HomeMy WebLinkAboutAgenda Statement 1987/06/23 Item 25b COUNCIL AGENDA STATEMENT
Item 25b
Meeting Date 6/23/87
ITEM TITLE: Public Hearing: (b) PCS-87-8 - Consideration of a tentative
subdivision map for Rancho del Sur,
Chula Vista Tract 87-8, located 1/2
mile east of I-805 freeway on the south
side of Telegraph Canyon Road at the
easterly terminus of East Naples Street
- Great American Development Company
Resolution /3/6// Approving tentative subdivision map for
Rancho del Sur, Chula Vista Tract 87-8
SUBMITTED BY: Director of Planning r
te
REVIEWED BY: City Manager ./ (4/5ths Vote: Yes No X )
The applicant has submitted a tentative map known as Rancho del Sur, Chula
Vista Tract 87-8 which provides for the division of 108+ acres of property
into 3 types of development, consisting of Unit I which is proposed for
attached multiple family housing as well as a future development site, Unit II
which is identifying 70 detached single-family lots at a minimum size of 3,750
square feet, Unit III which features 54 single-family lots--a typical size of
4,500 - 5,000 square feet, and Units IV and V which feature 162 single-family
detached lots varying from 6,000 to 7,000 square feet. The project site is
located south of Telegraph Canyon Road and east of Foxboro Avenue.
The rezoning of the property to accommodate the proposed subdivision was the
subject of a previous item on this agenda. Therefore, if the rezoning is
recommended for approval the subdivision will be in compliance with the zoning
recommended.
The Environmental Impact Report for this project, reference EIR-87-3, was the
subject of a public hearing as a previous agenda item. Mitigation required in
the EIR will be included as part of project design and/or conditions listed in
this report.
RECOMMENDATION: That Council , based on the findings contained herein, adopt
a resolution approving the Tentative Subdivision Map for Rancho del Sur, Chula
Vista Tract 87-8, subject to the conditions listed at the end of this report.
BOARDS/COMMISSIONS RECOMMENDATION: On May 27, 1987, the Planning
Commission, by a vote of 6-0 with one Commissioner absent, denied the
application. The Commission's action is discussed in the rezoning report
(PCZ-87-I) .
Page 2, Item 25b
Meeting Date 6/23/87
DISCUSSION:
Reference the rezoning report for adjacent zoning and land use as well as
existing site characteristics.
In addition to Unit I which is proposed to be retained as a single-multiple
family development lot, three different single-family detached building
programs are planned. Approval of the subdivision map as proposed subject to
the conditions recommended by staff will allow the developer to proceed with
the sale or development of the lots in accordance with the precise plan
guidelines being established for this project.
Unit II which proposes the development of 70 lots with a minimum size of 3,750
square feet calls for a 50-foot wide lot with a minimum depth of 75 feet.
This minimum depth would be used only for those lots which back up to the 250
foot wide San Diego Gas & Electric easement. The lots increase in length from
between 80 to 100 feet for the interior portion and would allow for a maximum
building area in excess of 2,000 square feet with more traditional setbacks
provided. While the setbacks would allow for a first-story building to
encroach within ten feet of the front property line, the garage setback would
be a minimum of 15 feet with the second story setback at 20 feet. These
setbacks coupled with the public road system which includes additional area
between the sidewalk and the front property line would insure a standard
parking space to be accommodated in front of each of the garages planned for
the development. A rear yard of a 15-foot depth is also established.
Unit III, which abuts the Foxhill Development, calls for lots of 50 foot in
width with a minimum depth of 90 feet, with a more typical depth of between 95
and 100 feet. Building areas and setbacks are comparable to area II and again
planned with a public street system. It should be noted that the adjacent
(Foxhill ) (Chula Vista Woods) development which became fairly controversial in
the subdivision stage features 50 by 70 foot lots with relatively narrow
private street systems having reduced front setbacks with both sidewalks and
parking occurring on only one side of the street. This combination creates a
rather crowded appearance as you drive through that project.
