HomeMy WebLinkAboutReso 2008-009
RESOLUTION NO. 2008-009
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING A PRECISE PLAN AND A
TENTATIVE MAP SUBJECT TO THE CONDITIONS
CONTAINED HEREIN FOR THE OXFORD STREET
PROJECT, TO DIVIDE 3.9 ACRES LOCATED AT 267
OXFORD STREET INTO 24 SINGLE-FAMILY RESIDENTIAL
LOTS
1. RECITALS
A. Project Site
WHEREAS, the parcel of land which is the subject matter of this Resolution is depicted
in Exhibit "A", attached hereto and incorporated herein by this reference, and for the purpose
of general description consists of 3.90 acres located at 267 East Oxford Street, consisting of
APN 639-392-14-00, (Project Site); and
B. Project Applicant
WHEREAS, on April 10, 2007, duly verified applications requesting approval of a
Precise Plan (PCM-08-02) and Tentative Subdivision Map (PCS-07-07, Chula Vista Tract
No. 07-07) were filed with the City of Chula Vista Planning and Building Department by
Concordia Lutheran Church (Applicant and Owner); and
C. Project Description; Environmental Determination
WHEREAS, said Applicant requests approval of a Precise Plan and Tentative Map to
subdivide 3.90 acres into 24 single family residential lots (Project) on said Project Site; and
WHEREAS, said Applicant requests a rezone of the property from the R-1-7 Single
Family Residential zone to the R-1-5-P Single Family Residential zone, with a Precise Plan
Modifying District on the Project Site; and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed Project
for compliance with the California Environmental Quality Act and has conducted an Initial
Study, IS-07-03l in accordance with the California Environmental Quality Act (CEQA).
Based upon the results of the Initial Study, the Environmental Review Coordinator 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
Environmental Review Coordinator has prepared a Mitigated Negative Declaration, lS-07-
031.
Resolution No. 2008-009
Page 2
D. Planning Commission Record on Applications
WHEREAS, a hearing time and place was set by the Planning Commission for
consideration of the Project and notice of said hearing, together with its purpose, was given
by its publication in a newspaper of general circulation in the City, and its mailing to property
owners and residents within 500 feet of the exterior boundaries of the property, at least ten
(10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the Project
on December 12, 2007, wherein the Planning Commission, took public testimony, heard
staffs' presentation, and reviewed and considered the Mitigated Negative Declaration (MND
IS-07 -031) and associated Mitigation Monitoring and Reporting Program (MMRP), along
with the applications for a Zone Change (PCZ-07-08), a Precise Plan (PCM-08-02) and
Tentative Map (PCS-07-07); and
WHEREAS, following staffs' presentation and hearing of public comments, the Planning
Commission considered all evidence and testimony presented and voted 6-0-0-1 to
recommend that the City of Chula Vista City Council adopt Mitigated Negative Declaration
(MND IS-07-031) and associated Mitigation Monitoring and Reporting Program (MMRP)
and approve the Zone Change (PCZ-07-08), Precise Plan (PCM-08-02) and Tentative Map
(PCS-07-07) in accordance with the findings and subject to the conditions herein; and
WHEREAS, the applicant has requested that the Planning Commission motion and vote
to approve the Project, along with any relevant comment be forward to the City Council for
their consideration at a public hearing to be held following the Planning Commission action;
and
E. City Council Record on Applications
WHEREAS, a hearing time and place was set by the City Council for consideration of the
Project and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the City, its mailing to property owners within 500 feet of
the exterior boundary ofthe Project, at least 10 days prior to the hearing; and
WHEREAS, the duly called and noticed public hearing on the Project was held before the
City Council of the City of Chula Vista on January 8, 2008, in the Council Chambers, 276
Fourth Avenue, at 6:00 p.m. to receive the recommendations of the Planning Commission,
and to hear public testimony with regard to the same; and
WHEREAS, the City Council of the City of Chula Vista reviewed and considered the
Mitigated Negative Declaration (MND IS-07-031) and associated Mitigation Monitoring and
Reporting Program (MMRP), Zone Change (PCZ-07-08), Precise Plan (PCM-08-02), and
Tentative Map (PCS-07-07); and
WHEREAS, the City Council of the City of Chula Vista after considering all evidence
and testimony presented voted 5-0 to adopt Mitigated Negative Declaration (MND IS-07-
031) and associated Mitigation Monitoring and Reporting Program (MMRP) and to approve
the Zone Change (PCZ-07-08), Precise Plan (PCM-08-02), and Tentative Map (PCS-07-07)
Resolution No. 2008-009
Page 3
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby find,
determine and resolve as follows:
II. PLANNING COMMISSION RECORD
Record of the proceedings of the Planning Commission at their public hearing on
December 12, 2007, including their vote upon Planning Commission Resolution No.
PCZ-07-08/PCM-08-02!PCS-07-07 recommending approval, along with any relevant
comments, have been provided to the City Council and are hereby incorporated into the
record of this proceeding. These documents, along with any documents submitted to the
decision makers, shall comprise the entire record of the proceedings for any California
Environmental Quality Act (CEQA) claims.
III. PRECISE PLAN FINDINGS! APPROVAL
I. That such plan will not, under the circumstances of the particular case, be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity.
The City Council finds that the proposed precise plan and development standards
contained in attached Exhibit C will not have a negative impact on the surrounding
neighborhood because the proposed standards allow the applicant to design a Project that
is more compatible with the type and intensity of existing residential development in the
area. The surrounding area includes single-family homes to the north, south, east and
west. These homes were developed pursuant to the R-I-7 zone with predominantly 7,000
square foot lots. To provide a subdivision design that is more compatible with the R-I-7
zone, the Project will include a minimum rear yard setback requirement of 20 feet, which
exceeds the R-I-5 requirement, and matches that of the R-I-7 zone. Through the use of
three different floor plans at varying setbacks, the front and rear yards of the Project will
be staggered, which will vary the alignment of homes to add visual interest. The applicant
is proposing single-story plans on 10 of the lots, which will complement the surrounding
area, which also contains a mixture of single-story and two-story development. Such
standards will allow construction of a single-family development that is more
aesthetically attractive and compatible with the surrounding R-I-7 zone type of
development than the typical R-I-5 development. The project meets the density
requirements of the General Plan, and therefore the intensity of development is consistent
with that of the surrounding single-family area and will not adversely impact public
facilities such as parks and schools.
2. That such plan satisfies the following principles for amendment of the "P" modifying
district as set forth in CVMC 19.56.041:
(a) The basic or underlying zone regulations do not allow the property owner or the
City the appropriate control or flexibility needed to achieve an efficient and
proper relationship among the uses allowed in the adjacent zone
Resolution No. 2008-009
Page 4
The City Council finds that application of the "P" modifying district is
appropriate because the underlying R-I-5 zone regulation does not allow
development standards needed to achieve a project design that is compatible with
the adjacent residential area, and therefore a precise plan modifying district is
needed to allow a more compatible design. Development of the site under the
standard R-I-5 zoning would potentially result in massing issues created by rows
of rear elevations of homes developed with a 15 ft. rear yard setbacks. The
Precise Plan standards will allow the Project to be designed with development
standards which will make a more appropriate transition between adjacent single
family development on 7,000 square foot lots, and will also be designed to
include walls, fencing and landscaped open space lots that will help buffer the
units adjacent from the adjacent uses, in a manner that the development of the site
will better coexist with adjacent uses.
