Loading...
HomeMy WebLinkAboutAgenda Statement 1985/12/17 Item 4a-b COUNCIL AGENDA STATEMENT Item 4a Meeting Date 12/17/85 ITEM TITLE: Public Hearing: PCM-86-5; Consideration of modification to Bonita Long Canyon Sectional Planning Area Plan - Bonita Long Canyon Partnership / Resolution ;� e`er' Approving PCM-86-5; Modification to Bonita Long Canyon SPA Plan SUBMITTED BY: Director of Planning ((( (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager The proposed modification to the Bonita Long Canyon SPA Plan involves a change in the planning area density from 826 to 862 single family dwellings, the deletion of an elementary school site, the creation of two church sites, and overall revisions to the grading plan and subdivision design for the 650 acres in question. RECOMMENDATION: Concur with the Planning Commission recommendation. BOARDS/COMMISSIONS RECOMMENDATION: On November 13, 1985, the Planning Commission, by a vote of 6-0 with one member absent, took the following actions: 1. Certified that EIR-79-2A with Addendum had been prepared in accordance with the California Environmental Quality Act of 1970, and that the information contained therein had been reviewed prior to making a decision on the project. EIR-79-2A is herewith forwarded for Council review. 2. Recommended that the City Council adopt a resolution approving the proposed modification to the Bonita Long Canyon SPA Plan in accordance with Planning Commission Resolution PCM-86-5. DISCUSSION: The Sectional Planning Area plan which was adopted in 1981 featured the following: a 15-acre K-6 elementary school site approximately 7-1/2 acres usable excluding the SDG&E easement. an 11-acre neighborhood park site approximately 5 acres to be usable. by 1.113 f :j Vi_t /� J Page 2, Item 4a Meeting Date 12/17/85 a 4-acre multiple-family site located adjacent to Otay Lakes Road with approximately 2 acres usable. Final density approval was for 20 units on this parcel . ▪ 809 single-family lots ranging in size from approximately 6,000 sq. ft. to over 3 acres in size. • Approximately 266 acres of dedicated open space, most of which was to remain in a natural state. The amended Sectional Planning Area plan as submitted proposes the following: • An 11-acre neighborhood park site nearly 6 acres usable. ▪ Two church sites approximately 9 acres total . • One community recreation center approximately 1 .3 acres. 862 single-family lots with an average lot size of just over 15,000 sq. ft. each. • Approximately 280 acres of dedicated open space most of which would remain in a natural state. ANALYSIS: Land use Residential The previous plan called for the construction of 826 dwelling units within the 650-acre site. The new plan is proposing 862 units or approximately a 4% increase. The increase has come about based on the applicant's reconsideration of the grading which was proposed and a decision to move the development out of the main canyon floor, in the path of the retention basin, to somewhat higher areas up on to the ridge. The General Plan for this area designated authorizes a range from between 800 to 2400 dwelling units on the property. The requested density is clearly in the lower limits of the City's General Plan. The adjacent residential areas which abut this site to the north and to the west have an average density of approximately 2 units to the acre. The area to the south is primarily traditional single-family, 7,000 sq. ft. lots, and the area immediately to the east is the EastLake Hills area which features 5,000 sq. ft. lots in conjunction with a substantial amount of open space. The project is designed in such a manner that the average lot size increases and the density decreases as the phases proceed from north from south to north. Thus, the larger lot size average in the lower density occurs in the northerly area abutting the typical County half-acre sites whereas the higher density, smaller lots occur in the earlier phases which abut the more traditional City lots in the 5,000 and 7,000 sq. ft. range. �1 c.J Page 3, Item 4a Meeting Date 12/17/85 Community recreation. The applicant is proposing a 1 .3-acre parcel located on the west side of Corral Canyon Road abutting the San Diego Gas & Electric easement in the proposed park site which they intend to develop with a swimming pool and tennis courts with options for racquet ball and basketball which would be open to membership and guests only and not the public at large. This facility would be permitted to sell certain on-site items such as food, sporting goods, and accessories and would have the added option of a possible daycare operation as an accessory use. In general , the site is well located away from adjacent residential development and abutting some of the more active recreation activities. Its location on Corral Canyon would make it highly visible and accessible to the residents of this community. Park The park site planned in the original Bonita Long Canyon SPA was for use in conjunction with the elementary school which has now been eliminated. However, the need for the park has not been diminished by the elimination of the school site. The City's Park and Recreation Director has met with the applicant on several occasions and has reached agreement in terms of the general design and facilities to be placed in this park. It is the intent of the applicant and the recommendation of the Parks and Recreation Director that the park be developed in conjunction with the third phase to ensure that residents moving into the area will be well aware of its location and any impacts which it might present. Church sites The applicant is proposing two church sites, one at southwest corner of Corral Canyon and "C" Street