HomeMy WebLinkAboutAgenda Statement 1982/02/09 Item 5a, b, c (3)ITEM TI1
COU~dCIL AGENDA STATEMENT ~--- ,
Item a
Public hearin -Consideration of East Colle Meeting Date 2/2/82
9 ge Sectional Planning Area plan for
'LE: 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 considerations for approval of project.
a. Resolution /~'7~~ Approving East College Sectional Planning Area plan
_ b. .Resolution ~~ ~~~- Approving tentative subdivisions map for Telegraph_ Point,.
Chula Vista Tract 82-2
c. Resolution /C71~ Adopting CEQA findings on EIR-80-6A and Statement of Over-
riding Considerations for Telegraph Point
UBMITTED BY: Director of Planning (4/5ths Vote: Yes No X )
BACK
1. The applicant has submitted a tentative subdivision map known as Telegraph Point,
Chula fists 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) i the P-C zone for the development of 256 condominium units.
S
A.
2. The proposed development encompasses the entire East College Sectional Planning
Area o the E1 Rancho del Rey Specific Plan; therefore, the tentative map also qualifies as
the req fired Sectional Planning Area plan.
3. In April, 1980, by a vote of 5-2 the Planning Commission approved a very contro-
versial plan (petitions bearing over 600 signatures opposed the plan), filed by another
develop r to construct 256 units at this same location. This plan was later withdrawn
prior t City Council consideration and the site was subsequently purchased by Pacific
Scenes. The new plan was prepared to address specific areas of concern relating to views
and bui ding proximity with the adjacent single family residential area, covered parking,
and arc itectural design.
4. The supplemental Environmental Impact Report, EIR-80-6A, on this project has been
previou ly forwarded to the City Council.
B. RECpMMENDATION:
1. Certify that EIR-80-6 A has been prepared in accordance with CEQA and the environ-
mental eview procedures of the City of Chula Vista and that Council has considered the
informs ion contained therein in its review of this project.
2.
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Form A-1
GROUND
Approve the Planning Commission and Design Review Committee's recommendation for
I of the East College Sectional Planning Area-plan, PCM-82-8. However, the Design
;ommittee deleted a recommended condition of approval requiring a contrasting paving
for the private drive areas. I recommend inclusion of such a condition to help
distinction between public and private areas and to provide some additional texture
>treetscape. Accordingly, I recommend that the following condition be added as a
~n of approval:
Contrasting paving material shall be installed to delineate public drives from
private drives; the design and pattern shall be subject to approval of the Zoning
Administrator.
Approve the Planning Commission's recommendation for approval of the tentative
Te egraph Point, Chula Vista Tract 82-2, in accordance with resolution PCS-82-2.
13 (Rev. 11/79) continued
Page 2, Item 6a, b~, c
Meeting Date 2/2/82
4 Adopt the CEQA findings and Statr-.ment of Overriding Considerations contained in
Plann ng Commission Resolution EIR-80-6A (CEQA Findings) attached.
C. PL NNING COMMISSION RECOMMENDATION:
On January 13, 1982 the Planning Commission unanimously recommended that Council:
1) app ove the East College Sectional Planning Area plan in accordance with Resolution
PCM-82 8; 2) approve the tentative subdivision map for Telegraph Point, Chula Vista
Tract 2-2 in accordance with Resolution PCS-82-2; and, 3) adopt the CEQA findings and
Statem nt of Overriding Considerations in accordance with Resolution EIR-80-6A (CEQA
Findin s).
D. D15CUSSION
1.~ Existing site characteristics.
Th subject property is a vacant 34.3 acre parcel with an average natural slope of
approx'mately 20% and an elevation difference from the lowest point to the highest elevation
of 143 feet (417' to 560'), Other topographic features of the property are two minor
draws hich drain to the south and an abandoned section of Otay Lakes Road which cuts
diagon lly across the southwest corner of the site. The property is bounded by Otay Lakes
Road o the west and south and by single family dwellings on the north and east (R-1 zone).
A port'on of a neighborhood commercial zone abuts the northwest corner of the property.
2.~ E1 Rancho del Rey Specific Plan.
Th El Rancho del Rey Specific Plan designates 25.6 acres of property as medium
densit residential, 6 to 10 dwelling units per acre, and the remaining area as open
space. Based on this density range, 153 to 256 dwelling units may be constructed on the
site. The applicant is proposing to construct 256 condominium units.
