HomeMy WebLinkAboutAgenda Statement 1981/07/21 Item 6aCOUNCIL AGENDA STATEMENT
. ~ Item ~ .. 6a ~ .
Meeting Date 7/21/81
ITEM TITLE: Public hearing - Consideration of revised tentative subdivision map for Chula
Vista Tract 81-6, Otay Valley Industrial Park, 500 block Otay Valley Road
Resolution - Approving revised tentative subdivision map for Chula Vista
Tract 81-6, Otay Valley Industrial Park
SUBMITTED BY: Director of Planning ~~'~
A. BACKGROUND
(4/5ths Vote: Yes No X )
1. On April 22, 1981 the Planning Commission recommended that the City Council approve
a tentative subdivision map known as Otay Valley Industrial Park, Chula Vista Tract 81-6,
to subdivide 40.76 acres located at the northwest quadrant of Otay Valley Road and Maxwell
Road in the I-P zone into 29 industrial lots. During ,the Council meeting the developer
indicated that he wished to redesign the map due to economic considerations and he requested
that no action be taken on the map. The City Council took no action on the tentative map
and sent the matter back to the Planning Commission.
2. The developer has revised the tentative map by reducing the number of lots from
29 to 19 and creating a new street pattern.
3. On June 24, 1981 the Planning Commission adopted the Negative Declaration on
IS-81-24 pertaining to the revised project, which is forwarded for Council adoption.
B. RECOMMENDATION:
Concur with Planning Commission recommendation.
C. PLANNING COMMISSION RECOMMENDATION:
On June 24, 1981 the Planning Commission unanimously recommended that Council approve
the tentative subdivision map for Otay Valley Industrial Park, Chula Vista Tract 81-6, in
accordance with Resolution No. PCS-81-6 (Revised).
D. DISCUSSION
1. Adjacent zoning and land use.
North A-8 County Sanitary land fill
South I-P Vacant - Otay Valley Road
East I-P Auto salvage - construction storage yard
West I-P Omar Rendering plant
2. Existing site characteristics.
The project site is a vacant 40 acre parcel located on the west side of Maxwell Road
north of Otay Valley Road; the southerly three-quarters of the property has been used for
agricultural purposes. The property also abuts Otay Valley Road at the southwest corner.
The site has an average natural slope of 14% with gentle slopes on the southerly portion
of the property rising to steeper slopes on the northerly 400 feet of the property. The
property has a difference in elevation of approximately 190 feet.
3. Tentative subdivision map.
The developer intends to subdivide the property into 19 industrial lots with a minimum
lot size of 38,000 sq. ft. and a minimum level pad area of 30,500 sq. ft. (the code requires
a minimum lot size of 20,000 sq. ft.). The largest lot has an area of 210,000 s\ t.
Form A-113 (Rev. 11/79)
~- / 0.55 7 continued
Page 2, Item 6a
Meeting Date 7/21/81
(4.8 acres) while the maximum pad size is 114,000 sq. ft. (2.1 acres). The 19 lots will
front on two cul-de-sac streets running east to west from Maxwell Road. The northerly
street, referred to on the map as "A" street, will be named Research Court and the other
street will be named Design Court. The proposed names do not conflict with any other
names within the City's sphere of influence.
The project will require grading consisting of approximately 440,000 cubic yards of
cut and fill and creating approximately 11 acres of manufactured slopes. The slopes
along the northerly boundary will range between 2:1 and 2.6:1. The use of variable slope
ratios and horizontal curbing slopes rather than flat planed slopes will help reduce the
aesthetic and visual impact of the proposed grading. The other interior slopes were
planned to be 1.8:1 and 1.9:1 slopes, however, the developer has agreed to change these
slopes to 2:1 in accordance with City standards. In addition, the developer has agreed to
change the slopes at the southwest corner adjacent to Otay Valley Road to either 2.5:1
or 3:1 in order to reduce the visual impact. The applicant has indicated that if the
2.5:1 slope ratio is used, the slope would be complemented with specimen plant material.
~Fhe Planning Commission is recommending, and I concur, that the flatter slope be used to
reduce the visual impact of the slope extending to Otay Valley Road.
4. Adjacent properties.
To maximize the development potential of the area, the triangular piece of property
to the south of the proposed project should be developed with this subdivision; however,
attempts by the developer to acquire or include said property in the project have been
unsuccessful due to a lack of interest by the adjacent owner. Therefore, the triangular
property will have to be developed independently.