The development standards proposed for Rancho del Sur including the public
street system is a concerted effort on the part of both the applicant and the
staff to avoid any comparison or duplication of the Chula Vista Woods
project. Lot L and M form the proposed 3.8 acre public park development that
will front along Naples Street and encompass a portion of the San Diego Gas &
Electric easement. The area lying west of San Diego Gas & Electric easement
identified as Units IV and V is proposed at 60-foot wide lots with a minimum
lot area of 6,000 square feet and a lot average in excess of 7,000 square
feet. Staff has placed a condition on the map that would limit the number of
6,000 square-foot lots to no more than 40 percent of the Unit IV and V area.
The development standards proposed for Units IV and V are consistent with the
City's R-1 standards.
Page 3, Item 25b
Meeting Date 6/23/87
In conclusion, the developer has been consistently adjusting lot sizes upward,
reducing the number of lots, reducing density, and expanding the park area in
response to staffs' concerns and in response to input from the hearing
processes to date. The resulting subdivision represents a final product of
mixed lot sizes and building products near the lower range of the General Plan
designation for this area.
The subdivider has chosen the following names for the lettered street sections
shown on the tentative map: "A" E. Naples Court, "B" Sundown Drive, "C"
Rainbow Lane, "D" Sundance Court, "E", "I" and "Q" Diamond Drive, "H" Halley
Court, "F" Equinox Court, "G" Sundrop Court, "J" Cloudwalk Canyon Drive, "K"
Indigo Canyon Road, "L" Pacific Hill Drive, "M" and "N" Crescent Drive, "0"
Sunburst Lane, "P" Meridian Court.
FINDINGS:
Pursuant to Section 66473.5 of the Subdivision Map Act, a tentative
subdivision map for Rancho del Sur, Chula Vista Tract 87-8 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. The subdivision will provide for the extension of East Naples
as a collector road system intersecting with Medical Center Drive, and
will also provide secondary access to the substreet and provided in the
Chula Vista Woods subdivision directly to the south of this development.
3. The project is in substantial conformance with the Chula Vista General
Plan as follows:
a. Land Use
The proposed subdivision falls within the density range set by the
Chula Vista General Plan with the overall density calculated near the
lower end of the range.
b. Circulation
The proposed street network is designed to conform to the circulation
network outlined in the Chula Vista General Plan including the
widening of Medical Center Drive to function as an arterial road as
well as providing for the extension of East Naples Street as a
residential collector.
Page 4, Item 25b
Meeting Date 6/23/87
c. Housing
The proposed subdivision will provide for several varieties of
housing types to serve various economic groups.
d. Conservation
The proposed project will provide the retention of open space through
much of the San Diego Gas & Electric easement as well as providing
for retention of certain open space areas in a natural state as well
as a reconfigured state along Telegraph Canyon Road to preserve and
enhance the scenic qualities of that system.
e. Parks and Recreation and Open Space
The subdivider proposes to develop 3.8 acres of active park land
which is in excess of the requirement specified in the Chula Vista
Municipal Code and has agreed to participate in the planning and/or
the development of Greg Rogers Park as a community facility. In
addition, open space is being provided in a natural and relandscape
condition along both Telegraph Canyon Road as well as East Naples and
Medical Center Drive in combination with walls and berms and is some
cases increased parkway widths with meandering walks to enhance the
overall quality of the development.
f. Seismic Safety
A portion of the subdivision, specifically unit I, is bisected by a
trace of the La Nacion fault which is noted in the Environmental
Impact Report appears to be mitigable through proper planning and
design and construction practices. This would include review by
qualified geologists of the project site plans including the
incorporation of setbacks associated with development in the vicinity
of the La Nacion fault.
g. Safety
The site is within acceptable response times for both fire and police
services. Community Hospital is within 1/4 to 1/2 mile to the
subject site.
h. Noise
Certain portions of the project adjacent to Telegraph Canyon Road and
Medical Center Drive are subject to noise contours which will require
the construction of berming and/or walls of sufficient size to
mitigate the impact. Project design standards reflect the
construction of the necessary walls and/or berming. The construction
of the adjacent residential development will be such that the UBC
standard must be met as it relates to providing acceptable interior
noise limits for the multiple family area. A condition has been
included to address the single family home construction.
