disturbance onsite. New
single-family residential use is present on the west across Paseo Ladera
and to the south and southeast, albeit is 'separated by undeveloped open
space. Land to the north is the steep natural open space of the south leg
of Rice Canyon.
The site occupies a north-south tending ridge, an adjacent canyon, and a
portion of a second north-south ridge. Ridgetop elevations are about 460
feet with the canyon bottom elevation on the northern border of the site
at 340 feet. The steeper canyon slopes onsite are about 30 percent.
Soil types onsite include Olivenhain cobbly loam (OhC) on the ridgetops
and Linne clay loam {LsF) on the lower slopes and canyon bottoms.
The project site is covered almost entirely by a singular vegetative
type-southern coastal sage scrub. This vegetative cover consists of low
scrub species with an admixtur~ of medium-sized shrubs found primarily in
the draws and lower on the the north-facing slopes. Low scrub species
include California sagebrush, flattop buckwheat, common encelia, and white
sage. Medium-sized shrubs include laurel sumac, lemonadeberry, and toyon.
Elements of a phase of coastal sage scrub referred to as maritime desert
scrub is present, but is loosely distributed throughout the low scrub
onsite. This phase represents a northern extension of Baja California
flora into southwestern San Diego County. Species present onsite normally
associated with this phase include San Diego sunflower, jojoba, pygmy
spike-moss, and San Diego barrel cactus.
Southern California grassland is present in the general vicinity on heavy
soils or as patchy areas forming a mosaic throughout the low scrub cover.
This vegetative cover is present in two areas adjacent to the project
boundaries which may be affected by offsite grading.
city of chula vista planning department CI~' OF
environmental review section_(~HUL~
-2-
The property is expected to support a representative contingent of
wildlife commonly associated with low scrub habitats in southwestern San
Diego County. The natural character of the site, the presence of water
from local urban areas in the adjacent canyon, dense protective cover on
and adjacent to the site, and extensive adjacent natural open space areas
all contribute to the maintenance of a viable wildlife population on the
property. A standard assortment of amphibians, reptiles, birds and
mammals are recorded in the area.
No plant species recorded for the property are listed as threatened or
endangered by the U.S. Fish and Wildlife Service (USFWS 1983a) or the
California Department of Fish and Game (CDFG 1985).
Two State-listed plant species potentially occur in the grasslands
adjacent to the site--San Diego thornmint and Otay tarplant. Both of
these species can only be accurately field checked in the spring. Both
species have been recently, recorded for E1 Rancho del Rey (MBA 1985,
Recon 1986).
No Federal or State-listed animal species were observed or are expected on
the subject property (USFWS 1983b; CDFG 1980).
A number of animal species are considering declining, sensitive or of
local concern. These species are not presently officially listed by
wildlife agencies, but if they continue to decline they will become
candidates for official status review and listing consideration.
Sensitive habitats within the study area include grasslands and coastal
sage scrub. Grasslands are a declining vegetative and wildlife habitat
within the San Diego region. This is especially true for native
grasslands. Native grasslands onsite possess the potential to support the
high interest plan species. Grassland habitats would be expected to
support healthy populations of prey species which larger predators that
seek cover in adjacent habitats depend upon. Grassland habitats situated
within a mosaic of coastal sage scrub habitats such as is the case onsite
would be expected to increase the species diversity and carrying capacity
of the adjoining habitats.
Low scrub habitat is still fairly common in San Diego County but is
rapidly declining along the coastal plain. It has been suggested that on
the order of 70 percent of this habitat within the County has been lost or
modified by man (Oberbauer, 1979). The extent of maritime desert scrub is
naturally limited to the southwestern corner of the County and remains
only in the project area, and on limited areas of Rancho Otay, western
Otay Mesa, and a couple of isolated points along the coast. With the
advent of the Second Border Crossing and increasing growth in the local
area, this habitat is substantially threatened. Declining species
associated closely with and dependent on coastal low scrub habitat include
the cactus wren and black-tailed gnatcatcher and a number of declining
plan species.
-3-
The Museum of Natural History locality records do not document any known
fossil localities within the project site. However, during residential
development of E1 Rancho del Rey immediately to the west, a number of very
significant marine fossils were discovered and salvaged from sandstones of
the San Diego Formation. These fossils include marine vertebrates
(sharks, bony fishes, whales, dolphins, fur seals, walrus', sea cows) and
marine invertebrates (clams, scallops, snails, crabs) (Berta and Demere
1986, Demere 1986, Domning and Demere 1984). Because of the richness and
importance of the San Diego Formation fossil beds this formation is
considered to possess a very high paleontological resource potential.
