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HomeMy WebLinkAboutAgenda Statement 1979/01/09 Item 05CITY OF CHIiLA VISTA COUNCIL AGENDA STATEMENT Item No. 5 For meeting of 1/9/79 Public hearing - Consideration of precise plan for Canyon Plaza Shopping Center Phase II, 551-599 Telegraph Canyon Road - Ruben Poplawski ITEM TITLE Resolution ~ ~ ~ Approving the precise plan for Canyon Plaza Shopping Center Phase TI, 5 1-599 Telegraph Canyon Road SUBMITTED BY Director of Planning <G%~ ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1. The applicant has submitted a precise plan for the development of a shopping center addition on a 6.33 acre parcel located at the northwest corner of Telegraph Canyon Road and Crest Drive in the C-C-P zone. The proposed development represents the second and final phase of the shopping complex under construction on the north side of Telegraph Canyon Road Road between Halecrest and Crest Drives. 2. In 1974 an Environmental Impact Report (EIR-74-3) was prepared to evaluate the commercial development on the north side of Telegraph Canyon Road between Crest and Hale- crest Drives. When more specific plans became available in July 1977, a supplement to the original EIR was prepared. B. DISCUSSION 1. Previous development plan. The applicant prepared a schematic plan for Phase II at the time development plans were being considered for Phase I, with Phase I consisting of the westerly two-thirds of the shopping center and Phase II the easterly one-third. The schematic plan for Phase II was developed primarily to insure a coordinated circulation plan and included a 42,340 sq. ft. home improvement center, a 5,000 sq.ft. savings and loan building and approximately 247 parking spaces. 2. Proposed plan. The applicant now proposes to construct a 32,800 sq.ft. commercial retail structure instead of the home improvement center, and the savings and loan structure has been reduced KGL:hm EXHIBITS (continued on supplemental page) Agreement Resolution X Ordinance Plat 2 Notification List Res~CM-79-17 Other Precise Plan ENVIRONMENTAL DOCUMENT: Attached X Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission recommendation. BOARDLCOMMISSION RECOMMENDATION 0n December 13, 1978 the Planning Commission voted 6-0 (with one member absent) to recommend that the City Council approve the precise plan for Phase II development of Canyon Plaza Shopping Center in accordance with Resolution PCM-79-17. COUNCIL ACTION ~. ,. ~ '~ ~ .,..~. ... .. _. . _.//Q~~~... ~ 0 F 9 ? ~~ ~ r ., ... ., . ,: . ______ _ , _.~ _._ .... _ .. ---- ___.__ r AGENDA ITEM N0. 5 Meeting of 1/9/79 Suppelmental page No. 2 from 5,000 sq. ft. of floor area to 4,000 sq. ft. The number of parking spaces has been reduced from 247 spaces to 197 spaces; however, the number of spaces still exceeds code requirements for the proposed square footage of the buildings. 3. Architecture. The architectural theme of this phase of the center will be identical to the Phase I development which is of contemporary design, using a tiled mansard roof and textured block exteriors, complimented with wood trim and trellises. The building fronts will be slightly offset and the building will vary in height. No specific plans have been sub- mitted for the savings and loan structure, however, it will be made compatible through the use of the same or similar materials and exterior colors. 4. Signing. As in the case of the architecture, the proposed signing program for this phase is the same as Phase I. Although no specific proposal has been submitted, the elevations which have been submitted do show that the signs are the same. The applicant is also proposing a 23 foot high freestanding sign identical to the smaller of the two freestand- ing signs proposed for Phase I. This was contemplated at the time of approval of Phase I. 5. Environmental review. a. The major issues discussed in EIR-74-3 were traffic, noise, scenic route, lighting and drainage. The proposed plan represents a less intense development. Such impacts as traffic and noise will be less adverse than that depicted in the EIR. Traffic will be reduced