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HomeMy WebLinkAboutPlanning Comm Reports/1979/02/28 AGENDA City Planning Commission Chula Vista, California Wednesday, February 28, 1979 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of February 14, 1979 ORAL COM~IUNICATIONS 1. Consideration of final EIR-79-2 on Bonita Long Canyon 2. Consideration of final EIR-79-5 on Town Centre Commercial Development 3. PUBLIC HEARING (Cont.)- PCV-79-5 - Request for reduction of sideyard setback from 25' to 0 for construction of commercial structure at 366 Broadway in the C-T zone - June Jensen 4. PUBLIC HEARING: PCC-79-15 - Request to construct additional classrooms, offices and restrooms at 740 Hilltop Drive - Hilltop Baptist Church 5. PUBLIC HEARING: Consideration of precise plan guidelines for Otay Industrial Park at Otay Valley Road and Nirvana Avenue in I-P zone 6. PUBLIC HEARING: PCZ-79-F - Change prezoning on 10.9 acres at 300 block Hilltop Drive from R-E to R-E-PUD - L & M Profressional Consultants 7. PUBLIC HEARING: PCS-79-15 - Tentative subdivision map for Villa San Miguel 8. PUBLIC HEARING: PUD-79-1 - Site plans for Villa San Miguel ORAL COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of February 28, 1979 1. Consideration of final EIR-79-2 on Bonit~ Long CanNon A. BACKGROUND The draft of this EIR was the subject of a public hearing before the Planning Commission on February 14, 1979. Numerous written comments were received prior to the public hearing and a large volume of testimony was given at the meeting. MSA, the consultant preparing the EIR, has prepared the final EIR including revisions to the text, all written comments, a transcript of the public hearing and a response to all comments relevant to the EIR. B. RECOMMENDATION Certify that the EIR has been prepared in compliance with CEQA and the Environ- mental Review Policy of the City of Chula Vista, and that the Planning Commission will consider the information in the EIR when it considers the project. C. ANALYSIS OF ENVIRONMENTAL IMPACTS/MITIGATION 1. Geology/Soils. The preliminary geotechnical and soils investigation identified various potential problems which will be encountered on the site. Before the project is under consider- ation for final action more detailed geologic and soils reports will be prepared with grading speci~ca~ions, erosion control measures, and other mitigation measures clearly delineated. The level of specificity in the EIR is appropriate for an eval- uation of the project at this point in the review of the project. 2. Drainage. The project will likely result in small but significant increase in runoff which will impact downstream properties which are protected by inadequate drainage facilities. The County of San Diego and the City of Chula Vista have been collecting contributions from developers within the Long Canyon basin to finance construction of the needed drainage facilities. The developer of this project has now agreed to pay the Special Drainage Area contribution and the EIR has been changed to reflect this fact. With the contribution from this project and that which has been collected, almost enough funds to build the facility will be available. 3. Biology. The project, as proposed, is generally responsive to the biological sensitivity of the site. The major exception is a cul-de-sac (Q Street) along a ridge which would destroy a unique stand of Cleveland Sage. The project proponent is currently redesigning that portion of the project by realigning the street and eliminating several lots to retain the majority of the quality area of the stand. City Planning Commission Agenda Items for Meeting of February 28, 1979 page 2 4. Traffic. The proposed connection to the existing eastern terminus of Acacia Avenue could be eliminated and access provided via Tim Street and Acacia Avenue to the south of Bonita Road. Tim Street was designed to higher standards and would be more capable of handling the projected traffic volumes. The problem of access via Bonita Road and Acacia Avenue and the inadequate improvements to accommodate further traffic volume increases can be mitigated by having the street widened as an offsite improvement as suggested in the EIR. By changing the phasing of the project it may be possible to delay the connection to Central Avenue until improvements are installed. 5. These are the major issues which required further clarification in the final EIR. The response to all comments received is in Section 9.0 of the final EIR. City Planning Commission page 3 Agenda Items for Meeting of Feb. 28, 1979 2. Consideration of final EIR-79-5 on Town Centre Commercial Development A. BACKGROUND This EIR was the subject of a public hearing before the Planning Commission on February 14, 1979. Consideration of the final EIR was set for this agenda to give the City's Traffic Engineer an opportunity to review a detailed traffic analysis of the'Third Avenue and "F" Street intersection. The report has been reviewed and found to be adequate. No modifications to the text of the EIR are necessary; the report will be added to the appendix of the EIR and referenced. B. RECOMMENDATION Certify that EIR-79-5 has been prepared in compliance with CEQA and the Environmental Review Policy of the City of Chula Vista, and that the Planning Commission will consider the information in the report when it reviews elements of the project. City Planning Commission age 4 Agenda Items for Meeting of Feb. 28, 1979 3. PUBLIC HEARING (cont.) - PCV-79-5 - Request for reduction of sideyard setback from 25' to 9 for construction of commercial structure at 366 Broadway in the C-T zone - June Jensen A. BACKGROUND 1. This public hearing was continued from the meeting of January 24 due to the illness of the applicant. 2. The applicant is requesting a reduction of the required side yard setback from 25 feet to zero in order to construct a commercial structure on the northerly property line of the Holiday Honda site at 366 Broadway in the C-T zone. 3. An Initial Study (IS-78-22) of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on August 31, 1978. The ERC concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. The Initial Study did not address the setback issue, since yard variances are exempt under the provisions ~ CEQA. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-78-22 noting that setback reductions are exempt from review under the provisions of CEQA. 2. Adopt a motion to deny PCV-79-5 C. DISCUSSION 1. Adjacent zoning and land use. North C-T* & R-3 Liquor store, Trailer Park with a single family dwelling used as an office South C-T Motel East C-T Commercial West R-3 Trailer Park *The depth of the C-T zone on the adjacent property to the north is 125 feet with the remaining portion zoned R-3. The subject site is 255 feet in depth and is zoned C-T. 2. Existing site characteristics The subject property is a 0.94 acre (200'x255') site developed with a single story commercial building on the south side of the property. The remainder of the site is used for parking except for the southwest corner which is used for open storage and the areas which are landscaped. The present land use is a motor- cycle sales and repair facility. The repair operation is located to the rear of the building. City Planning Commission Agenda Items for Meeting of February28, 1979 page 5 3. Proposed development The applicant proposes to construct a combination one and two-story structure along the northerly property line. The building will be 50 feet wide and 160 feet long. The front 120 feet of the building is proposed as a 19' high single story structure. The rear 40 feet will consist of a 30' high two-story structure. The front portion of the building (6,000 sq. ft.) is planned for retail auto parts sales and the two-story portion of the building (2,000 sq. ft.) is to be used for warehouse storage. The proposed building will require 32 off- street parking spaces whereas the existing motorcycle sales operation requires 23 spaces for a total of 55 spaces. The plan shows 56 spaces which meets the requirements of the Code. D. ANALYSIS 1. Required setback In the C-T zone a 25 foot side yard setback is required adjacent to any R (residential) zoning district. The depth of the C-T zone on the adjoining property to the north is 125 feet with the remaining area to the west zoned R-3 thus requiring any buildings planned for the subject property to maintain a 25 foot setback where the property line abuts the residential district. The pro- posed building extends back 170' from Broadway placing the rear 45 feet adja- cent to the R-3 zone. 2. Adjacent development The adjoining property to the north is an "L" shaped parcel with 64 feet of frontage on Broadway and 264 feet on "G" Street. The first 80 feet of the frontage on Broadway is developed with a liquor store and the remaining area developed with a mobile home park. An older single family dwelling is located 125 feet from Broadway, functioning as both a residence and office for the park. There are two trailers located between the liquor store and the residential office within the C-T zone. 3. Zoning pattern The 125 foot depth of the C-T zone along this stretch of Broadway was established almost 30 years ago in 1949. Since that time the depth of the commercial zoning along Broadway has been increased whenever possible provided it did not adversely affect the adjoining residential areas. This is due in part to the fact that the 125' depth is totally inadequate for present day commercial developments with requirements for landscaping and off street parking. These requirements did not exist in 1949. Residential uses are permitted in the C-T zone subject to a conditional use permit and provided they are not located within 200 feet of the public right of way. This restriction was established to insure that a sufficient depth would be maintained for commercial development. Based partially upon these factors it is reasonable to assume that if the trailer park were ever abandoned, it is likely the City or this owner of the mobile home site could initiate rezoning to increase the commercial depth. The ~ity Planning Commission genda Items for Meeting of February28, 1979 page6 uncertainty of the future of residential land use in an area relatively close to Broadway, makes it difficult to justify actions which would cause alterations to commercial development, in order to preserve residential uses. The most objectionable aspect of the proposed development is the height (30 feet) and bulk~O feet long) located just 5 feet from the adjoining residence - thus blocking off a considerable amount of sunlight and air. This would hold true even if the building were reduced to one-story (19 feet high). The remaining consideration is basically one of mass. The two-story structure would appear massive and if the proposed building is reduced in depth to 115 feet it will still cut off the light to the two trailers located behind the liquor store and will partially impact the residential office. E. CONCLUSION While the City may choose at some future date to extend the depth of commercial zoning On the adjoining property, the setback requirements established to insure light and air between commercial and residential areas is valid. The staff has been unable to find that any hardship exists on the subject property which would preclude the applicant from complying with the setback requirements and therefore have recommended a denial of the request. F. FINDINGS Approval of a variance request requires that the following affirmative findings be made: 1. That a hardship peculiar to the property and not created ~ aw act of the owner exists. Said hardship mc~ include practical difficulties in developing the pvoperty for the needs of the owner consistent with the regula- tions of the zone; but in this context, personal, fami~ or financial difficulties, Zoss of prospective profits, and neighboring violations are not hardships ju~ti~ing a variance. Further, a previou~ variance can never have set a preceden~ for each case must be considered on~ on its individual merits. The applicant has not shown that a hardship exists since the building can be designed to conform to the setbacks. 2. That the authorizing of such variance will not be of subetantial detriment to adjacent property, and will not material~ impair the purposes of this chapter or the public interest. The granting of this variance would substantially reduce the light and air now available to the adjoining residential area. JO.m>-'< BROADWAY NEGATIVE DECLARATION PROJECT TITLE: Riviera Sofa Project Location: 366 Broadway Project Proponent: June Jensen 1401 Kettner Blvd. San Diego 92101 CASE NO. ,IS-78-22 DATE: October 8, 1977 A. Environmental Setting The proposed project is to be located at 366 Broadway. The site involves 1.17 acres already developed with a honda motorcycle sales center and parking lot. The new building is planned to be constructed at the northeast corner of the lot which is currently asphalted. Adjacent land uses include a liquor store and mobile homes to the north, an automobile muffler shop to the east, a motel to the south and mobile home park to the west. B. ~ro~ect Description The project entails the construction of a 7000 sq. ft. building to accommodate a retail furniture store. Twelve of the existing 35 onsite parking spaces will be used for customer parking. Additional landscaping will be planted in conformance with the City Landscape Manual. C. Compatibility with zoning and plans The proposed project is in conformance w~th the initial master plan submitted for this property and is consistent with the General Plan and current C-T zoning. D. Findings of no significant .effect 1. There is a general lack of natural biologicl resources onsite due to past and current development. The site is not subject to any geologic hazards or adverse soil conditions. 2. The project is consistent with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. There are no impacts anticipated to occur which could interact to create any substantial cumulative effect on the environment. 