3.~ Proposed development.
The proposed project will consist of 256 condominium units located within 32 two-story,
eight-unit structures, served by a public street system with two points of access from the
adjoi ing streets (Otay Lakes Road). More specific information is as follows:
a. Structures.
Each of the 32 buildings will be a two-story (28 feet high) 8 unit structure with
4 two car 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 e terior stairway. The buildings are set at an angle to the street rather than the
tradi Tonal parallel setback, allowing the setbacks to vary with an average of 25 feet.
Setba ks along Otay Lakes Road range from 25 feet to 260 feet.
b. Architecture.
The structures will be of contemporary design with stucco exteriors, wood trim
and a phalt shingle roofs. There will be two basic color schemes; 9: grayish stucco with
light to dark gray wood trim and reddish brown asphalt roof shingles; and 2) light beige
with fight to dark brown wood trim and the same reddish brown asphalt shingles. The roof
desig is a pitched gable.
/~-~'~Q,7~i;~ continued
Page 3, Item 6a, b, ~
Meeting Date 2/2/82
c. Lots and units.
The 14 lots will be developed with a total of 256 units for an average density
of 9.3 units per acre. Each eightplex will contain 2 one bedroom units, 5 two bedroom
units, and one 3 bedroom unit. Units range from 849 sq. ft. to 1295 sq. ft. Patio,
balcon and required storage areas exceed the minimum requirements of the Design Manual
and th zoning ordinance.
d. Streets.
The project will be served by a public street system. There will be six new
street ,plus additional dedication for the widening of both the east-west and north-
south egments of Otay Lakes Road (6.8 acres to be dedicated). -
The streets will have a 5.5 foot sidewalk on one side only. The streets are
"singl loaded" (units on one side only) and the public sidewalk is on the side opposite
the units. It should be noted that an interconnecting walk system will meander along
the si gle loaded unit side as well. The 56 foot segment of "B" Street is from Otay Lakes
Road t the intersection with "D" Street.
e. Grading.
The proposed grading plan will affect approximately 90% of the site and cause
295,00 cubic 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 oad. The grading concept will create three horizontal levels for the buildings.
The hi hest 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.
The garages will provide 12 covered spaces in each eight-unit structure, a ratio
of 1.5 spaces per unit. In addition, there will be approximately 210 curb parking spaces,
which ogether with the 384 garage spaces brings the total parking to 594 spaces (a ratio
of 2.3 spaces per unit). The recreation area will have an additional 11 parking spaces.
The majority of the structures (28) are so located that some of the back-up area
from t e garage encroaches into the street right-of-way. Based on a 19 foot long car
(stand rd) with the drive located 12 feet from the rear of the car, there will be instances
when t e rear of the car will be at the curb line when the driver will first be able to
see an oncoming traffic. As a safety measure, the garage door should be a minimum of
17 fee from the curb line (15 feet from the property line).
g. Miscellaneous.
The plans reflect the general location of several children's play areas which will
need r finement in conjunction with the final approval of the overall landscaping plan.
~~}~
continued
Page 4, Item. 6a; b, c
Meeting Date 2/2/82
E. ENVIRONMENTAL FINDINGS
1~. Background
It is the policy of the State of California that every public agency, including the
City of Chula Vista, should not approve a project if it would result in a significant
envi nmental impact and it is feasible to substantially lessen that effect. Only when
there are specific economic, social, or technical reasons which make it infeasible to
mitig to an impact, can a project with significant impact be approved.
~erefore, when an EIR has been completed which identifies one or more significant
envi nmental 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
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.
Mitigable Impacts.
or
ignificant impact in the following areas has been avoided with the project design
editions of approval:
a. Geology (EIR-80-6, Sec. 3.1)
b. Soils (EIR-80-6, Sec. 3.2)
c. Biology (EIR-80-6, Sec. 3.7)
d. Schools (EIR-80-6, Sec. 3.13)
e. Transportation (EIR-80-6, Sec. 3.17)
Significant impacts
T e following impacts are considered significant. There are specific economic,
socia and technical considerations which make infeasible full mitigation to a level of
insig ificance [see Planning Commission Resolution EIR-80-6A (CEQA Findings)]:
a. Aesthetics (EIR-80-6A, Sec. 2.0)
b. Land Form Alteration (EIR-80-6A, Sec. 3.0).
