HomeMy WebLinkAboutAgenda Statement 1988/02/02 Item 19•
COUNCIL AGENDA STATEMENT
Item ?o
Meeting Date 1 /-26/88 ~; '~~ ~
ITEM TITLE: Public Hearing: PCS-88-2 Tentative Employment Park
Subdivision Map for Rancho Del Rey, Chula Vista Tract 88-2 -
Rancho Del Rey Partnership
Resolution /3 yr 7 Approving Tentative Industrial
Subdivision Map for Rancho del Rey, Chula Vista Tract 88-2 -
Rancho del Rey Partnership
SUBMITTED BY: Director of Planning ~(~
REVIEWED BY: City Manager ~ (4/5ths Vote: Yes No X )
The Subdivision Map filed for the employment park area identified as Rancho
Del Rey Employment Park Phases 1 and 7 encompasses a 1 i ttl a over 91 acres to
be subdivided into 34 industrial lots. The map also includes 8 acres of open
space lots. The property is located on the north side of "H" Street
approximately 1-1/2 miles east of I-805 and one mile west of Southwestern
College. Environmental Impact Report EIR-87-1 was previously certified by the
Planning Commission at an earlier date and the adoption of CEQA findings and a
• Statement of Overriding Considerations was included for action in the previous
item identified as Chula Vista Tract 88-1.
RECOMMENDATION:
Based on the findings contained in this report, approve the industrial
subdivision map of Rancho Del Rey reference Chula Vista Tract 88-2 subject to
the following:
1. Public improvements as described in this resolution shall include, but not
be limited to: A.C, pavement and base, concrete curb, gutter and
sidewalk, traffic signals, street lights and signs, street trees, fire
hydrants, sanitary. sewer, water and drainage facilities. All
improvements shall be designed and constructed in accordance with City
Standards.
2. The developer shall be responsible for the construction of East "H" Street
in accordance with Chula Vista Drawing 87-386 through 87-426. The extent
of the improvements shall be as identified in the Public Facilities Plan.
3. The developer shall be responsible for the construction of full public
improvements for all streets shown on the Tentative Map within the
Subdivision. All improvements required for each unit shall be guaranteed
prior to approval of any Final Subdivision Map for said unit. Temporary
turn arounds conforming to City Standards shall be provided at the interim
• end of any street segments longer than 150 feet rneasured from the
centerline of the nearest intersecting street.
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4. Sewer manholes shall be provided at all changes of alignment and grade.
Sewers serving 10 or less equivalent dwelling units shall have a minimum
grade of 1°~.
5. The developer shall be responsible for the installation of a traffic
signal at the intersection of "B" Street (east leg) and East "H" Street
and improvement of the traffic signal at Paseo del Rey and East "H" Street
to accommodate the traffic from "B" Street. Installation shall include
detector loops, controllers, telemetry and service locations.
6. Graded access shall be provided to all storm drain structures including
inlet and outlet structures.
7. The developer shall obtain and grant to the City easements for all off site
storm drains prior to approval of any Final Map requiring those facilities.
8. 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).
9. Private storm drains shall be subject to detailed review for compliance
• with City Standards. Plans for said storm drains shall be submitted to
the City Engineer in conjunction with public storm drain plans. Plan
checking and inspection fees shall be paid by the owner.
10. Lots shall be so graded as to drain to the street or to an approved
drainage system. Drainage shall not be permitted to flow over slopes.
11. The developer shall obtain notarized letters of permission for all off site
grading work prior to issuance of grading permit for work requiring said
off site grading.
12. Access rights to East "H" Street shall be relinquished on all lots
abutting on East "H" Street.
13. 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. The developer
shall be responsible for all costs associated with reapportionment of
assessments as a result of subdivision of lands within the project
boundary.
14. The developer shall pay "Eastern Area Development Impact Fees" prior to
issuance of building permits. The amount of said fees to be paid shall be
that in effect at the time of issuance of building permits.
• 15. A striping plan for "B" Street shall be approved by the City. Engineer in
conjunction with approval of the street improvement plans.