The previous subdivision design had proposed a street along the westerly boundary of
the property and the northerly cul-de-sac had been extended to the property line. These
streets would have provided a connection to the property to the west (Omar Rendering).
While a connection between the properties offers a somewhat better overall circulation
pattern for the area, it is not essential since both properties can function independent
of each other.
5. Proposed streets.
a. The present standards for industrial streets call for a 68 foot right-of-
way with a curb to curb width of 52 feet. The developer is proposing that Maxwell Road
have a 60 foot right-of-way and an ultimate curb to curb width of 44 feet. In addition,
the two cul-de-sac streets are proposed with a right-of-way width of 56 feet and a curb
to curb width of 40 feet. No evidence has been presented by the developer in support
of such a change other than it would reduce his costs and increase the usable area of each
lot by a few hundred square feet.
The adopted street standards for industrial areas have been in effect for years
and have worked well in other industrial developments. The standards are based on the
following considerations:
1) Industrial road standards were established because of the size of vehicles
expected to be present in an industrial development as well as .because
of the anticipated volume of traffic.
~~ /os~~ 7
continued
Page 3, Item 6a
Meeting Date 7/1/81
2) Large trucks require more space for turning into or out of driveways
and occupy more space when parked along the curb than privately owned
vehicles ordinarily do.
3) In the case of this development, no information concerning the type of
industries to ultimately be served is available, so no reliable estimates
of the kind of vehicles or their proportions can be made. Consequently,
it appears imperative that standard industrial roads be provided.
b. Two lots at the end of the two cul-de-sacs have street frontages of 30 and
40 feet. Driveways serving these properties will be approximately 30 feet wide for
industrial development which would virtually eliminate any opportunity to landscape the
frontage. For this reason the cul-de-sacs should be extended approximately 50 feet; and
the street frontages of the lot increased to approximately 50 to 60 feet.
c. Maxwell Road is proposed to be widened from 13 feet (centerline to edge of
paving) to 22 feet (centerline to curb or berm) with sidewalk provided within the subdi-
vision boundary. The road needs to be widened an additional 4 feet or a total of 26 feet
(centerline to curb) to comply with industrial standards.
d. All traffic coming to and leaving the project will now use Maxwell Road and
Otay Valley Road. Although Otay Valley Road is only two lanes with 40 feet of paving,
present traffic counts (approximately 2,000+ ADT) and the proposed development of this
subdivision do not warrant additional lanes at this time. However, the creation of the
19 lots resulting in approximately 26 acres of usable industrial land represents nearly
90% of the industrial land to be developed north of Otay Valley Road lying between the
western subdivision boundary and Maxwell Road. This subdivision should therefore be
responsible for the installation of improvements along Otay Valley Road subj~.ect to some
reimbursement from the adjacent 3+ acre triangular property which actually fronts on
Otay Valley Road.
Since the actual improvements on Otay Valley Road may not be necessary with this
specific subdivision, the developer may request a deferral allowing for installation at
a future time. The City's Community Development Department is presently reviewing the
entire industrial area east of I-805 along Otay Valley Road to determine whether financial
assistance would be available to complete necessary public improvements for the area.
6. Sewer availability.
a. The existing 10" sewer line located in Otay Valley Road is currentlyappr.Qaching
its available capacity. With projects planned for this industrial subdivision,
together with those already authorized to the east, the Engineering Department has indicated
the system will be strained. In order to assure that the level of sewer service in the
area will not be adversely affected with the development of this subdivision, appropriate
conditions of approval will be established at the time of building permit issuance. This
will require exemination by the City Engineer based on the type of occupancy and use
proposed.
b. The payment of established sewer fees and possible participation in a future
assessment district for additional sewer construction are both incorporated into the
conditions of approval. The reason for this seemingly heavy imposition lies with:
~- / 0.557 1) The current situation in which past projects were built in order to
provide sewer capacity for this area,
2) The near future in which we see the limits of available capacity being
approached; and
3) The longer term future in which more capacity by way of a trunk sewer
will be needed.
CONDITIONED
PROJECT NAr1E : Otay
PROJECT LOCATION:
PROJECT APPLICANT:
CASE NO. IS-$1-24
t~~~~~~~~~~~~
Valley Iz~.clus,tri al Park i
Otay Valley Rd. & Maxwell Rd.
Otay Valley Industrial Park, Ltd.
