HomeMy WebLinkAboutAgenda Statement 1982/02/09 Item 5a, b, c (2)ITEM TITLI
a.. Resolution ons or approval of project.
/~7~~_ Approving East College Sectional Planning Area plan
C, Resolution~a76'- Approving tentative subdivisions map for Telegraph_Point,
Chula Vista Tract 82-2
c. Resolution /~ ~6 ~/- Adopting CEQA findings on EIR-80-6A and Statement of Over-
riding Considerations for Telegraph Point
COUNCIL AGENDA STATEMENT
Item S
Public hearing - Consideration of East College Sectional ~P annaing Are~an for ~
.. 34.3 acres at the northeast corner of Telegraph Canyon Road and Otay Lakes
Road; tentative subdivision map for Telegraph Point, Chula Vista Tract 82-2;
CEQA findings on EIR-80-6A; overriding considerati f
UBMITTED ~Y:
A. BACKGROUND
Director of Planning
(4/5ths Vote: Yes No X )
1. T e applicant has submitted a tentative subdivision map known as Telegraph Point,
Chula Vis a Tract 82-2, in order to subdivide 34.3 acres located at the northeast corner of
Telegraph Canyon Road and Otay Lakes Road into 14 lots (11 residential lots and 3 open space
lots) in he P-C zone for the development of 256 condominium units.
2. T e proposed development encompasses the entire East College Sectional Planning
Area of t e E1 Rancho del Rey Specific Plan; therefore, the tentative map also qualifies as
the requi ed Sectional Planning Area plan.
3. I April, 1980, by a vote of 5-2 the Planning Commission approved a very contro-
versial pan (petitions bearing over 600 signatures opposed the plan), filed by another
developer to construct 256 units at this same location. This plan was later withdrawn
prior to ity Council consideration and the site was subsequently purchased by Pacific
Scenes. he new plan was prepared to address specific areas of concern relating to views
and building proximity with the adjacent single family residential area, covered parking,
and archi ectural design.
4. Th supplemental Environmental Impact Report, EIR-80-6A, on this project has been
previously forwarded to the City Council.
B. RECOMMENDATION:
1. Ce tify that EIR-80-6 A has been prepared in accordance with CEQA and the environ-
mental review procedures of the City of Chula Vista and that Council has considered the
informatio contained therein in its review of this project.
2. Ap rove the Planning Commission and Design Review Committee's recommendation for
.approval o the East College Sectional Planning Area plan, PCM-82-8. However, the Design
Review Co ittee deleted a recommended condition of a
material f r the private drive areas. I recommend inppusion ofgsuchna conditionttoghelping
make the d stinction between public and private areas and to provide some additional texture
to the str etscape. Accordingly, I recommend that the following condition be added as a
condition f approval:
Co trasting paving material shall be installed to delineate public drives from
private drives; the design and pattern shall be subject to approval of the Zoning
Ad inistrator.
3. Ap rove the Planning Commission's
map for Tel-graph Point, Chula Vista Tract
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Form A-113 Rev. 11/79)
recommendation for approval of the tentative
82-2, in accordance with resolution PCS-82-2.
continued
Page 2, Item ~ b c
Meeting Date~2e
4. Adopt the CEQA findings and Statement of Overriding Considerations contained in
Planni g Commission Resolution EIR-80-6A (CEQA Findings) attached.
C. PLA NING COMh1ISSI0N RECOMMENDATION:
On anuary 13, 1982 the Planning Commission unanimously recommended that Council:
1) appr ve the East College Sectional Planning Area plan in accordance with Resolution
PCM-82- 2) approve the tentative subdivision map for Telegraph Point, .Chula Vista
Tract 82-2 in accordance with Resolution PCS-82-2; and, 3) adopt the CEQA findings and
Statement of Overriding Considerations in accordance with Resolution EIR-80-6A (CEQA
Findings).
D. DISC~ISSION
1. ~xisting site characteristics.
The ubject property is a vacant 34,3 acre parcel with an average natural slope of
approxim tely 20% and an elevation difference from the lowest point to the highest elevation
of 143 f et (417' to 560'). Other topographic features of the property are two minor
draws which drain to the south and an abandoned section of Otay Lakes Road which cuts
diagonal y across the southwest corner of the site. The property is bounded by Otay Lakes
Road on he west and south and by single family dwellings on the north and east (R-1 zone).
A portio of a neighborhood commercial zone abuts the northwest corner of the property.
2. ~1 Rancho del Rey Specific Plan.
The 1 Rancho del Rey Specific Plan designates 25.6 acres of property as medium
density esidential, 6 to 10 dwelling units per acre, and the remaining area as open
space. aced on this density range, 153 to 256 dwelling units may be constructed on the
site. T e applicant is proposing to construct 256 condominium units.
3. ~roposed development.
The roposed project will consist of 256 condominium units located within 32 two-story,
eight-un t structures, served by a public street system with two points of access from the
adjoinin streets (Otay Lakes Road). More specific information is as follows:
Structures.
ach of the 32 buildings will be a two-story (28 feet high) 8 unit structure with
4 two-ca garages and 4 one-car garages. There will be 3 ground floor units and 5 second
floor units, two of which are located over the garages. The upper units will have their
own exte for stairway. The buildings are set at an angle to the street rather than the
traditional parallel setback, allowing the setbacks to vary with an average of 25 feet.
Setbacks along Otay Lakes Road range from 25 feet to 260 feet.
Architecture.
