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HomeMy WebLinkAboutItem 2 - Staff Report - Lynndale PlaceCHULA VISTA PLANNING COMMISSION AGENDASTATEMENT Item: 2 Meeting Date: 810912.017 ITEM TITLE: Public Hearing: Consideration of PCS -15-0005, a Tentative Subdivision Map to subdivide 7.51 acres into 14 single-family residential lots located at Lynndale Place. SUBMITTED BY: Stan Donn, A.I.C.P., Senior Planner REVIEWED. =BY: Kelly Broughton, FSALA, Development Services. Director INTRODUCTION: This is a request for a Tentative Subdivision Map to create 14 single-family lots on a 7.51 acre vacant site at Lynndale Place in central Chula Vista (see Attachment 1 - Locator Map). BACKGROUND The vacant 7.51 acre site was purchased by Lynndale Place, LLC in March of 2004. The applicant seeks to subdivide the 7.51 acre site into 14 single-family parcels. The project site is situated in an area that is bordered by single-family development, and suitable for estate size single -fancily lots. The County of San Diego jurisdiction borders the site on the west and north. The western edge of the project site is located approximately 515 feet away from the centerline of the 1-805 Freeway to the west. ENVIRONMENTAL REVIEW The Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act and has conducted an Initial Study, IS -15-0001 in accordance with the California Environmental Quality Act (CEQA). Based upon the results of the Initial Study, the Director of Development Services has determined that the Project could result in significant effects on the environment. However, revisions to the Project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Director of Development Services has prepared a Mitigated Negative Declaration, IS -15-0001. Planning Commission August 9, 2017 PCS -15-0005 Bonita Ridge Estates Page No. 2 !11_ ►/_ _i, 1 W-ReW Adopt the attached Planning Commission Resolution approving Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program 1S-15-0001 and Tentative Subdivision Map PCS -15-0005, based on the findings and subject to the conditions contained therein. DISCUSSION 1. Site Characteristics The 7.5 -acre vacant project site is located at the intersection of Lynndale Lane and Lynndale Place within the urbanized area of Chula Vista, and borders the County of San Diego jurisdiction directly to the west and north= (see Attachment 1 - Locator Map). Primary access to the site is currently provided directly from Lynndale Place. The site is undeveloped, consisting _of native habitats and disturbed lands. Topography on the site is steep with a central east -west trending ridge with two drainage courses. Elevations on the site vary from a low of 65 feet at the northwest corner of the site to a high of approximately 160 feet at the central high point/ridge along the easterly boundary. The site is surrounded by single-family residential development. 2. General Plan, Zoning and Land Use The following table specifies the types of land uses surrounding the project site: 3. Project Description. The applicant is proposing a Tentative Subdivision Map on a vacant 7.51 gross acre site for single-family detached residential dwelling units. The site is designated Residential Low (0-3 dwelling units per acre) in the City of Chula Vista General Plan and is zoned Single Family Residential Estate Precise Plan (R -EP). ANALYSIS The project proposes 14 lots at a density of 1.9 dwelling units per acre, which is consistent with the site's existing Residential Low (0-3 dwelling units per acre) designation of the General Plan. Section 19.22.090 of the Chula Vista Municipal Code (CVMC) R -EP Zone allows a 25% GENERAL PLAN ZONING CURRENTLAND USE Site Residential Low R -EP Single -Family Residential/Vacant North Village Residential S-94 Single -Family Residential (County of San Diego) South Residential Low R -EP Single -Family Residential/Vacant East Residential Low -Medium PC Single -Family Residential West Village Residential S-94 Single -Family Residential (County of San Diego) 3. Project Description. The applicant is proposing a Tentative Subdivision Map on a vacant 7.51 gross acre site for single-family detached residential dwelling units. The site is designated Residential Low (0-3 dwelling units per acre) in the City of Chula Vista General Plan and is zoned Single Family Residential Estate Precise Plan (R -EP). ANALYSIS The project proposes 14 lots at a density of 1.9 dwelling units per acre, which is consistent with the site's existing Residential Low (0-3 dwelling units per acre) designation of the General Plan. Section 19.22.090 of the Chula Vista Municipal Code (CVMC) R -EP Zone allows a 25% Planning Conunission August 9, 2017 PCS -15-0005 Bonita Ridge Estates Page No. 3 reduction from the minimum lot area of 20,000 square -feet for 25% of the total lots. The plans show that 3 of the 14 lots (25% of total lots) are 15,000 square feet (75% of 20,000 square foot minimum lot size), which is consistent with the provisions of the R -EP zone (see Attachment 4 — Tentative Map). The table below depicts the required minimum lot size and setbacks within the R -EP zone. R -EP Setbacks in Feet Zoning Minimum Minimum Front Exterior One Both Rear Classification Lot Area Lot Width Side Side Side (sq. ft.) (ft.) Yard Yard Yards R -EP 20,000 100 25* 15* 10 20 25 *Or not less than that specified on the building line