4~. Overriding Considerations
T e following overriding considerations support the recommendation to approve the
proje t based on the final EIR and other information in the record:
a. 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-
-/D /'~'~
continued
Page 5, Item ~a ,,
~ by
Meeting Date 2/2/82
fill the social need for housing which should be relatively moderate in
cost as compared with detached single family homes.
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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 ito~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 E1 Rancho
del Rey Specific Plan.
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RESOLUTION N0. EIR-80-6 A (Supplemental)
RESOLUTION OF THE CITY PLANNING COMMISSION
CERTIFYING AN ENVIRONMENTAL IMPACT REPORT.
WHEREAS, on August 24, 1981 Pacific Scene, Inc. submitted revised
de elopment plans for the East College Sectional Planning Area of E1 Rancho
del Rey Specific Plan, any
WHEREAS, on September 10, 1981 the Environmental Review Committee reviewed
t e revised development plan, which consists of 252 dwelling units located at
t e northeast corner of Telegraph Canyon Road and Otay Lakes Road, and
WHEREAS, the Environmental Review Committee found that the revised
d velopment plan could result in significant environmental impacts not identified
i EIR-80-6 certified on previous development plans and would therefore require
a supplemental Environmental Impact Report to address the issues of land form
a
Iteration and aesthetics, and
WHEREAS, after giving required notice, the Environmental Review Coordinator
eld a public meeting to provide an opportunity for public input on the draft
upplemental Environmental Impact Report, and
WHEREAS, the Environmental Review Section of the Planning Department
prepared the draft Supplemental Environmental Impact Report which was issued by
;he Environmental Review Committee on October 29, 1981, and
WHEREAS, legal notice of the availability of the draft Supplemental
nvironmental Impact Report was given by publication in a newspaper of general
irculation on November 1, 1981, and a notice of completion was filed with the
ecretary for Resources of the State of California, and
WHEREAS, the City Planning Commission of the City of Chula Vista held a
public hearing on the adequacy of the draft Supplemental Environmental Impact
Report on December 2, 1.981.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
From the facts presented to the Planning Commission, the Commission finds
that EIR-80-6 A (Supplemental) on the proposed development plans for the
East College Sectional Planning Area of the E1 Rancho del Rey Specific Plan
has been prepared in compliance with the California Environmental Quality Act
of 1970, as amended, and the Environmental Review Procedures of the City of Chula
Vista and hereby certifies that the Commission has reviewed and considered the
information in the ,Environmental impact Report.
-io T~~
PA SED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
th's 2nd day of December, 1981, by the following vote, to-wit:
AY S: Commissioners Stevenson, Green, Williams, R. Johnson and G. Johnson
N Y: Commissioner O'Neill
A SENT: Corrmissioner Pressutti
%,
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Chairman Pro Tem
ATTEST:
~7
retary
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RESOLUTION N0. EIR-80-6 A (CEQA Findings)
RESOLUTION OF THE CITY PLANNING COMMISSION ADOPTING CEQA
FINDINGS PURSUANT TO CALIFORNIA PUBLIC RESOURCES CODE
SECTION 21081
on [
WHEREAS, EIR-80-6 A was certified by the.. Chula Vista City Planning Commission
tuber 2, 1981, and
WHEREAS, it is the policy of the State of California and the City of Chula
Vist that no project shall be approved which would result in one or more significant
envi onmental impacts unless it is infeasible to avoid those impacts due to specific
tech ical, economic, social or other considerations, and
WHEREAS, it was the conclusion in final EIR-80-6 A (supplemental.to EIR-80-6)
tha the revised development proposal of the East College Sectional Planning Area
would result in one or more significant environmental effects.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission, having reviewed
and considered the information contained in EIR-80-6 and EIR-80-6 A, finds that
the
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implementation of specific mitigation measures recommended in the final EIR will
d significant adverse environmental effects in the following areas:
a. Geology (EIR-80-6, Sec. 3.1)
b. Soils (EIR-80-6, Sec. 3.2)
c. Biology (EIR-80-6, Sec. 3.7)
d. Schools (EIR-80-6, Sec. 3.13)
e. Transportation (EIR-80-6, Sec. 3.17)
BE IT FURTHER RESOLVED that in accordance with California Public Resources
e Section 21081, the Environmental Review Section of the Planning Department
pr~pared Candidate CEQA Findings for consideration by the City Planning Commission,
ar
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WHEREAS, the Planning Cor~nission has considered the proposed project,
editions of approval, and the "Candidate CEDA Findings,"
NOW, THEREFORE, the Planning Commission of the City of Chula Vista, California
reby adopts the following CEQA Findings relating to the proposed East College
Ictional Planning Area development plan (Telegraph Point)
1. Aesthetics (EIR 80-6 A, Sec. 2.0)
The project will result in a substantial aesthetic change from rolling
hills and open space to building structures, paved surfaces and land-
scaping. Aesthetic impacts are related to the overall grading, the extent
to which the general topography is changed and the ultimate appearance
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of the site. The impacts will be perceived in different ways from
different individual's mental and physical perspectives.
