HomeMy WebLinkAboutAgenda Statement 1976/12/07 Item 03, 03aCITY OF CHULA VISTA ITEM N0. 3,3a
COUNCIL AGENDA STATEMENT
FOR MEETING OF: 12/7/76
Public hearing -Consideration of precise plan for development of 34 condominium
ITEM TITLE: units at 73 Third Avenue in R-3-P-12 District
Resolution#8433- Approving precise plan for development of 34 condominium units
at 73 Third Avenue in R-3-P-12 District
SUBMITTED BY• Director of Planning
ITEM EXPLANATION:
A. BACKGROUND
1. In April of this year the City Council rezoned the property at 65-81 Third Avenue
from R-3-G to R-3-P-12 (12 units per acre, subject to a Precise Plan). The applicant,
B. I. Gentry, has submitted a precise plan for 34 two-story condominium units on the site.
2. An Initial Study (IS-75-85) was prepared for the previous development proposal
fora 63 unit townhouse project on this same site. The current proposal is for 34 condo-
minium units. In the meeting of October 18, 1976 the Environmental Review Committee
concluded that the revised development plan would not have any new substantial and adverse
impacts that were not analyzed in IS-75-85. The Initial Study was certified by the City
Council at the meeting of April 6, 1976.
B. DISCUSSION
1. Adjacent land use
North - R-1 Single family dwellings, several vacant parcels
South - R-1, R-3-G Single family dwellings and an apartment complex
East - R-1 Single family dwellings
West - R-1 Single family dwellings
(continued on supplemental page)
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t~nlrsll~ HI IH~nGU es.
Agreement Resolution X Ordinance Plat Exhibit AOther Prn7-7f,-77
Landscape Concept
Environmental Document: Attached Submitted on 4/6/76 (IS-75-85)
STAFF RECOMMENDATION:
Concur with the Planning Commission recommendation
BOARD/COMMISSION RECOMMENDATION
On November 8, 1976 the Planning Commission voted 6-0 to recommend that the City
Council approve the precise plan for the 34 unit condominium, subject to the conditions
in Resolution PCM-76-21. A P P R O V E D
by the
COUNCIL ACTION City COU`'iCil
of
Chula Vista, Caii`orn_a
Dated.......>,~..._f;,.,...~~ .............__..._.._._. Form A-113 (Re¢ 5-75)
AGENDA ITEM N0. 3,3a
Supplemental Page No. 2
2. Site characteristics
The site consists of two adjacent parcels of 1.40 and 2.14 acres with a combined
frontage on Third Avenue of 259 feet and a depth of 612 feet. The property is undeveloped
and surrounded on three sides with residential development. The topography is sloping
to the center of the site and is proposed to be filled to create a building site which
will drain to the west (Third Avenue).
3. Precise Plan proposal
The applicant proposes to construct 34 two-story dwelling units, consisting of 12
two-bedroom, 1300 sq.ft. units, and 22 three-bedroom, 1570 sq.ft. units, combined in 15
separate buildings of two and four units. The buildings are oriented toward a circular
driveway loop with access from Third Avenue. The project will be below adjacent properties
with banks sloping to rear yard areas of the units. Eight of the 34 units will be grouped
in an "island" in the center of the loop private drive. Each unit will have approximately
470 sq. ft. of private open space enclosed within 5 ft. high walls and fences to the front,
off the kitchen-breakfast room, and to the rear, off the living room and first floor bed-
room. In addition to this 470+ sq. ft. of usable open space, common open space is distrib-
uted throughout the site, although no large, central open space is available. The develop-
ment of the site and buildings will be completed in a single phase.
The proposed project represents a much lower density (less than 10 dwelling units
per acre) than the 63 unit townhouse development originally proposed for the site, and
is less than the permitted density of 12 dwelling units per acre. The applicant is
proposing two and three bedroom units which will provide many of the amenities of single
family homes and, as condominiums, will have many of the characteristics of single family
neighborhoods. A homeowner's association will be responsible far maintenance of parking
and landscaped areas and driveway design will encourage indoor storage of owners' auto-
mobiles. Landscaping, screen fencing and slope banks will insure a degree of privacy
and separation from adjacent properties.