from a projected 4,313 trips per day to about 2,800 which will result in higher levels of service and lower levels of traffic noise. Insofar as other impacts are concerned, there will be little, if any, change. b. There have been no changes in circumstances which could result in any addi- tional impacts which have not been evaluated in EIR-74-3 and the supplemental EIR. (A summary of the EIR is attached to this report and the full text is available in the Planning Department.) ~4y~~ ~ I ~ I~ ~ ~ ( ~I '~ ~~ ii I ~ ~ 1 I I I ~ N ~ WAY ' I y I ~' ~ ) ~ ,ma k'2 c ~w~RESr ~~ ,, ~ I I DRIVE wQ` ~~' ~ LOCATOR ~ ~ L , PCP+A-79-I? q~ ~~ -,y ~ ~ ~ PRECISE PLAN FOR 6.33 AC. -CANYON PLAZA PHASEIL 551-599 TELEGRAPH CYN. ~ , i i RD. ~ KYHI ~ ~ '~ ~ !v ~ Q~ O ~ ~ ~- ~ O J ~ ~ ~~ \R~~ v ~ P T~F 3 c qNY ~ ~ O P ~ /~~F< '/ ~ / % ~ ~'q Y ti~ S ' SF O ' ~ ~ ~ ~ F SF S~• ~ STR~ ~ ~ ~~ ~Fl, f ~ TiFFCT / ~ o r Q- STA. ~ C-C-D ~ Q °o~ ~ ~ A , , ~ ~ J q S / a ~ , PHASE I / ~ ~ p ~ ~ S T F v (UNLL'"R CONST. j j ~l~/ VACANT P II R-3-G-P ,' YACANT (UNDER CONST. I TF~ FG ~, . R ' - q py M NZ NIT i ( ~ STRE`T ~ ~~~ I STREET u vIC! 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"'" .~`q~!"~J`~4 x~wR_~ir,~.-34.3.. -. ,.~..~. _ .~. RESOLUTION N0. PCt~1-79-17 RESOLU~TIO~Nc'+}yO~F}yT~}H~E~CITjY{~pl~A"t$I.1'~G COMMISSION RECOMMENDING TO THE -.._.+..-y.ea~s.-~.-- - --..~+ra~~~ 1.01. 1 L f Cl C. H~y.,! Y f;l L .. ,'.~'l. i i ~ ++ai~-nwcm+~.~r.. _ DEVELOPMENT OF CANYON PLAZA SHOPPItJG CET~T~~ AT 551-599 TELEGRAPH CANYON ROAD IN THE C-C-P ZONE WHEREAS, Resolution No. 8828, adopted by the City Council on October 4, 1977, approved the precise plan for Phase I of Canyon Plaza Shopping Center, and WHEREAS, on November 16, 1978; Ruben Popiawski, acting for Canyon Plaza Group,Ltd., submitted a precise plan for the development of Phase II of Canyon Plaza Shopping Center at 551-599 Telegraph Canyon Road, and WHEREAS, the City Planning Commission, at a duly advertised public hearing held at 7:00 p.m., December 13, 1977, in the Council Chamber, City Hall, 276 Fourth Avenge, considered the precise plan as submitted, and WHEREAS, the Planning Commission certified that EIR-74-3 Supplement covering the project has been prepared in accordance with CEQA and the Environmental Review Policy of the City of Chula Vista and that the Commission reviewed and considered the information contained in the EIR prior to consideration of the project. NOW, THEREFORE, BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds as follows: a. That such plan 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 plan is a continuation of the approved development using the same circulation principles, materials and design, and therefore will not be detrimental or injurious to property or persons in the immediate vicinity. b. That such plan satisfies the principles of the application of the P Modifying District as set forth in Section 19.46.041. The two phases of development have been coordinated with respect to archi- tecture, signing and circulation. c. That any exceptions granted which deviate from the underlying zoning require- ments shall be warranted only when necessary to meet the purpose and application of the P Precise Plan Modifying District. No exceptions are proposed. d. That approval of this plan will conform to the General Plan and the adopted policies of the City. The proposed use is in conformance with the General Plan which designates this area for retail commercial use. ~~ ~~~ . .4 ... ~t - `iTil'Ili't`1~"~*CfT'CIS~z"'t'~1~"'""""".~ City Council the approval of the precise plan for Phase II development of Canyon Plaza Shopping Center at 551-599 Telegraph Canyon Road, subject to the following conditions: 1. The signing for Phase II shall be subject to the sign criteria established for Phase I. 2. The architecture of the savings and loan building and other freestanding buildings within the entire shopping complex shall be compatible with the architecture of the main buildings through the use of the same or similar material and exterior colors. The architecture of these buildings shall be subject to the approval of the Zoning Administrator. 