The most significant geological feature in the project vicinity is the La
Nacion fault system. This fault system is considered only potentially
active and does not pose a substantial threat to the project. Expansive
soils may be present on the project site but this potential problem can be
mitigated by remedial grading.
Most of the elements of community infrastructure are present to serve the
project. Those which are not will be provided by the subdivision.
B. Project Description
The project consists of the subdivision of 12.2 acres of land into 47 lots
for single family detached homes, for a gross density of 3.85 DU/AC. It
is anticipated that the homes would range between 1,300-1,800 sq. ft. and
sell for $125,000-$149,000. Grading of the property would involve
$320,000 cubic yards of balanced cut and fill. This would result in a
maximum cut of 25 ft. and a maximum fill of 40 ft. About 18 acres would
be graded, some offsite.
Access to the subdivision would primarily be to Telegraph Canyon Road via
Paseo Ladera. Secondary access can be obtained via E. J Street through E1
Rancho del Rey, Unit #6 to the west.
Development of the site is contingent upon the exchange of property
between the subdivider and adjoining land owners.
C. Compatibility with Zoning and Plans
The proposed project is compatible with the Planned Community Zoning of
the property and E1 Rancho del Rey Specific Plan for the property.
D. Identification of Environmental Effects
The entire property would be graded for a residential development.
Offsite grading will occur on all sides of the site. The incremental loss
of a few Ferocactus viridescens, and small populations of Selaginella
cinerascens and Viguiera laciniata are not considered significant adverse
effects. The incremental loss of coastal sage scrub and the reduction of
habitat for the coast horned lizards and orangethroated whiptail are
likewise not considered significant adverse effects. The loss of three
potential pairs of black-tailed gnatcatchers is considered an adverse
though nonsignificant effect.
-4-
All of these declining resources are not noteworthy onsite or in adjacent
areas affected by offsite grading. From a larger local perspective, these
resources have been recently detailed and analyzed as part of the
environmental review for the surrounding Rancho del Rey. The project does
not compromise or affect open space plans for the adjacent canyon as part
of the new Specific Plan for Rancho del Rey and onsite resources are
protected within the larger open space design of Rancho del Rey. Thus,
the cumulative effects of the loss of habitat and declining species onsite
is not considered significant.
Given the paleontological resource potential of the geological rock units
(formations) discussed above, it is suggested that development of the
project site will result in impacts to significant paleontological
resources (principally the fossiliferous deposits of the San Diego
Formation). These impacts will occur when mass grading operations cut
into the fossil-bearing layers in this formation.
Adverse impacts could result if development of the project were to occur
on expansive soils known to be present in the vicinity of the project.
E. Mitigation necessary to avoid significant effects
1. Biological Resources
Given that no significant adverse biological impacts were identified
for the project, no specific mitigation efforts are warranted. It is
recommended though, that the lower portions of the manufactured
slopes on the northern border of the development be landscaped with
native vegetation to enhance the canyon open space area and reduce
the overall biological effects of the project.
2. Paleontological Resources
Mitigation of the impacts discussed above can be insured by
implementing the following measures:
a. Prior to issuance of a mass-grading permit, the developer should
present a letter to the City of Chula Vista indicating that a
qualified paleontologist has been retained to car~y out the
resource mitigation. {A qualified paleontologist is defined as
an individual with a MS and Phd in paleontology or geology who
is familiar with paleontological procedures and techniques.)
b. A Qualified paleontologist should be at the pregrade meeting to
consult with the grading and excavation contractors.
c. A paleontological monitor should be onsite at all times during
the original cutting of previously undisturbed sediments of the
San Diego (above elevation 420 feet) formations to inspect cuts
for contained fossils. (The aerial distribution of this
-5-
formation is summarized on the geological map of Kuper 1977.)
Periodic inspections of cuts involving the Sweetwater Formation
(below elevation 420 feet) is also recommended. (A
paleontological monitor is defined as an individual who has
experience in the collection and salvage of fossil materials.