4. The proposed retail commercial use will not create any significant increase in vehicle traffic or related emissions nor will it be a source of significant noise. E. Persons & Organization Consulted City of Chula Vista Planning Dept. Eng. Dept. Bob Cushman - Applicants agent. The ~nitial study application and evaluation forms documenting the findings of no significant impact are attached. ENvIRONMEN' L~REVIEW COORDINATOR City Planning Commission page 7 Agenda Items for Meeting of Feb. 28, 1979 4. PUBLIC HEARING: PCC-79-15 - Request to construct additional classrooms, offices and restrooms at 740 Hilltop Drive - Hilltop Baptist Church A. BACKGROUND 1. The applicant, Hilltop Baptist Church, is requesting permission to construct a 5,460 sq. ft., two story addition to the existing church structure located at 740 Hilltop Drive in the R-1 zone. 2. An Initial Study, IS-79-41, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on February 12, 1979. The Coordinator concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-79-41 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section E of this report, adopt a motion to approve the request, PCC-79-15, subject to the following conditions: a. The architectural treatment used on the front of the proposed addition shall be carried forth to the east and west elevations of the two story portion of the b~ilding. b. The parking layout, circulation, access, pedestrian walks, landscaping and irrigation, architecture, exterior colors and materials shall be subject to the approval of the Planning Department upon application for a building permit. Emphasis shall be placed on providing landscaping in the parking area and adjacent to the park on the south side. c. All areas indicated on the plan for future development shall be subject to the approval of the Zoning Administrator, however, any other develop- ment not shown on the approved plan will be subject to the granting of a conditional use permit at some future date by the Planning Commission. d. The commercial coaches shall be removed from the site prior to or con- current with the issuance of a certificate of occupancy for the new classroom facilities. e. The building permit application shall be accompanied by a topographic survey of the property or any other acceptable means showing existing topography and proposed grades. (Note location of chainlink fence along top of south slope.) page 8 City Planning Commission Agenda Items for Meeting of February 28, 1979 C. DISCUSSION 1. Existing site characteristics. The subject property is an "L" shaped parcel containing 2.82 acres and 195 feet of frontage along Hilltop Drive, and is bounded by single family dwellings to the north and the Hilltop Park to the south and west. The site is relatively level except for down slopes along the south and west property lines and is developed with a combination one and two story church structure housing an auditorium and classrooms. In addition, there are three commercial coaches on the site that are being used for temporary classroom space. The southeasterly llO' x 185' corner of the site is a paved parking area which can accommodate 40-50 cars, even though it is not striped. The area directly north of the parking is a grassed area. The remaining area of the site to the west is unpaved and vacant. 2. Proposed addition. The applicant proposes to attach a two story addition to the south end of the auditorium structure, which will match the existing building height and roof. The new structure, which will house additional classrooms and offices, will become the primary entrance to the auditorium and will be architecturally treated with a partial rock facade. The main exterior treatment will utilize light yellow stucco exterior matching the existing building. The auditorium, with a seating capacity of 200, will remain in its present location. The plan also indicates a future auditorium located in the grassy area near Hilltop Drive and a classroom and auditorium expansion on the west side of the existing auditorium. Additional parking is proposed to the south and west of the pro- posed addition. The classroom construction does not generate the need for additional parking, therefore, the required parking is based on the existing auditorium capacity of 200 seats. The construction of the auditorium occurred under the old parking formula of one space per five seats, thus 40 parking spaces are required. 3. Commercial coaches. In 1975 the Planning Commission approved a variance to permit three commer- cial coaches as temporary classroom space. Two subsequent requests for an exten- sion of the variance were granted by the Commission in 1976 and 1978. The last extension expired in November, 1978. The staff has not required the removal of the coaches, in anticipation of the building addition; however, upon completion of the addition the coaches will have to be removed. The coaches are not visible from the street and the activities have not caused any problems to date. D. ANALYSIS 1. Site plan. The proposed site plan is in need of refinement, however, any necessary changes can be resolved by staff prior to the issuance of a building permit. City Planning Commission page 9 Agenda Items for Meeting of February 28, 1979 2. Architecture. With the exception of two stone veneer columns and the application of a narrow strip of stone veneer on the second story of the south elevation, the building has a very plain stucco exterior. Although the area between the east elevation and Hilltop Drive is planned for future construction of a new audi- torium, no time table has been established for construction. Therefore, because of its high visibility, this elevation should be architecturally treated similar to the south end of the building. In addition, the west elevation is visible from the city park and, likewise, should be architecturally treated. '3. Even though the site plan and architecture need refinement, there is adequate room on the site to accommodate additional floor space and the archi- tectural concerns can be resolved at staff level. Thus, the staff recommends that the conditional use permit be granted subject to the conditions recommended. E. FINDINGS 1. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general wel~ being of the neighborhood or the com~nunity. The granting of this request will enable the existing use to provide an expanded service at a location previously deemed desirable for this type of use. 2. That such use 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 conditions of approval will help guarantee that the use will not be detrimental or injurious to persons or property in the area. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use will be required to comply with the regulations and condi- tions of the Code prior to the issuance of a certificate of occupancy. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The General Plan is not affected by the granting of this request. I i ii I . I I I I I i~ I I I I I s~o~-I I I I~SFD L '--)- "~' I' I I I I---~ I ---ql II l_L_I----- I L-'t -'---~-- -- I _r-- .