map shall be provided and maintained. The setback requirements shown on the adopted building line map for Chula Vista shall take precedence over the setbacks required in the zoning district. The Tentative Subdivision Map would establish lots ranging from 15,001 to 29,934 square -feet (net) in size, served by Lynndale Lane, a public street. Minimum lot dimensions would be 104 feet wide by 161 feet long. The proposed subdivision is consistent with the lot size and dimensions noted above. Subdivision Design The subdivision will consist of 14 lots served by Lynndale Place and Lynndale Court, private streets, with access from Lynndale Lane, a public street to the north. The homeowners association will be responsible for the maintenance of the private streets and landscaping. A Tentative Subdivision Map is required for a division of land resulting in four or more lots or condominium units, pursuant to Section 2 of the City of Chula Vista Subdivision Manual. The site was designed to comply with the Subdivision Manual lot design criteria. The proposed project is consistent with the surrounding single-family development character and complements the area. The Overall subdivision design is in conformance with the City's Subdivision Manual, Zoning Ordinance and other associated regulatory documents. Gradin The site presently consists of a single rectangular shaped lot. The project site is located on a generally southeasterly to northwesterly sloping hilly terrain ranging from moderate to steep. The site is currently in a natural ungraded condition with elevation ranges between 65 feet mean sea level (msl), the low point at the westerly property line near the intersection of Lynndale Lane and Lymldale Place, to 160 feet msl at the high point atop the central ridge at the easterly boundary. Planning Commission August 9, 2017 PCS -15-0005 Bonita Ridge Estates Page No. 4 An existing natural ridge is located near the central portion of the site. The steep slopes around this natural ridge range from 20' to 80' high and have an average gradient of approximately 34%. This steep slope area covers roughly 60% of the project site. An existing natural channel is located across the northerly portion of the site. The channel bed has an average slope of approximately 7%. The northerly channel bank consists of a steep slope along the northerly project boundary. The slope is approximately 25' high with an average gradient near 35%. The average slope for the entire project site is approximately 24.7%. The proposed grading calls for several cut and fill slopes between 15-30 feet tall primarily along the westerly project boundary and the northeast portion of the property, with the smaller slopes ranging from 5-10 feet between the pads. The project has been determined by the City Engineer to be consistent with the City's Grading Ordinance. All graded slopes will be landscaped consistent with City Landscape Guidelines. The on-site grading will balance between cut and fill of 81,500 cubic yards. No soil import or export is proposed. Project Access Vehicular access to the site is provided from Lynndale Lane, an existing County of San Diego road to the north. Lynndale Place is an existing private road that connects to Lynndale Lane, which will be improved to provide a 32 -foot wide surface with curb and gutter to serve the proposed project. Lynndale Court has been designed at a grade of less than 15%, which is consistent with the City's Subdivision Manual. Public Facilities Water/ Sewer: Project -specific analysis has been conducted relative to the project's potential sewer and water impacts (Sewer Study for: Lynndale Place APN 592-100-4900, Landmark Consulting, February 15, 2016). Existing water and sewer facilities are available adjacent to the site. The project will connect to the existing sewer system managed by the City and construct sewer pipe improvements to provide sewer service to the proposed lots. The study performed by Landmark Consulting, demonstrates that the project will provide necessary improvements consistent with the City's Sewer Master Plan(s) and Engineering Standards and that the proposed project will not exceed wastewater treatment requirements of the Regional Water Quality Control Board, and impacts would be less than significant. The project site is within the boundaries of the City of Chula Vista wastewater services area. The proposed onsite 8 inch sewer line will be connected to an existing 15 inch sewer main within existing Lynndale Lane, which will connect the onsite sewer system to the existing 15 inch main within the I-805 right-of-way. A Caltrans Encroachment Permit will be required for the project's sewer connection in State right-of-way. New sewer laterals are proposed to service the individual lots. No adverse impacts to the City's sewer system or City's sewer threshold standards will occur as a result of the proposed project. The Sweetwater Authority provided comments regarding the project on July 15, 2016, which contain specific conditions and requirements relative to provision of water facilities. Since the proposed project is consistent with the City's General Plan, projected water supplies will be sufficient to serve planned growth, including the project. Therefore, impacts on local water supplies will be less than significant. Planning Commission August 9, 2017 PCS -15-0005 