HomeMy WebLinkAboutAgenda Statement 1974/11/05 Item 05' AGENDA ITEM N0. [ 5 ]
CHULA VISTA CITY COUNCIL MEETING OF: November 5, 1974
ITEM TITLE: Resolution - Approving Planned Unit Development PUD-74-3 for
Encore Bonita Estates (formerly E1 Rancho del Rey Unit 2)
INITIATED BY: Director of Planning
A. BACKGROUND
1. The original PUD for development area "A" of E1 Rancho del Rey was approved
in July 1971 (Case No. PUD-71-2). That portion of the PUD located immediately
south of H Street and west of Southwerern College was designated for 180 townhouses,
and known as E1 Rancho del Rey Unit 2; the property was subsequently acquired from
the Otay Land Company by Larwin-San Diego, who filed and had approved a subdivision
map in August, 1972 for the townhouses, known as "Tiburon Bonita."
2. Larwin has since determined that their townhouses are not marketable in this
area and desires to change the housing concept from attached townhouses to detached
houses on individual lots. This change requires an amendment to the original PUD
plan.
3. The tentative map proposing to resubdivide the property was approved by the
Planning Commission on October 23, 1974 and is on this Council agenda.
4. An Initial Study (IS-74-36) of possible environmental impacts of this project
was conducted by the Environmental Review Committee on September 26, 1974. The
E.R.C. concluded that there would be no significant effects and made a Negative
Declaration. No appeal of the ND was made during the appeal period and it became
final on October 11, 1974.
(continued on supplemental page 2)
ATTACHED: Resolution [X] Ordinance [ ] Agreement [ ] Plat [ ]
See EXHIBITS [X] No. 1, 2
Financial Statement:
Commission-Board Recommendation: The Planning Commission voted 6-0 on October 23,
1974 to recommend that the City Council approve the PUD for Encore Bonita Estates
subject to conditions set forth in Resolution PUD-74-3.
Department Head Recommendation: Concur.
City Manager Recommendation: Concur
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AGENDA ITEM N0. 5
Sup lemental Page No. 2
B. ANALYSIS ,- ~ ,. _. _
1. Project Description.
The proposed amendment eliminates all but 8 of the 180 townhouses (5 of the
8 units are already built) and substitutes 96 single family dwelling units, to be
the same houses as those constructed in the Encore Bonita subdivision immediately
to the south. All public improvements are in place and have been accepted by the
City. Specific problems have arisen stemming from the difficulty of "fitting in"
the new project concept with existing improvements and at the same time trying to
avoid costly relocation of utilities, streets, etc.
2. Lot Size and Density.
The residential lots average 6210 sq. ft. in size. The overall density is
4.7 DU/Acre over the 22.2 acres, as compared to the 8.1/acre previously proposed
for the townhouses.
3. Open Space.
The initial study identified open space problems which have since been corrected
by revisions to the PUD site plan; namely, to insure that the common open space
being lost in the resubdivision is compensated for by providing adequate yard
areas in the individu~i,,;.~: .. ,,
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Noise . .~. ~~;. 4 ~"`;. "' ~ ~r~°+~. ~. ~
The original EIR on "Tiburon" and the subsequent initial study identified a
definite adverse noise impact from H Street traffic in the future. The mitigating
measure to reduce the noise to the "normally acceptable level" will be a solid
masonry wall along the rear of all lots backing up to H Street, ranging in height
from 5 to 6 feet depending on the elevation difference between the lots and H Street.
5. Landscaping.
Individual property owners will be responsible for planting and maintaining
their own lot; however, common areas, such as the recreation complex and the
slope and parkway areas between the walls and curbs adjacent to public streets,
will be the responsibility of the Home Owners Association once the developer
completes the planting and initial maintenance program.
6. Architecture.
Since H Street is a Scenic Route, the architectural theme of the Houses will
be carried around to the rear of the second story units backing up to H Street.
In addition this theme will be carried out on the two story structures facing
Buena Vista Way and Calle Santiago.
7. Homeowners Association.
Even though the concept is changed to single family detached homes, a
homeowners association will be formed to maintain the swimming pool and recreation
building, the private interior streets, the lighting system, and pathways. Articles
of incorporation, CC&R's and By-laws will be prepared by the subdivider and
submitted for review prior to approval of the final map.
C. FINDINGS
1. The proposed amendment is consistent with the Chula Vista General Plan
which designates this area as medium density residential (4-12 DU/Ac.) and high
density residential (13-26 DU/Ac.).
2. The proposed change in concept, subject to the conditions set forth below,
will constitute a residential environment of sustained desirability and stability.
Although not originally planned this way, the combination of single family lots,
private streets and a common recreation facility and swimming pool, should be a
unique and desirable residential environment where single family homeowners will
have a greater degree of control over their neighborhood. The housing types being
proposed are consistent with those in the surrounding area.
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