Views from private residences located north of the property site will be
reduced although the blockage from the buildings in the project is not
considered substantial. Skyline views from private residences north of
the project will not be blocked, however, hills visible to the south may
be obstructed. According to the California Environmental Quality Act,
view obstructions are considered significant only when the view is from
a public place; such as a park or a publically owned view point. View
blockage involving a privately owned residence is considered to be a land
use issue and not an environmental consideration.
Otay Lakes Road borders the site on both the west and south sides of the
property. The City of Chula Vista's General Plan recognizes Otay Lakes
Road as a scenic roadway. Scenic Road status is intended to protect a
road from uses offering poor visual quality and to provide an aesthetically
pleasing vista to vehicular travel. Implementation of the project would
remove open space and alter the view of the property as seen by passers-by.
Grading and cut and fill operations will change the appearance of the land
form characteristics. The natural features of the site will be lost.
Findin
The aesthetic impact of the project will be significant although partially
mitigable. Variable slope percentages that would result through the use of
crib walls and the clustering of native plant materials are methods of
reducing the impacts that would result through general grading of the site.
However, such walls introduce a foreign element into the design and further
increase costs.
The "reduced scope" alternative, involving a reduction in the number of
units, is not a feasible alternative to reduce grading in view of the
improvement costs (approximately $16,550 per unit) and other costs which
would remain static regardless of any unit number reduction.
The use of a split-level design could add $5,000 to $6,000 per unit con-
struction costs (as experienced on the development directly west across
Otay Lakes Road) while not eliminating a significant amount of grading.
2. Land Form Alteration (EIR-80-6 A, Sec. 3.0)
The project plan proposes to grade a large portion of the site which will
involve cutting and filling 295,000 cubic yards of earth material. The
present proposal calls for the largest fill slope (along the south facing
12 /v71~~ -~.-
slopes) to be 60 feet high and filled at a ratio of 2 to 1. Land form
alteration proposed involves a substantial aesthetic change in the
physical appearance of the property site. The grading plan has made very
little attempt at blending or retaining the natural slopes of the property
site. The most significant amount of grading will take place on the south
facing slopes on the east and west ends of the project site. The magnitude
of the land form alteration is considered substantial due to the rigid
angular appearance of the slope banks.
Findin
Mitigation measures discussed in EIR-80-6 A to reduce the significance of
land form alteration to a level of insignificance are not effective. As
mentioned previously, further precision grading to create split-level
unit
building pads would result in increased costs which will drive up
costs. Physically, the reduction of manufactured slope heights by the
use of split-level building pads is feasible, but it is economically
infeasible in view of the static major street improvement costs, other
static costs, and split-level design costs.
The reduction in grading and resulting reduction in land form alteration
would not be readily apparent over the entire site and the increased cost
of the units fora split-level design would be out of proportion to the
visual benefit gained.
BE IT FURTf~ER RESOLVED that`. the Planning Commission, having reviewed the
formation in EIR-80-6 and EIR-80-6 A, the proposed project, and the conditions of
~proval adopts the following statement of overriding considerations:
a. 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 fulfill 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 north 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.
i
d. Complete steeet 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 E1
Rancho del Rey Specific Plan.
PASS D AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
to-wit:
this 13th day of January, 1982, by the following vote,
AYES: Commissioners O'Neill, G. Johnson, Stevenson, Pressutti, Green, R. Johnson
and Williams
NOE None
ABS NT: None
y C airman
ATTEST:
cretary
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