600 B St., Suite 2310
San Diego, CA 92101
DATE: January 22, 19$1
A. Project Setting
The project site totals 40.76 acres in size and is located on the
west side of Maxwell Rd., north of Otay Valley Rd. The site has
an average natural slope of 140, sloping down from north to south
for a total of 190 ft.+ difference in elevation. Adjacent land
uses involve the County sanitary land fill to the north , an animal rendering
plant to the west, a construction storage yard to the east, and
a vacant triangularly shaped parcel of land to the south.
The grading for facilities and land
project has resulted in significant
in the "view shed" from Otay Valley
the rendering plant west of the pro
to the northwest of the project and
the east of the proposed project.
uses in the vicinity of the
land form and aesthetic impact
Rd. These projects include
ject site, Robinhood Pt. homes
the Otay Industrial Park to
The result is that the project site remains almost as an "island"
of agriculture and natural view from Otay Valley Rd.
The southern three-fourths of the project site has been utilized
for agricultural purposes. The northerly 400 + ft. of the site
includes steep slopes and natural terrain. Vegetation is sparse,
and no rare or endangered species have been found to be present in
the project vicinity. Expansive soils are known to exist in the
project vicinity.
Special Report 123, published by the Calif. Div. of Mines &
Geology, indicates that north/south trending earthquake faults are
located approximately 1/4 mile to the west and 1/4 mile to the east;
in addition to an east/west trending inferred fault immediately south
of the project site.
~-~a~s~
city of chuta vista planning department
environmental review section
cv
B. Project Description
The applicant proposes to subdivide the 40.76 acre site into 31
industrial lots. The project will consist of the movement of
440,000 cubic yards of cut and 364,000 cubic yards of fill
creating a total of 11 acres oL- slope banks.
The industrial subdivision will be served by two access roads
from Maxwell Rd. and one road from Otay Valley Rd.
Grading of the property would be in conformance with the grading plan
depicted on the Otay Valley Industrial Park, tentative subdivision map
revised January 19, 1981.
'' C. Compatibility with zoning and plans
The project site is zoned for general industrial development (I-P)
and the proposed plans are consistent with current zoning and the
General Plan designation of General Industrial.
D. Identification of environmental effects
1. Geology/Soils
The applicant has submitted a preliminary geotechnical study
(Southern Calif. Soil & Testing, Ind., 1980) for the proposed
project site. The following conditions were found to exist
on-site: (a) Compressible alluvial deposits which extend
from 3 to over 10 ft. in depth, (b) Moderate to highly
expansive soils, and (c) the soils that would be exposed in
the major cut slopes include fractured and slickensided
mudstones which will not provide a sufficient factor of
safety against deep seated slope failure.
Each of the preceding conditions have been determined to be
mitigable as per the preliminary geotechnical soils study.
In addition to adverse soil conditions is the potential for
significant soil erosion after grading. All slopes shall be
planted with erosion resistant plant material immediately
upon completion of grading operations.
2. Drainage
The applicant has submitted a hydrological study which
addresses a complete on-site drainage system for the proposed
project. The calculated amount of concentrated flow which
will be piped under Otay Valley Rd. approximately 350 ft.
south to the Otay River bed, totals 153.24 cubic feet per
second. The developer will be required to submit plans for a
dissipater system to the City Engineer for approval. The
system will be designed to reduce the disruptive impacts
related to erosion within the river bed to an insignificant
level. In addition, appropriate drainage easements will be
re fired.
,~ /557
3. Land Form
The project site was previously utilized for agricultural
purposes. A gentle slope now exists, sloping up from Otay
Valley Rd. to steep slopes at the northern boundary. These
steeper slopes and hillsides are ungraded and are in their
~.~ inXS'7
IS-81-24 (3}
natural condition. The proposed project will create 11
acres of manufactured slope banks, which includes the northerly
slope areas now visible from Otay Valley Rd. Projects on each
side of the proposed development have effectively destroyed any
continuity in the natural terrain that once existed.
`~ The proposed grading of the site is similar and consistent
with the grading of nearby and adjacent properties which are
used for purposes necessitating large single level pads. The
utilization of variable slope ratios, curving rather than flat
planed slopes and appropriate landscaping materials as depicted
on the plan will assure adequate mitigation of the aesthetic
impact due to land form alterations and land use changes.
4. Biology
A Biological Survey (Collier, 1980) has been submitted by
the applicant which places special emphasis on identification
of environmentally sensitive species and habitats. The survey
indicates that most or all of the Coastal sage vegetation
found at the northerly portion of the site will be removed
as natural habitat and a limited amount of wildlife will be
eliminated and/or displaced. Development of the site will
reduce a minor wildlife corridor between the site and natural
areas north or south from it. No sensitive species, either
plant or animal, will be significantly impacted by the
proposed project. Landscaping with native materials will, to
some degree, increase the utility of the area to wildlife, as
well as diminish the blocking of a wildlife corridor.
