HomeMy WebLinkAboutAgenda Statement 1987/10/27 Item 16
COUNCIL AGENDA STATEMENT
Item 16
ITEM TITLE:
Meeting Date 10/27/87
Public Hearing: PCS-87-12 Fieldstone Classics, Chula
Vista Tract 87-12 - The Fieldstone Company
Public Hearing:
and development
Tract 87-12
P-88-1 - Consideration of precise plan
standards for Fieldstone Classics, Chula Vista
Public Hearing: PCZ-88-B - Consideration to redesignate
10.107 acres from RP-13 to RP-8 in EastLake Shores
Fieldstone Classics
Resolution /E.07 To approve PCS-87-12
Classics, c'hula Visia Tract 87-12
Fieldstone
Resolution
development
Tract 87-12
To approve P-88-1 - Preci se Pl an and
standards for Fieldstone Classics, Chula Vista
SUBMITTED BY:
REV I EWED BY:
Ordi nance To redesi gnate 10.107 acres from RP-13
to RP-8 in EastLake Shores - Fieldstone Classics, Chula Vista
Tract 87-12
Director of Planning[9 ju
City Manager~
(4/5ths Vote: Yes No X )
--
The applicant, the Fieldstone Company proposes to develop 60 residential lots
on 10.107 acres located on the south si de of Lakeshore Drive. The proposal
involves a tentative subdivision map, precise plan, and a change in land use
district from RP-13 to RP-8.
The EastLake Master Environmental Impact Report, EIR-81-3, and the EastLake I
SPA Plan Environmental Impact Report, EIR-84-1, have been prepared and address
the environmental impacts of the proposed project.
RECOMMENDATION:
1. Certify that EIR-81-3 and EIR-84-1 have been prepared in accordance with
the California Environmental Quality Act of 1970, and that the City
Council has reviewed the information contained in each EIR prior to making
a decision on the project.
Page 2, Item 16
Meeting Date IU/21/B7
2. Based on the findings contained in this report, approve PCS-87-12, P-88-1
and PCZ-88-B, subject to the following conditions:
Map Revisions:
1. Show name of subdivision in heavy letters directly under Tract title.
2. General Notes shall be revised as follows:
a. Add: "IN ACCORDANCE WITH REGIONAL STANDARD DRAWINGS" at the end
of Note #5.
b. Note #11 shall be revi sed and shown as: ALL UTILITIES SHALL BE
UNDERGROUNDED, EASEMENTS TO BE PROVIDED AS NECESSARY.
c. Add Notes #8, #20 and #21 shown on Page 23 of the Chul a Vi sta
Subdivision Manual.
3. Notes regarding Total Number of Lots and Total Number of each Type of
Lot (Residential, Open Space) shall be included with General Notes
and revised as follows:
a. Total number of lots = 63
b. Total number of units = 60
c. Total number of open space lots = 3
4. Show Subdivision Boundary, storm drain cleanout and curb inlet
symbols under Legend.
5. Exi sti ng contours shall extend a mi nimum of 100 feet beyond the
subdivision boundaries.
6. Show range spread of lot sizes as shown on Page 23 of the Chula Vista
Subdivision Manual.
7. Show the exi sti ng slope ri ghts and drai nage easements located at the
south side of the subdivision.
8. Indicate that Lot A is not a building site.
9. Add "East" to "H" Street on Vicinity Map.
10. Show full dimensions of Lots 1, 8, 9, 17, 31 and 40.
Conditions of Approval:
1. The developer shall dedicate to the City all the streets shown on the
Tentative Map within the subdivision boundary for public use.
, '
Page 3, Item 16
Meeting Date 10/27/87
2. The developer shall be responsible for the construction of full
street improvements in all the streets shown on the Tentative Map
within the subdivision boundary. Said improvements shall include,
but not be limited to: A.C. pavement, base, concrete monolithic
curb, gutter and sidewalk, sewer and water facilities, drainage
facilities, fire hydrants, street lights and signs.
3. All work within the public right-of-way shall be done in accordance
with the Standard Specifications for Publ ic Works Construction, the
San Diego Area Regional Standard Drawings and the Design and
Construction Standards of the City of Chula Vista.
4. Lots shall be so graded as to drain to the street. Drainage shall
not flow over slopes.
5. Sewers serving 10 or less units shall have a minimum grade of 1%.
6. An erosion and sedimentation control plan shall be prepared as part
of the grading plans.
