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HomeMy WebLinkAboutAgenda Statement 1976/08/24 Item 05eCITY OF CHULA VISTA ITEM N0. S e COUNCIL AGENDA STATEMENT FOR MEETING OF 8/24/76 ITEM TITLE Resolution#8296 -Approving Precise Plan for development of Palo Del Amo apartment complex between First Avenue and Tobias Drive, north of SDG&E easement SUBMITTED BY Director of Planning ITEM EXPLANATION A. PRECISE PLAN 1. The applicant has requested approval of a Precise Plan for the development of 3.32 acres located between Tobias Drive and First Avenue abutting the San Diego Gas and Electric easement to the south (see Area D of Project locator). The applicant proposes the construction of 40 3-bedroom, 2-story apartment units (a density of 12 dwelling units per acre) with the main buildings maintaining a minimum setback of 35 feet from the existing single family attached dwellings located on Sherwood Street. The property is currently zoned R-3-G-D (17.4 DU/Acre), however, the property is being considered for rezoning by the City Council at this meeting. 2. An Initial Study, IS-76-45, of possible adverse environmental impacts of this project was conducted by the Environmental Review Committee on July 22, 1976. The Committee concluded that there would be no significant effects and made a draft Negative Declaration which is herewith forwarded to Council for certification. 3. In the event the Council takes action to rezone this property at a density of less than 12 dwelling units per acre this item should be filed. (continued on supplemental page) ran unit-~ nt-t-n r.~ ~ C J1r1101 I J H I I Hl.r'ICV S Agreement Resolution X Ordinance Plat 2 Other PgCM-76-14 Environmental Document: Attached IS-76-45 Submitted on STAFF RECOMMENDATION: Concur with the recommendation of the Planning Commission with the added condition that the drainage channel at the northeast corner of the property be improved with a 36" R.C.P. storm drain and related facilities. BOARD/ COMMISSION RECOMMENDATION On August 9, 1976 the Planning Commission voted 6-0 to certify the Negative Declaration on IS-76-45 finding that the proposed project would have no adverse environmental impact, and to recommend that City Council approve the Precise Plan in accordance with Resolution PCM-76-14. COUNCIL ACTION Approved. Moved by C. Hyde, seconded by C. Cox and u/c that as an additional condition of approval, positive assurance of adequacy of sewerage capacity be demonstrated prior to granting final approval. Form A-113 (Rev 5 - 75 ) AGENDA ITEM N0.5 e Supplemental page No. 2 DISCUSSION Adjacent land uses. North - Single family attached dwellings South - San Diego Gas and Electric easement East -Single family attached dwellings West -Mobile home park Site characteristics. The 3.32 acre site is relatively level diagonally across the northeast corner of divided into three parcels each containing plans to remove all three dwellings. with a natural drainage channel running the property. The site is presently one single family dwelling. The applicant Precise Plan proposal. The proposed 40 unit apartment complex consists of five apartment structures each containing 3 units, an accessory building for storage, office, restrooms and pool equipment, a pavilion located in the center of the project, a tot lot play area and 94 parking spaces. The parking is divided with 13 spaces adjacent to Tobias Drive and 81 spaces adjacent to First Avenue. Four of the apartment buildings are located on the southerly portion of the site. The buildings are canted with setbacks at one corner of the building ranging from 6' to 26' at the corners. The fifth building is located adjacent to First Avenue parking area and is 35 feet from the north property line. Almost 50% of the site will be left in open space. The pavilion is located in the approxi- mate center of the project and the swimming pool is located on the northerly portion of the site. The drainage channel will be graded to create a swale with slopes varying in steepness from 2:1 to 12:1. Architecture The architecture of the buildings is contemporary, consists of a flat roof with emphasis placed on natural wood exterior textures, floor to ceiling windows to break up the horizontal lines, individual stairways and entries which offer depth to the external appearance and provide outside priviate areas. The private areas are approxi- mately 100 sq. ft. in area for the second floor and 150 sq. ft. for the first floot. Parking. The 94 parking spaces exceed the code requirements by 3 spaces. The parking is screened by a combination of walls and landscaping. The parking is concentrated on the west side of the project with only 13 spaces provided on the east side. Since the tennant parking ratio for 3 bedroom units is 2 spaces per unit, the parking on the east should be increased to 16 spaces to provide the easterly building with the 2:1 parking ratio. Guest parking would be approximately the same distance from either end of the site. Landscaping. The applicant has submitted a written landscape program which the staff has reviewed for conformance to the Landscape Manual. The written proposal is a rather unique, AGENDA ITEM N0. 5 e Supplemental page No. 3 innovative, complex proposal, involving the use of plant material native to the area. The details of the landscaping plan will require more work between the applicant and the City's Landscape Architect before a landscape plan can actually be approved by the staff. 