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Page 5, Item 25b
Meeting Date 6/23/87
i . Scenic Highway
Telegraph Canyon has been identified as a scenic route. The
applicant is providing landscaping. The grading standards coupled
with the proposed design review of the buildings proposed in this
area to ensure compliance with the scenic highway standards in
addition the proposed signing plan as well as existing signing is
being integrated into a comprehensive program to comply with the
scenic route requirements.
j. Bicycle Routes
Sufficient road width is being provided on both East Naples Street
and Medical Center Drive to accommodate bicycles together with
limited on-street parking.
k. Public Building
No public buildings are planned for the property other than the
development of the park site on lots L and M. There are no public
buildings identified on the General Plan for this area.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
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 of the Chula Vista and
the available fiscal and environmental resources.
CONDITIONS:
Following are the staff recommended conditions of approval :
1 . 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: A.C.
pavement, base, concrete curb, gutter and sidewalk, medians, sewer and
water facilities, drainage facilities, street trees, street lights and
signs. Said improvements shall be guaranteed prior to approval of any
final subdivision maps.
2. The developer shall be responsible for the construction of East Naples
Street from Foxboro Avenue to Medical Center Drive. Improvements shall
conform to the typical section for East Naples Street contained in the
Tentative Map except that the right-of-way on the northerly side may be
reduced to a total of 30 feet, measured from the centerline of the roadway
for that portion of the right-of-way outside the subdivision boundary.
Said right-of-way shall be acquired and dedicated to public use prior to
approval of any Final Maps. The roadway of East Naples shall be widened
an additional 4 feet in those locations where residences front on said
street.
Page 6, Item 25b
Meeting Date 6/23/87
3. The developer shall be responsible for the design and construction of
Telegraph Canyon Road from the existing ultimate improvements to the
easterly Subdivision boundary to the satisfaction of the Director of
Public Works as a condition of the first final map. Telegraph Canyon Road
shall be designed to Chula Vista Prime Arterial Street Standards.
4. Transitions from ultimate improvements to existing improvements on
Telegraph Canyon Road and Medical Center Drive shall be provided to the
satisfaction of the City Engineer. Transition improvements shall include,
but not be limited to A.C. pavement, A. C. dike and appropriate drainage
facilities. Additional right-of-way required to provide said transition
shall be obtained prior to approval of the Final Subdivision Maps
requiring said transition improvements. Permits may be required by the
County for work beyond City limits.
5. Concurrent with Phase I the applicant shall be required to provide (A)
eastbound Telegraph Canyon Road left turn to northbound I-805 consisting
of dual left turn lanes of sufficient length as determined by the City
Engineer. Said Telegraph Canyon Road lanes shall be designed to
accommodate two through lanes eastbound (B) westbound right turn to
northbound I-805, providing improvements to both lane widths and turn
radii .
6. Traffic control plans for all work in Telegraph Canyon Road and Medical
Center Drive shall be approved by the City Engineer concurrent with
approval of improvement plans for said streets.
7. The developer shall obtain notarized letters of permission to grade
offsite prior to issuance of grading permits.
8. Developer shall annex to the special sewer rate district served by the
Chula Vista Woods pump station for units which require this system.
9. Paved access shall be provided to all sanitary sewer manholes. Graded
access shall be provided to all storm drain structures including inlet and
outlet structures.
10. The developer shall grant easements for all offsite public sewer and storm
drain prior to approval of any final map requiring those facilities. A
joint use agreement with SDG&E may be required within SDG&E easement.
11 . Sewer manholes shall be provided at all changes of alignment and grade.
Sewers serving 10 or less equivalent dwelling units shall have a minimum
grade of 1%.
12. Specific methods of handling storm drainage are subject to detailed
approval by the City Engineer at the time of submission of improvement and
grading plans. Design shall be accomplished on the basis of the
requirements of the Subdivision Manual and the Grading Ordinance (#1797 as
amended) .
Page 7, Item 25b
Meeting Date 6/23/87
The developer shall submit calculations to demonstrate compliance with all
drainage requirements of the subdivision manual to include, but not be
limited to, dry lane requirements. Calculations shall also be provided to
demonstrate the adequacy of downstream drainage structures, pipes and
inlets.
13. The developer shall grant to the City street tree planting and maintenance
easements along all public streets within the Subdivision.
