HomeMy WebLinkAboutAgenda Statement 1976/08/31 Item 03a,bCITY OF CHULA VISTA ITEM N0. 3ab
COUNCIL AGENDA STATEMENT 8/31
FOR MEETING OF:
ITEM TITLE: public hearing - Consideration of precise plan for E1 Rancho del Rey Unit #4
Resolution#8303- Approving precise plan for E1 Rancho del Rey Unit #4
SUBMITTED BY Director of Planning
I( >I
ITEM EXPLANATION:
A. BACKGROUND
1. The 23~ acre site was zoned P-C Planned Community in 1970 and was included in
P.U.D. Area "A" which encompassed approximately 300 acres west of Southwestern College.
Under that P.U.D. the approwe,d construction for this 23 acre area consisted of 60
cluster housing units and 280 apartments.
2. The developer has submitted a Precise Plan and Development Standards for the same
area, proposing to subdivide the property into 83 single family detached home sites.
3. Environmental Impact Report EIR-76-3 was certified by the Planning Commission
on July 26, 1976 and forwarded to Council earlier this month.
B. DISCUSSION
1. Site Characteristics.
The average natural slope of the site is approximately 18%. However, a portion of
the westerly and southerly area was previously graded and planted in conjunction with the
development of the Larwin subdivision tract. The present manufactured slope will continue
easterly along Telegraph Canyon Road blending in with a small natural canyon area located
at the east end of the project.
EXHIBITS ATTACHED
(continued on supplemental page
Agreement Resolution x Ordinance Plat Other PCM-76-1.
Precise Plar
Environmental Document: Attached Submitted on 8/10/76
STAFF RECOMMENDATION:
Concur with Planning Commission recommendation. Staff's recommendation for approval
of the Precise Plan and tentative map is contingent upon the use of the applicant's
"park credit" as a compensating factor for the reduced lot size proposed in
this development.
BOARD/ COMMISSION RECOMMENDATION
On August 9, 1976 the Planning Commission voted 6-0 to recommend to the City Council
the approval of the Precise Plan, PCM-76-13, for 83 single family lots on 23~ acres in
E1 Rancho del Rey Unit No. 4, in accordance with the attached resolution.
COUNCIL ACTIONS Offer of resolution with the condition as indicated by the
staff (approval of the Precise Plan and tentative map is contingent upon
the use of the applicant's "park credit" as a compensating factor for the
reduced lot size in the development) - Failed (Ayes - C. Egdahl,Hyde
Noes - C.Cox, Hamilton
r
- over for amended motion ----- Hobel porn A-iii (Rev 5-
AGENDA ITEM N0. 3ab
Supplemental page No. 2
2. Development Standards.
The P-C zone affords the applicant an opportunity to establish development standards
tailored to his particular development. In the standards proposed for E1 Rancho del Rey
#4, the applicant is suggesting a departure from some of the more traditional standards
by eliminating a minimum lot area, lot width, depth, and coverage. The standards proposed
would establish a minimum level pad area of 5,000 sq. ft. with pad coverage for all
structures limited to 50% (or 2500 sq. ft. on a 5,000 sq. ft. pad). Minimum average
level pad size would consist of a 50% width and a 90' depth. In addition, rear yard
areas would be reduced below 20 feet only when a floor plan with side yard orientation
resulted in side yard increase from 10 feet to 15 feet. The approach taken by the
applicant assures each residence a usable yard area despite varying slope conditions on
any given lot. The disadvantage of the approach taken by the applicant is discussed in
the next paragraph.
3. Lot Size and Frontage.
Standards adopted for detached single family homes (R-1) by the City Council consist
of a minimum lot size of 7,000 sq. ft. and minimum lot width of 60 feet. To provide
some flexibility the standards provide that 30% of the lots in a tract may be reduced
below 7,000 sq. ft., with 1/3 of those lots reduced even further to a minimum of 5,000
sq. ft. The 5,000 sq. ft. lots may utilize a 50 ft. width rather than the 60 feet required
for the larger lots. The average size of all lots must equal 7,000 sq. ft. The subject
property is located within a P-C zoned area and therefore is not required to adhere to
these standards; however, they are valid standards by which to measure proposals for
detached single family homes in the P-C zone. The vast majority of lots in E1 Rancho
del Ren #4 range in width from 54 feet to 59 feet with 70% of the lots having less than
60 feet of frontage. Narrowing the lot frontage increases the yield and contributes to
a more crowded streetscape than might otherwise exist with R-1 standards. 52% of the
lots within this subdividion are smaller than 7,000 sq. ft. and 30% are smaller than
6,000 sq. ft. These percentages compare with 30% and 10% allowed, respectively, in the
R-1 zone. Approximately 90% of the lots within the subdivision will be able to maintain
the 10 ft. and 3 ft. side yard requirements. The maximum pad coverage proposal of 50%
for the subdivision compares to a 40% lot coverage established for R-1 standards.
