HomeMy WebLinkAboutReso 1973-707711/6%73
RESOLUTION NO. 7077
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ADOPTING A POLICY FOR PLANNED UNIT
DEVELOPP!IENTS
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City Planning Commission has determined that
guidelines are necessary for the development of Planned Unit Develop-
ment plans which would be acceptable to the City, and
WHEREAS, numerous meetings and conferences were held to obtain
~ suggestions and recommendations from representatives of interested develop-
ers, and
~~ WHEREAS, the Planning Commission set the time and place for
a public hearing to consider adoption of a PUD Policy, and notice of
~~ said hearing, together with its purpose, was given by the publication
in a newspaper of general circulation in the City at least 10 days prior
to the date of said hearing, and
WHEREAS, a hearing was held at said time and place, namely
- 7:00 p.m., December 4, 1972, January 15, 1973, February 26, 1973,
March 5, 1973, June 13, 1973 and July 11, 1973 in the Council Chamber,
Civic Center, 276 Fourth Avenue, before the Planning Commission, and said
hearing was thereafter closed, and
WHEREAS, the Planning Commission has recommended to the City
Council the adoption of a policy for Planned Unit Development and the
City Council has heretofore held public hearings on August 7, 1973,
September 25, 1973 and November 13, 1973 to consider the adoption of the
policy attached hereto and incorporated herein by reference as if set
forth in full.
" NOW, THEREFORE, BE IT RESOLVED that the City Council of the
City of Chula Vista does hereby adopt a Planned Unit Development Policy
as attached hereto, entitled "A Guide for Planned Unit Developments"
for the City of Chula Vista.
Presented by
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D. J. Pete on, Director of
Planning
Approved as to f/o/rm by
George D. indberg, City Attorn
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1~DU}" 1'iD r'1}~~ll 11}'I'}COVED I3Y ~'I}1: C1'.1'Y COUNCIL OF Z'I}E CI'1'X
OI' C}II1LA VISTi1, CALI}~O}ZF:II~, this 13th day o f November ~
197 3, by the ial..lo~ainc; vote, to-~•?it:
r~Yrs
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STATE OF CALIFORNIA
COON^1 ~' OF SAN DIEGO ) s s .
CITY OF CHULA VISTA
I,' J~NNI~ M. I"ui.f~SZ, C.~.ty C.QeaFz vs I12e C~.~y v~ Chu.~a V.~e~a,
Ca.P.~,~o~cn~.a, 17C ~f~P.FBy C~RTTFY Iha~ Elie ~a.bvve ar~d ~vnegv~.ng ~i.o~ a ~uxk.,
Inue a~.d co~~ect~ copy o~
and that the dame had nvt been amended vR nepea.2ed.
' ~AT~D:
~.-t y ~; anti
Cvtc-:c~ ~m~rt Egdahl, Scott, Hobel, Hyde
CUU-t~ti~-nC-1 Hamilton
CUttiiGi.~'me-1 None
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PUD POLICY
A GUIDE FOR PLANNED UNIT DEVELOPMENTS
CITY OF CHULA VISTA
Adopted by Planning Commission Resolution PCM-73-4 on July 11, 1973
Adopted by City Council Resolution No. 7077 on November 13, 1973
It is the intent of these development standards to provide
an applicant for a Planned Unit Development with minimal
guidelines to be utilized in the design of a Planned Unit
Development for submission to the Planning Commission and
City Council of Chula Vista for approval.
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P.U.D. STANDARDS
~' 1. Setbacks, Lot Coverage and Floor Area Requirements.
(a) Setbacks.
(1) Exterior boundary of P.U.D.: 10 feet minimum, 20 feet average,
~, for single story structures. Setback shall be increased 5 feet for
each story in excess of one.
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(2) Interior: Minimum separation between structures shall be 10 feet,
however, the average setback shall be computed in accordance with the
following formulas and definitions, where:
A = Average separation in distance
S = Total stories of both 'structures, divided by 2.
L = Total length of building faces opposite each other.
The wall containing living room window shall be considered front,
the opposite side shall be the back, and the narrowest portion of
complex or building shall be the end.
Back to back
or
End to end A = 5•S + L
or 8
End to back
End to face A = 10•S + L
8
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or A = 20•S + L
Back to face 16
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(3) Individual lots: Setbacks for front, side and rear areas of
individual lots shall be established by the Planning Commission upon
review of the plans. The use of staggered setbacks on front and rear
elevations shall be utilized to avoid monotonous architecture.
