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HomeMy WebLinkAboutAgenda Statement 1981/04/21 Item 5A, 5B COUNCIL AGENDA STATEMENT Item 5, a, b' Meeting Date 4/21/81 Public hearing - Consideration of development plan for portion of North College ITEM TITLE: Sec.P1an.Area and tentative map for Chu1a Vista Tract 81-5, Bonita Crest Resolution 1,,1/.J~ - Approving development plan for portion of North College Sectional Planning Area Reso1ution/b9'J'r- Approving tentative map for Chu1a Vista Tract ~1-5, Bonita C\,est SUBMITTED BY: Director of Planning -==p (4/5ths Vote. Yes_ NOli A. BACKGROUND .::::::z::::> 1. The applicant has submitted a tentative subdivision map known as Bonita Crest, Chu1a Vista Tract 81-5, for the purpose of subdividing 4 acres of land into a condominium project consisting of 60 townhouse units. The subject property which lies within the North College Sectional Planning Area of the E1 Rancho Del Rey Specific Plan is located on the north side of East "H" Street approximately 800 feet west of Otay Lakes Road and is zoned P-C. 2. In addition, the applicant has submitted a development proposal for the subject property, which together with the tentative map fulfills the requirement for a Sectional Planning Area plan. 3. On November 20, 1979 the City Council voted 3-2 to overturn the Planning Commission's approval of a zone variance which requested exemption from the "west to east development policy" in order to allow the subject property to develop. In order to override the Commis- sion's decision, a 4/5 vote of Council was required, therefore, the Planning Commission's approval was sustained. On September 24, 1980 the Commission granted a one year extension of the variance, which was due to expire, and expanded the area from 2.6 acres to 4 acres to include an adjacent area (1.4 acres) to the north as a lo9ica1 extension of an area to be developed in conjunction with the original site. On October 24, 1980 the City Council voted unanimously to uphold the Planning Commission decision to extend and expand the variance. 4. On March 25, 1981 the Planning Commission adopted the Negative Declaration issued on IS-81-27 which is forwarded for Council adoption. B. RECOMMENDATION Concur with the Planning Commission recommendation. C. PLANNING COMMISSION RECOMMENDATION On March 25, 1981 the Commission unanimously recommended that Council approve: 1) the proposed development plan for 4 acres in the North College Sectional Planning area in accordance with Resolution PCM-81-8; and 2) the tentative subdivision map for Bonita Crest, Chu1a Vista Tract 81-5, in accordance with Resolution PCS-81-5. A petition signed by 114 residents protesting the 15 dwelling units the proposed project was submitted at the Planning Commission meeting. page of the petition, which describes the reason for the opposition, is packets. per acre density of A copy of the first enclosed in Council's Form A-113 le?YJ7~ continued Agreement Resolution 2 Res.1'C1'F81-8 - OtherRes.PCS-81-5 ENVIRONMENTAL DOCUMENT: itinn Tentative map EXHIBITS Ordinance Plat 2 Notification List 1 I I I I I ! Attached X Submi tted on '. Page 2, Item Meeting Date. 5, a, b 4/21/81 D. DISCUSSION. 1. Existing site characteristics. The project site is a vacant wedge shaped parcel with 685 feet of frontage along the north side of East "H" Street and a lot depth of 100 feet on the east side of the property and 415 feet on the west side (see locator). The property slopes to the north away from the street and has an average natural slope of 17% with a maximum slope of 50%. The elevation differential is just under 40 feet, ranging from an elevation of 410 feet to 447 feet. All of the street improvements were installed and eucalyptus trees were planted along the ent ire frontage at 40 foot i nterva 1 s with the deve 1 opment of "H" Street severa 1 yea rs ago. 2. Adjacent zoning and land use: North P-C Vacant (east end of Rice Canyon) South P-C Single family dwellings East P-C Vacant West P-C Vacant 3. El Rancho Del Rey Specific Plan. The subject property is located at the southeast corner of the North College Sectional Planning Area of the El Rancho Del Rey Specific Plan, which designates the property for residential development at a density of 11 to 18 dwelling units per acre. The North College S.P.A. contains 76.9 acres and is divided into the following land use categories (acreages and densities are approximate): a. 32 acres of medium/low residential, 3 to 5 dwelling units per acre, a maximum density of 160 units; b. 17.7 acres of medium density residential (two areas), 6 to 10 dwelling units per acre, a maximum density of 95 units; c. 5.5 acres of medium/high residential, 11 to 18 dwelling units per acre, a maximum density of 98 units; and d. 21.8 acres of open space (Rice Canyon). Note: The proposed subdivision will utilize approximately 4+ acres of this area with 60 units, constituting an average density of 15 dwelling units per acre. The applicant was not required to submit a S.P.A. plan encompassing the entire North College S.P.A. because the proposed development constitutes only a fraction of the S.P.A. and is located at the extreme east end. It was determined by the Planning staff that the proposed development would not affect the remaining properties in the S.P.A. 4. Proposed development. The applicant proposes to develop the property into a condominium project for which a tentative subdivision map is required. The project will consist of 60 townhouse units in 12 buildings, ranging from 2 units to 7 units per building. Each unit will be a two and three story split level townhouse with a two car garage located at the lower ground level. There will be four basic floor plans divided into 8 two bedroom units, 28 three bedroom units (two floor plans), and 24 four bedroom units. /cJ-{si continued Page 3, Item 5, a, b Meeting Date ~21/81 The development will be served by a private street system with two points of access to East "H" Street, one in the approximate center of the site and the other at the west end. The driveways will have alley type returns. The development will have a single story' recreation building, swimming pool and jacuzzi located in the center of the project. There will be 21 .open guest parking spaces in addition to the 120 garage spaces, bringing the total amount of parking to 141 spaces. The R-3 regulations would require 136 parking spaces. 5. Architecture. The buildings will be of contemporary design, consisting of a light stucco exterior, brown wood trim, and red mission tile roofs. The exterior elevations will have interest created by the use of projecting windows, shed roofs over entries, chimneys, varying building setbacks and patio walls, as well as offsets in the building facade. The recre- ation building will utilize the same architectural features and materials. The trash enclosures will also be architecturally treated with similar materials. 6. Private open space and storage. a. The required storage for the condominium units will be provided entirely within the two car garage. Each unit will have a front patio adjacent to the entry, ranging in area from 117 sq. ft. to 150 sq. ft. In addition, the three and four bedroom units will have an open space deck located over the garage with an area of 112 sq. ft. to 130 sq. ft., providing a minimum of 231 sq. ft. of private open space. .b. The two bedroom units will have balconies of 217 sq. ft. extending over the access drive. The two bedroom units are located in the center of a six unit structure situated opposite one another and the balconies are connected over the common access drive. The total amount of private open space for these units is 344 sq. ft. 7. Bicycle Route. The developer is obligated to provide a bicycle route along the frontage of the property. This route will be provided by widening the existing sidewalk to 8 feet in width to the property line. This added width will allow the paved area to accommodate both pedestrian and cyclists. The eventual el imination of parking on "H" Street will result in reduced pedestrian activity on the sidewalk. Until such time as another traffic lane is needed, a bike lane will be accommodated within the street travelway. E. ANALYSIS The proposed project is a well conceived and designed development which will set a good example for future development in the North College S.P.A. The proposed grading and split level structures will help retain the basic integrity of the existing land form in keeping with the goals and objectives of the El Rancho Del Rey Specific Plan. The architectural treatment and varying building setbacks create an attractive appearance. ~,.j - by the City Council of Chula Vista, California KGL:hm !Gf3i Dated _~ ;:l.?- -p/