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16. Vehicular access to "D" Street from East "H" Street shall be restricted to
right turn ingress and egress.
17. Concurrent with submittal of the improvement plans, the developer shall
submit a design for access to lot 7 from Street.
18. All grading and improvements shall be done in conformance with the Rancho
del Rey Employment Park design guidelines.
19. A bus turnout shall be provided on "B" Street. The location and design of
the turnout shall be approved by the City Engineer. Installation of said
turnout shall include benches and shelters.
20. The developer shall guarantee maintenance of the siltation basin westerly
of the subject property until such time as all grading has been completed
and the City accepts the responsibility for said basin.
21. Subsequent to approval of Final Subdivision Maps, building permits for
development of the subject property may be withheld if any of the
following occur:
a. The public facilities monitoring program in the Public Facilities
Plan indicates that facilities are operating beyond the identified
• level of service.
b. Traffic volumes on East "H" Street exceeds 56,500 vehicles per day,
measured immediately easterly of Hidden Vista Drive.
c. Regional building permits exceed thresholds identified in the Public
Facilities Plan.
d. Traffic volumes, levels of service, utilities and/or services exceed
the adopted citywide threshold standards.
22. The developer shall be responsible for repayment of construction costs for
the Rice Canyon sewer in accordance with Resolution 11574 until such time
as repayment in accordance with said resolution is completed.
23. The owner shall grant a tree planting and maintenance easement along East
"H" Street.
24. The developer shall request the formation of an open space maintenance
district.
25. The minimum width of the open space 1 ots adjacent to "H" Street shal 1 be
30 feet, however, the industrial development standards shall be adjusted
to include said areas in lot calculations.
• 26. The developer shall improve all trail systems shown within each phase of
development including landscaping and irrigation.
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27. The developer shall agree to form a Mello-Roos public facilities district
or an acceptable alternative financing program subject to the approval of
both the Chula Vista Elementary and Sweetwater School Districts.
28. The paleontologist monitor shall be present during the grading of the
site. The monitor shall have the authority temporarily direct, divert or
halt grading to allow recovery of fossil remains (primarily marine
mammals) . At the discreti on of the monitor, recovery may i ncl ude 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 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.
29. The approval of all final maps by the City Council will require the
compliance with the City's adopted threshold standards to the satisfaction
of the City's Director of Planning.
• 30. The developer shall enter into an agreement with the Otay Water District
to provide for terminal water storage as well as other major facilities
used to serve the area.
31. The adopted CC&R's shall contain a disclosure to buyers regarding future
construction of above-ground and below-ground facilities planned by SDG&E
for the right-of-way area.
BOARDS/COMMISSION RECOMMENDATION: At their meeting of December 16, 1987,
the Planning Commission voted 5-1, with one member absent, to approve the
subdivision subject to the conditions recommended by staff.
DISCUSSION:
General Lotting of the Area
The 91-acre employment park has been identified as a multi-user complex
providing for office industrial research and service commercial uses. The
division of property providing for 34 lots with a typical 1-2 acre lot size,
with the two largest lots totalling approximately 8 acres each located at the
extreme east and west end of the project will, along with the employment
development guidelines, help ensure that quality industrial users are
attracted to the area. The circulation and lotting pattern is designed to
provide open views to the canyon area immediately to the north for a number of
the lots as well as public viewing for the traveler entering the development.
• In addition, the design standards provide for specific setbacks for buildings
located adjacent to "H" Street as well as the landscaping depth and berming
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requirement to ensure a well landscaped corridor adjacent to the industrial
tract. As provided in the development guidelines, the more commercial
oriented services will be accommodated near the entry at the west end of the
project.