Bonita Ridge Estates Page No. 5 Emergency Services: The City Engineer, Fire and Police Departments have reviewed the proposed subdivision for conformance with City safety policies and have determined that the proposal meets those standards. The applicant is required to pay the public facilities Development Impact Fee (DIF) at the time of building permit issuance, which includes fees for police and fire service. Parks and Onen Snace: New dwelling units generate Park Acquisition and Development (PAD) fees in accordance with Chapter 17.10 of the CVMC. Since there are fewer than 50 lots, payment of in lieu fees is required (vs. dedication of land), per CVMC section 17.10.070. Payment of the PAD fee per dwelling unit is required prior to the issuance of the first Building Permit in accordance with .CVMC 17.10.100. However, pursuant to Ordinance No. 3324, payment of PAD fees is deferred to prior to fi-nal inspection. The PAD fee amount shall be based on the rates in effect at the time in which they are paid. The current PAD fee for East Chula Vista Projects is $18,225 for each Single Family Residential dwelling. The PAD fee is adjusted on an annual basis on October 1 based on the Construction Cost Index as published in the Engineering News Record. The current PAD fee for the project as of this notice is $255,150 (14 @ $18,225/unit). Schools: The project is within the boundaries of the Chula Vista Elementary School District, which serves children Kindergarten through Grade 6. The nearest public elementary school is Halecrest Elementary School located to the south, which is 0.77 miles from the site. The project is within the boundaries of the Sweetwater Union High School District. The nearest public middle school is Bonita Vista Middle School, which is 2.7 miles away, and the nearest public high school is Bonita Vista High School, which is 3.2 miles away from the site. Both school districts have indicated that there is adequate capacity to serve the students generated from the proposed project. Public Participation: After submittal of the applications, staff mailed notices of application to all the homeowners within 500 feet of the project site. In response, we received 3 phone calls from persons inquiring about the project. Two individuals expressed support while one individual expressed opposition. The applicant and City staff met with the individual who expressed opposition and discussed the project, and that individual no longer has objections to the project. During the processing of the project, the applicant has also met with the community to discuss the project. There were residents beyond the 500 -foot mailing radius who expressed concerns. Public noticing was mailed out to approximately 25 residents beyond the 500 -foot mailing radius for a community meeting. City staff and the applicant's representative facilitated a community meeting at the Bonita Library Community Room on Tune 29, 2017. There were approximately 8-10 residents in attendance. The residents inquired about traffic and noise associated with the project, and type of development anticipated. The applicant's representative provided information from the traffic and Planning Commission August 9, 2017 PCS -15-0005 Bonita Ridge Estates Page No. 6 noise technical studies which concluded that there would no traffic impacts, and noise issues (primarily from the 805 freeway) have been mitigated through the requirement of noise walls along the perimeter of the site, and as described in Condition 16 of the Planning Commission Resolution. The type of development anticipated would be larger Spanish style "hacienda" type homes ranging from 3-6,000 square -feet. All the residents expressed appreciation and thanked City staff and the applicant's representative for facilitating the meeting and answering all their questions and concerns. DECISION -MAKER CONFLICTS Staff has reviewed the property holdings of the Planning Commission and has found that no Planning Commissioner has property holdings within 500 feet of the boundaries of the property which is the subject of this action. Consequently, this item does not represent a disqualifying real property -related financial conflict of interest under California Code of Regulations Title 2, section- 18702.2(x)(11), for purposes of the Political Reform Act (Cal. Gov. Code section 87100 et, seq.). Staff is not independently aware, nor has staff been informed by any Planning Commissioner, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter. CONCLUSION Based on the preceding information, staff finds that the project meets the General Plan, Zoning and Subdivision Manual requirements, and recommends that the Planning Commission adopt the attached Planning Commission Resolution approving the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Tentative Map for the project, subject to the conditions contained therein. FISCAL IMPACT There are no fiscal impacts during the current fiscal year from the preparation of this report and the processing of the Mitigated Negative Declaration and Tentative Map. The application fees and processing costs are paid for by the applicant. Attachments 1.) Locator Map 2.) Planning Commission Resolution 3.) Disclosure Statement 4.) Tentative Map and associated Landscape Plan (Provided via flash drive) 5.) Mitigated Negative Declaration (Provided via flash drive)