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HomeMy WebLinkAboutAgenda Statement 1987/06/16 Item 29 COUNCIL AGENDA STATEMENT Item 29 Meeting Date 6/16/87 ITEM TITLE: Public Hearing: PCS 87-7 - Consideration of tentative subdivision map for Bel Air Ridge Chula Vista Tract 87-7 - Louis S. Cohen and Associates Resol uti on/ G. 'r7✓ Approving PCS 87-7 tentative subdivision map for Bel Air Ridge Chula Vista Tract 87-7 SUBMITTED BY: Director of Planning w REVIEWED BY: City Managers (4/5ths Vote: Yes No X ) The applicant has submitted a tentative subdivision map known as Bel Air Ridge, Chula Vista Tract 87-7 in order to subdivide a 12.2 acre parcel of land into 46 lots to be developed for single family dwellings, with one open space lot; the project site is located north of East J Street adjacent to the eastern boundary of El Rancho Del Rey Unit 6D. The area is designated on the El Rancho Del Rey Specific Plan for a density of 2-4 d/u per acre. Thus the subdivision is in compliance with the plan. An Initial Study, IS-87-33, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 30, 1987. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended adoption of the Negative Decl aration. RECOMMENDATION: 1 . Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-33. 2. Based on the findings contained in Section "E" of this report, approve the tentative subdivision map for Bel Air Ridge, Chula Vista Tract 87-7, subject to the following conditions: a. The developer shall be responsible for the construction of full public improvements for all streets shown on the Tentative Map within the Subdivision. Said improvements shall include but not be limited to: pavement and base, curb, gutter, sidewalk, sewer and water facilities, drainage facilities, street trees, street lights and signs. Said improvements shall be guaranteed prior to approval of the Final Subdivision Map. Page 2, Item 29 Meeting Date 6/16/87 b. All streets shall conform to the requirements contained in the Chula Vista Subdivision Manual . c. East "J" Street shall be designed for 35 mph. The minimum distance between intersections shall be 250 feet, measured from centerline to centerline. d. Developer shall submit a preliminary alignment (horizontal and vertical ) for East "J" Street from the southerly subdivision boundary to the existing improvements to the southeasterly. Said alignment shall include existing topography to demonstrate that the road can reasonably be constructed. e. Specific methods of handling offsite storm drainage shall be subject to detailed review by the City Engineer prior to approval of grading or improvement plans. Design shall be accomplished on the basis of the requirements of the Subdivision Manual . f. Graded access shall be provided to all drainage structures, including outlets. This requirement may be waived if the City Engineer determines that the outlet to storm drains can be adequately maintained by an open space maintenance district. Paved access shall be provided to drainage structures located in the rear yards of lots. g. The drain pipe shown along the rear of lots 1 through 5 shall be eliminated. If this is not possible, paved access shall be provided and gates constructed in all fences to provide access to drainage structures. h. Developer shall obtain and grant to the City any offsite easements for drainage or street purposes prior to approval of the Final Map. i. A drainage swale shall be provided to the toe of slope southerly of lots 35, 43, 44, 45, 46, and 47. j. Developer shall enter into a development agreement to participate in a Facilities Benefit district for the construction of offsite improvements impacted by the subject project. k. Developer shall pay Casa del Rey Reimbursement charges in accordance with Resolution 10349. 1 . The subject property is within the boundaries of the proposed Assessment District 87-1 (East "H" Street Assessment District). The developer shall agree to not protest formation of the Assessment District 87-1 and to not protest inclusion of the subject property in said District. m. Open Space Lot A shall be dedicated to the City in fee title as open space. The developer shall request the inclusion of open space lot A in the formation of open space district 13 prior to the recordation of the final map. Page 3, Item 29 Meeting Date 6/16/87 n. The subdivider shall be required to pay Park Acquisition and Development in lieu fees prior to recordation of the Final Map. RCT fees will be required prior to issuance of building permits. o. The development standards submitted by the applicant shall be recorded and will constitute the basic regulations to be utilized in applying the PC zone to the subdivision and in construction within the subdivision. p. The subdivider shall install public fire hydrants at three locations within the proposed subdivision. The exact location and type of hydrant will be determined by the City Fire Marshal . q. Copies of the CC&Rs shall be submitted to the Planning Department for review and approval prior to recommendation of the Final Map. r. The developer shall retain a qualified paleontologist on site to monitor the original cutting of previously undisturbed formations to inspect cuts for contained fossils. In the event that well preserved fossils are discovered, the paleontologist shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Fossil remains collected during the salvage program shall be cleaned, sorted and cataloged and, with the owners permission, and deposited in a scientific institution with paleontological collections such as the San Diego Natural History Museum. The following are not conditions of approval but will be required under the authority of the Chula Vista Municipal Code: a. The development shall pay Traffic Signal Participation fees in accordance with City Council policy prior to issuance of building permits. b. The developer shall pay school fees in the amount of $1 . 