3. That any exceptions granted which may deviate from the underlying zoning requirements
shall be warranted only when necessary to meet the purpose and application of the "P"
Precise Plan Modifying District.
With the exception of the rear yard setback of 20 feet and the front yard setback to the
porch of 10 feet, the development standards are the same as the R-I-5 zone. Minor
encroachment into the front and rear yard setbacks would add interest and articulation to
the street scene and rear elevations.
Development of the lot using the development standards of the R-I-5 zone would limit
the ability of the applicant to propose a design that meets the goal of achieving an
efficient and proper relationship among the uses allowed in the adjacent zone. The
Precise Plan will provide special development standards that will make the project more
compatible with adjacent single-family housing, which was developed under the R-I-7
development standards.
The City Council finds that these requested deviations under the Precise Plan are
warranted in order to achieve the purpose of the Precise Plan Modifying District.
4. That the approval of this plan will conform to the General Plan and the adopted policies
ofthe City OfChula Vista.
The Project has been designed and evaluated in accordance with the goals and objectives
of the General Plan. The Precise Plan, as described above, will allow the Project to be
consistent with the goals and objectives of the General Plan, and the Chula Vista
Municipal Code.
The Oxford Street Precise Plan Map and Text as depicted in Exhibit B is adopted and is
supported by the required findings (CVMC Section 19.56.041, as outlined in Section II (E)
above.
Resolution No. 2008-009
Page 5
IV. WAIVER OF PUBLIC FACILITIES FINANCING PLAN
Pursuant to CVMC 19.09.050, the City Council hereby finds that the requirement for a
Public Facilities Financing Plan is hereby waived because the project is infill
development located in a developed portion of the City where adequate public facilities
exist or will be provided concurrent with development of the project site, therefore there
are no public service, facility or phasing needs that warrant the preparation of a Public
Facilities Financing Plan.
V. TENTATIVE SUBDIVISION MAP FINDINGS
A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the City
Council finds that the Tentative Subdivision Map, as conditioned herein for 267 East
Oxford Street, is in conformance with the elements of the City's General Plan, based on
the following:
1. Land Use
The General Plan land use designation is Low Medium Residential (3-6 dwelling
units per acre). The proposed 24-lot subdivision will be developed at a density of 6
dwelling units per acre, which is within the allowable density and permitted number
of dwelling units.
2. Circulation
All off-site public streets required to serve the subdivision already exist or will be
constructed or paid for by the Applicant in accordance with the Conditions of
Approval. The on - site public street is designed in accordance with the City design
standards and/or requirements and provide for vehicular and pedestrian connections.
3. Public Facilities
The Project has been conditioned to ensure that all necessary public facilities and
services will be available to serve the Project concurrent with the demand for those
services. There are no public service, facility, or phasing needs created by the Project
that warrants the preparation of a Public Facilities Financing Plan, therefore this
requirement is waived.
4. Housing
The Project is consistent with the density prescribed within the Residential Low-
Medium General Plan designation, and provides additional opportunities for single-
family residential home ownership in the southwestern portion of the City.
Resolution No. 2008-009
Page 6
5. Growth Management
The surrounding street segments and intersections including East Oxford Street and
Melrose A venue will continue to operate at the same Level of Service in compliance
with the City's traffic threshold standard with the proposed project traffic. No
adverse impact to the City's traffic threshold standards would occur as a result of the
proposed project.
The Project site is located in the attendance area of Palomar Elementary School,
within the boundaries of the Chula Vista Elementary School District. The Project is
also within the attendance area of Castle Park Junior High School and Castle Park
High School, within the Sweetwater Union High School District. Palomar Elementary
is presently below its capacity, and both Castle Park Junior High and Castle Park
High Schools were both above their capacity. Both school districts responded that
they would be able to accommodate the additional students generated by the Project,
and that the schools would not be adversely impacted by the approval of the Project.
The project site is within the potable water service area of the Sweetwater District.
The project may be serviced from the 8"-water main on East Oxford Street and the
applicant will need to install a service main to service this site. No significant
impacts to existing facility systems or the City's water threshold standards will occur
as a result of the proposed project.
The project site is within the boundaries of the City of Chula Vista wastewater
services area. The existing sewer facility system includes 8-inch sewer lines along
East Oxford Street and one lateral to serve the existing church. Therefore a new 8-
inch sewer lateral line within the proposed public street, connecting the sewer main in
East Oxford Street is proposed to service the 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.
6. Open Space and Conservation
The project proposes individual single-family homes that meet the minimum open
space requirement per the Chula Vista Municipal Code. The Environmental Review
Coordinator has prepared a Negative Declaration and Mitigation Monitoring and
Reporting Program, IS-07 -031, in compliance with the California Environmental
Quality Act, and finds that the development of the site to be consistent with the goals
and policies of the Conservation Element.
7. Parks and Recreation
The proposed project would not induce significant population growth, as it is a small
residential infill project and would not impact existing or proposed recreational
facilities. The Project has been conditioned to pay park acquisition and development
fees prior to recordation of the Final Map.
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Resolution No. 2008-009
Page 7
8. Safetv
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.
9. Noise
The Project has been reviewed for compliance with the Noise Element, a noise study
has been prepared by the applicant, which has determined that the project as
conditioned will comply with applicable noise measures at the time of issuance of the
building permit. The Project has been conditioned to require that all dwelling units be
designed to preclude interior noise levels over 45 dBA and exterior noise exposure
over 65 dBA for all outside private yard areas.
10. Scenic Highwav
This Project Site IS not located adjacent to or visible from a designated scemc
highway.
II. Seismic Safety
A Geotechnical report has been prepared for the Project, which has determined that
the site is not within or near a mapped earthquake fault zone, and there are no known
or suspected seismic hazards associated with the Project site. Conditions of approval
have been included which require that a detailed soils report and geo-technical study
be prepared prior to approval of grading plans, and that foundation plans be reviewed
in conjunction with building permits. Therefore, project compliance with applicable
Uniform Building Code standards would adequately address any building
safety/seismic concerns.
B. Pursuant to Government Code Section 66473.1 of the Subdivision Map Act, the
configuration, orientation, and topography of the site allows for the optimum siting of
lots for natural and passive heating and cooling opportunities and that the development of
the site will be subject to site plan and architectural review to insure the maximum
utilization of natural and passive heating and cooling opportunities.
C. Pursuant to Government Code Section 66412.3 of the Subdivision Map Act, the Council
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.
D. The site is physically suited for residential development because it is graded, level, is
presently developed as a church, and is located adjacent to existing residential
development. The Project conforms to all standards established by the City for a
residential development.
Resolution No. 2008-009
Page 8
E. The conditions herein imposed on the grant of permit or other entitlement herein
contained is approximately proportional both in nature and extend to the impact created
by the proposed development.