Circulation and Street Improvements
Since the industrial subdivision is listed as Phase 1 in the Rancho Del Rey
SPA Plan, "H" Street will be widened and completed as the first phase of
development. The circulation system serving the industrial area will have
three points of access onto "H" Street as well as elements of a single loaded
street to provide views into the adjacent leg of Rice Canyon. Several
additional cul-de-sac streets provide the remaining linkage to the industrial
lots. In general, the curvilinear nature of the street pattern will avoid the
typical sterile, rigid, ultra-modern feeling sometimes accomplished in an
industrial setting. The cul-de-sacs have been maximized to minimize through
traffic and create an employment neighborhood identity. In addition, it
should be noted that the site has been graded in a series of step pads rather
than one large flat area to provide a more human scale from "H" Street and to
minimize grading quantities.
Street Names
As with the adjacent residential area, the applicant has provided a seri es of
street names. After being reviewed by the various departments, with final
approval to return to the Planning Commission for consideration and
recommendation.
Visual Considerations
As mentioned earlier, grading was a key consideration in providing several
individual pads rather than a single flat pad to create interest in the
project. The sites have been generally stepped down as they proceed westerly
to maximize use to the west. This coupled with the roadway system maximized
views into the canyon area. The industrial development guidelines set forth
for the industrial area will encourage private developments to provide
landmarks and focal points for visual orientation along with providing vistas
to be created by varying buildings heights and landscaping schemes which will
be developed to create view corridors rather than harsh buffers. The design
guidelines not only establish typical setbacks and lot coverage requirements,
but provided identification for each parcel graphically depicted to identify
the lot statistics and the limit of construction.
Trails
The i ndustri al development i s 1 inked to the adjacent residential area through
pedestrian trail system extending from the east end of the project coming from
the park area extending westerly and linking up with the open space canyon
• located north and west of the subdivision. Both pedestrian and bicycle links
are provided along the "H" Street corridor as part of the public improvement.
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FINDINGS
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1. Pursuant to Section 66473.5 of the Subdivision hlap Act, Tentative
Subdivision Map, E1 Rancho Del Rey Employment Park, Chula Vista Tract 88-2
is found to be in consistent with the Rancho Del Rey Specific Plan in the
Sectional Planning Area Plan adopted by the City Council and the City's
General Plan based on the following findings.
a. Land Use Element
The Rancho Del Rey Specific Plan designates the area as an employment
park which is reflected on the subdivision map design.
b. Circulation Element
All of the on-site and adjacent public road systems will be installed
as shown on the adopted SPA Plan and in conjunction with the adopted
public facilities plan which includes the widening of "H" Street.
c. Housing Element
The subdivision is intended to provide job for housing that is
identified in the projects immediately adjacent to the subject site.
• Housing is not an issue with this particular subdivision.
d. Parks and Recreation and Open Space Element
Civic property is not required to provide park space since it is
limited to industrial and commercial activities. However,
approximately 8 acres of open space is being provided in concert with
the adjacent open space identified in Chula Vista Tract 88-1 and open
space identified in the adopted SPA Plan. In addition, trail
linkages will be provided in accordance with the adopted SPA.
e. Seismic Safety Elements
Although the project site is considered to be seismically an active
area with no known active faults on or adjacent to the property. The
nearest major active fault is identified as the Coronado Banks Fault
located approximately 20 miles to the west. Several of the
potentially active La Nacion fault crosses the subject site, however,
seismic risk was judged in the environmental document to be low with
specific mitigation measures identified in the environmental document
taken into consideration with the design of the subdivision map.
Other specific mitigation relating to slope stability and techniques
dealing with fill slopes will be incorporated in the gradiny of the
project.
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f. Scenic Highway Element
Manufactured slopes adjacent to "H" Street will be planted consistent
with the design guidelines and be subject to City landscape
architectural review. Building locations, design, and signing will
be controlled through the use of development standards as
incorporated in the PC regulations and the development design
guidelines adopted for the Rancho del Rey employment area.
g. Bicycle Routes
"H" Street has been designed to accommodate bicycle movement and will
provide links to the various commercial and schools located to the
east and west as well as the various parks within the development.
"H" Street is identified on the bicycle routes element as a major
bicycle link.
h. Fublic Buildings Element
No public buildings are proposed for the project site.
2. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies it is considered effective 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 4709P