4. Architecture
The applicant proposes an architectural style which incorporates gabled wood shake
roofs, half timbered exterior plaster walls, and masonry veneered walls adjacent to the
garages at the first floor, matching the garden walls at the entry courts. The applicant
has indicated the possibility of other variations for building exteriors which Planning
Department staff can approve subject to review for compatibility with this basic architec-
tural theme.
5. Parking
Parking will be accommodated in two-car garages for each unit with an additional 26
parking spaces grouped in bays for guest parking, exceeding the required ordinance
standard by 14 spaces. Parking will be permitted only in marked parking spaces to keep
the driveway clear for circulation, trash collection and emergency vehicles. This will
be accomplished through the use of "no parking" signs and installation of automatic
garage door openers as no space exists outside of the garages to park cars. further,
provisions to prevent conversion of garages to non-automobile uses will insure adequate
and convenient parking for tenants and guests and free circulation within the driveway.
AGENDA ITEP4 N0. 3 , 3a
Supplemental page No. 3
Landscaping
The plan lacks a single, large open space area. However, the provision of such an
area is difficult in small developments and such areas are generally not used as extensvely
as private open areas which are contiguous to the unit served. The proposed layout lends
itself better to the adult market or to families with older children than to younger
families. Banks are to be planted with woody plants, with trees of an open habit on
slopes, so that distant views from neighboring properties will not be materially reduced.
Not shown on the plan is screening at front planting areas along Third Avenue. To
provide a barrier at the top of the slope adjacent to the sidewalk and to meet the
requirements for screening of parking areas, a 3~ ft. high solid masonry wall will be
required. This wall, along with proposed planting, will help provide attenuation of
street noise and act as a safety barrier for pedestrians walking near the slope bank.
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PRECISE PLAN FOR
• 34 APART: ENT UNITS -
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EXHIBIT A_
PCh7- i 6-21
PRECISE PLAN FOR
?4- APARTt+"ct`T UNITS
AT 75-81 THIRD AVE.
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LANDSCAPE CONCEPT
The primary objective of the landscape theme ie to achieve a single
family residential atmosphere, The buildings are sited with offset set-
backs and at oblique angles where possible to help achieve this. The
architectural style compliments this objective also. Entry courtyards
are utilized to further add privacy and interest to the public entries,
Retaining walls are used in the rear yard to maximize private outdoor
space, These walls will. be slump or squeezed mortar joint style and will
':~• planted to vines from adjacent banks,
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'~c~yond these basic site planning factors, several major landscape planting
t~chniques•will be employed, A11 manufactured slopes will be planted to
r~,undcover, low growing woody shrubs and trees, The woody shrubs will
nc~ rlaced so as to ultimately cover the entire bank and eliminate any
resemblance to a straight manufactured cut or fill. Open skyline type
trees x•ill be used on the banks to provide a backdrop for the buildings
:•;ithout blocking the views of adjacent homes. Broad headed trees will be
u.,ed throughout the site to compliment the architecture, help to augment
the individual entries and to shade visitor parking areas, Screen
plantings will be used along Phird Avenue to both help attenuate traffic
noise and to enhance the view of the project from without, Foundation
ulnnting of shrubs and groundcover will be used to give the individual
buildings a setting. Finally, and perhaps most importantly, lawn will be
u:ed in every possible place which will accommodate practical maintenance,
The value of lawn as a spacial enlarger cannot be overemphasized here,
".'his is probably the key factor in giving the site a residential fueling,
Mood fencing at entries and patios will be design and color coordin:~ted
Lo the individual building. Rear yard fencing will be limited to that
n^cus::ary to achieve privacy in rear patio. L'here banks rice from the
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rear yard the bank will serve as a natura
~ be used where the adjacent grade is at or
the access panhandle which abuts Del Mar
will be designed to give the same privacy
without the hard straight line of a fence
accent the manufactured slopes,