(4) Recreational facilities designated for intensive use shall avoid
conflict with adjoining property by use of landscaping, mounding or
other acceptable forms of buffering.
(5) Miscellaneous: Open balconies, bay windows, uncovered porches,
etc., may project into the common and required yard areas not to
exceed a distance of 6 feet and occupy in aggregate no more than
one-half the length of the building wall where it is attached.
(b) Lot coverage.
2.
(1) Aggregate coverage: The maximum coverage by all structures in
a P.U.D. shall not exceed, in aggregate, that which would be allowed
on a single lot in the underlying zone. The square footage of dedicated
rights of way, private drives, and open parking bays shall not be
included in computing lot area regardless of zoning.
(c) Floor area. No building within a P.U.D. shall have a floor area less
than that required by the underlying zone.
2. Open Space.
Open space constitutes any area that is not improved with any structure or area
designed for use by automobiles. Open space may be left in its natural state,
landscaped in accordance with the Landscape Policy, or improved for passive or
active recreational activity. All landscaped areas shall be irrigated with a
sprinkler system or its equivalent; natural topography may require irrigat;on
for fire protection and/or erosion control. Manufactured slopes which do not
blend with the topographical 1ayc~rrt of the prn~ect will not be accepted. Any
ratio, to provide for ease of maintenance.
(a) Conmon Usable Open Space. Applicants are encouraged to retain as much
of the natural terrain as possible, however, a minimum of 400 square feet
of common usable open space (5% grade or less) shall be required for each
dwelling unit.
(1) Common usable open space shall not include private usable open
space, land occupied by buildings (other than recreational), driveways,
streets, or parking areas.
(2) Usable open space adjacent to streets or driveways shall not
count toward satisfaction of the requirement for common usable open
space unless it is screened with landscaping or fencing to buffer such
areas from the traffic.
(3) 4Jithin any given complex active recreational areas, such as
swimming pools, tennis courts, basketball courts, children's play areas,
etc., shall be developed. A minimum area of 10,000 square feet shall be
required for any development up to 100 units, increasing by 100 square
feet per unit thereafter.
a
3.
(4) Park land dedicated in excess of that required by Chula Vista
City Standards may be credited as common usable open space. The exact
amount of credit will be determined by the City Council.
(b) Private usable open space shall include private patios, balconies, or
roof areas designated and equipped for recreational or leisure activity.
These areas sha11 be as follows:
Minimum Area Minimum Dimension
* i bedroom units
* 2 bedroom units
* 3 or more bedroom units
250 sq. ft. i2 ft.
300 sq. ft. 12 ft.
400 sq. ft. 15 ft.
Note: Private usable open space of 300 square feet or more may be split
into two locations (minimum of 100 square feet and 7 foot dimension for
smallest area).
r-- * Multistoried projects may include this in their common open space area.
(c) Phasing. Common open space proposed for active recreational use shall
be installed with the first unit of development. If said development is
phased into more than one increment, and said active use is proposed in more
than one area of the development, the Planning Commission and City Council
shall determine the phasing of said recreational areas. Usable open space
areas shall be provided in increments in proportion with the total development.
3. Parking and Circulation.
(a) The internal circulation and parking systern shall not be the dominant
feature in the overall design of a P.U.D. It should be designed to provide
efficient and safe vehicular access to dwelling units, garages, and parking
stalls without being disruptive influence on pedestrians, open spaces or the
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(b) Access roads shall adhere to the following minimum standards:
One vray Two way
(1) Access with no parking 12 ft.* 24 ft.
* Said driveway shall be increased in width to 15 feet to serve
emergency vehicles, when deemed necessary by the staff.
(2) Access with parking shall be developed in accordance with the
parking table standards adopted by the City, except the minimum aisle
width shall be increased from 24 feet to 28 feet ror• 90° parking sta7is.
(3) Minimum turning radius .or a cul de sac without parking shall be
`~'r 24 feet, ho~vever, "T" type turnarounds will be considered for those areas
serving a limited number of dwelling units.
(4) No drive or common parking area shall be closer than 10 feet to any
building or portion thereof used for human habitation.
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(c) Parking for the residential areas shall consist of two assigned spaces
peP unit, one of which shall be covered and designed to be an integral part
of the overall architectural theme. in addition, one guest space per unit
shall be provided in parking bays or onstreet in areas convenient to the
residences.