Staff agrees that in hillside areas it makes some sense to relate yard areas and
lot coverage to pad size rather than to lot size. However, if lot width and lot sizes
are ignored in favor of pad sizes which are just large enough to accommodate a particular
house plus the required side yard areas, the overall effect is to create a visual feeling
of crowdedness.
In summary, the lot size and width proposed by the applicant are acceptable only if
compensating open space beyond the normal requirements of the ordinance is provided.
Unquestionably, the proposed reduced lot widths and areas increases the lot yield to the
applicant. Accordingly, it is appropriate for the Council to expect some trade-off in
exchange for approval of the "substandard" lots. Inasmuch as this developer has provided
more open space (in the form of E1 Rancho del Rey Park) that was required in his previous
adjacent developments, and in view of the fact that the park is close by the subject
subdivision, it seems logical to consider this open space credit as a trade-off. This
is discussed in more detail under the following agenda item (the tentative map).
AGENDA ITEM N0. 3ab
Supplemental page No. 3
4. Fencing.
General standards are proposed for walls and fencing with options provided whereby
textured stucco walls (a maximum of 6 ft. in height) may encroach into the traditional
front yard areas subject to a minimum 6 ft. setback requirement from the front sidewalk
and driveway area, with landscaping required between the wall and the walk areas. This
option will afford residents the opportunity to enjoy private front patio areas if they
so desire.
5. Floor Plans.
The applicant proposes construction with five floor plans and approximately 15
different elevations, ranging from 1900 sq. ft. to 2400 sq. ft. (including 2-car garage).
6. Miscellaneous.
The developer has also submitted detailed drawings for a mailbox design and walls/
fences, which are acceptable to staff. In addition the applicant has proposed a height
limit on corner lots of 1~ stories which provides a more open feeling when entering a
new street.
RESOLUTIUN N0. PCi4-76-13
RESOLUTION OF THE CITY PLAIJIJING COMMISSION RECOMMENDING TO
THE CITY COUNCIL THE APPROVAL OF THE PRECISE PLAN FOR THE
DEVELOPP1ENT OF EL RANCHO GEL RE1" UNIT N0. 4
WHEREAS, P-C Planned Community zoning was adopted by the City Council
in 1970 for the area to the north of Telegraph Canyon Road between Otay Lakes
Road and Interstate 805, and
WHEREAS, development in the P-C zone requires approval of a precise plan,
and
WHEREAS, a precise plan and development standards for the development of
23-1/4 acres bordered by Telegraph Canyon Road and Buena Vista Way, designated
as E1 Rancho del Rey Unit No. 4, was submitted to the Planning Department on
July 9, 1976, and
WHEREAS, the City Planning Commission adopted znd certified Environmental
Impact Report EIR-76-3 for the project on July 26, 1976, and
WHEREAS, the City Planniny Commission held a public hearing at 7:00 p.m.
on July 26 and August 9, 1976, in the Council Chamber, City Hall, to consider
said precise plan.
NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNING COt-0PIISSION 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 represents a relatively standard single family subdivision which
will comply with all city standards concerning sidewalks and street
improvements. The development also conforms to the requirements of EIR~-76-3.
b. That such plan satisfies the principle for the application of the P Ptodifying
District as set forth in Section 19.56.041.
The P Modifying District is necessary to implement any development within
the P-C zoned areas of the city (ref. Section 19.14.300 of the 14unicipal Code).
c. That any exceptions granted which deviate from the underlyig zoning requirements
shall be warranted only when necessary to meet the purpose and application of the
P Precise Plan t4odifying District.
No specific standards are set forth in the P-C zone, therefore, no deviation
has been granted.
d. That approval of this plan will conform to the General Plan and the adopted
policies of the City.
The plan and densities conform to those shown on the adopted General Plan.
