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HomeMy WebLinkAboutPlanning Comm Reports/1992/03/25 (2) City Planning Commission Agenda Item for Meeting of March 25, 1992 Page 1 1. PUBLIC HEARING: PCS-91-01 - Consideration of tentative subdivision maD for Salt Creek I Condominiums. Chula Vista Tract PCS-91-01 - The Baldwin ComDanv A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Salt Creek I Condominiums, Chula Vista Tract PCS-91-01, in order to subdivide 9.3 acres into ten (10) lots for a 141 unit multi-family residential development and one (1) open space lot. The 141 residential units are to include 13 low and 39 moderate income housing units. 2. At the Planning Commission meeting of March 11, 1992, a motion to recommend that Council conditionally approve PCS-91-01 failed by a vote of 2-4-1. However, the final outcome needs to be either a vote by four or more Commissioners recommending either that Council approve, conditionally approve or disapprove the project. Therefore, Planning Department Staff and the Assistant City Attorney strongly recommend that the Planning Commission reconsider PCS-91-01 at its March 25, 1992 meeting in order to clarify the recommendation to Council. In addition, the applicant is requesting reconsideration in order to clarify their position for seeking approval, and as an attempt to respond to any concerns which would cause the Commission to reverse the negative vote. 3. Pursuant to Section 3.6, Environmental Review Procedures of the City of Chula Vista, the Environmental Review Coordinator found that no new effects could occur and no new mitigation measures are required for PCS-91-01 because an environmental impact report, EIR-89-06, was prepared for Salt Creek I General Plan Amendment, Zone Change, Sectional Planning Area (SPA) Plan Amendment, Tentative Tract Map 89-09 and Conceptual Site Plan. This project implements and falls under the purview of EIR-89-06. 4. This project was considered by the Design Review Committee on February 22, 1992 as case DRC-92-20 and approved by a 4-to-1 vote. City Planning Commission Agenda Items for Meeting of March 25, 1992 Page 2 5. At its meeting of March 3, 1992, the City Council approved Resolution 16506, an agreement with the applicant to provide low and moderate income housing, by a 5-to-0 vote. This agreement provides for 2.5% low and 7.5 % moderate income housing within the Salt Creek I Condominium project area. Specifically, there will be 13 low and 39 moderate income housing units available to qualifying buyers. This action will meet the requirement placed on the Salt Creek I project to devote 10% of the project units to low and moderate income housing. This approval satisfies Condition No.6 on the Tentative Map. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Salt Creek I Condominiums, Chula Vista Tract PCS-91-02, subject to the following conditions: 1. Prior to Final Map approval, the subdivider shall submit proof that each project component complies with the City's threshold standards to the satisfaction of the Director of Planning. 2. The amount of fees applicable to the project, including but not limited to PAD, DIF, and RCT fees, shall be those in effect at the time of collection. 3. The subdivider shall file with the City of Chula Vista a copy of the Declaration of Covenants, Conditions and Restrictions (CC&R'sl applicable to the subject property. The CC&R's shall include: a. Provisions for the formation of a home owner's association (HOAI which shall assure maintenance of all private driveways, common areas and drainage systems. The City of Chula Vista shall be named as party to said Declaration authorizing the City to enforce the terms and conditions of the Declaration in the same manner as any owner within the subdivision. b. Prohibition of television antennas, garage conversions, parking outside of designated areas and parking of recreational vehicles. SALT\PCS91.01.RPT City Planning Commission Agenda Items for Meeting of March 25, 1992 Page 3 4. The grading of Lot 11 (Open Space Lot) shall provide a level, clear area at least three feet wide, as measured from face-of-wall to beginning-of- slope, along the length of the west side of the noise attenuation wall, as approved by the City Engineer and the Director of the Parks and Recreation Department. 5. The design and location of noise attenuation walls are subject to review and approval of the Director of Planning. 6. Prior to approval of the Final Map by the City Council, an affordable housing agreement shall be reached between the applicant and the City Council. 