(d) The applicant shall offer for dedication all areas designated for
primary access within the project. The City may reject the offer of dedica-
tion, whereby the applicant shall then grant an easement to the City for
traffic enforcement and access rights over said areas as well as all private
areas of vehicular travel or parking, and further, shall request that the
City adopt a resolution imposing all provisions of the California Vehicle
Code and traffic code of the City of Chula Vista as regulations upon all
private road and parking areas.
(e) Paving, ramping, and clearance requirements of the Parking Table, as
adopted by the Planning Conunission, shall be followed. Paving for all road-
ways (public or private) shall be in accordance with standard street sections
on file with the Department of Public Works.
4. Grading
The Planned Unit Development shall relate harmoniously to the natural topography
of the site, make suitable provisions for the retention of natural topography and
natural features of the site, and shall otherwise be designed to use such natural
features and amenities to the best advantage of the P.U.D. The creation of large.
manmade slopes shall 5e avoided where feasible. Any slopes that are created shall
be sculptured into the natural topography; toes and tops rounded, variable slopes
utilized, etc., in accordance with the City grading ordinance.
5. Architecture.
The Planned Unit Development shall relate harmoniously with the natural features
of the site, any permanent adjacent structures, and with the overall design concept
of the oroiect, To phja~t;"el~,, sut.sfv this iriPrii ihP ~ianninn fnm..,;c-~;~ ~....r
- __ ~~w..~ :. ~.,_.. , .,_~~.. ., ~ . - r_~~ . ~:~s ~;= the arch i tec~tu~~e or. i~~c fo i l owl ng: '~„
(a) The general appearance of the proposed P.U.D. shall relate harmoniously
to the natural features of the site or area and to any permanent existing
development in the following manner:
(1} Size, bulk and height of the structures.
(2) Materials proposed to be used on the exterior of all structures.
(3) Building setbacks.
(4) Style of architecture.
(5) Colors.
(6} General standards of site development.
. , ~, .
(7} Landscaping materials.
(8} Fence and/or wall design and materials.
i
5.
(b) Any architectural theme established shall be utilized on all elevations
of the structure facing the following areas:
(1) The exterior boundary of the P.U.D.
(2) Areas of .vehicular circulation.
(3) Areas of pedestrian circulation.
(4) Areas of usable open space.
(c) It is recognized that architectural compatibility can be produced by the
utilization of landscaping breaks, grade separations, etc., and that under
these conditions the architecture of a proposed P.U.D. may not in itself have
to be as harmonious as vrould normally be required.
(d) At the time of submission of an application for a P.U.D.; a preliminary
policy and standards for room additions or other architectural ;codifications
shall be submitted for approval by the Planning Commission and City Council.
The approved standards shall be included in the deed restrictions.
6. Landscaping.
Landscaping shall be in conformance with the Landscape ~~lanual and the following
guidelines:
(a) All manmade slopes shall be covered with a variety of ground cover
materials. Slopes over 6 feet in height shall, in addition to the ground
cover, utilize a shrub or tree per 100 square feet of slope area.
(b) Level areas (as defined in the usable open space section) shall be pre-
dominantly covered with a ground cover such as.grass, to promote recreational
use. A minimum of two trees shall be utilized for each unit; at least ]0%
~ha i i be boricu :~i Cvntdincrcu ~7cCiiiicn $iZe. iiiir~iiTiu~il of i-~'r feet
lri ii2lQ~it.
=::c `L.. cape; ..;.~„ ;~;w;~ted; a t^e remainder, ai, cac 7u;~ ::;;ai i be i5 yc.
size, 6 feet in height and 12" caliper when planted, and at least 20% shall
be 5 gal. size. Additional trees shall be required in open space areas; they
shall be a minimum of 5 gal. A variety of trees shall be utilized, columnar,
wide and medium spreading, etc. Additional 5 gal. shrubs and trees shall be
used throughout the project in adequate number to accent open areas, buildings
and screen parking treas.
{c) Additional specimen materials shall be utilized near the entrance to the
project and along. dedicated streets. Street trees shall be a minimum of
l5 gal., 6 feet tall and 1~" caliper when planted.
7. Miscellaneous Requirerents.
(a) Alighting system shall be provided on all walkways, usable open space,
circulation areas, parking areas, maintenance facilities, and all other
similar facilities. No point on any area requiring illumination shall be
illuminated by less than .2 foot candles. Alighting plan shall be submitted
indicating by graphic illustration the following for each fixture:
(1) Location and lamp wattage.