VI. GOVERNMENT CODE SECTION 66020 NOTICE
Pursuant to Government Code Section 66020(d)(I), NOTICE IS HEREBY GIVEN that the
90 day period to protest the imposition of any impact fee, dedication, reservation, or other
exaction described in this resolution begins on the effective date of this resolution and any
such protest must be in a manner that complies with Section 66020(a) and failure to follow
timely this procedure will bar any subsequent legal action to attack, set aside, void or annual
imposition. The right to protest the fees, dedications, reservations, or other exactions does
not apply to planning, zoning, grading, or other similar application processing fees or service
fees in connection with the project; and it does not apply to any fees, dedication, reservations,
or other exactions which have been given notice similar to this, nor does it revive challenges
to any fees for which the Statute of Limitations has previously expired.
BE IT FURTHER RESOLVED that the City Council does hereby approve the Project
subject to the general and special conditions set forth below.
VII. TENTATIVE MAP GENERAL CONDITIONS OF APPROVAL
A. Project Site is Improved with Project
The Applicant, or hislher successors in interest, shall improve the Project Site with the
Project as described in the Tentative Subdivision Map. Chula Vista Tract No. 07-07, located
at 267 East Oxford Street.
VIII. SPECIAL CONDITIONS OF APPROVAL
A. The conditions herein imposed on the tentative map approval or other entitlement herein
contained is approximately proportional both to nature and extent of impact created by the
proposed development. Unless otherwise specified, all conditions and code requirements
listed below shall be fully completed by the Applicant, Owner or Successor-in-Interest to the
City's satisfaction prior to approval of the Final Map, unless otherwise specified:
GENERAL! PLANNING AND BUILDING
I. All of the terms, covenants and conditions contained herein shall be binding upon and
inure to the benefit of the heirs, successors, assigns and representatives of the Applicant
as to any or all of the property.
2. Applicant shall pay in full any unpaid balance for the Project, including Deposit Account
No. DQI439 and related Engineering Department accounts.
"
Resolution No. 2008-009
Page 9
3. Applicant and hislher successors in interest shall, comply, remain in compliance and
implement, the terms, conditions and provisions, as are applicable to the property which
is the subject matter of this Tentative Subdivision Map and as recommended for approval
by the Planning Commission on November 28, 2007. The Applicant shall enter into an
agreement with the City, providing the City with such security (including recordation of
covenants running with the land) and implementation procedures as the City may require
compliance with the above regulatory documents. Said Agreement shall also ensure that,
after approval of the Final Map, the Applicant and hislher successors in interest will
continue to comply, remain in compliance, and implement such Plans.
4. Any and all agreements that the Applicant is required to enter into hereunder shall be in a
form approved by the City Attorney.
5. If any of the terms, covenants or conditions contained herein shall fail to occur, or if they
are, by their terms, to be implemented and maintained over time, if any of such
conditions fail to be so implemented and maintained according to their terms, the City
shall have the right to revoke or modify all approvals herein granted including issuance of
building permits, deny, or further condition the subsequent approvals that are derived
from the approvals herein granted, institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. The Applicant shall
be notified in writing 10 days in advance prior to any of the above actions being taken by
the City and shall be given the opportunity to remedy any deficiencies identified by the
City.
6. The Applicant shall implement to the satisfaction of the City Environmental Review
Coordinator and the City Engineer the mitigation measures identified in the Mitigated
Negative Declaration (IS-07-031) and associated Mitigation Monitoring and Reporting
Program for the Project.
7. The Applicant shall comply with the "Recycling and Solid Waste Management Plan"
which has been approved by the City of Chula Vista Conservation Coordinator. The plan
demonstrates those steps the Applicant will take to comply with Municipal Code,
including, but not limited to Sections 8.24 and 8.25, and meet the State mandate to reduce
or divert at least 50 percent of the waste generated by all residential, commercial and
industrial developments. The Applicant shall contract with the City's franchise hauler
throughout the construction and occupancy phase of the project. The plan shall
incorporate trash enclosures which are designed to comply with the City's N.P.D.E.S.
permit if applicable, to provide compatibility with the architectural style of the
development, and to enhance trash enclosure doors where they are higWy visible.
8. Applicant shall obtain a demolition permit from the Building Division and remove all
existing structures prior to issuance of the Grading Permit or Final Map, whichever
occurs first.
9. Applicant shall present written verification to the City Engineer from the Sweetwater
Authority that the subdivision will be provided adequate water service and long-term
water storage facilities.
Resolution No. 2008-009
Page 10
10. Applicant shall obtain approval of a street name and street addresses to the satisfaction of
the Director of Planning and Building and City Engineer.
11. Applicant shall pay all applicable parkland acquisition and development (PAD) fees,
including in-lieu fees, to the City in accordance with Chapter 17.10 of the Municipal
Code.
12. Applicant shall submit detailed street tree and landscape erosion control plans for the
Project concurrent with grading plan submittal and approved prior to approval of the
Grading Permit by the Director of Building and Planning or designee. Plans shall be
prepared by a registered Landscape Architect pursuant to the City's Landscape Manual,
City Grading Ordinance and Subdivision Manual. Plans shall be consistent with the
Concept Landscape Plan approved in conjunction with the Precise Plan and Tentative
Map.
13. Applicant shall install landscaping as depicted on the approved landscape plans and shall
provide root barriers and deep watering irrigation systems for trees, as approved by the
Director of Planning & Building.
14. Applicant shall enter into an assignable "Grant of Easements and Encroachment permit"
to ensure the perpetual maintenance of landscaping within the right-of-way by the Home
Owner's Association. Street parkways shall be designated as recycled water use areas, if
approved by the local water purveyor and the San Diego County Health Department.
15. Prior to the installation of any dry utilities, including but not limited to cable, telephone,
gas or electric lines, Applicant shall complete street improvement Landscape
Improvement Plan showing above ground utilities. Prior to any utility installation, wood
stakes shall be placed by the Applicant "on-site" according to the approved street
improvement Landscape Improvement Plan, and shall be painted a bright color and
labeled as "future street tree location". Applicant agrees to provide to the City adequate
documentation that all utility companies have been given notice that no dry utility line
shall be located within five feet of the wood stake in any direction. Applicant will
maintain street tree identification stakes in the locations as shown on the approved street
improvement Landscape Improvement Plan until all dry utilities are in place.
16. Applicant shall provide a minimum of 3 feet of flat ground access from the face of any
HOA maintained wall, fence, or landscaped area, to the beginning of the slope rounding
for maintenance, unless otherwise approved by the Director of Planning & Building.
17. Applicant shall install fire hydrants as determined by the City Fire Marshall. Said
hydrant locations shall be shown on the improvement plans.
18. Applicant shall submit plans and information to the satisfaction of the Chula Vista Fire
Department that the Project meets the Chula Vista Fire and California Fire Code
requirements, including but not limited to fire access, water supply, sprinkler systems,
and fire alarms.
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Resolution No. 2008-009
Page I I
GRADINGIDRAINAGEINPDES
19. The Applicant shall submit and obtain the City Engineer's approval of a detailed grading
plan in accordance with the Chula Vista Grading Ordinance.
20. The Applicant shall submit improvement plans prepared by a Registered Civil Engineer
and obtain a construction permit to perform any work in the City's right of way or future
right of way.