and the other on the east side of Otay Lakes Road abutting an existing condominium development located to the north. Both sites are located on collector roads and have sufficient area to meet the City's criteria for church sites. Traditionally, the staff has found that the demand for church sites within planned community areas is very high; however, developers have been reluctant to reserve parcels for this purpose. We think both sites are well located and will add to the overall land use mixture to provide a balanced community in the Bonita area. Water tank A 1-1 /2 acre water tank has been shown located on the north side of the San Diego Gas & Electric easement near the terminus of R Street. The Sweetwater Authority has indicated the need for a 1 .7 million gallon tank which is needed to supplement storage for their two pressure zones in the area. The water tank is essentially in the same location as proposed in the original SPA plan. It would appear the sufficient space has been provided around the tank to provide for necessary screening and landscaping to minimize its effect in the subdivision. Page 4, Item 4a Meeting Date 12/17/85 Bonita Long Canyon Development Standards The developer has submitted development standards for both the residential , religious, and community recreational land uses identified as Exhibit B. For the most part, the residential standards have been patterned after the R-1 single-family zone; however, Phases 3, 6 and 7 of the project are proposed to allow equestrian use and therefore the maximum of horses allowed per lot, the distance from the main residence, and distance from neighborhood houses present the need to have specific standards adopted. The standards call for minimal lot area of 7,000 sq. ft. for Phases 1 , 2, 4 and 5 with an increased lot size averaged 8,000 sq. ft. for Phases 3, 6 and 7. Lot coverage and typical setbacks for front, exterior, and rear yards coincide very closely with existing R-1 standards. The exception would be Phases 3, 6 and 7 where the sideyard requirements are increased slightly requiring one sideyard to be 5' and the opposite side to be 10' . It should be noted that horses will be permitted in the equestrian area only on specific lots so designated on the subdivision map. The applicant has looked at these areas very closely in the relationship to the proposed trails plan which meanders through the open space area. It should be noted that while the standards establish certain minimums, the average pad size within the Bonita Long Canyon area is nearly 11 ,000 sq. ft. Additional standards are included for the community recreational area as well as the religious institution lots. As stated earlier, the primary review of these areas will be through the design review process involving both site plan and architectural consideration. Circulation The first phase of the Bonita Long Canyon SPA area is now under construction with access available through the completion of East "H" Street extended to Otay Lakes Road as well as Canyon Drive which extends from Otay Lakes Road through the Bonita Haciendas Subdivision Map linking up the north end of Phase 1 . The other backbone road of this development will be Corral Canyon Road which will link the project with the Bonita Highlands development as well as EastLake connecting up at "H" Street and Rutgers Avenue. The connection and completion of Corral Canyon Road will occur with Phase 3 of the amended SPA plan. Certain off-site improvements relating to widening along Otay Lakes Road northwesterly of the project and additional construction involving possibly road widening drainage improvements in Central Avenue located well to the north of the project are specific conditions that will be addressed by the Engineering Department in the subdivision map process. Open Space and Landscaping Open Space The majority of the ungraded area will be left in its natural state; however, because of the potential of canyon fires, some area beyond each pad abutting the common open space will be cleared and planted with a material which will satisfy the concerns of the City Fire Marshal . Irrigation of these areas will be the responsibility of individual Page 5, Item 4a Meeting Date 12/1 //85 homeowners in some instances; however, for the most part lot lines will coincide with the top of the slope and, therefore, the open space maintenance contract will include weed abatement and brush clearance for the purpose of maintaining good fire protection in that area. Supplemental tree planting will be required in specific canyons and/or drainage areas to enhance the overall appearance of the development. An overall landscaping plan has been submitted and is under further review by the City's Landscape Architect. Lots which back up to areas such as Corral Canyon, both in Bonita Long Canyon and at EastLake, will include the construction of a wall with supplemental landscaping which will be under the maintenance contract of the Open Space Maintenance District. Each area will be evaluated as to the amount of native material or decorative plant material involving fire retardant materials to be used on slopes. Equestrian trails The plan has a number of equestrian trails which meander through the open space areas and connect to the San Diego Gas & Electric easement, which is the primary east/west trail system. There has also been an attempt to coordinate the trail system with the existing County trails within the Bonita Highlands development. The applicant has developed standards relating to fencing, grading, corral locations, and street entries to help ensure that the equestrians will be good neighbors. Phasing The amended SPA is divided into seven phases as mentioned