DE IT FURTHER RESOLVED that the City Planning Commission recommends to the
City Council the approval of the Precise Plan for the development of E1 Rancho
del Rey Unit No. 4 subject to the following conditions:
7. The Development Standards (as attached) shall be revised as follows:
(a) The chart for Sec. 7 C shall read:
The follo~,aing setbacks shall be required unless modified by a
' Precise Plan:
Yards in Feet
Exterior One Both
Front Side Yard Side Sides Rear
0 lot line housing 15 15 15 15 20*
Lots above 6,000 sq.ft. 15 10 10 13 20*
Lots below 6,000 sq.ft. 15 10 5 10 20*
/ *Rear yards haviny less than 20 feet may be considered where one side yard
is increased to a minimum distance of 15 feet for that portion of the floor
plan utilizing a positive side yard orientation.
2. Plot plans shall be readjusted prior to the issuance of building permits
to 'insure that 10 ft. and 3 ft. side yards will exist on approximately 9C
of the subdivision.
3. (a) Fencing shall conform to the standard designs submitted or the
criteria specified in the Development Standards.
(b) Walls shall be installed by the developer on all corner lots and
shall conform to the standards specified for E1 Rancho del Rey
P.U.D. Area "A".
(c) All fencing and walls shall be maintained in accordance with City
standards by the individual home owner.
PASSED AND APPROVED BY THE CITY PLANNING COMi4ISSI0N OF CHULA VISTA, CALIFORNIA
this 9th day of August, 1976 by the following vote, to-wit:
AYES: Commissioners Starr, Pressutti, Smith, Chandler, G. Johnson and Floto
NOES: None
ABSENT: Commissioner R. Johnson
/ ~ hai
ATTEST:
~ ~:~retary
P-C PLANNED ~Jh1NiUfUTY ZONE- CITY Of CHU~_„ VISTA
DEVELOPMENT STAfvDARDS EUR SINGLE-EAt°IILY RESIDENCE AREAS -
EL RANCHO DEt_ REY UNITS 4 AND 5.
1. PURPOSE
The purpose of these development standards is to establish
regulations for the Planned Community Zone for. the provision of
communities primarily for single-family homes and the services
appurtenant thereto, and at the same time allowing diversification
in the relationships of lot size, building location, fencing and
allowable height of buildings and structures while insuring that
adequate standards related to the public health, safety and
general welfare are observed.
2. PERMITTED USES
Principle permitted uses includes:
A. One single-family dwelling on any lat.
3. ACCESSORY USES APJD DUILDINGS
Accessory uses permitted shall be those defined by Section
19-24-030 of the Chula Vista Municipal Code for the R-1
Zone.
4. CONDITIONAL_ USES
Conditional uses permitted shall be those defined by Section
19-Z4-040 of the Chula Vista Municipal Code subject to the same
site plan and architectural approval provided therein.
5. SIGN REGULATIONS
Sign regulations shall be the same as provided in Section
19-20-050 of the Chula Vista Municipal Code for the R-1 Zone.
6. HEIGHT REGULATIONS
No principle building or an interior lot shall exceed two and
one-half stories or thirty-five feet in height and on a corner
lot shal]: not exceed one and one-half stories or twenty-one feet
in height. No accessory building on an interior lot shall exceed
one and one-half stories or fifteen feet in height and on a
corner lot shall not exceed one story or ten feet in height.
Exceptions shall not be made other than as provided in Chapter
19-16 of the Chula Vista Municipal Code.
7. AREA. I_OT WIDTH AND YARD REgUIREMENTS
No minimum lot area, lot width, or depth is established under
these regulations. Criteria fox lot size and dimensions are
based on providing the following minimum building pad size and
dimensions, which may be divided into two or more levels on the
lots the totals of which may be cumulative to meet the minimum
requirements. Total difference in elevation between the highest
and lowest pad area shall not exceed ten feet.
L
A, Minimum nuilding Pad Size,
1. Flrea of level pad - 5,000 sq. ft.
2. Minimum average dimensior'is - width 50 feet, depth 90 feet.
A. All buildinys, including accessory buildings and structures
in the zone shall not cover more than fifty percent of the
building pad area.
C, Minimum Yard Dimensions: the fallowing combinations of
minimum dimensions shall 6e observed; provided however, that
such dimensions may be modified by the granting of a
conditional use permit,
Yards in Feet
Front Exterior One Both Rear
Side Yard Side Yard Side Yards
15 15 15 15 15
15 10 10 13 .l5
15 10 5 10 15
B. SETBACKS _ GENERAL RE~UIREP9ENTS
Front and side yard setback requirements shall 6e provided and
maintained in accordance with the schedule set forth hereinabove.