The paleontological monitor should work under the direction of a
qualified paleontologist.)
d. In the event that well-preserved fossils are discovered, the
paleontologist {or paleontological monitor) should be allowed to
temporarily direct, divert, or halt grading to allow recovery of
fossil remains in a timely manner. Because of the potential for
the recovering of small fossil remains such as isolated mammal
teeth, it may be necessary to set up a screen-washing operation
on the site.
e. Fossil remains collected during this salvage program should be
cleaned, sorted, and cataloged and then with the owner's
permission, deposited in a scientific institution with
paleontological collections such as the San Diego Natural
History Museum.
All other potentially significant impacts can be mitigated through
standard development regulations and requirements.
F. Findings of Insignificant Impact
1. There are no significant natural or cultural resources which are
present which require further mitigation to avoid significant
environmental impacts. Adequate public services are present to
support the project.
2. The project conforms to the E1 Rancho del Rey Specific Plan and will
not substantially effect the "South Leg of Rice Canyon" which runs
along the northern boundary of the project. Because the project
conforms to the long-term goals of the community, no short-term goals
will be achieved to the disadvantage of any long-term goals.
3. Cumulative impacts have been evaluated in the environmental documents
for E1 Rancho del Rey {see reference section). Impacts from this
project are so minimal as to avoid any substantial project related
impacts.
4. The project will not result in the emission of any pollutants or
hazards that could adversely impact human beings. Nor will the
project expose people to any substantial hazards.
G. Consultation
1. Individuals and Organizations
City of Chula Vista: Mando Liuag, Associate Planner
Roger Daoust, Senior Civil Engineer
Duane Bazzel, Associate Planner
Len Hansell, Building and Housing Department
Carol Gove, Fire Marshal
Chuck Glass, Traffic Engineer
Applicant's Agent: James A. Hutchison & Assoc.
4400 Palm Avenue, Suite G
La Mesa, CA 92041
2. Documents
Beauchamp, R. Mitchel. 1986. A Flora of San Diego County,
California. Sweetwater River Press, National City. 241 pp.
Everett, W.T. 1979. Threatened, Declining and Sensitive Bird
Species in San Diego County. Audubon Society Sketches.
July 1979.
JHK and Associates. 1987. Rancho del Sur (Phase I) Traffic Impact
Analysis.
Laudenslayer, William F., Jr. and William E. Grenfell, Jr., eds.
1983. A List of Amphibians, Reptiles, Birds and Mammals of
California. Outdoor California. January-February. 44(1):5-14.
Lawrence, Fogg, Florer, and Smith. 1964. A Special Study of Storm
Drainage Facilities, Supplement to the Chula Vista General Plan.
Michael Brandman Associates. 1985. A comparative evaluation of
Specific Plans for E1 Rancho del Rey with respect to sensitive
~biological resources, prepared for the Gersten Companies,
Chula Vista, California.
Oberbauer, T.A. 1979. Distribution and dynamics of San Diego County
grasslands. Unpublished M.A. Thesis, San Diego State
University, San Diego.
Pacific Southwest Biological Services, Inc. 1986. Report of a
Biological Survey of a lO0 Acre Parcel on the South Side of
Telegraph Canyon Road at Medical Center Drive.
Recon. 1986. Biological impact analysis and mitigation plan for the
SPA-1 Development Unit of the E1 Rancho del Rey Specific Plan,
prepared for McMillin Development company, National City,
California.
SANDAG. 1985. Final Series Regional Growth Forecast, 1980-2000.
San Diego County Department of Sanitation and Flood Control. 1975.
Comprehensive Plan for Flood Control and Drainage, San Diego
County Flood Control District Zone 4. August.
-7-
Smith, James Payne, Jr. and Richard York. 1984. Inventory of Rare
and Endangered Vascular Plants of California. California Native
Plant Society, Spec. Publ. No. 1 (3rd Edition). September, 1984.
State Water Resources and Regional Water Quality Control Boards.
1975. Comprehensive Water Quality Control Plan Report, San
Diego Basin, July.
Thorne, R.F. 1976. The Vascular Plant Communities of California, in
J. Latting (ed.), Symposium Proceedings: Plant Communities of
South California. California Native Plant Society, Spec. Publ.
No. 2. 1-31 pp.
TMI Environmental Services. 1986. Archaeological Survey of the Mary
Birch Ranch - Phase I, Chula Vista, California.
U.S. Soil Conservation Service. 1973. Soil Survey, San Diego Area,
California. December.