7. The land incorporated in this project lies within EastLake ~ssessment
Districts 86-1 and 85-2. Participation in those districts is
requi red as specifi ed in Resol uti ons 12288 and 12546 of the Ci ty
Council. The developer will be responsible for all costs incurred by
the City for the redi stribution of assessments. The exact amount
shall be paid prior to the approval of the Subdivision Map.
8. A vertical curve of 125 feet (minimum length) is required in
Meadowbrook Lane to account for the 7.5% (percent) grade break.
9. The developer shall grant to the City a one-foot control lot at the
south end of Creekwood Way. Thi s shoul d be done by a separate
instrument and will be consi dered by the City Counci 1 concurrently
with the approval of the Subdivision Map.
10. Prior to the approval of the Subdivision Map, the developer shall
submit prel iminary pl ans demonstrati ng the feasibil ity of extendi ng
Creekwood Way south of the Subdivision boundary.
11. The developer shall grant to the City street tree planting and
maintenance easements along all public streets within the
Subdivision. Said easements shall extend to a line 10 feet from the
back of sidewalk. The west side of Creekwood Way is exempt from the
above requirement. However, the 4.5-foot parkway shall be landscaped
and irrigation subject to the approval of the City Landscape
Architect, and included in the Master EastLake Homeowners Association
Landscape Maintenance District.
Page 4, Item 16
Meeting Date lU/21/87
12. The developer shall enter into an agreement with the City wherein
developer agrees to do the following:
a. Pay his fair share of the cost of publ ic improvements to be
provided under the "Public Financing Plan", Phasing Plan and
Development Agreement as needed for access.
b. Not protest the establishment of a Facilities Benefit Assessment
District. Said District will allow the developer to anticipate
future reimbursement by other benefiting parties.
13. Open Space Lots Band C shall be fenced and 1 andscaped subj ect to
review and approval by the City Landscape Architect and shall be
included within the master landscape maintenance district for
EastLake.
14. The rear property boundary for lots 38 through 42 shall be fenced in
accordance with the wall details shown on the site plan submitted.
Lots 43 through 60 shall be fenced at top of slope with gate access
on the east si de of Creekwood Way adjacent to the rear yard of Lot
60, in accordance with the wall detail s desi gn submi tted. Slope
areas at the rear property boundary between Lots 43 through 60 shall
be landscaped with drought resistant plant materials as approved by
the City Landscape Architect. An open space easement over those
slope areas shall be granted to the City and shall be maintained by
the master landscape maintenance district for EastLake. Other
methods of satisfying the space and slope design requirements may be
permitted subject to the approval of the Planning Director.
15. Detai 1 ed development standards whi ch i nc1 ude tabu1 ati on of the exact
lot size and coverage for each lot as well as proposed standards for
setbacks, building height, lot coverage and floor area ratio shall be
submitted as a single document for review and approval by the
Planning Department and shall be recorded concurrently with the final
map. The following development restrictions shall be included within
the standards:
a. Lot coverage shall be limited to 40%, excluding open sided
patios with an area not greater than 300 square feet.
b. Future additions to all residential lots shall be limited to the
first story only.
c. The maximum allowable floor area ratio shall be 50%, excluding
open sided patios with an area no greater than 300 square feet.
d. Building height shall be limited to 28 feet in accordance with
current R-1 standards.
Page 5, Item 16
Meeting Date 10/27/87
16. Revise the map to show adequate access for fire vehicles to serve Lot
30, subject to review and approval by the City Fire Marshal, prior to
approval of the final map.
17. Show wall detail s on the site plan submitted of the extension of the
theme wall separating Lot A (proposed park entry) from Lots 26 and 27.
18. Proposed street names for the subdivision must be reviewed and
approved by the Pl anni ng Department pri or to approval of the fi nal
maps. In the event that proposed street names are determi ned to be
not approved, the developer shall submit alternate names.
The following are Code Requirements:
1.
The developer
accordance wi th
permits.
2. The developer shall pay all applicable sewer fees, including but not
limited to Sewer Participation Fee, prior to issuance of building
permits.
shall pay Traffic Signal Participation Fees in
City Council Pol icy pri or to issuance of buil di ng
3. The developer shall underground all utilities serving the subdivision.
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 comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the Final Map and all plans
shall be in accordance with provisions of the Subdivision MaP Act,
Subdivision Ordinance and the Subdivision Manual of the City of Chula
Vista.
6. The developer shall plant trees along all dedicated streets within
the subdivision. The species, location and number shall be
determined by the City Engineer.
BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission, at their
meeting of September 23, 1987, voted 5-0 with two members absent, to approve
the subdivision, precise plan and rezone. The approval was subject to the
condi ti ons recommended by staff, with mi nor revi si ons to Conditi on 14 whi ch
would allow the applicant to develop alternate methods of maintaining the
proposed open space easement at the rear of Lots 38 through 60, subj ect to
review and approval by the Planning Director. The revision to Condition 14
has been incorporated into recommended condi ti ons of approval 1 i sted in thi s
report.
Page 6, Item 16
Meeting Date 10/27/87
DISCUSSION:
Existing Site Characteristics
The project site consists of 10.107 acres identified as area R-10 on the
EastLake SPA Plan. The site has been previously graded and is elevated above
Lakeshore Drive with views to the south. The Camelot development, an attached
resi denti al project, is located to the north of the project across Lakeshore
Drive. Vista Cortina, a recently approved project totalling 162 detached
dwellings is located on the east side of the project. Fieldstone is in the
process of constructing a single family development on the west side of the
project for which 118 units are permitted. United Enterprises property is
located on the south side of the project site.
The site is the last remaining uncommitted development area within the
EastLake Shores nei ghborhood. The EastLake SPA Pl an presently desi gnates the
site for attached development at a target density of 10 dwelling units per
acre, which would allow a total of 101 units for the site. The EastLake
Planned Community (PC) District Regulations place the site in the RP-13
District which allows for either attached or detached development with a
minimum lot size of 3,000 square feet. Many of the development standards for
the RP Di stri ct such as setbacks and lot coverage are 1 i sted as "SP" whi ch
means they are not predetermi ned but are addressed and approved wi th the
Precise Plan.
Tentative Map
The proposed project involves subdivision of 60 lots with single family
detached homes served by a publ ic street system with access from two points
along Lakeshore Drive. In addition, three lots, two forming a band along
Lakeshore Dri ve and one formi ng a small stri p between Wi 11 owbrook Court and a
designated park site are proposed as landscaped open space lots. The density
for the proposed project is 6 dwellings per acre.
The street system serving the project consists of two access roads from
Lakeshore Ori ve; Creekwood Way whi ch serves Lots 1-4, and Meadowbrook Lane
whi ch serves Lots 16-22. Crosscreek Road runs in an east-west di recti on
through the project endi ng in a cul-de-sac and woul d serve Lots 11-15 and
32-60. Two cul-de-sacs, Coldbrook Court and Willowbrook Court would be
located on the north si de of Crosscreek Road and woul d serve Lots 5-10 and
23-31 respectively.
Minimum lot widths are approximately 45 feet, excluding cul-de-scas and
corners, with a minimum depth of approximately 95 feet. The minimum lot size
is 4,320 square feet, with an average lot size of 5,098 square feet.
Precise Plan.
The project would feature the same four floor plans and elevations which were
used for the Fieldstone Classics project adjacent to the project site. Those
models were approved by the Design Review Committee on December 5, 1985, and
Page 7. Item 16
Meeting Date 10/27/87
consist of four models with three design schemes for each. Plans 1 and 2 are
three bedroom, one-story structures: plan 3 is a three bedroom, two-story
structure; and pl an 4 is a four bedroom, two story structure. The
architectural style for the development is "Mediterranean," which is
consistent with the EastLake Design Manual. Elevations are attached for
review.
Each of the dwell i ngs woul d be served by a two-car garage to meet off-street
parking requirements. The minimum length of driveways would be 15 feet from
the edge of dri veway to the property 1 i ne (19.5 feet to the edge of the
sidewalk). Approximately 91 on-street parking spaces would be available which
equates to 1.5 spaces per unit.
A lthough proposed development standards have not been submi tted as a si ngl e
document. the developer's proposed setback standards are 15 feet for the front
yard setback, 5 foot sideyard setback, and a 15 foot rear yard setback. Lot
coverages and floor area ratios for each lot have been submitted.
Because of vari ati ons in lot si zes, lot coverage varies from 11 % to 38% with
the average at 28%. Floor are ratios for the lots range from 18% to 49% with
the average ratio at 40%.
Staff is recommending that development standards be submitted which limit lot
coverage to 40% excl udi ng open si ded pati os with an area no greater than 300
square feet, and that the maximum allowable floor area ratio be limited to 50%
with the same exclusion for open sided patios. The restrictions would permit
the building product proposed by the developer, but would also serve to limit
bulk and scale of the homes in the future resulting from remodeling
additions. By the same token, staff is also recommending that future
additions to all residential lots be limited to the first story, and that
initial building heights be limited to 28 feet. These development standards
would be recorded with the final subdivision map.