T e structures will he of contemporary design with stucco exteriors, wood trim
and aspha t shingle roofs. There will be two basic color schemes; 9: grayish stucco with
light to ark gray wood trim and reddish brown asphalt roof shingles; and 2) light beige
with ligh to dark brown wood trim and the same reddish brown asphalt shingles. The roof
design is a pitched gable.
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Page 3, Item / a, b, c
Meeting Date
Lots and units.
he 14 lots will be developed with a total of 256 units for an average density
of 9.3 u its per acre. Each eightplex will contain 2 one bedroom units, 5 two bedroom
units, a d one 3 bedroom unit. Units range from 849 sq. ft. to 1295 sq. ft. Patio,
balcony nd required storage areas exceed the minimum requirements of the Design Manual
and the oning ordinance.
Streets.
he project will be served by a public street system. There will be six new
streets, plus additional dedication for the widening of both the east-west and north-
south se ments of Otay Lakes Road (6.8 acres to be dedicated).
he streets will have a 5.5 foot sidewalk on one side only. The streets are
"single oaded" (units on one side only) and the public sidewalk is on the side opposite
the unit It should be noted that an interconnecting walk system will meander along
the sing a loaded unit side as well. The 56 foot segment of "B" Street is from Otay Lakes
Road to he intersection with "D" Street.
Grading.
the proposed grading plan will affect approximately 90% of the site and cause
295,000 ubic yards of cut and fill. The majority of the slopes will be at a ratio of
2 to 1 with some flatter slopes proposed along portions of the east-west segment of Otay
Lakes Road. The grading concept will create three horizontal levels for the buildings.
The highe t level will range between 10 and 40 feet below the residential area to the
north. A number of retaining walls are proposed within the interior of the project.
f. Parking.
I e garages will provide 12 covered spaces in each eight-unit structure, a ratio
of 1.5 sp ces per unit. In addition, there will be approximately 210 curb parking spaces,
which tog ther with the 384 garage spaces brings the total parking to 594 spaces (a ratio
of 2.3 sp ces per unit). The recreation area will have an additional 11 parking spaces.
T e majority of the structures (28) are so located that some of the back-up area
from the arage encroaches into the street right-of-way. Based on a 19 foot long car
(standard with the drive located 12 feet from the rear of the car, there will be instances
when the ear of the car will be at the curb line when the driver will first be able to
see any o coming traffic. As a safety measure, the garage door should be a minimum of
17 feet f om the curb line (15 feet from the property line).
g~ Miscellaneous.
T e plans reflect the general location of several children's play areas which will
need refi ement in conjunction with the final approval of the overall landscaping plan.
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continued
i
Page 4, Item Sa
Meeting Date
E. ENI~IRONMENTAL FINDINGS
1.~ Background
It is the policy of the State of California that every public agency, including the
City o Chula Vista, should not approve a project if it would result in a significant
environ ental impact and it is feasible to substantially lessen that effect. Only when
there a e specific economic, social, or technical reasons which make it infeasible to
mitigat an impact, can a project with significant impact be approved.
The~efore, when an EIR has been completed which identifies one or more significant
environ ental impact(s), one of the following findings must be made:
a. Changes or alternatives have been required of, or incorporated into the
project,. which mitigate or avoid the significant environmental effects
identified in the final EIR, or
2.
b. Such changes or alternatives are within the responsibility and jurisdiction
of another public agency and not the agency making the finding. Such changes
have been adopted by such other agency or can and should be adopted by such
other agency, or
c. Specific economic, social, or other considerations make infeasible full
mitigation measures or project alternatives identified in the final EIR.
litigable Impacts.
Significant impact in the following areas has been avoided with the project design
or conditions of approval:
Geology (EIR-80-6, Sec. 3.1)
Soils (EIR-80-6, Sec. 3.2)
Biology (EIR-80-6, Sec. 3.7)
Schools (EIR-80-6, Sec. 3.13)
Transportation (EIR-80-6, Sec. 3.17)
3. significant impacts
The ollowing impacts are considered significant. There are specific economic,
social a d technical considerations which make infeasible full mitigation to a level of
insignif cance [see Planning Commission Resolution EIR-80-6A (CEQA Findings)]:
Aesthetics (EIR-80-6A, Sec. 2.0)
Land Form Alteration (EIR-80-6A, Sec. 3.0).
4. overriding Considerations
The ollowing overriding considerations support the recommendation to approve the
project ased on the final EIR and other information in the record:
Any time a vacant 34 acre property is developed with several hundred housing
units, the result will be a significant impact on the natural land form and
the aesthetics related to that form. This will be partially mitigated by
the construction of an attractive residential. complex which will help to ful-
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continued
Page 5, Item
Meeting Date -~~~8~`Z~
fill the social need for housing which should be relatively moderate in
cost as compared with detached single family homes.
b. The project has been lowered in elevation from a previous proposal and
structures have been sited so as to retain a good portion of the views
presently afforded existing residents r7or,th of the site.
c. A substantial portion of the grading to be accomplished is necessary in
order to widen Otay Lakes Road. The on and off site widening of Otay Lakes
Road will benefit traffic circulation and improve safety along this heavily
traveled street.
d. Complete street improvements, including curb, gutter, sidewalk, street
lights, and drainage facilities, will provide for efficient water runoff
and safety for pedestrians, autos and bicyclists.
e. The proposed development complies with density guidelines of the El Rancho
del Rey Specific Plan.
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Ci~uia Vista, Caii;ornia
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