50 per square foot of residential construction to the school districts prior to obtaining building permits for the project. c. The developer shall pay all applicable sewer fees, including but not limited to Sewer Participation Fee, prior to issuance of building permits. d. The developer shall underground all existing overhead facilities lying within the Subdivision. All utilities serving the Subdivision shall be undergrounded. e. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. f. The developer shall install street trees in accordance with Section 18.28.10 of Chula Vista Municipal Code. Page 4, Item 29 Meeting Date 6/16/87 g. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of Final Maps and all plans shall be in accordance with the provision of the Subdivision Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission, at its meeting of May 27, 1987, voted to recommend approval of the tentative subdivision map subject to two revisions to staff recommended conditions which are as follows: 1 . Delete a condition to require provision of a bench in the manufactured slope at the rear of lots 12-13 and 15-20 adjacent to open space lot A. 2. Add to condition 9 a requirement that no recreational vehicle be parked upon public streets in excess of 24 hours at one time. Revision number 1 has been incorporated into the recommended conditions of approval included in this report. However, revision number 2 has not been included in the recommended conditions of approval for the reasons discussed in the Tentative Map section in the discussion portion of this report. DISCUSSION: Adjacent zoning and land use. North - PC - utility easement, dedicated open space South - PC - single family residential East - PC - vacant, (single family residential and open space proposed) West - PC - single family residential , open space Existing site characteristics. The subject property is a 12.2 acre vacant parcel surrounded on the east, south and west by El Rancho Del Rey Unit #6, and El Rancho Del Rey SPA. Property to the north constitutes a utility easement and dedicated open space. The open space to the north is a part of the south leg of Rice Canyon. The site is located along a ridge adjacent to an open space canyon and a portion of a second north-south ridge. Ridgetop elevations are about 460 feet with the canyon bottom elevation on the northern border of the site at 340 feet. The steeper canyon slopes onsite are approximately 30 percent. Present access to the site is through the terminus of Paseo Ladera. Proposed development. The project consists of the subdivision of 12.2 acres of land into 46 residential lots and a dedicated open space lot consisting of 1 .07 acres. The subdivider proposes to construct single family detached homes for a gross density of 3.77 du/ac. It is anticipated that the homes would range between 1 ,300-1 ,800 square feet. However, detailed plans outlining the characteristics of the product type have not been submitted to date. 1 ",-7 ;, Page 5, Item 29 Meeting Date 6/16/87 Grading of the property would involve 320,000 cubic yards of balanced cut and fill . This would result in a maximum cut of 25 feet and a maximum fill of 40 feet. Approximately 24 acres would be graded, some offsite. Approximately 18% of the total excavation is necessary to extend East "J" Street and would be required regardless of the design of the proposed subdivision. The proposed road network for the subdivision consists of two residential through streets which would be extensions of the proposed street network outlined in the El Rancho Del Rey SPA (referred to as "A" and "D"). "D" Street is proposed to be installed as a half street pending construction of this portion of El Rancho Del Rey. Two cul-de-sacs access from "A" and "D", one on each street, and would serve lots 7-13 and 36-47. East "J" Street is proposed to be extended along the southwest property boundary. Proposed street names are to be determined in conjunction with the developers of El Rancho Del Rey and are being evaluated by the Planning Department. The proposed tentative subdivision at 3.77 du/ac is in conformance with the General Plan. The project area is not within the El Rancho Del Rey SPA, and has no specific plan of its own. However, the site design conforms to development both existing and proposed within this portion of El Rancho Del Rey, and development standards submitted substantially conform to development standards for surrounding areas. The development standards follow the general format for R-1 development, with the following exceptions. 