-~----,_ .... ~ --- I I// ,4 I I I ~/ / I I SFD ~ / I I F-'I ~ I /~' I I, I I / \ I / \ __ _.,t. _ ./. / I I , ® ] ~ ILOCATOR I ¥ ~ I ~ I' I I I I ___r--I I I I I [I ~ ~ I I Ill I I I II I I I o' ~oo' "K" STEE E T EL EAST ~ ~ SIFRRA WAY --I HILLTOP DRIVE NEGATIVE DECLARATION PROJECT TITLE: Baptist Church Educational Annex Project Location: 740 Hilltop Dr. Project Proponent: Hilltop Baptist Church 740 Hilltop Dr. Chula Vista CASE NO. IS-79-41 DATE: February 12, 1979 A. Project Setting The project involves a 2.76 acre church site currently developed with a sanctuary/auditorium (3600+ sq. ft.), sunday school classroom building (2736 sq. ft. ) and parking facilities for 43 vehicles. Adjacent uses include single family dwellings to the north and northeast, Hilltop Junior high school to the east and Hilltop Park to the south and west. The site is generally void of natural vegetation and there are no significant natural resources present. AcCording to a soils report prepared for the project, expansive soils are present on site. B. Project Description The applicant proposes to construct a two story addition to the existing auditorium. The expansion will involve 2560 sq. ft. of floor area to the utilized for sunday school classrooms and office spac6. These additional accommodations will preclude the need for portable units currently being utilized for classroom space. Also included in the proposal is the paving of approximately 10,000 sq. ft. to accommodate 29 additional vehicle parking spaces. C. Compatibility with zoning and plans The proposed expansion is allowed in the existing R-1 zone with the approval of a conditional use permit. As proposed the project is consistent with the Chula Vista General Plan and associated elements. D. Identification of environmental effects Soils A.soils report was prepared in June of 1978 regarding on-site soil 'conditions. The report indicates that expansive soils are present within the proposed construction area and that certain recommendations as stated in the report, should be incorporated into the project to ensure stable construction. E. Mitigation ne~_ssary to avoid significant impact 1. Incorporate recommendations specified in the associated soils report into the project plan, F. Findings of insignificant impact 1. The project site is void of any significant vegetation and there are no significant natural or man-made resources present. Effects of expansive soils present on the construction can be mitigated by incorporation of recommendations discussed in the associated soils report. 2. The subject proposal is consistent with the General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. Potential impact will be mitigated and no impacts are expected which could interact to create a substantial cumulative effect on the environment. 4. A relatively minor increase in existing vehicle traffic will result from project implementation and no potential threat to human health will result. G. Consultation 1. Individuals and organizations City of Chula Vista - Norman G. Williams, Asst. Diro of Plng. Wm. Ullrich, Assoc. Eng. Ted Monsell, Fire Captain Gayle McCandliss, Env. Control Comm. H. E. Been, Agent for applicant 2. Documents City of Chula Vista General Plan IS-77-2 St. Johns Church Addition Soils Investigation; June 1978, Hilltop Baptist Church The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. ENVIRONmenTAL REVIEW COORDINATOR EN 3 (rev. 5/77) City Planning Commission page 10 Agenda Items for Meeting of Feb. 28, 1979 5. PUBLIC HEARING: Consideration of precise plan guidelines for Otay Industrial Park at Otay Valley Road and Nirvana Avenue in I-P zone A. BACKGROUND 1. In. March, 1973 the Otay Industrial Park consisting of 98 acres was zoned I-P (General Industrial with the Precise Plan Modifying District attached). Sub- sequently, a tentative subdivision map was approved dividing the property into 25 lots, two of which were later resubdivided into 8 lots, resulting in a park with emphasis on auto dismantling and storage. In anticipation that only small or tempor- ary buildings would be involved the subdivision map was considered as satisfying the requirement for precise plan approval. In addition to the subdivision map, CC&R's were recorded and guidelines for the development of the Otay Industrial Park were drafted. The CC&R's and guidelines were intended to take the place of precise plan guidelines which are normally adopted at the time of rezoning. 2. The Industrial Park suffered from financial problems and went into bank- ruptcy. The fencing and irrigation systems which had been installed were vandalized and much of the landscaping died. The CC&R's have never been enforced since an association is not functioning and the development guidelines have never progressed past the draft stage. However, all developments which have been approved by the City Council, Planning Commission or staff under the precise plan procedure have been reviewed for their conformity to these draft guidelines and many of the require- ments listed in the CC&R's. This was necessary because the City had not been suc- cessful in getting the present owner to enforce the CC&R's and to maintain the park in the manner originally contemplated. 3. The development which has occurred in the Otay Industrial Park has involved uses which require only portable buildings or in some cases relatively small indus- trial buildings. Various industrial applicants have complained about the need to undergo a public hearing before the Planning Commission and another before the City Council for a relatively small development in a fairly remote part of town. Estab- lishment of appropriate development guidelines would allow staff to process these small developments, thereby encouraging development of the park. 4. It now becomes important for the City to establish reasonable requirements to offset the confusion caused by the ineffective CC&R~s and the draft guidelines. Therefore, staff is proposing that the precise plan modifying district be amended by adding thereto guidelines to replace the CC&R's and the park development guide- lines. B. RECOMMENDATION Adopt a motion recommending that the City Council adopt a resolution: 1. Authorizing the Zoning Administrator to approve industrial developments in the Otay Industrial Park where such industrial developments involve no building containing more than 5,000 sq. ft. 2. Establishing guidelines for development within the Otay Industrial Park. page ll City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 C. DISCUSSION 1. Staff has recently met with Mr. Dan Kelley who represents the owners of the vacant properties, as well as certain developed leased sites within the park, to discuss the proposed guidelines. Mr. Kelley has stated his concurrence with the guidelines and has expressed to the staff the importance of having adopted standards or guidelines which can be administered by the staff and handed out to a prospective lessee. 2. The major change in processing which would occur with the adoption of these guidelines would be that development plans would be approved by the Zoning Administrator and the fees and time required for a public hearing before the Planning Commission and another before the City Council would be greatly reduced. 