21. The Applicant shall provide a conceptual Dry Utility Plan, Geological Investigation,
Water and Sewer Availability Studies, Drainage Study, Water Quality Technical Reports
(WQTR) with the Improvement and Grading Plan submittals.
22. The Applicant shall obtain approval of water improvements by the Sweetwater Authority
in conjunction with Improvement plans.
23. The Applicant shall comply with all provisions of the National Pollutant Discharge
Elimination System (NPDES) and the Clean Water Program during and after all phases
of the development process, including but not limited to: rough grading, construction of
street and landscaping improvements, and construction of dwelling units.
24. The Applicant shall incorporate site design BMP features and permanent BMP's
described in the final approved water quality and drainage report into the design and
construction of the project and shown on the grading plans.
25. The Applicant shall replace all existing sidewalks, curbs, and gutters on East Oxford
Street from property line to property line with curb, gutter and sidewalk to match existing
improvements to satisfaction of City Engineer.
26. The Applicant shall install curb, gutter and sidewalk paving on the proposed onsite public
street to the satisfaction of the City Engineer.
27. The Applicant shall install ADA Pedestrian Ramps on both sides of proposed onsite
public street to the satisfaction ofthe City Engineer.
28. The Applicant shall repair East Oxford Street along the property line to the centerline
with an asphalt treatment approved by the City Engineer.
29. The applicant is required to comply with the City's SUSMP as amended from time to
time.
30. Applicant shall establish a homeowners association to fund and oversee a contract for the
maintenance of the onsite storm water BMP's. The frequency of maintenance of the
storm water BMP's shall be contained in the provisions of the Codes, Covenants &
Restrictions (CC&Rs). The City Engineer and Director of Public Works shall approve
the provisions of the CC&Rs regarding the onsite storm water BMP's prior to approval of
the final map.
Resolution No. 2008-009
Page 12
IMPROVEMENTS
31. All sewer laterals shall be privately maintained by the homeowner or HOA from each
building to the City maintained public sewer main.
32. Applicant shall design and construct all street improvements in accordance with Chula
Vista Design Standards, Chula Vista Street standards, and the Chula Vista Subdivision
Manual unless otherwise approved by the City Engineer.
33. Applicant shall guarantee, subject to Municipal Code Section 18.44 relating to the
construction of public street improvements for the project.
34. Applicant shall provide evidence to the satisfaction of the City Engineer of ties to
established survey monuments to the proposed street centerlines prior to issuance of any
grading or construction permits or approval of the Final Map.
CC&R's
35. The Applicant shall submit a Declaration or Supplementary Declaration of Covenants,
Conditions, and Restrictions (CC&Rs) for approval by the City Engineer and Director of
Planning and Building prior to approval of the final map. The CC&Rs shall include the
following obligations of the Homeowners Association (HOA):
a. Listing of maintained private facilities.
b. The City's right but not the obligation to enforce CC&R's.
c. Provision that no private facilities shall be requested to become public unless all
homeowners and 100% of the first mortgage oblique have signed a written
petition.
d. Maintenance of all private walls, fences, lighting structures, paths, recreational
amenities and structures, drainage structures and landscaping.
e. Implement education and enforcement program to prevent the discharge of
pollutants from all on-site sources to the storm water conveyance system.
f. Before any revisions to provisions of the CC&R's that may particularly affect the
City can become effective, said revisions shall be subject to approval of the City.
The HOA shall not seek approval from the City of said revisions without the prior
consent of 100% of the holders of first mortgages or property owners within the
HOA.
g. The HOA shall not seek to be released by the City from the maintenance
obligations described herein without the prior consent of 100% of the holders of
first mortgages or property owners within the HOA.
36. The CC&Rs referenced in condition 35 shall be consistent with Chapter 18.44 of the
Subdivision Ordinance.
37. The Applicant shall submit homeowners assOCIatIOn (HOA) budget for review and
approval prior to final map approval by the City Engineer for the maintenance of private
facilities, including but not limited to streets, storm drains and sewage systems. Said
budget shall include the BMP's and landscaping within the public street right-of-way.
Resolution No. 2008-009
Page 13
EASEMENTS
38. All existing easements shall be shown and tied at lot lines on the final map. A title report
dated within 60 days of submittal of the final map shall be submitted together with
backing documents for all existing public utility easements and offers of dedication.
Developer shall submit evidence of noticing to all existing public utility easement holders
within the project boundaries as required by the Section 66436 of the Subdivision Map
Act.
39. Applicant shall grant to the City a 5.5-foot wide street tree planting and maintenance
easement along all public streets within the subdivision as shown on the Tentative Map.
40. Applicant shall process a "Grant of Easements, License and Maintenance Agreement" to
allow the HOA to maintain the landscaping within the proposed public right of way.
AGREEMENTS
41. Applicant and hislher successors in interest 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 approval by its Planning Commission, City Councilor
any approval by its agents, officers, or employees wit regard to this subdivision pursuant
to Section 66499.37 of the State Map Act provided the City promptly notifies the
subdivider of any claim, action or proceeding and on the further condition that the City
fully cooperates in the defense.
42. Applicant and hislher successors in interest agree to hold the City harmless from any
liability for erosion, siltation, increase flow of drainage, or spillage of sewage resulting
from this Project, now and in the future.
43. Applicant and hislher successors in interest agree to ensure that all franchised cable
television companies (Cable Company) are permitted equal opportunity to place conduit
and provide cable television service to each lot within the subdivision.
44. Applicant and hislher successors in interest agree to comply with all applicable sections
of the Chula Vista Municipal Code and prepare the Final Map and all plans in accordance
with the provisions of the Subdivision Map Act, Subdivision Ordinance and the
Subdivision Manual of the City ofChula Vista.
45. Applicant shall enter into separate agreements with the Sweetwater Union High School
District and Chula Vista Elementary School District regarding annexation into
Community Facilities District No. 10, or pay school fees as required by State Law, to the
satisfaction of the above school districts prior to issuance of the first building permit for
the Project.
Resolution No. 2008-009
Page 14
MISCELLANEOUS
46. On the Final Map, the Applicant shall tie the boundary of the subdivision to the
California Coordinate System (CCS83), Zone VI based on the North American Datum of
1983 (NAD 83).
47. Applicant shall pay following fees based on the final building permit issuance:
a) Sewer Connection and Capacities fees
b) Development Impact Fees
c) Traffic Signal Fees
48. Improvement Plans shall show that driveways shall comply with the City of Chula Vista
driveway standards per CVCS I-B to the satisfaction of the City Engineer.
49. The Applicant shall submit copies of the Final Map, grading plans, and improvement
plans in a digital format such as (DXF) graphic file prior to approval of the Final Map in
a form acceptable to the City Engineer.
50. Applicant shall submit a conformed copy of a recorded tax certificate covering the
property prior to approval of the Final Map.
51. Applicant shall provide evidence to the satisfaction of the City Engineer of ties to
established survey monuments to the proposed street centerlines prior to issuance of any
grading or construction permits or approval of the Final Map.
