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HomeMy WebLinkAboutAgenda Statement 1977/12/13 Item 301, l I Y OF CHULA COUNCIL AGENDA STATEMENT Item PJo.30 For meeting of 12/13/77 ITEM TITLE Resolution #89 35 -Amending Resolution No. 8505 and establishing a policy for the future development of the E1 Rancho del Rey area SUBMITTED BY Director of Planning ___-. ~ ? ~~' ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A• BACKGROUND On February 8, 1977 Council adopted Resolution No. 8505 which declared that neither the Planning Commission nor the City Council would consider tentative maps and development plans within the E1 Rancho del Rey area until a revised General Development Plan for all of E1 Rancho del Rey has been adopted by Council. Pursuant to that resolution staff has worked with property owners and developers in preparing tentative maps for portions of the area. On November 17 Council received a report from the Director of Public Works regarding the construction of "H" Street, and directed staff to prepare a report and recommendation regarding the possibility of lifting the moratorium in the area between Telegraph Canyon Road and "J" Street. On November 29 Council continued this item to December 13 when a full Council would be present. B. ANALYSIS 1. Purpose of "Moratorium." Resolution No. 8505 was adopted in order to prohibit development pursuant to the 1970 plan of record for E1 Rancho del Rey while a new plan is being formulated. The plan of record allows higher densities in many areas which are now considered by staff to be better suited to lower densities.. n'iP' hm EXN IB ITS (conti Hued on supplemental page) *'' Agreement Resolutions Ordinance Plat X Notification List Other ENVIRONMENTAL DOCUMENT: Attached Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Adopt a resolution amending Resolution 8505 to delete from the moratorium those properties between "J" Street and Telegraph Canyon Road with the understanding that the 1970 plan of record will not serve as a guide to the type of development Council will approve in this area, and with the further understanding that appropriate conditions of approval will be established for individual developments to guarantee that Telegraph Canyon Road and other streets in the area will be constructed so as to provide adequate traffic circulation to BOARD/COMMISSION RECOMMENDATION the area. ApPR~VED b~ .~ _o _ , ~ -, COUNCIL ACTION Ci.~~~ ~j-`'`~`"` c ~' ~1'11~.1 c`~ v s u v w r /,~ /3- ........................... ed,.....r."........- .....................~ Dat AGENDA LTEM N0. 30, Meeting of 12/13/77 Supplemental page No. 2 2. Pressures for Development. Staff has worked to varying degrees with persons interested in developing various properties in and around E1 Rancho del Rey as indicated below: a. Koven property - Single family tract proposed; tentative map has been filed. b. E1 Rancho del Rey Unit 6, J Street west of Buena Vista Way - Mixture of housing types; possible Junior High School site. Development is in the preliminary planning stage. c. MCS/Watt/Otay Land Company - 450 acres at I-805 and H Street. Development is in the preliminary plan stage. d. Otay Land Company - 254 apartments at the northeast corner of Telegraph Canyon Road and Otay Lakes Road. Development plans recently filed. e. Various developers - Apartments on the north side of H Street between Buena Vista Way and Otay Lakes Road. f. Virgil Clapp - 2.6 acres on the north side of Telegraph Canyon Road, 1600 feet west of Buena Vista Way. g. V & V Development Company - 60 lots on 30 acres, east side of Otay Lakes Road north of Bonita Vista High School. 3. Area between J Street and Telegraph Canyon Road. Staff has felt that the area between J Street extended and Telegraph Canyon Road could be considered for release from the moratorium to allow plans to be reviewed by the Planning Commission and City Council. In staff's opinion these areas are not tributary to H Street so that their early development would not jeopardize the construction of that street. However, the 1970 plan of record designates substantial portions of the Telegraph Canyon Road frontage for multiple family and commercial development which is now considered by staff to be inappropriate. Therefore, a condition of the lif ting of the moratorium should be that the Planning Commission and City Council will consider development plans on their own merit and without regard to the designations shown on the plan of record. Additionally, staff is concerned that Telegraph Canyon Road be improved from the west up to the point of the development project. If development does not proceed sequentially from west to east, provision can be made at the time of review of the tentative map or development plan for requiring offsite improvements under reimbursement procedures. 