3. The recorded CC&R's prohibit the use of commercial coaches as a permanent building structure within the park; however, several lessees, as well as the developer of the park, have expressed an interest in allowing commercial coaches under certain conditions. The City's Director of Building and Housing has expressed no objection since our own city code presently allows commercial coaches as permanent facilities in commercial and industrial areas, so long as they do not exceed 25% of the total floor area of a business. More and more public agencies (County and schools) are utilizing commercial coaches as permanent office/classroom space. The very nature of industrial salvage operations being conducted in this area lend such operations to the use of commercial coaches, and such coaches resemble metal industrial buildings if skirted. Their visibility is limited by virtue of the peripheral fencing on each lot. I I I' II GUIDELINES FOR THE OTAY INDUSTRIAL PARK 1. Fencin9 shall consist of the following: a. All fences visible from the street shall be of a view-obscuring wood design or block wall construction. Block wall colors shall complement or match building colors, and wood will be limited to natural or stained in opaque or semi-opaque. b. Perimeter fencing - minimum 8 feet high wood on west property line of subdivision; minimum 6 feet high wood adjacent to Otay Valley Road; minimum 6 feet high chainlink elsewhere. c. Interior fencing - Front: 6 feet high wood or block. Side: · 6 feet high chainlink, dark colored metal or wood. Slats for screening may be required depending on adjacent land use. d. Gates - Slatted chainlink or solid wood (minimum 6 feet high). 2. Parking a. All parking areas visible from the right of way shall be screen planted in accordance with the City of Chula Vista Landscape Manual. b. Employee and commercial vehicle parking may be accommodated behind the standard solid wood fence or masonry wall. 3. Landscaping All periphery areas adjacent to the public right of way shall be landscaped and maintained in accordance with the approved landscape plan for the Otay Industrial Park and the Chula Vista Landscape Manual. Irrigation plans shall be required concurrent with the submission of building or development plans. Interior slope banks which have been stabilized with native ground cover may require additional tree planting and irrigation. "Skinned" or barren slopes will require planting in accordance with the approved plan for Otay Industrial Park. 4. Architecture a. Block buildings shall be constructed of slumpstone, split face, and squeeze joint styles of block in whites, plain, tan, browns, ochres, and gray green colors. b. Pinks, pastel greens or other loud, garish colors are not acceptable. In no case shall block buildings be painted in gloss colors. c. Pressed steel buildings shall adhere to the aforementioned conditions and are encouraged to be two-tone or tri-colored. In no case shall gloss paints be used. d. Fences, walls, and structures shall be color coordinated on each site. 2. e. Corrugated metal buildings are specifically prohibited. f. Co~nercial coach trailers may be authorized as permanent office space by the Zoning Administrator subject to: (1) Compliance with uniform building code as a Group "F" occupancy. (2) No more than one double-wide coach shall be located on each lot. (3) Each coach must have two exits, providing an approved landing and porch area (minimum 5 feet any direction). (4) Units shall be fully skirted to the ground. 5. Loading Docks Whenever possible, loading docks shall be located at the rear or side of buildings. 6. Signs a. No billboard or outdoor advertising will be permitted. All sign frames shall be of standard design and shall be designed as an integral element in the architectural design of the facility. b. Design standards - (See Exhibit A) c. Wall signs - Maximum area of 10% of the wall area on which the sign is mounted. d. In addition to wall signs, each lot may install either a pole or ground sign based on the following: (1) Pole signs - Maximum height 12 feet; maximum sign area, 50 sq. ft. (2) Ground signs - )~ximum height 5 feet; maximum sign area, 50 sq. ft. 7. All precise plans shall be subject to Zoning Administrator approval. EXHIBIT A OTAY INDUSTRIAL PARK TENANT SIGNING Suggested materials: 6" X 6" re-sawn redwood integral frame and posts 5/8" re-sawn redwood ply woodlifed Suggested letter style/color: Helvetica - Black Placement/location: In front of or behind fence, near entrance, within 50 feet. Copy: All copy to be kept within specified margins. Copy limited to: Name, address Hours Phone number Logo Proprietor's name Logo type and logo style permitted. All signs are single faced. All supporting copy shall be helvetica, medium black. Sizes of modular sign face are flexible to the needs of the tenant. Possible examples: ROAD SANDALWOOD mfd T :: L, sfd* sfd, R-E ..... 2L sfd. ,. y;~/ .... ~ sfd. sf , CRESTA W -- R-HO I CHANGE ~REZONING ",, FROM R-~ TO R-E-PUD OF HILL"'F~ DRIVE City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 page 12 6. PUBLIC HEARING: PCZ-79-F - Change prezonin9 on 10.9 acres at 300 block Hilltop Drive from R-E to R-E-PUD - L & M Professional Consultants A. BACKGROUND 1. This item involves a zone change for 10.9 acres of property presently located in the County and which has been prezoned R-E (Residential Estates, 20,000 sq. ft. lot size). The main portion of the property is located 660 feet easterly of the 300 block of Hilltop Drive and is served by a 50 foot wide access strip. The property is in the process of being annexed to the City of Chula Vista. 2. An application for a planned unit development on the property has been submitted necessitating the attachment of the PUD Modifying District in order to process the application. The proposed zoning of the property is, therefore, R-E-PUD. The Planned Unit Development as well as a tentative subdivision map on the property are later agenda items. 3. An update of the original Initial Study, IS-76-41, was reviewed by the Environmental Review Committee on January ll, 1979. The Committee concluded that the project as revised would have less impact on the environment than the previous development plan and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-76-41 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section "D" of this report, adopt a motion recommending that the City Council enact an ordinance for a change of zone of the property as shown on Exhibit "A" from R-E to R-E-PUD. C. ANALYSIS Attaching the PUD Modifying District to the underlying R-E zone will enable the applicant to utilize smaller lots while maintaining the R-E density (1 unit per 20,000 sq. ft.). The common areas and recreational amenities (tennis court and club house) will become part of the common interest owned by each of the prospec- tive homeowners. The zone will allow for a certain degree of flexibility from the R-E standards and provide for the preservation of existing trees and building, while at the same time complying with the PUD policy. D. FINDINGS 1. Wherein the public necessity, convenience, general welfare and good zoning practice require the change requested. The PUD modifying district is designed to accommodate