5. Sewer Availabilit
Approval of the proposed subdivision would have no direct
impact on sewer service in the area, however it would
facilitate the location of land uses which could effect sewer
services. Because precise development plans are not yet avail-
able, estimates for the amount of sewage which would be generated
by industrial development on the project site cannot be determined.
Development of approximately 40 acres of limited industrial and/or
commercial development would be permitted if the proposed project
is implemented.
A 10 inch sewer line is located in Otay Valley Rd. serving
industrial development to the east. The City of Chula Vista
Engineering Dept, estimates that this 10 inch line is currently
operating at about 60 percent capacity. With the increase
generated by this project and additional proposed developments
within the project vicinity, the City's ability to provide
sewer service to the proposed project and to other develop-
ments along Otay Valley Rd. will be strained. Because the
existing line is presently at 60 percent capacity, approval
of the proposed project and eventual industrial and/or commercial
~~ios,7
IS-81-24
(4)
development of the project site could significantly affect
the level of service in the area.
E. Mitigation necessary to avoid significant effects
1. Incorporation of the mitigation measures recommended
in the Geotechnical Study (Southern Calif. Soil & Testing,
Inc.) into the project will reduce adverse soil impacts to
a level of insignificance.
2. The developer shall submit plans to the City Engineer
for a dissipater system to handle drainage outflow in the
Otay River bed. Approval of the plans and the acquisition of
drainage easements shll be accomplished prior to final
subdivision map approval.
3. Native plant material on slope areas shall be encouraged
where appropriate. All landscaping material shall be approved
by the City's Landscape Architect.
4a. In order to assure that the level of sewer service in
the project area will not be adversely affected with imple-
mentation of the proposed project, the following mitigation
measures may be required as a condition of approval of any
precise plans:
1) Total and/or peak sewage flows which could be
generated by the proposed project should be limited
to that volume which the city determines to be
within the capacity of the serving system.
2) Installation of sewage storage capacity could
be required by the city as development progresses
with appropriate automatic control and pumping
facilities to permit discharge at off-peak times.
3) Current landowners would be required to provide
sampling manholes accepta ble to the city at each
lateral connection of the property to the city's
sewer.
4) Current landowners could be required to stipulate
that they would not oppose the formation of any
assessment district formed for the primary or
incidental purpose of providing adequate sewer
capacity to the area.
~_i~ss~
IS-81-24 (5)
b. In conjunction with the submission of a request for
the approval of a precise plan for all or a portion of
the project, the project proponent shall submit a sewer
availability program which has been previously approved
by the City Engineer. The tentative sewer availability
program when submitted to the City Engineer for approval,
"~ shall include the following:
" 1) The location of the project within the subdivision
and point or points of connection to the city sewer
system and,
2) The proposed land uses of the project and the
estimated liquid waste generation including the
identification of peak hours and their volumes,
3) A description of the waste water being generated,
4) Any other information that the City Engineer
finds necessary to evaluate the impact of the
proposed project on the ability to provide sewer
services.
c. The City Engineer shall not approve any sewer
availability program unless the program definitively
establishes the fact that there will be adequate sewer
capacity to serve the project considering existing flows,
the project and the impacts of other approved or foreseeable
projects within the service area of the Otay Valley trunk
line.
F. Findings of insignificant impacts
1. There are no significant natural or man-made resources
within the project area which could be adversely effected by
project implementation.
2. The proposed light industrial/commercial subdivision is
in conformance with the General Plan and will not achieve
short term to the disadvantage of long term environmental
goals.
3. All potential impacts can be mitigated and none are
anticipated to interact and cause any cumulative effect on
the environment.
4. The project will not create any source of significant
noise or odors, nor will any hazards to human beings result.
G. Consultation ~ ~6 ~-5 7
1. Individuals
Steve Griffin, Assoc. Planner
Duane Bazzel, Assist. Planner
IS-8.1-24 (6)
Shabda Roy, Assoc. Eng.
Roger Daoust, Sr. Eng.
Ted Monsell, Fire Marshal
• E. F. Cook, R.C.E. Applicants agent
2. Documents
EIR-80-7 Brandywine Industrial Park
Preliminary Geotechnical Study, Southern Cal. Soil & Testing, Inc.
Biological Survey Report, Gerald Collier, Ph.D.
Hydrological Study, E.F. Cook & Assoc.
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~ environmental review section
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