3. The site plan shall be revised at the east end to reflect additional landscaping adjacent to the savings and loan building and the most easterly building, subject to the approval of the Director of Planning. 4. Prior to issuance of any building permits the developer must enter into an agreement acceptable to the City for reimbursement to the City for funds expended for acquisition of Crest Drive right-of-way. PASSED AND APPROVED BY THE CITY PLANNING COP1MISSION OF CHULA VISTA, CALIFORNIA this 13th day of December, 1978, by the following vote, to-wit: AYES: Commissioners Pressutti, O'Neill, Stevenson, Williams, R. Johnson and Smith NOES: None ABSENT: Commissioner G. Johnson Chairman ATTEST: ecretary ~yy~ f November 3, 1978 T0: Members of the Environmental Review Committee _~ v FROM: Douglas D. Reid, Environmental Review Coordinato SUBJECT: Revised Development Plan Canyon Plaza - Phase II BACKGROUND In 1974 an EIR was prepared to evaluate the commercial development on the north side of Telegraph Canyon Rd. between Crest & Halecrest Drive's. When more specific plans became available in July of 1977 a supplement to the original EIR was prepared. Phase I, of the project is currently under construction Phase II of the project was to have been a 42,340 sq. ft. home improvement center, a 5000 sq, ft. savings and loan and about 254 parking spaces. The project proponent is now proposing to modify the preci~~e plan to provide for 32,800 sq. ft, of retail floor space, a 4000 sq. ft. savings & loan and about 197 parking spaces. The major issues discussed in the EIR were traffic, noise, scenic route, lighting and drainage. The revised precise plan proposes a less intense development. Such impacts as traffic and noise will be less adverse than that depicted in the EIR. Traffic will be reduced from a projected 4313 to about 2800 which will result in higher levels of service and lower levels of traffic noise. Insofar as other impacts are concerned, there will be little, if any, change. There have been no changes in circumstances which could result in any additional impacts which have not been evaluated in EIR-74-3 and the supplemental EIR. RECOMMENDATION Recommend that the Planning Commission and City Council certify EIR-74-3 and the supplement prior to its consideration of the revised precise plan. ~~ 1.3 Project Description This project involves the development of the property on the north side of Telegraph Canyon Rd. between Crest & Halecrest Dr.'s (See Fig. 1) with a community scale shopping center. The center is proposed to be constructed in two phases. Phase One of the project would involve a market (Non's) of about 30,000 sq. ft., a drug store (Thrifty) of 16,520 sq. ft. a bank of 6500 sq. ft., a restaurant of 6300 sq. ft. and about 28,000 sq. ft. of miscellaneous shops. Various improvements to Telegraph Canyon Rd. and Crest Dr. are also proposed. A detailed description of the proposed facilities and other related projects is contained in Section 1.5 and 2.1 of this EIR. A trapizoidal drainage channel would be constructed adjacent to Telegraph Canyon Rd. to carry the projects .flood waters across the property. The parking facilities would include 490 spaces and landscaping. The private circulation system will include a link to Crest Dr. with the first phase of the project. Phase Two of the project will involve a 42,340 sq. ft. home improvement center, a 5000 sq. ft. savings & loan and 254 parking spaces would be provided. Figure 2 illustrates the proposed location of buildings, parking and circulation. Figure 3 delineates the proposed architecture. More detailed plans are on file in the Planning Dept. and available for public review. 