B. The following Conditions of Approval shall be satisfied prior to issuance of the first building
permit for the Project, unless otherwise noted:
1 Applicant shall design all dwelling units to preclude interior noise levels over 45dBA and
exterior noise exposure over 65 dBA for all outside private yard areas.
2 Plans for new construction shall comply with 2001 Ca. Building Code, Electrical code,
Plumbing Code, Mechanical Code, Fire Code, 2004 Energy Code, 1997 Uniform Code
for Abatement of Dangerous Buildings, Seismic Zone 4, Wind speed - 70 MPH, and
Exposure-C. Plans submitted on or after January 1,2008 shall comply with 2005 Energy
Code, and new 2007 Ca. Building Code, Electrical Code Plumbing Code, Fire Code and
Mechanical Code.
3 Applicant shall submit a detailed wall/fencing plan showing that all project walls and
fences comply with the Oxford Street Precise Plan dated 11/20/07 and applicable City of
Chula Vista Municipal Code requirements. Plan shall indicate color, materials, height and
location of freestanding walls, retaining walls, and fences to the Director of Planning and
Building for approval prior to issuance of the first building permit. The wall plan shall
also include details such as accurate dimensions, complete cross-sections showing
required walls, adjacent grading, landscaping, road/trail/sidewalk improvements, and the
~,
Resolution No. 2008-009
Page 15
location of typical residential structures. Materials and color used shall be compatible
and all walls located in comer side-yards or rear yards facing public or private streets or
pedestrian connections shall be constructed of a decorative masonry and/or wrought iron
material. Any combination free standing/retaining walls shall not exceed nine (9) feet in
height. The Applicant shall submit a detail and/or cross-section of the
maximum/minimum conditions for all "combination walls," which include retaining and
free standing walls, as part of said wall plan.
IX. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The property owner and the Applicant shall execute this document by signing the lines
provided below, said execution indicating that the property owner and Applicant have each
read, understood, and agreed to the conditions contained herein. Upon execution, this
document shall be recorded with the County Recorder of the County of San Diego, at the sole
expense of the property owner and the Applicant, and a signed, stamped copy of this
recorded document within ten days of recordation to the City Clerk shall indicate the
property owner and Applicant's desire that the Project, and the corresponding application for
building pe . and/or a busines license, be held in abeyance without approval.
Signat~licant -
~~
Signature of Property Owner
:7\ - / - 0 F
Date
a~ 1-. cry
Date
X. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented
and maintained according to their terms, the City shall have the right to revoke or modify all
approvals herein granted, deny, or further condition issuance of all future building permits,
deny, revoke, or further condition all certificates of occupancy issued under the authority of
approvals herein granted, institute and prosecute litigation to compel their compliance with
said conditions or seek damages for their violation. The Applicant shall be notified ten (10)
days in advance prior to any of the above actions being taken by the City and shall be given
the opportunity to remedy any deficiencies identified by the City within a reasonable and
diligent time frame.
XI. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that in
the event that anyone or more terms, provision, or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed
to be automatically revoked and of no further force and effect ab initio.
Resolution No. 2008-009
Page 16
Presented by
Approved as to form by
~f~~~4\\
Ann Moore "-
City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 8th day of January 2008 by the following vote:
AYES:
Councilmembers:
Castaneda, McCann, Ramirez, Rindone, and Cox
NAYS:
Councilmembers:
None
ABSENT:
Councilmembers:
None
~
Cheryl Co M or
ATTEST:
~~ fl ~0Ju~
Donna R. Norris/CMC, Interim City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Donna R. Norris, Interim City Clerk of Chula Vista, California, do hereby certify that the
foregoing Resolution No. 2008-009 was duly passed, approved, and adopted by the City Council
at a regular meeting of the Chula Vista City Council held on the 8th day of January 2008.
Executed this 8th day of January 2008.
Jl ~ d, jJ{/'k 1,
Donna R. Norris; CMC, Interim City Clerk
_u.----,..-. ____,,_
...J
Resolution No. 2008-009
C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT PROJECT OESCRIPl10N:
e) APPUCANT: Brookfield Shea Otay, LLC. ZONE CHANGE
PROJECT 267 E. Oxford Street. Request 36 SFD development on a 3.9 acre lot. Zone cilange
ADDRESS: proposed from R1 to R2. Located at 267 E. Oxford 51
SCALE: FILE NUMBER:
NORTH No Scale PCZ-07-08 Related cases: 1$-{)7-{)31, PCS-DHl7 & GPA-D7-D4
E:x.\-\-\ PI! A
Resolution No. 2008-009
Page 18
OXFORD STREET PRECISE PLAN
Draft August 3, 2007
Revised October 5, 2007.
Revised November 8, 2007
Revised December 18, 2007
Project Proponent:
Brookfield Shea Otay, LLC
12865 Pointe Del Mar
Del Mar, California 92014
(858) 481-8500
Contact: Adam Pevney
Property Owner.
Concordia Lutheran Church of Chula Vista, California
267 East Oxford Street
Chula Vista, California 91911
Contact: Pastor Richard Schmidt
Planning:
Teresa Barker, ASLA
Planning &. Landscape Architecture
1249 Myrtle A venue
San Diego, California 921 03
(619) 501-9157
Cootact: Terry Barker
Planning & Engineering:
Hunsaker &. Associates
9707 Waples Slreet
San Diego, California 92121
(858) 558-4500
Contact: MaryBeth Murray
Landscape Architecture:
Gillespie, Moody, Patterson. Inc.
9404 Genessee Avenue, Suite 140
La Jolla, California 92037-8977
(858) 558-987
Contact: Rob Slreza
---
S'iV\\G,\\
B.
----~
Resolution No. 2008-009
Pag'1JiF'ORD STREET PRECISE PLAN
Table ~(Contents'
TABLE OF CONTENTS
I. INTRODUCTION................................................................................................... 1
A. Existing Site Description .......................................................................................... 1
B. Planning Process and Entitlements ........................................................................... 1
n. PROJECT DESCRIPTION ................................................................................... 4
A. Site Plan .................................................................................................................... 4
B Open Space Plan .......................................................................................................4
C. Grading and Drainage Plan ....................................................................................... 4
D. Site Access ................................................................................................................5
E. Utilities ....................................................... ............................ ............. ...................... 5
F. Walls and Fencing..................................................................................................... 6
G. Trash and Recycling.................................................................................................. 6
H. Maintenance... ....... ..................... ................................................................................ 6
n. PRECISE PLAN DEVELOPMENT STANDARDS............................................ 12
A. Site Plan .................................................................................................................... 12
B. Architecture....... ................ .................... ...... .............................................. ............ .... 16
C. Landscape Architecture........................ ....................... .............................................. 26
LIST OF FIGURES & TABLES
Figure 1- Site Location Map............................................................................................... 2
Figure 2 - Aerial Photograph...............................................................................................3
Figure 3 - Precise Plan.........................................................................................................7
Figure 4 - Tentative Map..................................................................................................... &
Figure 5 - Grading Cross Sections....................................................................................... 9
Figure 6 - Street Cross Sections ..........................................................................................10
Figure 7 - Utility and Drainage Detail................................................................................. 11
Figure 8 - Trash and Recycling Contaioer plan .................................................................. 12
Table 1 - Oxford Street Precise Plan Development Standards ............................................ 13
Table 2 - Tentative Map Lot Summary .............................................................................. 15
Figure 9 - Oxford Plan 1 Elevations.................................................................................... 17
Figure 10 - Oxford Plan 1 - Floor Plan................................................................................ 1&
Figure 11- Oxford Plan 2 Elevations.................................................................................. 19
Figure 12 - Oxford Plan 2 - Floor Plan................................................................................ 20
Figure 13 - Oxford Plan 3 Elevations.................................................................................. 22
Figure 14 - Oxford Plan 3 - Floor Plan................................................................................ 23
Figure 15 - Enhanced Side Elevations ................................................................................ 25
Figure 16 - Landscape Concept Plan................................................................................... 27
Figure 17 - Landscaped Street Elevation........ ....... ........ .... .... ........ ....................2&
Figure 18 - Landscape Details..............................................................................................29
Figure 19 - Fence and Wall Plan......................................................................................... 30
Resolution No. 2008-009
Page 200XFORIJ STREET PRECISE PLAN
Table ~(Contents ..