previously. Phase 1 is presently under construction. Phases 2 and 3 which will follow are located towards the east end of the project and will provide the necessary connection of the project with Corral Canyon tying to Bonita Highlands and "H" Street. Phase 7, which is the last phase of the project, is located towards the extreme north end of the site which is some of the more rugged terrain, wherein the density averages about 1 dwelling unit per acre in that area. Engineering conditions are recommended in the subdivision map approval related to the various phases of construction. School s At the request of the Chula Vista Elementary School District, the proposed school site has been eliminated and, in general , both districts are working with the developer to secure agreements that will allow for the issuance of building permits with the various phases of construction. Drai nage Approximately 3/4ths of the site flows into the Long Canyon Basin which flows northwest and joins the Sweetwater River just north of Bonita Road. The project area within that basin constitutes approximately 43% of the total basin. Reports were previously filed with the City indicating that the proposed development would produce only a small amount of run-off, Page 6, Item 4a Meeting Date 12/17/85 approximately 4% added based on the 50-year storm in the total basin. However, because of the inadequacy of existing downstream facilities. That added increase was predicted to cause flooding in an already developed housing area along Acacia Avenue. The applicant has moved to solve the downstream inundation by constructing an on-site retention basin within the Long Canyon Area near the north end of the project. The system which is nearly completed should substantially reduce both the present and the projected flows in the canyon area. Street names Several existing street names will continue on through this development; specifically, Canyon Drive, Corral Canyon Road, Cumbre View, and Country Trails Lane. The following street names are being reviewed and will require City Council approval : STREET (2) AA Sunny Crest Lane BB South Point Drive CC Gold Rush Circle X Ridge Creek Drive Z Forester Lane ZZ Thorton Road (3) V Trailridge Drive T Coltridge Lane Galveston Way W Horseshoe Court (4) DD Canyon Court FF Overland Court GG Sycamore Court HH Pineridge Circle (5) M Sandy Creek Drive N Maple Court 0 Hickory Terrace P Willow Drive R Cherry Hills Lane RR Oak View Terrace S Pepperwood Court (6) C Country Vistas Lane Q Country Trails Court L Canyon Ridge Drive J White Horse Circle K Chaparral Drive G Trailridge Drive H Laredo Court I Charro Court Page 7, Item 4a Meeting Date 12/17/85 (7) A Ridgeview Terrace B Bonita Canyon Drive D Glen Creek Drive E Evergreen Drive F Rimcrest Court Alternative Street Names (2) Arborcreek Lane Cypress Terrace (3) Bridlewood Court Abilene Way (4) Elkhorn Circle Lariat Court (5) White Birch Drive Red Hill Lane (6) Crestview Circle Creekwood Court (7) Valleyview Drive Woodglen Circle FISCAL IMPACT: Not applicable. WPC 2373P COUNCIL AGENDA STATEMENT Item 4 b Meeting Date 12/17/85 ITEM TITLE: Public Hearing: PCS-86-3; Consideration of tentative subdivision map for Bonita Long Canyon Units 2 through 7, Chula Vista Tract 86-3 - Bonita Long Canyon Partnership Resolution /- ' Approving tentative map for Bonita Long Canyon Units 2 through 7, Chula Vista Tract 86-3 SUBMITTED BY: Director of Planning , REVIEWED BY: City Manager; (4/5ths Vote: Yes No X ) The Developer has filed a tentative map identified as Bonita Long Canyon, CVT-86-3 and is proposing to subdivide approximately 569 acres as follows: 663 single family lots (average lot size 17,253 sq. ft. ) 2 lots (for religious use), approx. 9 acres 1 community recreation lot, approx. 1 .3 acres 1 park site, 11 acres 1 water tank site, 1-1/2 acres RECOMMENDATION: Concur with the Planning Commission recommendation, plus the following additional recommended condition: "An improved low flow channel shall be provided for Long Canyon flows between the retention basin outlet and the upstream end of the existing concrete low flow channel north of the subdivision boundary with development of Unit 2 of the project." During the current storm period, it has become apparent that outflows from the Bonita Long Canyon Retention Basin are causing erosion in the natural Long Canyon waterway between the northerly subdivision boundary and the upstream end of our existing concrete low flow channel . It is because of this situation that the condition of approval noted above be added to those conditions recommended to Council for adoption. BOARDS/COMMISSIONS RECOMMENDATION: On November 13, 1985, the Planning Commission, by a vote of 6-0 with one member absent, took the following actions: 1 . Certified that EIR-79-2A with Addendum had been prepared in accordance with the California Environmental Quality Act of 1970, and that the information contained therein had been reviewed prior to making a decision on the project. EIR-79-2A is herewith forwarded for Council review. 