The precise plan submittal includes a fencing plan which carries forward the
plan used for the Fieldstone projects in areas 7A and 8B. Interior open space
Lots A & B will be landscaped and included in the master landscape maintenance
district. Lot A is to be included in the designated park site to create a
second entrance to the park from Wi 11 owbrook Court. Lots 26 and 27 woul d be
separated from Lot A by an open theme wall stepped in height from 3 to 5 feet
and extended along the side property lines to the sidewalk. The selection of
plant materials and planting and irrigation plans will be subject to review
and approval by the City Landscape Architect.
Rezone
The developer has proposed to rezone the project site from its present
designation of RP-13 to RP-8. The difference between the two land use groups
is that lot depths in the RP-8 group must be at least 90 feet, while the
minimum lot depth in the RP-13 group can be 50 feet. The target density of 10
Page 8, Item 16
Meeting Date IU/21/87
dwellings/acre and the density range of 5-15 dwellings/acre would not change
with the rezone. The project density proposed by the developer lies at the
low end of the density range at 6 dwellings per acre.
A band of slope area located at the southern boundary of the project site is
designated for open space (OS-4) on the SPA Plan. The open space designation
was originally intended to protect steep slope areas present on the property
from development. At the time the SPA Plan was created, those slope areas
were anticipated to result after grading in this area due to United
Enterprises refusal to grant permission to allow off-site grading on their
property. Subsequent permission was obtained later to allow a large portion
of the slopes to be placed offsite, outside the boundaries of the plan.
However, some of the slope remains within the southern boundary, and staff is
recommendi ng that the OS-4 desi gnati on be a 1 i gned wi th the top of the slope.
In addition, staff is also recommending that an open space easement be granted
withi n the OS-4 desi gnati on at the rear of Lots 42 through 60, and that the
top of the slope be fenced for those lots with a single access point located
on the east side of Creekwood Way adjacent to Lot 60. Under this condition,
the slope area wi thi n the property boundary, although owned by i ndi vi dual
property owners, would be landscaped, irrigated and maintained as part of the
master landscape maintenance district for EastLake. The property owners would
be precluded from placing balconies, patios or any other accessory uses or
structures within the slope.
ANALYSIS
In summary, the project proposed by the developer compl i es wi th the
development standards required by the EastLake SPA Plan and the EastLake
Planned Community District Regulations. The subdivision precise plan and
rezone would allow construction of the single family detached product theme
used in the adjacent subdivision to the west to continue through the subject
parcel. The resultant density from the project is substantially less than the
target density proposed by the SPA Plan. Therefore, in light of these aspects
of the project, staff recommends approval of the tentative map, precise plan
and rezone.
FINDING
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Fieldstone Classics, Chula Vista Tract 87-12, is found to
be in conformance wi th the vari ous el ements of the Ci ty I S General PI an based
on the following:
1. The site is physically suitable for the residential development and
the proposal conforms to all standards establ i shed by the Ci ty 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.
Page 9, Item 16
Meeting Date 10/27/87
3. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
a. Land Use - The proposed 60-unit project is in conformance with
the EastLake SPA Plan, which permits residential development
wi th a density range of 5-15 dwell i ngs per acre. The proposed
subdivision would have a density of 6 dwellings per acre.
b. Circulation - The subdivision with two access points, from
Lakeshore Drive, is in compliance with the circulation element
of the EastLake SPA Plan.
c. Housing - The detached small lot housing product proposed is
consistent with surrounding development.
d. Conservation - The project is located on a site which has
already been graded for development.
e. Park and Recreation, Open Space - The project is a component of
the EastLake Community, which has designated areas within
EastLake Hi 11 s and Shores total 1 i ng 148 acres reserved for open
space, and 23.8 acres reserved for parks.
f. Seismic Safety - The closest identified fault in the area is the
La Nacion Fault located over two miles to the west.
g. Safety - The si te is withi n an acceptabl e response time of fi re
and police services.
h. Noi se - The units wi 11 be requi red to meet the standards of the
UBC with regard to acceptable interior noise levels.
i. Scenic Highway - The project will create two linear open space
lots with theme walls along Lakeshore Drive.
j. Bicycle Routes The streets within the project are not
designated bike routes but will accommodate bicycle travel.
k. Public Buildings - No public buildings are planned for the site.
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 housi ng needs of the regi on and has bal anced those
needs against the public service needs of the residents of the City
and the available fiscal and environmental resources.
FISCAL IMPACT: None.
WPC 4415P
, :..' " ~ ". ,.' '1'1
Ch'_;u V!~_J, _...__ .j "i"..
Dated ~Z~=--
~....-,--~...--,-