7. Prior to the application for any building permit, plans showing the design and location of a project identification sign shall be submitted to the Director of Planning for review and approval. The identification sign shall contain the name of the complex and a location map, shall be internally lit with maximum dimensions as outlined in Section 19.60 of the Zoning Ordinance. The sign shall be placed prominently at the entrance. The design and materials shall be complementary to and compatible with the approved architectural design of the project. 8. All surface improvements within the development shall be designed as private driveways and parking. 9. Should the developer elect to file multiple final maps, a phasing plan shall be approved by the City Engineer and the Director of Planning indicating improvements to be installed for each map prior to approval of the first map. The recreation area shall be included as part of the first phase. Parking shall be kept in balance with the phasing. 10. Prior to the approval of any final map for any lot or unit, the developer shall guarantee the construction of all improvement (streets, sewers, drainage, utilities, etc.) deemed necessary to provide service to such lot or unit in accordance with City standards. 11. The developer shall be responsible for the construction of full street improvements in Mt. Miguel Road from the existing temporary cul-de-sac south to the subdivision boundary. Said improvements shall include, but not be limited to, asphalt concrete pavement, base, concrete curb, gutter SAl T\PCS91-01.RPT City Planning Commission Agenda Items for Meeting of March 25, 1992 Page 4 and sidewalk, sewer and water utilities, drainage facilities, street lights, signs and fire hydrants. Access to the subject property shall be from a driveway off a modified knuckle located at the intersection of Mt. Miguel Road and the future Salt Creek Ranch. All design and construction criteria shall be to the satisfaction of the City Engineer. 12. The developer shall be responsible for providing adequate on-site and off- site right-of-way to construct Mt. Miguel Road as required by the City Engineer. Said right-of-way shall be annexed to the City of Chula Vista and dedicated prior to approval of the Final Subdivision Map. 13. The property owner shall notify the City at least 60 days prior to consideration of the Final Map by City if off-site right-of-way cannot be obtained as required by the Conditions of Approval. (Only off-site right- of-way or easements affected by Section 66462.5 of the Subdivision Map Act are covered by this condition.) After said notification, the owner shall: a. Pay the full cost of acquiring off-site right-of-way or easements required by the Conditions of Approval of the Tentative Map. b. Deposit with the City the estimated cost of acquiring said right-of- way or easements, said estimate to be approved by the City Engineer. c. Have all easements and/or right-of-way documents and plats prepared and appraisals complete which are necessary to commence condemnation proceedings. d. If the developer so requests, the City may use its powers to acquire right-of-way, easements or licenses needed for off-site improvements or work related to the tentative map. The developers shall pay all costs, both direct and indirect. incurred in said acquisition. The requirements of a, band c above shall be accomplished prior to approval of the Final Map. SAL T\PCS91.01.RPT City Planning Commission Agenda Items for Meeting of March 25. 1992 Page 5 All off-site requirements which fall under the purview of Section 66462.5 of the State Subdivision Map Act will be waived if the City does not comply with the 120 day time limitation specified in the section of the Act. 14. The developer shall provide notarized letters of permission for all off-site grading and construction of improvements. 15. The developer shall grant to the City street tree planting and maintenance easements along Mt. Miguel Road. The width of said easements shall be as outlined in the City's Street Design Standards Policy. 16. Only sewers within public rights-of-way will be publicly maintained. All sewers within the subject property shall be privately maintained. The sizing and design of the on-site sewer system shall be revised to reflect the change from the proposed public system to a private system. The developer may reduce the size of the sewers to meet minimum design standards. 