Regardless of minim urn side yard requirements as indicated in the
schedule, the minimum distance between dwelling units shall be
ten feet, with the exception that where two do,~ellings are con-
structed with zero setbacks on .a common lot line, the minimum
distance between dwelling units at the opposide side from the
common lot line shall be twenl;y feet.
9, SETHACI<S -- REAR YARDS - EXCEPTIONS PERMITTED
Exceptions fox rear yard setbacks shall be the same as provided
in Section 19-Z4-1ZD of the Chula Vista Municipal Code for the
R-1 Zone.
10. FLUOR AREA PER_UNIT
Minimum floor area shall be the same as provided for in Section
19-24-130 of the Chula Vista Municipal Code for the R-1 Zone.
11. OFF-STREET PARKIPJG•
Off-street parking requirements shall 6e the same as provided
in Section 19-24-14D ^f the Chula Vista Municipal Code far the
R-1 Zone; including provisions for conversions.
12. PE RFORMANCE_STANDARDS
All use~e may be subject to the initial. and continued compliance
with the performance standards in Chapter 19-G6 of the Chula
Vista Municipal Code.
13. FFfJCING RE4UIRGh1ENT5
Fencing requirements shall be the same as provided in Section
19-58-15D for the R-1 Zone, with the exceptions that a fence,
wall, or-hedge as defined in Paragraph B of tiro hereinbefore
CEP ASSOCIATED 5555 hlaynatrnn t3nuleuard, Suite D San Oiegn, California 92711 m (714) 297.-1353
3
Revised 7-26-76
section and a solid wall with textured stucco finish not more
than six feet in height may be constructed in a front or
exterior side yard subject to the following limitations,
A, Front and Exterior Side Yards - Minimum setback from edge
of sideo-aalk of six feet and a minimum of seven feet distance
from the edge of driveway at a point six feet back of the
edge of sidewalk,
H, Street Corners - At street intersections setback shall be a
ling connecting points six feet from the edge of sidewalk
at a point opposite and perpendicular to the point of curb
return on each of the intersection streets.
C, Landscaping shall be required between the wall, fence or hedge
and the sidewalk and maintained in accordance with the re-
quirements set forth in the City of Chula Vista Landscape
Manual.
These exceptions axe established to allow a greater diversity in
the provision of private outdoor areas, patios, and courtyards
as they relate to indoor living areas of the dwelling.
fJlaintainance of fencing and lemdscaping shall be the responsibility
of the owner of the property on which it is located in accord-
ance with the residential standards of the neighborhood,
When an existing wall or fence is increased in height, subject
to the height limitations stated herein, such increase in height
shall be of a construction to match the design and materials of
the existing wall or fence,
14. ADMTtJISTRATTVE PROCEDURES
UJhen these development standazds are incorporated in the applica-
tion for a planned development permit under the P-C zone, as
defined by Section 19.14.300 of the City of Chula Vista Municipal
Code, the Planning Commission may waive the requirements that
a planned unit development plan and architectural drawings accom-
pany the precise plan submission far review and approval at the
public hearing for ttre planned development permit. The planned
unit development plan and architectural drawings would be subject
to administrative review of conformance with these development
standards at the time of submission of an application for building
permits.
rFp nscncinTFn ,555 Mavnatrm, Boulevard. Suite O San pieno. California rJTlll 1714) 292-1353
SNIPES &~ SALERNO
CNNSNEEING CIYIE ENfiINEERS AND PIINNERS
SUMMARY OF AREAS
EL RANCHO DEL REY, UNIT #4
Prepared by: Roger L. Snipes, P.E. August 31, 1976
Total Project Area 23.25 Acres
Net Project Area (Excluding Streets) 1 20.38 Acres
Average Net Lot Size (20.38 Ac x 43,560 x ~) 10,700 S.F.
Area of Major Slopes 5.48 Acres
Area of Natural Canyon 1.51 Acres
Net Area Excluding Slopes & Canyon 13.39 Acres
Total 20.38 Acres
Avg. Lot Size Excluding Slopee & Canyon
13.39 x 43,560 x 1 702? S.F.
83
4007 CAMINO DEL RID SOUTH, SUITE 207, SAN DIEGO, CA 9210 B, [714) 283-9121