attached or detached single family residential developments which share recreation uses and open space. The attachment of the modifying district will insure the preservation of certain existing amenities (landscaping and architecture) which exist on this site. 2. Wh~re such change is in substantial conformance with the General Plan of the City of Chula Vista. City Planning Commission Agenda Items for Meeting of February 28, 1979 page 13 The attachment of the PUD modifying district will not affect the density of the underlying R-£ zone of approximately two dwelling units per acre which is in conformance with the General Plan designation for this area of 1-3 dwelling units per acre. January 11, 1979 TO: Members of the Environmental Review Committee FROM: Douglas D. Reid, Environmental Review Coordinator~ SUBJECT: IS-76-41 Rancho San Miguel (Update) A. Background The attached Negative Declaration is an update of a previous document which was prepared in 1976. The project as presently envisioned whould result in a less significant impact than the previous development plan for the property. B. Recommendation Recommend that the Planning Commission and City Council find that the revised project will not result in any significant environmental impacts and adopt the attached Negative Declaration. NEGATIVE DECLARATION PROJECT TITLE: Rancho San Miguel Project Location: 357 Hilltop Dr. Project Proponent: L & M Professional Consultants, Inc. CASE NO. IS-79-41 (Update) DATE: January 11, 1979 A. project setting The project site is located about 630' east of Hilltop Dr. between F St. and G St. Access is provided by a narrow paved driveway. There are numerous trees on the site, they are primarily near the center and southwest portion of the property. The northern and eastern portions of the property appear to have been used for agricultural purposes in the past. The trees include many citrus, pine, palm and various ornamental species. All of these are introduced; no native vegetation exists on-site. A landscape architect has usrveyed the site and determined which of the trees are most significant and should be retained. On the 22nd of July, 1976, an archaeological survey was conducted on the 10.91 acre parcel. A total of 1.5 manhours was expended during the field aspect of the survey, and an addtional ten hours were involved in the preparation of the report. All work on this project was accomplished by Charles S. Bull, Supervisory Archaeologist for RECON. He surveyed the entire accessible area, approximately 70 percent of the project site. The remaining portion of the project area is presently under structures or under some direct use. As a result of this survey, no signs of archaeological significance were discovered. This can be explained in several ways. The best of these explainations is that other areas provided a more environ- mentally suitable and attractive place for occupation. This, combined with the historic disturbance of the natural environmental conditions would exp.lain the lack of prehistoric and pro-historic resources. ' The area to the east of the subject property is traversed by numerous faults which comprise the La Nacion Fault Zone. The faults that comprise this zone are mainly the La Nacion and Sweetwater Faults 'and are potentially capable of ]producing ground rupture and strong ground motion within the adjacent area, although they are at present considered potentially active. Two trenches were advanced on the site extending 110 ft. ahd 200 ft. in length to a depth of 17 ft. in an east to west direction across the area of'the site where a fault was thought to exist. The encountered strata were continuously observed and recorded by the engineering geologist and any irregularities were investigated. The two trenches produced no irregularities in the geology of the strata such as shear zones or displacements that might indicate the presence of a fault. Each trench confirmed the existance of the established sequence of soil and rock strata. Continuous, horizontal layers of sediment, soil and rock formations were observed. No ground water table was encountered. The area of the project is considered to be underlain by stable soils which do not have a history of landslide activity associated with them. Therefore if the soils are properly drained, graded and compacted, and any modified slopes are analyzed for stability, there should be no forseeable danger of ground failure of this type. The form of ground failure known as liquifaction usually accompanies earthquakes in loose, saturated, sandy soils. Liquifaction can occur if the following factors all exist: 1) shallow water table; 2) generally cohesionless material (loose sand or silt); and 3) moderate or major earthquake. In the project these conditions do not presently exist. The water table is at a considerable depth and the subsoils are somewhat cohesionless but dense. The urban support system, as is the case in many areas of the City, is being stressed insofar as schools and park facilities are concerned. Rosebank Elementary School had an attendance of 499 with a capacity of 476, Hilltop Jr. High has a capacity of 1440 and a fall enrollment of 1401. The high school has a capacity of 1480 and an enrollment of 1592. The project is located within a park service district which has no existing facilities but has a current need for 17.2 acres of park land. B. Project Description The project consists of a 19 unit planned unit development. 18 of the units would be new and one existing residence would be retained. The existing tennis court and associated facilities would be retained as common recreational facilities. Access to the houses could be via a private road 50' wide and provide two way circulation. A private 28' road (20' curb to curb) would provide circulation and access on the project site. Each house would have a two car garage and guest parking would be provided. The applicant proposes to rezone the property from R-E to R-E-PUD, submit a planned unit development and subdivision map. The resultant project would have a density of about 1.7 DU/AC. The Fire Marshal has reserved comments concerning access and water supply until review of the tentative subdivision map and planned unit development. The estimated population of the project is about 65, including about 15 elementary school students, 6 jr. high students and 4 high school students. About 209 auto trips would be generated by the project. Hilltop Dr. near the project currently has an ADT of about 3400. About 12,600 cu. yrds of cut grading and a like amount of fill is proposed. This will result in cut and fill slopes of up to 25' in height. C. Compatibility with zoning and plans The project conforms to the existing R-E zoning of the property and the low density residential land use designation of the General Plan. D. Identification of environmental effects Archaeology/Biology Issues concerning the potential for archaeological resources and geological hazards in this area have been resolved through the preparation of technical reports. Aesthetics The site contains many mature trees, of those found by the landscape architect to be healthy and otherwise worthy of retaining, only two will be removed. Urban Support System There are deficiencies in the urban support system but no substantial impact should result. This project is a PUD with its own recreational facilities, any impact on public parkland will therefore be minimal. Due to the scale of the project, the impact on the school'systems will not result in a substantial exacerbation of the existing over- crowded condition. F. Findings 1. Field surveys of the site have concluded that the site is void of any archaeological resource or geologic hazard. The site contains no biological resources which are rare, endangered or endemic. The urban support system will not be substantially impacted by the project because of its scale and amenities. Ail direct impacts can be fully mitigated through standard development regulations. The project does not involve any facility which could be growth inducing. 