(2) h~ounting height.
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6.
(b) A system of pedestrian
units Hrith open space areas,
commercial areas, guest park
are needed. No point of the
or portion of a building use
designed to eliminate any co
a si^gle living unit to the
width; .all other walks shall
(c) Storage facilities.
walkways shall be provided to link all residential
recreational fac ilities, public facilities,
ing, and all other areas that pedestrian links
walk shall be closer than 5 feet to any building
d for human habitation. All walkways shall be
nflict with vehicular circulation. Walkways linking
overall walk system shall be a minimum of 35" in
be a minimum of 5 feet in width.
(1) Private storage areas with a minimum dimension in any direction
of 4 feet, within garages or accessory storage structures, shall be
provided in accordance with the following table:
1 bedroom 80 cu. ft.
2 bedrooms 160 cu, ft.
3 or more bedrooms 2~0 cu. ft.
(2) Private trash storage enclosures or common trash bin enclosures
shall be provided. Private trash storage areas shall be 3 ft, X 6 ft.
minimum and enclosed with a solid enclosure 4 ft. high with a solid gate;
however, they may be designed as an integral part of the private storage
area. Common trash areas shall be of construction compatible with the
architecture of the development and built in accordance with Sec. 33.901 B,
paragraph 34 of the Zoning Ordinance.
(3) A common storage area for the parking of trailers, campers, boats
and other recreational vehicles shall be provided. The storage area shall
be screened by a combination of 6 ft. solid wall or fence and landscaping.
One space per 10 units shall be required unless it is determined by the
Planning Commission that the characteristics of the units generate the
-~d for additional spaces or fewer spaces. The spaces shall be a minimum
~ ra. v ~7 r~ • r i ~ or 1 ~
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(4) Facilities for the storage of maintenance equipment and supplies shall
be provided.
(d) Antennas. A common central television antenna or cable TV 'service shall
be utilized. No other exterior radio or TV antenna shall be permitted and the
deed restrictions shall prohibit the placement of any such antenna within a P.U.D.
8. Density Incentive Standards.
^ursuant to Sec. 33.601 A (6) (F) of the Zoning Ordinance, the Planning C;,r~a~r ssion
and City Council may authorize densities in P.U. D: Modifying Districi:s above those
normally permitted in the underlying district. Such density increases may be allowed
only in cases where the Planning Commission and City Council determine that the streets
and other public facilities in the area are adequate to serve the number of dweilinq
units proposed and that the increased density proposed will not be detrimental to
xisting potential surrounding uses, but rather will have a beneficial effect which
could not be achieved under standard zoning districts.
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7.
For purposes of determining the base density allowed under conventional develop-
ment and the maximum density permitted in the P.U.D, Modifying District, the
following table shall be used:
Maximum Density Allowed
Base Density under P.U.D. f~odifying Uist.
Zoning District (U.U./Acre) (D.U./Acre)
R-E-40 .8 1.1
R-E 1.7 2.2
R-1-15 2.2 2.9
R-1-10 3.3 4.4
R-1 4.6 6.2
R-1-5 6.5 8,7
(a) Density Incentive Features. the amount of density increase granted
shall be in proportion to the degree to a~hich the applicant's plan incor-
porates the following desirable features in excess of tf~e level normally .
required. Generally the amount of the density increase for the provision
of any one feature should be no greater than 30% of the difference between
the base density and tine maximum density; however, the Planning Commission
and City Council shall have the authority to adjust this percentage where
such adjustrnent better achieves the purposes of the P.U.D. Ordinance and
Policy, or better protects the public health, safety and general welfare.
List of Density Incentive Features:
(1) Common open space and improvements beyond that normally required
for separation of buildings and which serves the recreational
and open space needs of the residents.
(2) Dedication of land for public use, such as fire station sites,
7: L.__._.. t.___7_ ._i._ _i~
(3) A mixture of housing types.
(4) Installation of plant materials of a size and species beyond that
required in paragraph 6 above and the Landscape Policy.
(5) Special sensitivity in the design of grading plans and the treat-
ment of slopes.
9. Convenience Uses.
Applicants shall be encouraged to provide such uses as small convenience markets
and service shops, eating places, etc., in central locations so as to encourage
pedestrian rather than vehicular traffic.
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