RELATED DOCUMENTS
. TM Drainage Study, prepared by Hunsaker & Associates, October 3,2007
. TM Water Quality Technical RepoI:t, prepared by Hunsaker & Associates, October 3,
2007
Overview of Sewer Service, prepared by Dexter Wilson Engineering, Inc., September 26,
2007
Geotechnical Study, prepared by Geocon, Aprill8, 2007
. Phase I Errvironmental Site Assessment, prepared by Dudek, April 2007
Biological Resources and Impacts Analysis, prepared by Dudek, August 31, 2007
. Archaeological Survey, prepared by Brian F. Smith & Associates, September, 19,2007
. Trip Generation Comparison, prepared by Darnell & Associates, September 21, 2007
. Exterior Noise Study, prepared by Dudek, Aprill7, 2007
. Water Availability Letter, Sweetwater Authority, April 2007
. Fire Flow Availability, Sweetwater Authority, September 25, 2007
---r-,
-------""- -- "-....--- .~---
Resolution No. 2008-009
Page(jXFORJJ STREET PRECISE PLAN
J"troduction.
1. INTRODUCflON
A. Existing Site Description
The Oxford Street Precise Plan site is a 3.9-acre property located at 267 East Oxford Street in
Southwestern Chula Vista, illustrated in Figure 1, Location Map and Figure 2, Aerial Photo.
Concordia Lutheran Church of Chula Vista, California owns the property and has provided a
church and co=unity facilities on the site for over 40 years. The church facility includes a
worship center, offices, daycare, play areas and parking areas located in the southern area of
the property near East Oxford Street. Two mature ficus trees, a Brazilian pepper tree and
ornamental shrubs and lawns are planted around the buildings. The northern area of the
property is vacant and maintained as a mown field. The property occupies a portion of a
hilltop with the adjacent property to the west slightly higher in elevation and properties to the
north, east and south slightly lower in elevation. Single family residential neighborhoods
surround the project site.
Surveys and technical studies of the project site have determined that there are no significant
resources on the site that will be impacted by the development. Technical surveys and studies
prepared for the project include cultural resources, biology, geotechnical, noise, hazardous
materials, traffic, water quality, drainage, and water and sewer service.
'.
B. Planning Process & Entitlements
The General Plan designation of the property is Low Medium Residential (RLM) and the
Zoning designation is R-1-7. The property is proposed to be developed with new residences
and rezoned to R- I -5 -P. The proposed new zoning will allow the minimum lot size to be
reduced from 7,000 square feet to 5,000 square feet. The purpose of a Precise Plan is to allow
diversification in the spatial relationship ofland uses, density, buildings, structures,
landscaping and open spaces, as well as design review of architecture and signs through the
adoption of Precise Plan development standards and guidelines. The location, height, size and
setbacks ofbuildings or structures, open spaces, signs and other development regulations
indicated in the Precise Plan take precedence over the otherwise applicable regulations of the
underlying zone.
The Oxford Street Precise Plan, Tentative Map, Architectural Plans and Landscape Plans
provided in this document are one solution the development of the project site. The City
Zoning Administrator may approve modifications to the Precise Plan Map to acco=odate
alternative architectural plans or other revisions that may be proposed by a future developer.
P~I)c.. l ~ ~e
December 18,2007
Resolution No. 2008-009
Page 22()XFORD STREET PRECISE PLAN
Introduction '.
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Figure 1 - Site Location Map
7..~~'2 .;"3"
De<ember 18,2007
---.----- ----..f.
..........1
Resolution No. 2008-009
PagefJKFORD STREET PRECISE PLAN
Introduction
Figure 2 - Aerial Photograph
Page 3 ono
January 11, 2008
Resolution No. 2008-009
Page 240XFORD STREET PRECISE PLAN
Project !>escription..
II. PROJECT DESCRIPTION
The proposed project will create a 24-lot, single-family residential subdivision with a density
of6.15 dwelling units/acre, consistent, with the General Plan. The purpose of this Precise
Plan is to allow the property owner and the city flexibility to achieve an efficient and site
appropriate development within the unique features of the property. The unique features of
this property include a long, narrow shape; the alignment of the project access street with the
existing Monterey Avenue; and the Regional Water Quality Control Board (RWQCB)
requirements for clean water treatment on site.
A. Site Plan
The proposed development will provide 24 residential lots of 5000 square feet or larger, as
allowed by the R-I-5-P Zone. The size and shape of the property results in a variety oflot
configurations. 'Three residential models are proposed to fit the varied lots while maintaining
the City standards for lot coverage and floor area ratio. These models provide for outdoor
living spaces that meet, and in most cases exceed, the City standards for private open space.
The different lot depths in the development provide an opportunity to vary building setbacks
to create a visually pleasing neighborhood. Garages and driveway locations will also be
varied for interest and to provide adequate areas for on-street parking and placement of trash
and recycling containers for pickup. The Precise Plan is illustrated in Figure 3, Precise Plan.
B. Open Space Plan
The provision of community open space is a required component of a Precise Plan. Common
open space in the proposed development includes a Home Owners Association (HOA) lot at
the end of the cul-de-sac access street, the street parkway and the water quality treatment area.
The open space at the end of the cul-de-sac will be landscaped and defined by a low wall.
This area provides an entry focal point and may serve as passive recreational space. The
street parkway will provide an attractive community amenity. The water quality treatment
area will be landscaped with trees and shrubs. This area will partially screen views into the
new development and provide an aesthetic element for the surrounding neighborhood.
Additional open space is provided in the form of larger private rear yard areas. Rear yard
setbacks meet or exceed minimum City standards. The project open space is illustrated in
Figure 16, Landscape Concept Plan and details of the HOA open spaces are illustrated in
Figure 18, Landscape Details.