2. The project conforms to all long term goals of the City of Chula Vista and will not therefore achieve any short term goal to the disadvantage of long term goals. 3. The impacts of this project are so trivial to preclude any cumulative impacts. 4. There are no substantial hazards in the project setting nor part of the proposed project which could significantly impact human beings. G. Consultation 1. Organizations & individuals City of Chula Vista; Director of Planning Peterson Asst. Director of Planning Williams Director of Bldg. & Hsg. Grady Director of Public Works Robens Assoc. Civil Engineer Ullrich Fire Marshal E.V. Dean Local Agency Formation Commission; Env. Mngt. Cood. M. Neiderman San Carlos Engineering; Licensed C.E. Carl Lemons 2. Documents Chula Vista General Plan Zoning Ordinance "An archaeological survey of Rancho San Miguel" C. S. Bull, Aug. 3, 1976 Preliminary geologic study, Rancho San Miguel San Carlos Eng., Aug. 1976 Sharon L. Ernst Owen C. Lemons The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. ~ N~TAL REVIEW COORDINATOR EN 3 (rev. 5/77) City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 page 14 7. PUBLIC HEARING: PCS-79-15 - Tentative subdivision map for Villa San Miguel A. BACKGROUND 1. The applicant has submitted a tentative subdivision map for Villa San Miguel (Chula Vista Tract 79-15) in order to subdivide 10.9 acres located at 357 Hilltop Drive into 19 single family residential lots and one common lot. The applicant has also applied for a Planned Unit Development on the property which will be considered as the next agenda item. The property is presently prezoned R-E (Residential Estates, 20,000 sq. ft. minimum lot size) and the attachment of the PUD modifying district to the R-E zone is the preceding agenda item. 2. The environmental concerns of this project have been considered as part of the rezoning action to attach the PUD modifying district. B. RECOMMENDATION Based upon the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative map for Villa San Miguel (Chula Vista Tract 79-15) subject to the following conditions: 1. The tentative map shall be revised to show the following additons or corrections: a. All private streets shall be named for assignment of street addresses. The street names shall be submitted to staff for approval prior to sub- mission of the tentative map to the City Council. b. Lion Circle shall be renamed Lion Court. c. A 5-foot monolithic curb, gutter and sidewalk shall be provided along the south side of Lion Court. d. Revise the typical section of the entrance road to say "typical section Lion Court." Also show P.C.C. curb instead of 6" A.C. berm on typical section for Lion Court and on the typical section for the private drives. e. Revise the easterly end of Lion Court to show a cul-de-sac and also revise the private street from the cul-de-sac to the south side of the intersection in front of Lot l; both revisions shall conform with the dimensions as described in section 2 of conditions. f. Show the proposed sewer easement entering the subdivision from Eucalyptus Court to be l0 feet in width rather than 15 feet. g. The sewer main behind lots 4 and 5 shall be constructed to the westerly subdivision boundary, terminating with a manhol~ and a stub for adjacent property owners to tie into at some time in the future. Said stub shall be within the subdivision boundary. City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 page 15 2. Streets a. At the intersection of Lion Court and Hilltop Drive a minimum curb radius of 20 feet shall be used at both the north and south returns. A preliminary improvement plan showing how the north return can be constructed while maintaining access to the adjacent property from Hilltop Drive shall be submitted to the Engineering Department for review. Wheelchair ramps are to be constructed as required by the City Engineer. b. A cul-de-sac with a curb radius of 35 feet shall be provided at the east end of Lion Court. c. From the end of the cul-de-sac to the south side of the itnersection in front of Lot 1 the private street shall have a width of 24 feet curb to curb. A typical section for this shall be shown on the tentative map prior to submission to the Planning Commission. d. Where overlay of existing pavement is proposed on Lion Court, said road shall be cored to determine if it conforms to the minimum structural section (2 inches A.C. on 4 inches Class II aggregate base, or more if the required "R" value test shows a need for a thicker strauctural section; the exact section to be determined by the City Engineer). A note shall be placed on the final improvement plans to reflect this requirement. 3. Sewers a. All lots are to be served by gravity sewers. b. The developer shall pay all appropriate sewer connection charges and fees. c. The proposed sewer easement entering the subdivision from Eucalyptus Court shall be l0 feet in width rather than 15 feet. d. The sewer main behind lots 4 and 5 shall be constructed to the westerly subdivision boundary, terminating with a manhole and a stub for adjacent property owners to tie into at some time in the future. Said stub shall be within the subdivision boundary. 4. Drainage. The surface drainage as well as all drainage facilities are subject to approval by the City Engineer. 5. Grading a. Retaining wall details will be requied as part of the grading plan. b. All grading shall be done in accordance with the Cits of Chula Vista Landscape Manual and the Grading Ordinance (No. 1797). City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 pane 16 6. Traffic a. The developer shall pay his proportionate share of the cost of installing traffic signals in accordance with the adopted Council policy for traffic signal participation. b. The developer shall install street lights along Lion Court, the number and location to be determined by the Traffic Engineer. He shall also install private street lights on private streets. The location, type and material of all street lights shall be subjet to approval by the Traffic Engineer. 