4. Plan on 450 acre portion. At the November 29 City Council meeting it was suggested that Council consider lifting the moratorium for the 450 acre area at I-805 and H Street on the grounds that the developer has prepared plans for that area and that lifting the moratorium would carry with it no commitment to approve plans but only to consider them. In staff's opinion, this would undermine the intent of the moratorium. The argument that there is no commitment to approve plans but only to consider them applies equally to a~ plan and an~r property in the E1 Rancho del Rey area and cannot be used as a basis for lifting the moratorium. Considerable staff time has been spent in working with developers as they prepared plans pursuant to Resolution 8505 and this has diminished the time available for work on the overall General Development Plan for E1 Rancho del Rey. If additional staff time is to be spent preparing reports and recommendations to the Planning Commission and City Council on particular development proposals, work on the overall plan would be further affected. In addition, Council should formulate an overall land use policy for E1 Rancho del Rey before approving specific development plans. To do otherwise is to negate the planning process. Accordingly, staff cannot support the suggestion and believes that any lifting of the moratorium should be accomplished on a very limited basis. In any case, the moratorium will be lifted when Council adopts a revised General Development Plan for E1 Rancho del Rey and this should occur next spring. Thus, develop- p1ans will be delayed for only several more months. In view of the controversial history of this 450 acres it seems inappropriate to lift the moratorium at this time. All things considered, it is staff's recommendation that the moratorium be lifted only for detached single family development in the area between Telegraph Canyon Road and J Street which is clearly tributary to Telegraph Canyon Road. AGENDA ITEM N0, 30 Meeting of 12/13/77 Supplemental page No. 3 5. Other Areas. In addition to the recommended areas, staff considered but rejected the possibility of lifting the moratorium in two other areas: a. Northeast corner of Telegraph Canyon Road and Otay Lakes Road. A plan has been filed for 254 apartment units on this property. The developer has worked quite closely with staff in developing the plan but has realized from the start that the property is subject to the moratorium. Staff has not recommended lifting the moratorium for this development as it violates the west to east criteria and because Council should consider the density assigned to this property together with the density to be assigned to the property on the west side of Otay Lakes Road with respect to the impact of 400 or 500 apartment units on the intersection of Otay Lakes Road and Telegraph Canyon Road. b. Area north of J Street, east of Paseo Ranchero. As noted in paragraph B.2.b above, preliminary development plans have been filed on this area. The plans cover property south of J Street as well as property on the north side of J Street. Under staff's recommendation the moratorium would be lifted on the portion south of J Street but would remain on the north side of J Street. Staff's recommendation is based on the following rationale: Staff feels relatively confident that the properties south of J Street are primarily tributary to Telegraph Canyon Road and should therefore bear little or no cost for the construction of H Street. However, properties on the north side of J Street tend to be more tributary to H Street and should be included in assessment or reimburse- ment district for the construction of that street. Development of this area at an early date would violate the west to east concept for properties tributary to H Street. Even if the developer agrees to participate in the cost of H Street as a condition of lifting the moratorium, the street would not be complete so that residents would still have to utilize Telegraph Canyon Road for east-west travel. In order to avoid developing a substantially increased demand for east-west travel prior to the construction of H Street, staff recommends that the moratorium boundary line be located substantially along the alignment of J Street. 6. Moratorium lifted only for detached single family development. Exhibit "A" shows the north side of Telegraph Canyon Road between Bue~~ Vista Way and Rutgers Avenue as being outside the moratorium area. As indicated earlier, the plan of .record shows the north side of Telegraph Canyon Road in various forms of multiple family or commercial development and staff thinks that this designation is inappropriate. Accordingly, there is a rationale for not lifting the moratorium in this area. However, in an effort to be as liberal as possible in the area between J Street and Telegraph Canyon Road, the area is shown as outside the moratorium area. The languag= in the resolution lifting the moratorium for detached single family homes thus would allow this type of development while precluding the inappropriate multiple family development. To some extent the property at the northeast corner of Telegraph Canyon Road is a special case as the Planning Department staff thinks a low density apartment development is appropriate in this location. However, the rationale for excluding this area for immediate development with apartments is set forth in paragraph 5.a above.