L barrier. Rear fences will only
below the patio level and at
Avenue, The rear yard planting
that a fence would achieve
which would only serve to
The entrance sign will be a monument type of routed wood, precast con-
crete or raised steel on masonry and it will be located in the Third
Avenue screen planting. It shall not exceed the message face limits of
the City of Chula Vista sign ordinance, The message shall be the project
name and tie street number plus "Third Avenue",
Three outdoor lighting types will be used, First, conventional wall
mounted opaoue entry lights will be provided near the front door oi' each
unit, Second, parking lots and the interior road and any supplemental
interior walks will be lit with down lights mounted below eye level to
avoid glare into entry courtyards or patios, Both of these types will
be set ac the lowest safe level so as to effect a soft ambient light,
Finally, at approximately five locations, including at least one vir;ible
fr~rr "bird Avenue, trees will be lit from well lar~ps to provid~• a ::en^e
of location and identity with rei'lected light, 'this last type will also
be kept at low levels so as to keep the total ambient level down, These
types of lighting will provide more privacy to both occupants of the
project and adjacent owners,
A conventional permanent automatic irrigation system will be installed
to city standards.
Prepared by:
~~ /
Ronald E. Fekarek R.L.A. 1325
-2-
RESOLUTION N0. PCM-76-21
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO
THE CITY COUNCIL THE APPROVAL OF THE PRECISE PLAN FOR THE
DEVELOPMENT OF 34 CONDOMINIUM UNITS AT 73 THIRD AVENUE
WHEREAS, Ordinance No. 1673 adapted by the Chula Vista City Council on
April 6, 1976 established the zone for 3.54 acres located at 73 Third Avenue
as R-3-P-12, and
WHEREAS, a precise plan for the development of 34 condominium units was
filed by B. I. Gentry, Inc. on October 7, 1976, and
WHEREAS, an Initial Study, IS-75-85 for a development proposal of a 63 unit
townhouse on this site was certified by the Planning Commission on February 23,
1976, and
WHEREAS, on October 18, 1976 the Environmental Review Committee concluded
that the revised development plan would not have any new adverse impact not
analyzed in IS-75-85, and
WHEREAS, the City Planning Commission held a public hearing at 7:00 p.m.
on Monday, November 8, 1976 in the Council Chamber, City Hall, to consider the
precise plan for development as submitted.
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 and general welfare of persons residing or
working in the vicinity, or injurious to the property or improvements in the
vicinity.
The proposal is for residential living units at a density less than that
permitted by the zoning of the property and includes adequate separation
from adjacent uses and development standards which will provide an above
average development. The design and size of the units will be compatible
with the single family residential character of the neighborhood and will
conform to all applicable codes, ordinances and regulations.
b. That such plan satisfies the principle for the application of the "P"
Modifying District as set forth in Section 19.56.041.
The subject property is a particularly difficult site to develop due to
its configuration and topography. The property is quite deep, in excess
of 600 feet from Third Avenue, creating an "island" within a residentially
developed neighborhood and, topographically, is a shallow ravine with
smaller ravines or swales entering from the sides. The precise plan
approach permits siting of buildings to work with the side slope contours,
drainage patterns, and clustering of units.
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.
The only exception to the R-3 standards relates to the reduction of front
yard from 25 feet to 20 feet. Although the normal setback is desirable
due to the lot's location on a major collector, the change in elevation and
the varying width of the right of way along the front of the site justify
the reduction. A masonry wall at the top of the slope bank down to the
project and extensive planting proposed support this reduction and are
within the intent of the "P" Modifying District.
d. That approval of this plan will conform to the General Plan and the
adopted policies of the City.
The plan and land use proposed conform to those shown on the General Plan.
BE IT FURTHER RESOLVED that the City Planning Commission recommends to the City
Council the approval of the Precise Plan submitted by B. I. Gentry, Inc. for
construction of a 34 unit condominium at 73 Third Avenue, subject to the following
conditions:
1. The property shall be consolidated in accordance with City regulations
and the State Map Act.