14. Lot lines shall be located at the top of slopes. Lots shall be so graded
as to drain to the street or an approved drainage system. Drainage shall
not be permitted to flow over slopes.
15. An erosion and sedimentation control plan shall be included as part of the
grading plans.
16. All buildings shall meet current Federal Flood insurance standards.
17. Developer shall enter into a development agreement with the City to
participate in a Facilities Benefit District for the construction of
offsite improvements impacted by the subject property. The developer may
receive credit in participation of the Facilities Benefit District for the
portion of Telegraph Canyon Road which is constructed beyond the
subdivision boundary.
18. The developer shall comply with all relevant Federal , State and Local
regulations, including the Clean Water Act. The developer shall be
responsible for providing all required testing and documentation to
demonstrate said compliance as required by the City Engineer.
19. Access rights along the frontage of Lot 5 to Medical Center Drive shall be
relinquished on the Subdivision Map for Unit 1 .
20. The developer shall dedicate and construct a public park area as
identified on the map totaling 3.8 acres (reference Lots L and M) with 50
percent credit given for the acreage lying under the gas and electric
easement with amenities to be provided as approved by the City' s Parks and
Recreation Director which include, but are not limited to, three lighted
tennis courts, a tot lot area, picnic tables, a cabana, drinking
fountains, park signage, and noise/privacy walls to protect residents from
the adjacent park activity which includes the tennis courts. In addition,
a jogging track, trails, trees and shrubs, and turf will be supplied on
the park site with access to Greg Rogers Park as well as a barrier to
define the separation between the open space area and the developed park
system. Waiver of any and all park fees will be subject to City Council
approval .
21 . Development of the parcels shown on the subdivision map must be in
accordance with the Precise Plan design guidelines adopted for Rancho del
Sur.
Page 8, Item 25b
Meeting Date 6/23/87
22. All landscaping including decorative walls and retaining walls shall be
subject to the approval of the City Landscape Architect. Such approval
shall include a time schedule for the proposed construction of these
amenities.
23. The applicant shall request the formation of an open space maintenance
district to address open space lots A, B, 0, S, F, G, and N as identified
on the plan.
24. The minimum lot size in areas 4 and 5 shall be 6,000 square feet with a
maximum of 40 percent of the 162 lots allowed below 7,000 square feet.
Retaining walls should be provided within areas 4 and 5 to insure a
minimum buildable pad depth of 85 feet for all lots.
25. Open space lots C, D, E, H, I, J, P, Q, R, U, V, and T shall be deleted
from the open space category and placed back under private ownership.
26. Copies of the CC&Rs shall be submitted to the Planning Department for
review and approval prior to the recommendation of the final map.
27. A 20' wide access easement shall be provided from St "A" through unit #1
to serve the property at the east end of Lot 1 .
28. Lot 33 shall be delted and the grading adjusted to minimize the fill slope
towards Telegraph Canyon Rd.
29. Prior to the issuance of building permits for units 2 or 3 the applicant
shall submit a report prepared to the satisfaction of the Environmental
Review Coordinator which demonstrates that the most current
state-of-the-art methods are being used to achieve the lowest feasible
interior noise levels in all second story levels adjacent to Medical
Center Drive.
The following are not conditions of approval , but will be required under the
authority of the Chula Vista Municipal Code:
1 . The developer shall pay Traffic Signal Participation fees in accordance
with City Council policy prior to issuance of building permits.
2. The developer shall pay all applicable sewer fees, including but not
limited to Sewer Participation Fee, prior to issuance of building permits.
3. The developer shall underground all existing overhead facilities lying
within the Subdivision. All utilities serving the Subdivision shall be
undergrounded.
4. All grading work shall be done in accordance with the City of Chula Vista
Landscape Manual and Grading Ordinance 1797 as amended.
5. The developer shall install street trees in accordance with Section
18.28.10 of Chula Vista Municipal Code.
1
Page 9, Item 25b
Meeting Date 6/23/87
6. 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 provisions of the Subdivision Map Act, Subdivision
Ordinance and the Subdivision Manual of the City of Chula Vista.
FISCAL IMPACT: Not applicable.
WPC 3984P
the City Council of
Chula Vista, California
Dated Y�� /1" .2