1.4 Summary of previous environmental analysis Much of the project site was graded a number of years ago, with the remaining area graded in 1974. Prior to this latter grading the site was surveyed for soils and geologic hazards, and biological and archaeological resources. No significant resources or hazards were found. The areas of substantial and adverse impact which are not given additional analysis in this document are as follows: There will be an increase in carbon monoxide concentrations in and near the shopping center. This will result from automotive vehicles operating in the shopping center and associated and non-associated increases in vehicle trips on surface streets and I-805. There will be a long range cumulative impact due to increases in runoff in the Telegraph Canyon drainage basin. This increase in runoff will limit the alternatives available to the City and County in providing flood protection for the properties in this drainage basin generally west of Hilltop Dr. to San Diego Bay. i~ 2 ;REST_j a .PARK` ' • r, ~i ~ ` ~~~'f` HALECREST ., C ,, ~, "r, E EAST I I t :-t ~ N O I w~~o~c REST w ~A ABC ~i W ~SKYHr~~ O ~ ~ C ~~ ti~ , . < ~ `S'T Q. I _1 _ _~ _l ~w ~~ __ ~Z •a~> i - D ~ ~ i \• ,' ~ \ ' ..~ `"-~~~~ STREET WAY I I ~ I RI '~ i ~ ' LC~CATj~3t~1 STR E ~ ~ _ JaMUL COU TF< FcR ~ phi ~ ' ,' d f Ig.1 p O v fi a w H z w m _J ~_._ -----~ , ~~ -:~ j ~ ` `t ! o ' I I ~ ~------- ~ ~ ' , ~ ~~ I ~ ~ ------ ~ ~ ~ ~ ; ; o v ~ ~ ;'.a 1 ~~ ; , ~o ~ ; I "° ' a s a L --, ----_Ji ~ ' '~ ~ ~~ ~ i~ » i .~ ~ ~ I ~ ~ ~ ~~ 'J o I ~ i=_ ~ _ g „y , ('- ~ t= c ~ ~ ~'`--_, ,,1`~-ter. -_ ~ ~ ~_ pp~'yy ~,1~a _{~, ~, .C - s :~ ~% - a ( ~ :r. C -- _ ~. . a: ' ,~ t- IY Q C? J O ~ ~ ~~ (/ - i ~Jo '~ Y' }~~' 44 d \'L - / 1 ~ ~ / ~ -~ ~ CJ ~-~ \ i o ~ , ' ~ ~ ti~ p ~ ~;~ ... Gq`l r 4.~ . J ~ _ ,~„ ~,. ,J _ t F~ ~ ! _, ~~ 2 ~ ~ Y~~ s ~'~ ~"~,'~~~ ?rS' ~ W •~ ~ Y ~ ~r .~ -I ~ ~ / 1 yyA•• l .~1- ~ ~'r O • ~ ~1 ~. .r. -, '~r ; ao ` _- ; 1s~~~3 ~ I _ ~ ~bH ~ - __ j ,I I i , fig. 2 ~q ~ 4 .._ - _~~ k~ ~. ~~.. 1 fig .~3 V d yq ~ ifA _ .t ~. .~ -- C ~. i~~~; „} I ~ =y ~ `\ s ~: C i~-:~_ . ~~~ __.~'.' ~ r~-- .. ~`~~'.` ~ ~1, ~ lllft[: ~ ~ ,1,:. ,~ Ei:r ,~ ~,;{t-}r~t Et~ ~Tj ~.C~„~ Fr `r1 k~•.i~ _ ~^1~ ~~tyi ~~ \4 i ~_ Vr ..,.. ~~`` ` - is ~ ~... r~' . 41.~!" ~1 \i~ C ~~~' ~~'.i "J J, ~ ~~~ ~ ~,~~, •?~ ~ ~u~ 1 ~. ., _. . -~ ~, ~, , .r 5 ~~, ~~ 1 .~~ n U n . 1/ The precise plan guidelines for the development of this property includes a provision that not more than two driveways onto Telegraph Canyon Rd. should be provided. This project proposes that three driveways be constructed. Therefore the traffic analysis update should be carefully considered when reviewing this document. ` 1.5 Summary of Environmental Impact Update Traffic Analysis The impact of Canyon Plaza traffic is projected to be most severe between the hours of 5-6 p.m. During this time traffic on Telegraph Canyon Rd. and traffic associated with the shopping center will be at or close to their highest hourly volumes. The greatest constraint on the ability of the circulation system in this area to carry the projected traffic volumes at an acceptable level of services will the intersections of Halecrest Dr. and Crest Dr. with Telegraph Canyon Rd. An intersection capacity utilization study was therefore undertaken. It was the finding of this study that subject to the implementation of other right of way improvements and specific mitigation which is incorporated into this project, there will be no substantial reduction in the service level of the circulation system. On a cumulative long range basis growth will result in this intersection reaching its capacity. With all of these improvements however, there will be a substantial change in the character of this area. The other projects:ahich will improve the circulation system but which are not part of this project are as follocas: *Plans to widen Telegraph Canyon Rd. by the City of Chula Vista in 1977 will allow four lanes of moving traffic plus left turn queueing in the protected median areas. A traffic signal will be installed at Crest Dr. as part of this project. *Traffic signalization at the intersection of Halecrest Dr. and Telegraph Canyon Rd. is part of CALTRANS program to improve traffic conditions at the I-805 interchange. This is scheduled for constructiori,in 1978. Development of Canyon Plaza is expected to include further improvement of the north side of Telegraph Canyon Rd. Eight feet of additional right of way will be dedicated along the entire Telegraph Canyon Rd. frontage. Improvements