17. Prior to approval of any final map. the developer shall pay Spring Valley Sanitation District fees and Proctor Valley Sewer fees. 18. Prior to approval of any final map. the developer shall enter into an agreement with the City wherein it is agreed that the subject property is subject to applicable conditions and fees of future agreements among the City. Spring Valley Sanitation District (SVSD) and the Otay Water District regarding the use of the trunk sewer constructed in conjunction with Salt Creek I Units 1 - 3. the Frisbee Trunk Sewer. and the Spring Valley Outfall Sewer. 19. The developer shall provide piping lines for reclaimed water as approved by the Public Works Director and the Otay Water District. 20. The boundary of the subdivision shall be tied to the California Coordinate System - Zone VI (1983). 21. The subject property is within the boundaries of Assessment Districts 85-2 and 90-3. The developer shall be responsible for all costs associated with reapportionment of assessments as a result of SAl TlPCS91-01.RPT City Planning Commission Agenda Items for Meeting of March 25, 1992 Page 6 subdivision of lands within the project boundary. A request for reapportionment and a deposit in the amount of $10,998 (141 units x $39/unit x 2 districts) to cover the costs shall be placed with the City prior to approval of a final map for any unit. 22. The open space lot within the subject property shall be granted in fee to the City and will be maintained by the Eastlake Maintenance District No. 1. A deposit in the amount of $1,500 to cover the cost of updating the district shall be placed with the City prior to approval of a final map for any unit. 23. The developer shall enter into an agreement whereby the developer agrees that the City may withhold building permits for any units in the subject subdivision if traffic on East "H" Street exceeds the levels of service identified in the City's adopted thresholds. 24. On the condition that City shall promptly notify the subdivider of any claim, action or proceeding and on the further condition that the City fully cooperates in the defense, the subdivider/applicant shall agree to defend, indemnify, and hold harmless the City, and its agents, officers and employees, from any claim, action or proceeding against the City, or its agents, officers or employees, to attack, set aside, void or annul any approval by the City, including approvals by its Planning Commission, City Council, or any approval by its agents, officers, or employees with regard to this subdivision prior to approval of the final map(s). 25. The developer shall permit all franchised cable television companies ("Cable Company") equal opportunity to place conduit to and provide cable television service for each lot within the subdivision. The developer shall enter into an agreement with all participating Cable Companies which shall provide, in part, that upon receiving written notice from the City that said Cable Company is in violation of the terms and conditions of the franchise granted to said Cable Company, or any other terms and conditions regulating Cable Company in the City of Chula Vista, as same may from time to time be amended, Developer shall suspend Cable Company's access to said conduit until City otherwise notifies Developer. Said agreement shall be approved by the City Attorney prior to Final Map approval. SAlT\PCS91.01.RPT City Planning Commission Agenda Items for Meeting of March 25. 1992 Page 7 26. Prior to approval of a final map for any unit. the owner shall submit a copy of said final map in a digital format such as IDXF) graphic file. This Computer Aided Design ICAD) copy of the Final Map shall be based on accurate coordinate geometry calculations and shall be submitted on 5 1/2 HD floppy disk prior to the approval of the Final Map. The following are requirements of the City Code: 1. Prior to issuance of building permits. the developer shall pay: a. Eastern Area Development Impact Fees. The amount of said fees to be paid shall be that in effect at the time of issuance of building permits. b. Traffic Signal Participation Fees in accordance with City Council Policy. c. All applicable sewer fees. including but not limited to Sewer Connection Fees. d. Public Facilities Financing fees. 2. 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. Fire DeDartment Reauirements: 1. Fire flow shall not fall below 1.500 GPM at any hydrant. 2. All driving lanes shall be marked and posted for no parking to the satisfaction of the Fire Marshall. 3. At least six (6) fire hydrants shall be placed in the complex to the satisfaction of the Fire Marshall. The conditions of approval for Chula Vista Tract 89-09 remain in effect. In the event certain conditions of approval from Tract 89-09 and this Map conflict. SALT\PCS91.01.RPT City Planning Commission Agenda Items for Meeting of March 25. 