7. Drainage. The Department of Public Works has recommended that the natural drainage channel at the northeast corner of the site be improved with a 36" R.C.P. storm drain and related facilities to connect the two pipes at each end instead of the open channel as proposed by the applicant. The Planning Commission was not informed of this recommendation and so it was not included in the Planning Commission resolution, however, staff has notified the applicant in writing. If this item is approved by Council it should be conditioned upon the improvement of the drainage channel in accordance with the Department of Public Works' specifications. 8. Analysis. The proposed development is a well conceived project with ample open space and parking. The structures are situated away from the adjacent uses and there is adequate separation between buildings. The contemporary architecture is tempered with exterior wood surfaces and offsets in the building created by the stairways and patio areas. Although the private patio areas are less than the guidelines proposed (200 sq. ft.) the amount of open space and additional storage provided in the accessory building should more than compensate for the reduced private open space. Because of the pool location the accessory building should be moved to the north side of the pool to reduce the noise impact on the adjacent units. The same applies to the tot lot play area and it, too, should be moved toward the center of the project. July 23~ 1976 T0: Doug Reid, Environmental Coordinator FROM: Bill Robens, Director of Public Works 6(~I SUBJECT: Sewer Capacity Downstream o£ Third Avenue and Orange Avenue We recently became aware of the possibility of an impending sewer surcharge situation in the vicinity of Third Avenue and Orange Avenue. This possibility was discussed with you in conjunction with the pro- posed construction of an apartment complex (Palo del Amo) in the vicinity of Kingswood Drive and between Tobias Drive and First Avenue. This development is the subject of Initial Study 76-95. Jerry Progl of the County's Department of Sanitation and Flood Control has confirmed that this surcharge situation is impending. His analysis is based upon depth of flow measurements in a manhole on Orange Avenue just east of Third Avenue. The 12 inch sewer at that location has peak period depths of flow of as much as 9.6 inches. This depth of flow relates to a flow of 1.59 million gallons per day. The reach of sewer just downstream of this location was built on a flatter gradient and has a design capacity (3/4 full) of 1.1 mgd. This suggests that minor surcharges on the downstream sewer already occur, but so far have not caused damage to private property. Our current budget includes an item for the construction of a sewer to relieve an 8" main which runs in an easement west of Second Avenue between Quintard and Orange Avenues. There appears to be a possibility that when this relief line becomes operational, the surcharge situation in the downstream sewer may cause sewage to back up into private property. RLD:et RECEIVED +~Y J U L 2 61976 ('L;,iL~ii~~G DEPART~~,iC~JT ~+~~+_N 1-1ST~, CALIFORPIiA ~' c:. . ~ July 13, 1976 T0: Members of the Environmental Review Committee " FROM: Douglas D. Reid, Environmental Review Coordinator SUBJECT: IS-76-45 Palo del Amo Apartments A. Background The project site is presently a topic of local public controversy due to the current zoning, R-3-G-D {density of 17.4 du/acre). Ci- " tizens residing in the vicinity of the subject property have re- quested that rezoning ~downzoning] of this parcel which would allow a density of 12 du/acre or less be initiated. Staff recom- mended to the Planning Commission that an R-3-P-15 zone be applied which the Commission in turn recommended to the City Council. The Council referred this matter back to the Planning Commission with the recommendation that the property be rezoned to R-3-L-P (density of 12 du/acre). This item is scheduled to be heard at the Planning Commission meeting of august 9, 1976. A precise plan and grading permit will be required prior to project approval . $. Recommendation Adopt this staff report and evaluation form and recommend that the Planning Commission and City Council find that the subject project will have no significant environmental impact in accordance with the attached Negative Declaration. ' C. Project Setting The project involves 3.317 acres of property located north and ad- jacent to the San Diego Gas and Electric Company's easement between First Avenue and Tobias Street. The site is currently developed with four single family homes. Adjacent land uses include single family attached to the north, single family attached and apartments to the east, San Diego Gas and Electric Company easement (presently utilized as a sod farm) to the south and multiple family and mobile home park to the west. A geologic reconnaissance of the subject site was conducted by a registered geologist and it was his conclusion that "no significant geologic hazard exists at the site, especially in regard to an in- ferred fault that had been reported in the vicinity of the proposed project." ' X5-76-45 ~•-~ -2- •~ July 13, 1976 An open drainage ditch is located at the northeastern corner of the project site. This ditch carries storm water from a 36-inch R.C.P, off-site storm drain downstream to another underground 36- inch R.C.P. which traverses the adjacent properties to t}~e north. The site is generally void of significant vegetation and lacks any known historical or archaeological resources. D. Project Description The applicant proposes the construction of a 4B-unit apartment complex with a gross density of 13.5 du/acre. The complex will consist of 6 residential structures, swimming pool, spa, office and storage area and will provide housing for an estimated 92 persons. Parking areas are planned for both the east and west borders of the site and will include 111 off-street spaces. The project will also entail street, curb and sidewalk improvements adjacent to