HomeMy WebLinkAboutAgenda Statement 1974/11/26 Item 10.AGENDA ITEM N0. [ 10 ]
CHULA VISTA CITY COUNCIL MEETING OF: November 26, 1974
ITEM TITLE: Resolution - Approving tentative map of Zenith III, PCS-74-8
INITIATED BY: Director of Planning
BACKGROUND
The attached staff report to the Planning Commission sets forth the detailed
project analysis. In summary, American Housing Guild proposes to build
16 single family houses on the 4.4 acres. Average lot size is over 7,000 sq. ft.
An Open Space District is proposed to maintain the rear of lots 9-16 (lots
shown on the enclosed tentative map). Improvements to the streets, sewer, and
drainage are planned in accordance with the conditions of approval.
ATTACHED: Resolution [X] Ordinance [ ] Agreement [ ] Plat [ ]
See EXHIBITS [~] No. 1-2-3
Financial Statement:
Commission-Board Recommendation: The Planning Commission voted 7-0 on
November 13, 1974 recommending approval of tentative map PCS-74-8 for Zenith III,
subject to the conditions of approval set forth in the Planning Commission letter
dated November 15, 1974.
Department Head Recommendation: ConCUr
City Manager Recommendation:
Concur. The Director of Public Works will provide some comments at the time of the
meeting regarding the subject of drainage.
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. - - - EXNI~IT
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City Planning Commission page 6
Agenda Items for Meeting of November 13, 1974
6. Consideration of tentative map of Zenith III Subdivision, PCS-74-8,
American Housing Guild
A. [3ACKGROUND
1. American Housing Guild purchased this 4.4 acre property from the City
in August, 1974 (Resolution X7428 approved the sale) and is no+v proposing to .
subdivide the land into 16 single family lots. The property is zoned R-l.
Zenith III is adjacent to and probably will be developed in conjunction with
American Housing Guild's Zenith II subdivision comprising 76 lots on 30 acres.
2. An Initial Study (IS-74-48) of the possible adverse environmental
impacts of this project was conducted by the Environmental Revie+v Committee
and on October 10, 1974 the E.R.C. concluded that there would be no significant
effects and made a Negative Declaration. No appeal of the N. D. was made during
the appeal period and it became final on October 25, 1974.
B. ANALYSIS
1. Site Characteristics.
Formerly designated as part of the Greg Rogers Park, this property slopes
to the southeast with an average natural slope of 15%. It will be bounded on
the south and east by East Palomar Street and Oleander, respectively, and as
such, will be isolated from the main park area. Prior to offering tine land for
sale, the City Council determined that it could not readily be used for park
purposes.
2. Proposed Subdivision.
The subdivision consists of 16 lots, all but tyro of which are 7,000 sq. ft.
or larger, on a single cul de sac connecting to Oleander Avenue. All but three
lots will take access off this cul de sac. Lots 9 through 16 (refer to enclosed
tentative map) which back up to East Palomar Street are 10 to 23 feet higher in
elevation than the roadbed, thereby offering a noise and distance buffer. -The
housing units to be built in Zenith III are the same models as in American
Housing Guild's Deerpark development.
3. Improvements.
In conjunction with the development of Zenith III the subdivider will be
required to install portions of East Palomar Street and Oleander Avenue,
including the intersection of the two streets, with appurtenant drainage facil-
ities underneath. The subdivider will also be required to construct approximately
900 feet of sewer from Oleander Avenue to the connection in Zenith II.
4. Maintenance of Slopes.
As with other areas in the City where portions of the lots are lower than,
and in the rear of lots, the slope banks between the pads on lots 9-16 and the
street are anticipated to constitute continuous maintenance problems if the
responsibility is left to the individual home owners. Accordingly, it is considered
appropriate to form an Open Space Maintenance District to take over the long term
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City Planning Commission page 7
Agenda Items for Meeting of November 13, 1974
maihtenance of these slopes. The subdivider has indicated an interest in this
proposal and is also interested in including within the District portions of
slopes of the adjacent Zenith II subdivision. Since these slopes are within
the SDG&E right of way and are not part of the residential lots in the subdivision,
the staff is amenable to forming one Open Space Maintenance District covering tfie
slope areas in both Zenith II and III, and thus spreading the assessment costs
over all 92 units. Also included in the District responsibility would be land-
scaping along East Palomar Street within the Zenith II project (a map of Zenith II
will be on display at the meeting for ease of reference;.
5. Park In-Lieu Fees.
The subdivider is required to pay Park In-Lieu Fees as follows: $250.00
per unit plus $10.00 per bedroom over one.
6. Landscaping.
It is important that the landscaping of the slopes along East Palomar be
coordinated arith the landscape work in Zenith II. In addition, the landscaping
along the rear of lots 9-16 should be particularly dense to provide for additional
separation from traffic on East Palomar St. All slopes in the subdivision ~aill be
landscaped, and slopes over 6 ft. in height will be irrigated.
7. Fire Protection.
The proposed "Oak Court" street name duplicates another street name and
should be changed. The name Cardinal Court" is suggested in keeping with the
bird theme of other streets in this area.
C. FINDINGS
The Zenith III tentative map is consistent with the General Plan and fulfills
the requirements of the City's Zoning Ordinance, Subdivision Ordinance, and the
State hlap Act. Although the land use designation on the General Plan is presently
shown as Park, the City, as previously noted, has determined that the site is
not suitable for park development. The General Plan will be formally amended in
1975 to reflect this decision.
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