1992 Page 8 either the Director of Planning or the City Engineer shall determine which shall remain in effect. C. DISCUSSION Zonina and land Use ZONING Subject: RM-25/0S North: RC-22 South: BC-2 East: Out of City Vacant West: Transportation (SR-125) Vacant lAND USE Vacant Vacant Business Park (UPS) Existina Site Characteristics The property is pentagonal in shape. This already graded area drops in elevation from southwest to northeast. except for the open space lot adjacent to the SR-125 corridor which will drop from east to west. Salt Creek I townhouse site abuts the property to the north. while the Eastlake Business Center's United Parcel Service facility neighbors the property to the south. To the west. the SR-125 corridor traverses in a north to south direction. and to the east vacant. unincorporated lands adjoin the site. Tentative Mac The purpose of the map is to establish lots for a low-to-moderate income condominium housing project and. if the developer so decides. a phasing plan for Salt Creek I Condominiums. Phasing is conditioned to be balanced with parking and utility service. At build-out. the 9.3 acre project will contain 141 dwelling units at a density of 15.16 du/ac. This falls within the Medium High Density Residential (11-19.9 du/ac) category of the Eastlake General Development Plan and Sectional Planning Area Plan. The area designated OS (open space) also conforms to these documents. SAlT\PCS91-01.RPT City Planning Commission Agenda Items for Meeting of March 25, 1992 Page 9 D. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Salt Creek I Condominiums, Chula Vista Tract PCS-91-0 1, 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 a ten lot, 141 unit residential and one lot open space 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. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. land Use - The project density of 15.16 dwelling units per acre is consistent with the Medium High Density range of 11-19.9 du/ac. b. Circulation - The project has a circular driveway system along the outside boundary of the residential lots with appropriately placed driveways to parking areas. Also included at strategic locations are hammerhead turnarounds for larger vehicles, specifically fire- fighting apparatuses. c. Housing - This project is required to include low and moderate income housing. An agreement between the City Council and the applicant executed on March 3, 1992 states that the project shall include 13 low and 39 moderate income housing units. d. Conservation - Previous mitigation required that other areas within Salt Creek I containing costal sage scrub habitat be preserved both on and off-site, and that an on-site area be provided for the Otay Tarplant. There are, however, no areas within this project targeted for preservation. e. Park and Recreation, Open Space - This project provides for one open space lot which is conditioned to be granted in fee to the SAl T\PCS91-01.RPT City Planning Commission Agenda Items for Meeting of March 25, 1992 Page 10 City, but will be maintained by the Eastlake Maintenance District No.1. Park Acquisition and Development fees will be required prior to Final Map approval. f. Seismic Safety - There are no known active faults within the vicinity. The closest potentially active fault is located approximately two miles to the west of the site. g. Safety - Provision of adequate police protection will be verified by the Chula Vista Police Department prior to the issuance of building permits. A one acre fire station site within the vicinity of this project will be constructed as part of the overall development of Salt Creek Ranch. (The construction of the fire station is not a condition of approval for Salt Creek I Condominiums - PCS-91- 01.) h. Noise - A noise attenuation wall is shown along the eastern boundary of the open space lot separating the residential buildings from the SR-125 corridor. This wall must meet minimum City standards in noise attenuation. i. Scenic Highway - This project does not abut any scenic highway. j. Bicycle Routes - Mt. Miguel Road is a designated bike route and will be designed accordingly. k. Public Buildings - No public buildings are proposed on the site. The project is required to pay RCT fees prior to the issuance of building permits. 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 and the available fiscal and environmental resources. 