2. Recommended that the City Council adopt a resolution approving the tentative map for Bonita Long Canyon Units 2 through 7, Chula Vista Tract 86-3, in accordance with Resolution PCS-86-3. Page 2, Item 4 Meeting Date DISCUSSION: Existing Site Characteristics The subject 569 acre site for Phases 2 through 7 of the Bonita Long Canyon development, represents the major part of the 650 acre Bonita Long Canyon SPA plan which is now under construction with Unit 1 being built adjacent to East "H" Street and Bonita Vista High School . The remaining areas are located in relatively rough topography featuring a series of ridges and canyons which are bisected in the northwesterly direction by the main leg of Bonita Long Canyon which extends through to Acacia Avenue towards the north end of the development. For the most part, each of the six remaining phases are designed to set primarily on the ridge tops in an attempt to retain the canyons in this area. Part of the development towards to the northwest corner of the project drops into the canyon floor as it interfaces with the proposed retention basin which is now being constructed in that area. The property is further bisected in the opposite direction by the 250-ft. wide SDG&E power easement which extends from Otay Lakes Road through east end of the project. Much of the easement will be left in its natural state, however, small portions towards to the east end will be incorporated in the proposed park development. Lots at the east end of the project set over 100 feet above the lowest part of the canyon in that area while lots near Corral Canyon Road sit nearly 150 ft. above the main leg of Bonita Long Canyon. Phasing Unit 2 which is the first phase of this development program will involve a total of 130 lots located at the east end of the project with access provided through the extension of Corral Canyon connecting with East "H" Street. Phase 3 which will follow involves 110 lots will provide for the completion of Corral Canyon extending to the north and tying in with Bonita Highlands development located in the County. Thus, the completion of Phases 2 and 3 will link Telegraph Canyon Road via Rutgers Avenue and Corral Canyon with the Bonita community to the north. Phase 4 which involves some 96 lots is located towards the west end of the project and will take its access through Canyon Drive connecting over to Otay Lakes Road. Phase 5 which involves 133 lots will connect Phases 4 and 3 providing for a complete link with the circulation system looping from "H" Street to Otay Lakes down Canyon Drive and back to Corral Canyon Road. Phases 6 and 7 which will follow totalling some 194 lots are more isolated towards the north end of the project. Lot Size As specified in the Residential Development Standards, the minimum lot areas for Phases 1 , 2, 4, and 5 will feature 7,000 sq. ft. lots with phases 3, 6, and 7 increased to 8,000 sq. ft. The typical width will be 60x110 for the phases 1 , 2, 4, and 5, with phases 3, 6, and 7 using a 70x120 lot. The average pad sizes for the various phases in the development averages nearly 11 ,000 sq. ft. and varies from 8,700 sq. ft. in phase 2 to well over 12,000 sq. ft. for phases 3, 6, and 7. Specific lots within phases 3, 6, and 7 have Page 3, Item 4b Meeting Date 12/17/85 been designated for equestrian lots which will provide for horses under certain circumstances listed in the standards. It should be noted that approximately 150 lots have been designated as potential equestrian parcels. However, our records indicate that in the adjacent Bonita Highlands development where some 240 lots were approved for horse ownership, only 18 lot are utilized in this manner. Thus the number of horses and corrals provided within this subdivision will be determined by the marketplace. Several areas within the subdivision where parcels are located on relatively steep terrain, substantial side slopes are created between lots which could be minimized by using a slit-house design. Examples of this would be Lots 348 through 350 and 379 through 381 . The applicant has included in his development standards the option to produce side-split lots as long as the minimum standard setbacks are maintained as specified in the development standards. We are hopeful that the applicant will put forth a full fledged effort to develop the house plans which will reduce these side slopes resulting in a building design which fits more closely to the terrain. It should be noted that the applicant is also proposing to use one-story house designs on the corner lots which will make the units more in keeping with the size and bulk of the neighborhood. Equestrian Trails Equestrian trails are depicted in the Bonita Long Canyon SPA Plan and should be developed in accordance with specific standards submitted by the applicant. All trails are located within the designated open space area and will be the responsibility of the open space maintenance district. Parks In accordance with the City's adopted Park Standards, the applicant will be responsible for the development of a 6-1/2 acre park located adjacent to Corral Canyon Road. The total park site is approximately 11 acres in size and is being designed for passive and active areas in accordance with design criteria outlined by the Director of Parks and Recreation. The applicant has submitted preliminary designs to the Parks and Recreation Commission and at present is working in concert with that group as well . As the Parks and Recreation Department as stated in the SPA Plan and in the conditions of Approval , the park will be completed with the construction of Phase 3 of the Subdivision Map. Schools As noted in the SPA Plan the previous development plans proposed in 1980 for the Bonita Long Canyon area featured an elementary school site located adjacent to Corral Canyon Road. After further evaluation of the site, the Chula Vista Elementary School District has concluded that they do not wish to build a school in this location and are satisfied with the sites they have now available outside of the Bonita Long Canyon area. Both the Sweetwater High School District and the Chula Vista Elementary School District have indicated that the developer is working in good faith and is agreeable to paying the required school fees in conjunction with their present policies. FISCAL IMPACT: Not applicable. WPC 2370P