WESTEC Services, Inc. 1985. E1 Rancho' del Rey Specific Plan
Amendment. Final EIR, prepared for City of Chula Vista,
California, EIR-83-2.
Wigington, Parker J., Clifford W. Randall, and Thomas J. Grizzard.
1983. Accumulation of Selected Trace Metals in Soils of Urban
Runoff Detention Basins, October, Volume 19, No. 5, Water
Resources Bulletin, pgs. 709-717.
WESTEC Sqrvices, Inc. February 1987. Cultural Resource Survey of
the Cohen Property, Cbula Vista, California.
WESTEC Services, Inc. February 1987. Biological Survey for Bel Air
Estates (sic) (TM-87-7), Chula Vista, California
Chula Vista Municipal Code
Chula Vista General Plan
The Initial Study application and evaluation forms documenting the findings of
no significant impact are on file and available for public review at the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
ENVIRONMENTAL REVIEW COORDINATOR
WPC 3745P/0175P
EN 6 (Rev. 5/85) ~..~lx{f~.~..'
city of chula vista planning department CI~YOF
environmental review section CHULAVISTA,
~JECT
LOCATIO
EAST
.. ~' ~LOCATOR ?
PC$-87-7
Easl. J. Street. &. Paeeo. Ladere-
EL R~AH~CH~O_?~I~RE-Y EL RA' HO DEL REY
UN~t-T OD 2 4 DU/AC DY PLAN
UNDEI ;LOPED
_. ~ ~oo,~el Air Ridge fLOCATOR '
PC$-87-7
-- I ~.East. J Street. & Paeeo. Ladel'a. ~
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
IcAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
OMMISSION AND ALL OTHER OFFICIAL BODIES.
The following information must be disclosed:
I. List the names of all persons having a financial interest in the application.
LOUIS S. COHEN & ASSOCTATEE
List the names of all persons having any ownership interest in the property involved.
LOUIS S. COHEN & ASSOCIATES
MqMILLIN FINANCIAL~ INC-r GENERAL PARTNERSHIP
HOME CAPITAL CORP. r GENERAL PARTNERSHIP
2. If any person identified pursuant to (1) above is a corporation or partnership, list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any partnership interest in the partnership.
LOUIS S. COHEN & ASSOCIATES is a California CorPoration, whollv owned bv LOUIS S.
COHEN. Before the map records, the entire subdivision will be owned by LouIs S.
COHEN & ASSOCIATES.
3. If any person identified pursuant to {l) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
NONE
4. Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Council within the past twelve months?
Yes No '~< If yes, please indicate person{s)
IPersonis defined as: "Any individual, firm, copartnership, joint venture, association,
~ club, fraternal organization, corporation, estate, trust, re~i~e[,.syndic~e,
this and any other county, city and county, city, municipamity, OlS~rlCI or ot er
Ipolitical subdivision, or any other group or combinati~ acting as a
unit."
(NOTE: Attach additional pages as necessary.~/~~/~ 1/21/87
SFg~ature of- applicant/date
WPC 0701P T,~llT~ ~. COHEN
A-110 Print or type name of applicant
City Planning Commission
Agenda Items for Meeting of April 22, 1987 Page I
5. REPORT: PCM-87-16: Request for reconsideration of an appeal of the City
Zoning Administrator decision disapprovin9 a conceptual site plan
for the southwest corner of Broadway and Flower - Appel Development
McDoNALD, HECHT & $OLBEIRG
April 16, 1987
PERSONAL DELIVERY
Mr. George Krempl
Planning Director
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
RE: SITE PLAN FOR APPEL DEVELOPMENT AT BROADWAY AND FLOWER
(pCM 87-16)
Dear George:
We hereby request, on behalf of our client Appel
Development, that the Chula vista Planning Commission reconsider
its action of April 8, 1987 relating to the above Site Plan.
The reason for this request is the lack of the full
Commission and a vote of three to three in favor of Appel's
request. The MuniciPal Code recognizes the hardship this places
on an applicant by allowing for reconsideration. We request the
earliest Planning Commission hearing at which Commissioner Shipe
will be in attendance.
Thank you for your consideration of this matter. Should you
have any questions, please do not hesitate to call.
Sincerely yours,
~Gill
McDONALD, HECHT & SOLBERG
CRG/mcf
cc: Ron Barefield, Appel Development