5. Pursuant to Section 66473.1 of the Subdivision Map Act, the Commission has considered and determined that the design of the subdivision provides to the extent feasible for future passive or natural hearing or cooling opportunities. SAL T\PCS91-01 .RPT ...:r7 r -.~ ., < .'" ~ -. - , ,.-'-' .'-- I . ~ --", 'v " ~~~ > . " . , , . . . - --0- _~ <' j I ~ . I I ! p ~ e:t-1' ! L.Ot-AiloN I ,1 #' , " , ~------" I ,I . I .^--? \ +- -- ~ > ~,_\>- "t 'j. ,. '-~ '-- " "- _ """"., "') !r- r<'~( ,.' ~ ~...J ~j'___-:..- -- ' " ...... \-:"\ \\ '. ---- .~,.t. - - , I I \ .' "t. '. ~ 1 ) LOCATOR t.1Ul/fI-F'AU (14 ..,1[....'" ~I D...AlnA, UI>./I'f"}) . ~I ~ ". 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UAWQ. ..... .. .... ~ ~ I-~ ,......J~!.U _ ---.J ~~~-=T.l CR1UTICJj I..- "--IUAI~., '11.1 [ fIfW)..ECT TOTAL I ,..,.. as.... .... .--....,..-.... ..-..--...--.....- SOURCE: Clnti & Associates. 1989. . . . . C01J'J>~ 5 .... '" - ................., SfOA....... _ ... .T....~iIbId. ........."- ...._It~.... , ..... \ ttafI..... \ , \ " \ '\ I --.... I ',J _ 'I1WcW'CIAT,U1ONCCAArIQII _110.___ -==== ~- -~ DesIgn AlternatIve. General Development Plan o , Q FEET 2000 , ,'~ nr -'~'". -.'... .~ -, --., , , ..". ~"'# ". 'It i .' . ,. ~ ,... "".. '. ~...:. "J..o..!~",:, ,. "~'._:';._J..-_. . . ......... / :A: / -/' , . / ,", ...... ....... ,/ .;f ./ /1 ,/ , ." -~ , . - "~I ~ , ~il' J' ,/ RESIDENTIAL AtIachecI Detached (D) D A A ,/ Parcel No. 1r18 1r17 1r18 DensIty Range 0-5 5-15 15-25 Acree 43.8 20.0 8.5 72. 1 Be Target Densfty 3.8 188 11.8 237 18.8 144 7.8 BV~ 550~ DU ALT ~ I!.EEiK r tbN1>()j :Pc. S -'}I-or --->-~ Total ~ SPACE Parcel La-d Uee Aa-. No. ~ Open Space U 0&-15 Open Space 1.0 0&-17 Open Space 1.0 09-18 Open Space 3.2 0&-18 Open Space 7.2 Total '18.8 Be ~ lR3AN Parcel La-dUee No. RJ-1 FuIu-e Ut>en Total Acree 3.5 3.5 ac '0 Q 80CI I . FEET SOURCE: a-.d & Associates, 1989. Design AlternatIve. SPA Plan - A L T t:.R EEI<:r ~tJ"1",~ 'PC.,,-"II-O{ :;." fI:.SI)ENTJAL - LNI) UIE DlSTFICTS RE-' fIDI:IENTW. UTA'll , mmw:r ..... ~... ,......" . ~ ...., ~ lNU'At&y , ~ .... JiIUDBrftW,. fI\NMD 0CIC8'f . ~ fP-1t IllEll:leflW.I\.AIfrB CCIHC:BtT .. CIenICr AC-22 ~~ . M1NCr ......21 ~"""JHrM&" . ~ ......... ~.....,..,......y .. ~ t.NG*~JIIQII/t#ID.ICIJfH" TII..1'CIW'H CNrfYOIIIICW) TO. EIT......... I'r~AL"" VI.1K3E CENTER - LNI)!.I8E ........... J-' ................-.........-1 YC-I VIJ.AQI CBmIII QAIIICI .-rJICI' SPECIAL. F'I..R:osE . LNI) UIE DlSTFICTS C>>-1 QII8.ACI 1 ~ .. CPBt.AG . GmNCf .... ~.ACI , aTNCr 011-4 ~..tG .. CII1ICI' w-. CPBI.o\CI . ~ 9JSIIESS CENTER - LNI) UIE DlSTFICTS lee-I _C8II1IIIWU_,_ I IC-2 CWTJIICT II.-cM CllN'T8I1W1.FAC1\.fWrG ISMCt: I:II1M;1' Q o , FEET SOURCE: CIn~ & Associates. 1989. Design Alternative. Land Use Districts 2000 , THE CITY OF CHUU VISTA PARTY DISCLOSURE STATEMENT Statement of disclosure of certain ownership intercsts, payments, or campaign contributions, on all matters which will require discretionary action on the part of the City Council, Planning Commission, and all other official bodies. The following information must be disclosed: 1. US! the names of all persons having a financial interest in the contract, i.e., contractor, subcontractor, material supplier. The Baldwin Company FN Projects, Inc. 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. FN Proiects, Inc. 3. If any person identified pursuant to (1) above is non-profit organiZation or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with I!ny member of the City staff, BO:lfds, Commissions, Committees and Council within the past twelve months? Yes ~o ~ If yes, please indicate person(s): 5. Please identify each and every person, including any agents, employees, consultants or independent contractors who you have <lssigned to represent you before the City in this matter. ~; ~ (i. Have you and/or your officers or agents, in the aggregate, contributed more than $],000 to a Councilmember in the current or preceding election period'? Yes _ No..JL If yes, st:1tC which Couneilmember(s): r,,'p,,'n is dt:fin\.'c,I as: "All." illdi"id"''',fil7u, cU.l'or/IJ('fslui',jvi'" "I'lIfll',', fusociatioll, soeial c/uh.frmfrufll o/"Kfllliznrion, (Or/)(Jrtl/;rm, ('."i1t1/t', IntSI. r('c<'in'" ~)'fldicll1c, IhiJ lmd tllIY 0111(" ("IIIUY, city awl "0111111)', tit)', I1lllllicipn/ily, IIiS";CI or Of/u', I'oliticn/ SlIbtlh'iJiOlr, . or ""Y tJI"~r .:...,.oup or comhi"mioll IIc/ing (1.\' (I I1lIit.- (1\OTE: Allach addilional rag~'S ;,s ncec,,,,!)') ~.~ DaIO:: Signature of contractor/applicant :'\, .: \D:sn,OSI'..TXTI Claudia Troisi/The Baldwin Company Prill! or type lIame or l'onlractor.'applil'anl !lh'\N.\t: II .111''''~