to be constructed will include a third westbound traffic lane, a 5.5 foot wide bike lane, curb, gutter, sidewalk, a landscaped parkway and 7 feet of raised and landscaped central median. '9 6 Development of Canyon Plaza will also provide for the further improvement of the west side of Crest Dr: to include addition of curh, gutter and sidewalk, and reconstruction of a portion of the Telegraph Canyon Rd. intersection with Crest Dr. . In addition to the aforementioned improvements, a number of other measures can be implemented to mitigate traffic impacts to the existing circulation system. Restricting curbside parking and re-striping Crest Dr. to provide two southbound traffic lanes will relieve congestion at the Telegraph Caryoun Rd. intersection. Likewise, striping Halecrest Dr. between the Halecrest entrance and Hale St. to the north to provide for left turn queueing would tend to relieve congestion at this entrance during peak traffic conditions. An onsite traffic signing and striping program will do much to prevent blocking entrances. Also, congestion on Telegraph Canyon Rd. will be minimized by preventing left turn movement out of the site onto Telegraph Canyon Rd. with the exception of the central drive which will have a brea}; in the street median. The construction of a temporary driveway access to Crest Dr. with the first phase of this project will allow east- bound traffic from the first phase to utilize the signalized Crest Dr. intersection. This will relieve the congestion on Halecrest until the CALTRANS signal is installed in 1978. Noise During development of the project construction equipment will generate a substantial amount of noise. This type of equipment generally operates in the 60-90dBA range. This noise will be intermittent, generally limited to weekdays during daylight hours and will last about 6 months for phase one and a similar period for phase 2. After completion of the project, stationary noise sources will include roof mounted air conditioning units and a cold storage unit located at the rear of the grocery store. The precise characteristics of these units is not known at this time. They will have to conform to the acoustical performance standards in the municipal code. This will insure that no substantial and adverse impact on the adjacent residential use will result. Traffic noise for increasing traffic volumes on Telegraph Canyon Rd. will be the greatest generator of noise in this area. The following compares the existing traffic noise level with that projected for the 1990 time frame: '~~ 7 Ldn Distance from Telegraph 1977 65 55' , 55 295' 1990 70 75' 65 170' 55 720' In addition to these measurable noise levels there will be an increase in the nuisance noise associated with this type of facility. This type of noise is generally caused by the incompetant use of various notor vehicles on the site and the unalzthorized use of the site by large assemblages of people. Scenic Route Telegraph Canyon Rd. is designated as a scenic route in the Chula Vista General Plan. The project is therefore to be reviewed insofar as any potential aesthetic impact on the maintenance and/or enhancement of the scenic quality of these areas of Telegraph Canyon. This area has been previously graded and is generally void of any substantial vegetation with the exception of several California Pepper trees near the Telegraph Canyon Rd. pavement. The project proposes to provide several landscaped areas within the Telegraph Canyon Rd. right of way and adjacent to the proposed lined drainage channel. Also there will be a decorative masonry and wrought iron wall on each side of the channel which will not only screen the channel from public view from this scenic route but also screen the parking lot. The structures are generally set back a considerable distance with parking and landscaped areas in front of the buildings. Lighting Impact The lighting described in Section 2.4 of the supplemental EIR with the proposed shielding and downward direction will not cause a glare on the adjacent residential uses which are generally located above the proposed center. 8