2. Any relocation of existing city sewer lines or grading over them will
require City approval. All existing relocated or new sewers will require
6 foot wide easements, or wider depending on specific conditions. Plans
for relocation of any portion of the sewer and appurtenant facilities
shall be subject to approval by the Director of Public Works. Grading
must be accomplished in such a manner as to prevent damage to the existing
facilities.
3. Drainage facilities adequate for the conveyance of storm water across the
property shall be provided. The design and location shall be subject to
approval of the Director of Public Works.
4. Final lighting plans shall be approved by the Directors of Public Works
and Planning.
-2-
5. The developer shall be responsible for upgrading public improvements on
Third Avenue as required by the Director of Public Works to meet the
standards of the City of Chula Vista, including overlay of existing paving
if found to be substandard.
6. The applicant shall grant easements to the City for traffic enforcement
and access rights over all areas for vehicular travel unless such areas
are dedicated to the City, and further, shall request that the City adopt
a resolution imposing all provisions of the California Vehicle Code and
the traffic code of the City of Chula Vista as regulations upon said
private drive and parking areas within the property.
7. The open space, slope banks, etc., shall be improved in conformance with
the approved plans for landscaping and irrigation to be submitted, which
shall conform to the provisions of the Landscape Manual of the City of
Chula Vista, prior to issuance of certificates of occupancy for any
dwelling units.
8. The permittee shall make provision, as outlined below, to assure the.
continued maintenance and operation of all common open space and improve-
ments and obtain the City Planning Commission's approval of such provision:
The pennittee and all persons, firms or corporations owning property
subject to this precise plan at the time of receiving a certificate
of occupancy and their heirs, administrators, executors, successors
and assignees shall establish a Homeowner's Association which shall
have the duty to operate, maintain and repair the open space, facYl-
ities and improvements specified above primarily for the benefit
of the residents of the subject development and shall continue to
operate, maintain and repair such open space, facilities, and
improvements in perpetuity.
9. The permittee, upon completion of construction of buildings, landscaping
and improvements shall deliver to the representative of the Homeowner's
Association a complete set of as-built drawings indicating final layout
of construction, mechanical, electrical and other systems to aid in the
maintenance and repair of common facilities by that body.
70. Parking within the proposed development shall be within enclosed garages
or in designated parking spaces and appropriate traffic control methods
as required, such as "No parking" signs and street markings shall be
-3-
employed to that end and no parking shall be permitted in front of
garages, within the driveway, or adjacent to trash enclosures.
11. Within the covenants, conditions and restrictions, the developer shall
state that no conversion of a garage to other uses shall be permitted.
12. Automatic garage door openers shall be installed in all garages and
shall be maintained in an operable condition by the owners of the
respective dwelling units.
13. Trash enclosures shall meet all requirements of the zoning ordinance
and shall be subject to minor relocation by staff upon submittal of final
development plans. One additional enclosure may be required at that
time.
14. A decorative masonry wall, 3~ feet high, shall be constructed along the
top of the slope bank and adjacent to parking along Third Avenue, design
and location is subject to approval by the Planning Department.
15. The applicant shall construct dwelling units to conform with the archi-
tectural plans, exterior elevations and approximate colors submitted.
Appropriate variations of building style, materials, and colors shall be
made only with approval of the Director of Planning.
16. Four fire hydrants shall be installed to meet the requirements of the
Fire Department and in locations to be approved. Fire flow requirements
and installation of hydrants shall precede commencement of combustible
construction on the site.
17. All over head utilities shall be undergrounded.
18. Approval of any proposed sign for size, design and location shall be
required.
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 8th day of November, 1976 by the following vote, to-wit:
AYES: Commissioners R. Johnson, Pressutti, Smith, Chandler, G. Johnson, Starr
NOES: None
ABSENT: None
'' '-~`-"~fia i rman
ATTEST:
~_ _~_,.,, ~hi~~
Secretary
_a_