C. Grading and Drainage Plan
The site will be graded to create a cul-de-sac access street aligned to the existing Monterey
Avenue to the south. The access street gradient is proposed to be approximately 4.0% (but
may vary from 2.0% - 5.0 %) in the southern area and approximately 1.0% in the northern
P,,;< 1\..31'
December 18, 2007
Resolution No. 2008-009
Page OxFORD STREET PRECISE PLAN
Project1)escription.
area (but may vary from 1.55 - 3.0%). Residential lots will be located on each side of the
access street. Residential lot pads will be terraced with pad elevations of approximately 260
feet at East Oxford Street rising to pad elevations of approximately 271 feet at the
northe=ost area of the site. Retaining walls with a maximum height ofthree feet will be
located between several pads to accommodate the grade differential where necessary. The
graded site will maintain the approximate grade differentials with the existing surrounding
properties.
The site will be graded to direct run-off to a water quality basin in the southwest area of the
property next to East Oxford Street. The majority of the residential lots will surface drain to
the landscape easement along the access street that also serves as a water quality treatment
area. A portion of the site will drain to a five-foot wide drainage easement located along the
southeastern boundary of the property, ultimately discharging into Oxford Street.
Off-site grading is not proposed and the grading will strive for a balance of approximately
2,400 cubic yards per acre of cut and fill. The site grading is illustrated in Figure 4, Tentative
Map and Figure 5, Grading Cross Sections.
D. Site Access
The proposed site access is a new public street (Concordia Place) aligned to the existing
intersection of Monterey A venue and East Oxford Street. Concordia Place will be
constructed to City standards with a 56-foot right-of-way and 67-foot general utility easement.
The street design will acco=odate emergency vehicles and trasblrecycling vehicles. The 36-
foot wide street pavement will accommodate two 12-foot wide travel ways with six-foot wide
parking areas on each side. There will be a 5.5-foot wide landscape easement on each side of
the street outside of the right-of-way. Within the right-of-way there will be a 4.5-foot wide
planting and water quality treatment area between the street curb and a 5-foot wide sidewalk.
Two street lights will be located on the access street. The north side of Oxford Street will be
improved with new curbs, gutters, sidewalks and landscaping. The proposed access is
illustrated in the Precise Plan and Figure 6, Street Cross Sections.
E. Utilities
Utilities currently serving the property will be upgraded as necessary to accommodate the
proposed residential development. A water service line located in the project access street
will connect to the existing eight-inch main located in East Oxford Street. Fire hydrants and
fire flows will be provided in accordance with the Chula Vista Fire Departments
requirements. A new eight-inch sewer service line located in the proj eet access street will
connect to the existing eight-inch sewer main located in East Oxford Street. Dry utilities will
be brought into the site from East Oxford Street and located underground within the
development. Utility boxes will be located to be as unobtrusive as possible and surrounded
by shrubs and groundcovers to minimize their appearance. Figure 7, Utility and Drainage
"Pa<;..5 0+ ~c
December 18, 2007
Resolution No. 2008-009
Page 2bXFORD STREET PRECISE PLAN
Project /l1!scription.
Detail, illustrates the service provisions to residences and a portion of the southeastern
drainage easement.
F. Walls and Fencing
Wood fencing will be used at residential rear and side yards for privacy. Tubular metal
fencing may be used along the northern'property boundary of the property to promote a sense
of openness in the neighborhood. Split face block walls will be located along Oxford Street
for an attractive neighborhood appearance and to provide street noise attenuation. Walls and
fencing are illustrated in Figure 19, Fence and Wall Plan, of the landscape architecture
section of this document.
G. Trash and Recycling
The access street is designed to City standards and will acco=odate trash and recycling
vehicles. Individual residences may store containers in garages, side or rear yards and place
them at the curb for pickup. There is adequate curb area along the street so driveways will not
be blocked by the containers. Figure 8, Trash and Recycling Container Plan,
H. Maintenance
A Homeowner's Association (HOA) will be established to ensure the maintenance of the
development. Codes, Covenants and Restrictions (CC&R.s) will be developed to establish
maintenance standards for buildings and landscaping. Each homeowner will be responsible
for maintaining hislher property in accordance with the CC&Rs. The HOA will be
responsible for maintaining the co=on areas including the Oxford Street and access street
parkways, the passive open space at the cul-de-sac, and the water quality treatment area
'Ftt'j" L, ." 30
December 18, 2007
..J
Resolution No, 2008-009
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Page 30 OXFORD STREET PRECISE PLAN
Project Description
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Page 31
OXFORD STREET PRECISE PLAN
Project Description
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Page 11 of30
January 11, 2008
OXFORD STREET PRECISE PLAN
Project Description
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Resolution No. 2008-009
Page lJ'xFORD STREET PRECISE PLAN
Project Description
III. PRECISE PLAN DEVELOPMENT STANDARDS
The proposed project will create 24 single-family residences accessed from East Oxford
Street The site design is intended to create an intimate neighborhood that is compatible with
the surrounding residential co=unity. The project design adheres to the City's Design
Manual with varied placement of building to create interest, building orientation for privacy,
and varied garage and parking setbacks.
A. Site Plan
The variety oflot sizes will be complemented by a variety of residential designs. Up to three
distinct residences will be utilized to provide a range of home styles and sizes. The residences
will be sited with varied setbacks from the street to create interest and maximize useable open
space surrounding the homes. The floor plans may be reversed, resulting in additional
residential types. The proposed development standards for the Oxford project are provided in
Table I below.
TABLEt
Oxford Street Precise Plan Develooment Standards
Tvoe Standard
Lot Size 5,000 sa ft. minimum
Lot Width 50 ft minimum, exceot 35 ft. for cul-de-sac
Buildin2 Covera2e 40% maximum
Floor Area Ratio (FAR) (includiM "arao:e \ 50% Maximum
Front Yard Building Setback:
(all setbacks measured from property line
except where noted)
. To Building (living area) 15 ft.
. To Porch 10ft.; Width of porch shall not exceed 1/3 width of house
. To Garao:e 22 ft. from closest edge of sidewalk to face of garage
Rear Yard Building Setback: 20 ft, with the following exception:
Up to 1/3 of the width of the fIrSt story of any house may
encroach 5 f!. into the required 20 f!. rear yard setback, as long
as the second stOTV meets the main 20 ft. setback.
Interior Side Yard Buildin~ Setback Sf!.
Exterior Side Yard Buildino: Setback 10 ft.
Building Height: 28 ft. 12 stories
(Measured to mean height level between eave and ridge - per
CYMC 19.04.038)
Fencing: Decorative stucco, split-face block walls, rail (view) or wood
privacy fencing is required.
Maximum hei"ht is 6 feet from adjacent grade level.
Garage Maximum 400 square foot, 2 car garage with minimum interior
dimension of 20 feet.
(Continued On Pg. 14)
""fu'j.e-\3 of 50
December 18, 2007
Resolution No. 2008-009
Page 34 OXFORD STREET PRECISE PLAN
Project Description
Notes:
a. Minor modifications to. Precise Plan map are permitted pursuant to approval of
a Site Plan and Architectural Review by the Zoning Administrator, per CYMC
19.14.420. Amendments to the Precise Plan Map shall comply with the Precise
Plan Development Standards. All other Precise Plan amendments shall comply
with Precise Plan Modification requirements per CYMC 19.14.577.
b. Uses and Development standards not addressed in this Precise Plan shall
comply with the requirements of the Zoning Ordinance, CYMe Title 19.
c. Accessory Uses and Structures shall comply with requirements of CYMC
19.24.030, with the following exceptions:
(1) The first 300 square feet of any attached or detached open structure, such
as a patio cover or gazebo, which are open on 2 or more sides, are exempt from
the Floor Area Ratio requirements.
