HomeMy WebLinkAboutPlanning Comm Reports/1992/03/25 (5)
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
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... --
M _
...
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rvc I .....~ I .._
-
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....
as
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I..- "--IUAI~., '11.1
[ fIfW)..ECT TOTAL I ,..,..
as....
....
.--....,..-....
..-..--...--.....-
SOURCE: Clnti & Associates. 1989.
. .
.
.
COloJb~ 5
....
'"
-
................., SfOA....... _ ...
.T....~iIbId. ........."-
...._It~....
, .....
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--.... I
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_ 'I1WcW'CIAT,U1ONCCAArIQII
_110.___
-==== ~-
-~
DesIgn AlternatIve. General Development Plan
o
,
Q
FEET
2000
,
..~ nr
-.~'". -.....
.~ .. --.. .
, ..". ~"'# ". 'It i .' . ,. ~ ,... "".. '.
~...:. "J..o..!~",:, ,. "~'._:';._J..-_.
.
,
.........
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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!.EEiI<. r tbN1>()j
:Pc. S -'}I-or
--->-~
Total
~ SPACE
Parcel L..-d Uee Aa-.
No.
~ Open Sp&ce U
0&-15 Open ~ 1.0
0&-17 Open ~ 1.0
09-18 Open ~ 3.2
0&-18 Open ~ 7.2
Total .18.8 Be
~ lR3AN
Parcel L..-dUee
No.
RJ-1 FuIu-e Ut>en
Total
Acree
3.5
3.5 ac
.0 Q 80CI
, .
FEET
SOURCE: a-.d & Associates, 1989.
Design AlternatIve. SPA Plan
-
A L T ~R EEI<:r ~tJ"1",~
1'C""-"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 ...........
1-.................-.........-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 Df 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 $1,000 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 r3g~'S ;,s neee,,,,!)')
~.~
DaIO::
Signature of contractor/applicant
:.\. .: \D:sn.oSI'..TXTI
Claudia Troisi/The Baldwin Company
Prill! or type lIame or l.onlractor.'applicanl
!lh'\N.\t: II .111''''~