Loading...
HomeMy WebLinkAboutAgenda Statement 1985/08/27 Item 5 COUNCIL AGENDA STATEMENT Item 5 Meeting Date 8/27/85 ITEM TITLE: Public Hearing: PUD-85-1 ; Consideration of an amendment to a planned unit development to allow construction of a 48-unit apartment complex at 1665-1667 Brandywine Avenue - Donald and Jacqueline Goss a. Resolution /),/ ti Approving construction of a 48-unit apartment complex a t 1665-1667 Brandywine Avenue SUBMITTED BY: Director of Planning 6(4' REVIEWED BY: City Manager fb (4/5ths Vote: Yes No x ) This item involves a request to eliminate a 1 .1 acre site presently designated as an RV storage yard for the Point Robinhood Subdivision, combining this property with an abutting 0.8 acre multiple family residential site to the north, and developing a 48 unit apartment complex on the resulting 1 .9 acre parcel. RECOMMENDATION: That Council : 1 . Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-85-48. 2. Based on the findings contained herein, adopt a resolution approving PUC-85-1 subject to the condition that a parcel map shall be filed in order to create the new parcel . BOARDS/COMMISSIONS RECOMMENDATION: On August 14, 1985, the Planning Commission failed to adopt a recommendation on the project (a motion for approval received a 3 to 1 vote with one abstention and two absent). By separate motion, the Planning Commission voted 4 to 0 to recommend that the City Council direct that the Traffic Engineer conduct a study of the Brandywine/Sequoia intersection to determine if stop signs are warranted for the protection of children crossing from the easterly to the westerly side of Brandywine Avenue to reach the Valle Lindo Park. DISCUSSION: Adjacent Zoning and Land Use North PC Neighborhood commercial center South R-1-10-H Vacant East P-C Open space/Recreation lot West R-1-5 Single family attached aiy) / Ly the at.; Council of Chula Vl::Li, California rs. -- Dated S7)".=9"7- Page 2, Item 5 Meeting Date 8/27/85 Existing Site Characteristics The 1.9 acre site is vacant and generally rectangular in shape, with 480 ft. of frontage on the easterly side of Brandywine Avenue and a depth of some 200 feet. Substantial slopes abut the site' s easterly boundary and rise to the Point Robinhood Subdivision and recreation area to the east. The northerly half of the property was approved for a 14-unit apartment complex in 1981 but was never developed. The southerly half of the site is currently a part of an open space lot under the ownership of the Point Robinhood Homeowner' s Association and is fenced and designated for recreational vehicle storage for the Point Robinhood homeowners. Proposed Use The proposal would consist of eliminating the site presently designated for recreational vehicle storage, combining this land with the site previously approved for the 14 unit apartment complex, and developing a 48 unit apartment complex on the resulting 1 .9 acres. The units would be located in five, two-story structures--two abutting the northerly boundary of the property, and the other three distributed along the remaining length of the site. Parking would be located between these two clusters of units and also along the property's easterly boundary. The density of the project would be 25 dwelling units per acre. Analysis The subject application raises two issues. First, is it appropriate to eliminate the Point Robinhood RV storage yard? And secondly, if so, are multiple family units at the density proposed appropriate for the subject property? The RV storage yard was established in accordance with the City's PUD Development Policy at the time the Point Robinhood PUD was developed. The availability of the yard was coupled with the requirement that Point Robinhood' s CC&Rs prohibit the parking of RV's or boats within the unit clusters--either on the lots or the narrow private streets. Upon inspection, it is apparent that the RV lot has not been in use for some time and is not being utilized at present by the homeowners since it contains nothing but an unsightly overgrowth of weeds. According to the Point Robinhood Homeowners Association, the lot is not being used because of the extensive amount of alien activity and vandalism in the area. A canvass of the subdivision also revealed substantial compliance with the prohibition against RV parking within the unit clusters. Thus it appears that the homeowners have made other arrangements for RV storage off-site and the storage yard now represents nothing more than an eyesore. Consequently, we see no reason the site should not be upgraded and converted to a viable use. T" , Page 3, Item 5 Meeting Date 8/27/85 The use of the storage site for multiple family development would also appear supportable as a logical extension of the multiple family However,already authorized for the northerly 0.8 acre portion of the property. approved plan is for 14 units on 0.8 acres, or 17.5 dwelling units per acre, while the current proposal calls for 48 units on 1 .9 acres, or a density of 25 dwelling units per acre. The property is located on Brandywine Avenue--a future residential collector street connecting Telegraph Canyon Road and Otay Valley Road--and is isolated from adjacent single family areas by grade separations. Thus, there would appear to be little potential for land use friction as a result of the proposed density. The density is also consistent with that which would be allowed under standard R-3 zoning based on the size of the parcel and the unit mix. The increase in dwelling units for the Brandywine Area as a result of this project is still considerably less than originally proposed. The original General Development Plan for the area was approved in 1971 and provided for 895 single family attached and apartment units on 119 acres. In 1973, when the Point Robinhood development was approved, this was reduced to 291 clustered single family detached units--a reduction of more than 600 units. The 291 units already developed in addition to the 48 units proposed would result in a total of 339 units or an overall density of 2.8 dwelling units per acre for the General Development Plan area--well below the density range of the General Plan for this area of 4 to 12 dwelling units per acre. Proposed Planning Department Findings 1 . That the proposed planned unit development is consistent with the Chula Vista General Plan: The proposal will result in an overall residential density of 2.8 dwelling This per re is wel well below that authorized by Development General Area Plan involved. the This density area of 4 to 12 dwelling units per acre. 2. That such development will constitute a residential environment of sustained desirability and stability; that it will be in harmony with or complimentary to the character of the surrounding neighborhood and will result in standards of open space at least as high as permitted or specified otherwise for such development in this title. The specifics of the project will be subject to the approval of the Design Review Committee. FISCAL IMPACT: Not applicable. WPC 2107P