(2) The first 100 square feet of detached enclosed buildings such as a pool,
storage, or garden building is exempt for the floor are ratio requirement.
(3) A 5-foot rear and side yard setback is required for any accessory structure
in the required rear or side yard area
"f'a.~~ 14.r 3-0
December 18,2007
.........-j
Resolution No. 2008-009
Page OxFORlJ STREET PRECISE PLAN
Project Description
The Tentative Map provides a plan for grading, lot layout, access, utilities and water quality
treatment. The Precise Site Plan provides for preliminary plotting and setbacks as well as
establishing coverage's and floor area ratio requirements. Table 2 provides a summary of the
Precise Site Plan lot specific development standards to illustrate compliance with the Precise
Plan Development Standards.
TABLE 2
Oxford Street Precise Plan Development Lot Summary
LOT SUMMARY
RES LOT PLAN TOTAL FLOOR TOTAL
RES. LOT AREA TYP ES FLOOR AREA FOOTPRINT LOT
NO. (SF) ON LOT AREA RATIO' AREA COVERAGE*"
1 5,651 2 2,420 42.8% 1,452 25.7%
2 5,070 2 2,420 47.7% 1,452 28.6%
3 5,006 1 1,982 39.6% 1,982 39.6%
4 5,177 2 2,420 46.7% 1,452 28.0%
5 5,358 3 2,676 49.9% 1,580 29.5%
6 5,359 1 1,962 37.0% 1,982 37.0%
7 5,360 3 2,676 49.9% 1,580 29.5%
8 5,236 1 1,962 37.9% 1,982 37.9%
9 5,362 3 2,676 49.9% 1,580 29.5%
10 5,146 1 1,982 38.5% 1,982 38.5%
11 5,019 2 2,420 48.2% 1,452 28.9% -c-
12 5,523 3 2.676 48.5% 1,580 28.6%
13 5,417 1 1,982 36.6% 1,982 36.6%
14 5,007 2 2,420 48.3% 1,452 29.0%
15 5,068 1 1,982 39.1% 1,982 39.1%
16 5,187 2 2,420 46.7% 1,452 28.0%
17 5,191 1 1,982 38.2% 1,982 38.2%
18 5,195 2 2,420 46.6% 1,452 27.9%
19 5,198 1 1,982 38.1% 1,982 38.1%
20 5,202 2 2,420 46.5% 1,452 27.9%
21 5,237 1 1,982 37.8% 1,982 37.8%
22 5,488 3 2,676 48.8% 1,580 28.8%
23 5,794 1 1,982 34.2% 1,982 34.2%
24 6,249 3 2,676 42.8% 1,580 25.3%
TOTAL 127,500
AVERAGE 5,313 43.4% 32.2%
MAX. 6,249 49.9% 39.6%
MIN. 5,006 34.2% 25.3%
. F1..ClII IlEA IIATlO IJCJ.IIES LIYUC IlEA. l:lMES. PATIOS, MIlIHr AaESSCI!f SlIU:I\JU 1'9 eN: 1'.24.110.
.. UlT lDVEIWOE IEFIIEll B'lltE PEIIZIIT tF ltE TDlAL 511<: IlEA _ BT S1ll.CI1RS PER eN: 111.04.010.
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December 18, 2007
Resolution No. 2008-009
Page 360XFORD STREET PRECISE PLAN
Project Description
B. Architecture
The project proposes architecture that is compatible in scale and design with the surrounding
neighborhood. A variety of styles, including both single and two story residences, will be
provided. All sides of the buildings will be articulated and special attention will be given to
building walls that are visible from East Oxford Street. Appropriate building materials will be
used for each architectural style and doors, windows and garage doors will be selected to
complement the style of the buildings.
The project will be integrated into the existing older neighborhood through the use of
traditional architectural styles:
. Spanish architecture will be expressed through the use of stucco walls in light and
neutral colors, tile roofs, and arch forms. Wood and iron trim and tile accents may be
used.
Craftsman architecture will be expressed through the use of stucco walls, shingle roofs
and siding, exposed rafter tails, and wood details on gables and porches. Accent
materials may include tile, brick, stone, copper and wood. Earth tones and deep color
accents are appropriate for this style.
. California Eclectic architecture draws inspiration from traditional popular styles such as
Cape Cod and Spanish, but relies on strong building forms and minimal ornamentation to
create a contemporary style. Building materials include stucco walls, tile or shake roofs
and raised foam trim. Colors and accent materials should be similar or compatible with
the Spanish and Craftsman architecture to unify the three styles in the neighborhood.
Conceptual elevations and floor plans of the proposed residences are provided in the
following pages. These elevations and floor plans are examples of the proposed architectural
styles and the final, built elevations and floor plans may vary from these illustrations.
t'ivjiJ.."T 30
December] 8, 2007
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Resolution No. 2008-009
Page 46)XFORlJ STREET PRECISE PLAN
Development Standards "
C. Landscape Architecture
The project landscape architecture is an important component in integrating the new
development into the existing neighbo~hood. The "traditional" landscape theme utilizes trees
that have been popular in southern California since the turn of the century. Stately theme
trees including magnolia and sycamore have been selected to create a sense of permanence
and integrate the new development into the surrounding neighborhood. The landscape plan
for the project is illustrated in Figure 16, Landscape Concept Plan.
The north side of Oxford Street will be planted with ground covers and California sycamore
street trees as illustrated in Figure 17, Landscape Street Elevations. The water quality
treatment area draws inspiration from California riparian areas so it will be landscaped with
boulders, grasses, shrubs, groundcovers and sycamore trees. A section view of the water
quality treatment area is provided in Figure 18, Landscape Details. .
The interior streets cape will include a sidewalk separated from the street by a parkway
planted with magnolia trees and sod. The sidewalk will be contiguous to the curb at the cul-
de-sac and the parkway landscape will be located between the sidewalk and residential
property line.
The open space lot at the end of the access street will be designed for passive recreation with
elements such as lawn, seating,walls, accent lighting, and a table with seating. Magnolia trees
will frame the use area and create a focal point view from Oxford Street. Metal view fencing
is proposed along the northern boundary to create a sense of openness. A detail of this area is
shown in Figure 18, Landscape Details.
The front yard landscapes will be installed by the developer. The front yard landscapes will
include lawns, groundcover and shrub planting areas, and an accent tree. Wood fencing will
be used at residential rear and side yards for privacy. Six.foot high split face block walls will
be located along Oxford Street for an attractive neighborhood appearance and to provide.
street noise attenuation. Walls and fencing are illustrated in Figure 19, Fence and Wall Plan.
The development's HOA will maintain the streetscapes, water quality treatment area and open
space lot at the cul-de-sac. The proposed project will be designed in conformance with the
City's Landscape Manual. The selection of landscape materials and irrigation will adhere to
the City's requirements for water conservation.
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December J 8. 2007
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Resolution No. 2008-009
Page 47
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