1 . Since dedicated right-of-way for utilities along East "J" Street is 4.5 feet rather than 2.5 feet for properties surrounding the subdivision, a 33 foot building setback from East "J" Street is proposed rather than the standard 35 foot setback. Given the fact that additional right-of-way is required for this subdivision, staff has no objection to the 33 foot setback in that it constitutes no visible difference between the two setbacks. 2. The standard side yard setback of 10 feet on one side and 13 feet for both sides would be applied to this subdivision with the exception that the developer is requesting a 5-foot setback on each side or 10 feet for both sides in the case where a 3-car garage was scheduled for construction on the lot. The standard 10-foot separation required between units would remain the same. 3. In standard R-1 developments up to 30% of lots created in a subdivision may be less than 7,000 square feet, but may not be less than 5,000 square feet. The proposed subdivision design has listed all lots to be 7,000 square feet or larger. The average lot size for the map is approximately 8,000 square feet. 4. In a standard R-1 development at least 90% of all lots must have a lot width of 60 feet or more, excepting cul-de-sacs. The remaining 10% must have at least a 50-foot lot width. The developer in this case is requesting an exception to reduce the percentage of lots with a 60 foot width from 90% to 70%. The remaining 30% would have a lot width of at least 52 feet (excluding cul-de-sacs). • Page 6, Item 29 Meeting Date 6/16/87 Tentative map. The tentative map, as conditioned, conforms with the applicable City zoning standards and the City's subdivision regulations. However, there are concerns by staff regarding additions to condition 9, as recommended by the Planning Commission, that the CC&Rs submitted prohibit on street parking of recreational vehicles for periods of time longer than 24 hours. It would be difficult if not impossible to enforce such a condition through CC&Rs, since parking within the right-of-way involves property owned by the City and is neither owned nor controlled by the homeowners association. In addition, municipal ordinances already dictate the maximum time period for on street parking as 72 hours, as does prevailing State law. On the whole, however, the tentative map as proposed maintains minimum lot sizes and development standards which tend to reflect traditional R-1 development regulations. It is appropriate therefore to recommend approval . FINDING Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Bel Air Ridge, Chula Vista Tract 87-7, is found to be in conformance with the various elements of the City's General Plan based on the following: 1 . The site is physically suitable for the residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not affect the existing improvements -- streets, sewers, etc. -- which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use The proposed subdivision is in conformance with the El Rancho Del Rey Specific Plan Area in effect over this region. b. Circulation The proposed street network is designed to conform to the circulation network outlined in the El Rancho Del Rey Plan and thus with the General Plan. c. Housing The proposed subdivision would serve to increase available housing stock consistent with the area. Page 7, Item 29 Meeting Date 6/16/87 d. Conservation The proposed project will not substantially effect the south leg of Rice Canyon, which runs along the northern boundary of the project, and there are no significant natural or cultural resources which are present which would impact the conservation element of the General Plan. e. Park and Recreation, Open Space The subdivision provides dedication of substantial open space and the developer is required to pay Park Acquisition and Development fees in lieu of dedicating and improving parkland. f. Seismic Safety The proposed subdivision is located in the vicinity of the La Nacion fault system. This fault system is considered only potentially active and does not pose a substantial threat to the project. g. Safety The site is within the response time of both police and fire services. h. Noise The resulting single family units will be required to meet UBC standards in terms of acceptable interior noise limits. i. Scenic Highway The site does not abut a scenic route or gateway. j. Bicycle Routes Adjoining streets have not been designated as bicycle routes. However, "J" Street is designed for a 50' curb to curb width which will accommodate bicycles together with on-street parking. k. Public Buildings No public buildings are planned for the property. 4. Pursuant to Section 66412.2 of the Subdivision Map Act, the City Council certifies that it has considered the effect of this approval on the housing needs of the region and has balanced those needs against the public service needs of the residents of the City and the available fiscal and environmental resources. FISCAL IMPACT: Not applicable. WPC 3961P