the complex on both east and caest frontages of the site. . Grading operations will involve 2,400 cubic yards of earth to be • excavated with an average depth cut of 1; feet and maximum fill of 4 feet. Grading will be primarily concerned with site leveling and pad elevations; however, improvements to the existing drainage channel are also planned such as the removal and replacement of • erodible soils and the construction of a landscaped swale. A rather unique landscaping concept has been prepared for this .. project. The primary planting theme will be of materials natural • to the immediate area and will include the heavy accent of the natural drainage course, meandering walkways and irregular tree .patterns. E. Analysis 1. Schools The current attendance at Loma Verde Elementary School and Castle Park Junior high has exceeded their capacities by 13 and 39 students respectively. The projected number of students to he generated by the proposed project will further exacerbate the over population of the area schools; however, the school districts have indicated that the developer's financial contribution will insure that facilities will be available for the additional students. Data regarding student attendance, capacity and project generation is as follows: School Attendance Capacity Project Generation 24 14 10 . Loma Verde 643 ~ 630 Castle Par}: Jr. high 1659 1620 Castle Park }ligh 1350 1550 ~.~. 2. Traffic Circulation Residents of the project will be utilizing both First Avenue and Tobias Street for access to the complex, and will be generating approximately 384 new vehicle trips per day. Anticipated traffic generation will not lower the current level of service which is at C or above on both roadways. The following chart includes current and projected traffic data. Street Quintard '1st Avenue south of Quintard Tobias Street south of Quintard . Current ADT Peak Hours 4080 520 4387 562 860 100 1167 142 1344* 148** 1651 190 With Project ADT Yeak Hours *Current traffic counts were not available for this street. Estimated ADT was determined by utilizing adjacent land use, trip generation factors and applying 80% of the total trips to Yobias Street. This estimate is considered to be in tlieorder of the highest magnitude. **Pealc hour was determined by applying 11% of the estimated ADT to Tobias Street. This estimate is also considered to be in the order of the highest magnitude. 3. Parks and Recreation ' The proposed project is located within the City park dis- trict No. 6.05 which has .25 acres of developed parkland of the total 9.6 acres required in this area. The pro- posed population increase in this district will require .184 acres of additional parkland based on the 2 acres per 1000 population standard. Due to the scale of the proposal, project proponents will be required to pay fees in lieu of park dedication. Since park fees will be required, adja- cent permanent open space is available and a 5.4 acre com- munity park and recreational facility is nearby no sub- stantial impact on park services is anticipated. 4. Sewer System The sewage to be generated by this project will exacerbate a sewer capacity problem now existing do~~~nstream of the site. Tt is expected that the construction of this development will be conditioned upon existence of adequate relief im- provements for the section that is now over capacity. Formu- lation of plans for the relief main are currently under way ~.. If the project is delayed (or its occupance) until adequate ~ sewer facilities have been provided, no impact should re- sult. f, findings 1. The project will not have any significant adverse affect on human beings, if the project is delayed (or its occu- pance} until adequate sewer capacity is available. 2. The project will not increase pollutants to a significant level nor will it result in any impact with the potential to degrade the quality of the environment. There are no significant natural resources which would be directly or indirectly affected by the project. 3. The project is in conformance with the General Plan and does not achieve short term goals to the disadvantage of long term goals. A. No significant impacts will result from project implemen- tation which could cause any significant cummulative im- • pact to occur. .Project Perspective • 1. The elementary and junior high schools are currently over- populated in the subject area and will continue to be so burdened in the future as a result of residential gro:ath • until such time as the school districts deem additional facilities necessary and funding is appropriated. 2. Park district No. 6.05 is void of any substantial neigh- . borhood park facilities and as the local population increases so does the need for adequate parklands. In an effort to provide neighborhood park facilities the City staff is currently investigating the possible development of San Diego Gas and Electric Company's easement. 3. The proposed two-story structures (16 feet in height) will be constructed adjacent to several one-story single family attached homes. This siting arrangement may be considered undesirable by individuals residing in lower level dwellings. To provide a more compatible environment, certain regula- tions, as stated in Title 19 of the Municipal Code, should be strictly adhered to. Specific excerpts: Sec. 19.28.070 "then [R -3 is ] adjacent to ar: R 1, R-E or R-2 zone the side yard setlACk shall be increcs ed to fifteen feet for ary s trnrcture over one story or fifteen feet in heir~:t ... Sec. 19.58.360 "A six foot hilt n;axi.mum solid fence s1:alZ be erected alor7g tltn. property line or zonin? Znurdar~ to separate rrul.ti- j•Q/T1Lh( .^,0114^i and/or tc~. from abutting single .('..,..: 7.. .. -..: ,1,,.~,-: ., 1 -.n nrn nn m•nn~ tt