7. Miscellaneous a. The developer shall install an irrigation system in the median island in Lion Court and the maintenance of this area shall be the responsibility of the homeowners association. The owner shall enter into an agreement with the City of Chula Vista wherein the owner agrees on his own part or on the part of his successors and interests that the maintenance of the median island in Lion Court shall be the responsibility of the homeowners association for the Villa San Miguel subdivison. The City of Chula Vista shall retain the right to modify the median island in the event such becomes necessary for traffic safety and circulation. b. The subject property must be annexed to the City of Chula Vista prior to approval of the final map. c. If necessary, the developer may request the City Council to authorize the City to exercise its power of eminent domain to acquire right-of-way for the cul-de-sac on Lion Court as well as for the sewer easement entering the subdivision from Eucalyptus Court. This shall be done prior to approval of the tentative map. d. The developer shall comply with all of the requirements of the City of Chula Vista Municipal Code as it pertains to this subdivision. Final map and improvement plans shall be prepared in accordance with the City of Chula Vista Subdivision Manual. e. The developer is required to pay the Residential Cosntruction Tax of $375~00 per unit plus $25.00 for each bedroom over one. f. The developer is required to pay Park Acquisition and Development Fees of $130 per unit plus $100 development costs per unit for a total of $230 per unit (20 X $230 = $4,600.). C. DISCUSSION 1.Existing site characteristics. The subject property is presently located in the County 630 feet east of Hilltop Drive with a 50 ft. wide panhandle access drive extending to Hilltop Drive. The bulk of the 10+ acre developable site is essentially a knoll with down slopes on the north and east sides of the property. The entire site is enclosed by a 6 ft. high chainlink fence and is developed with two single family dwellings, a guest house, City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 page 17 recreation building, tennis court, swimming pool, and is heavily wooded with a variety of trees. Access is provided by a 15 foot paved road located on the northerly portion of the 50 foot wide panhandle section. The road is lined on both sides with mature trees. Overhead utility lines are located on the north side of the road~ The southerly portion of the panhandle is generally unimproved except for a paved section extending from Cresta Way easterly serving three other properties. The southerly portion of the 50 foot panhandle is separated from the northerly portion by a 4 foot high chainlink fence except where access is provided to a residential garage near Hilltop Drive. 2. Tentative subdivision map. The applicant proposes to divide the property into 19 residential lots and one common lot served by a private road system. The 50 foot panhandle portion of the property will be offered for dedication as a public street and named Lion Court. The property will be developed as a planned unit development in order that the minimum lot size may be reduced with the square footage which would normally be included in the individual lots becoming part of the common open space area. The large existing single family dwelling and guest house on the west side of the property will remain as will the recreation building and the tennis court. The other structures and the swimming pool will be removed. Lot size ranges from approximately 8,600 sq. ft. to over 20,000 sq. ft. with an average lot size just under 13,000 sq. ft. 3. Streets and guest parking. As indicated earlier the 50 foot panhandle will become a public street. In order to preserve as many trees as possible a lO foot median strip is proposed between two 15 foot travel lanes, with curbs and gutters provided on each side. No sidewalks are proposed. The private road is basically a loop system utilizing a 20 ft. wide curb to curb width to accommodate two way traffic. Approximately 23 guest parking spaces are provided in parking bays located adjacent to the private road system. If needed additional guest spaces could be added by the association in the future. It should be noted that a number of the houses planned will have three car garages. 4. Grading. Approximately 25,200 cubic yards of cut and fill will take place on the property. The proposed grading will be sensitive to the existing topography by keeping the land configuration in its basic form. 5. Utilities. There are existing overhead utilities in the panhandle section of the property which serve the adjoining properties. These utility lines are required to be under- grounded as well as the utilities within the proposed development. The applicant is currently investigating the cost of undergrounding and may seek a deferral until a district can be formed. 6. Sewer. The property is to be served by a new sewer line across the adjacent property located at the northwest corner of the stie and connected to the existing sewer line in Eucalyptus Court. At the time of this writing the applicant had not yet obtained City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 page 18 an easement from the adjacent property owner or requested the City to use its power of eniment domain to obtain the easement. 7. Fire Department requirements. a. Five fire hydrants will be required as shown on the tentative subdivision map. b. Each hYdrant shall have a 2½" outlet and one 4" outlet. c. A fire flow of 1,O00 GPM is required. d. Hydrant and water supplies for fire protection shall be installed in operaable condition prior to combustible construction. D. CONCLUSION l. The subdivision design represents a very thoughtful approach to develop an area by preserving many of its valuable resources, mainly seclusion, vegetation, views, natural terrain and existing structures. 2. Dedication of the 50' x 631' access road extending from Hilltop Drive will provide a good linkage to the existing street system which terminates at the north end of Cresta Way. In addition future and existing houses which front along the northerly portion of the road can take direct access from this road rather than a private unmaintained road. The staff is recommending that a cul-de-sac be provided at the east end of the road to provide a turn around and to define the terminus of the public street system. Staff is also recommending that a sidewalk be provided on the south side to allow a pedestrian walking area outside of the 15 ft. wide travel lane. E. FINDINGS As required by Section 66473.5 of the State Map Act, the tentative subdivision map for Villa San Miguel (Chula Vista Tract 79-15) is found to be consistent with the General Plan based on the following: Land Use - Conforms The General Plan designates this property for low density residential development (1-3 dwelling units per gross acre). The proposed project density of 1.7 dwelling units per acre is in conformance with this designation. Circulation - Conforms The combination of public and private streets as proposed should provide convenient access and ensure a high degree of guietude and residential enjoy- ment for future residents. Right-of-way widths and radii will meet or exceed General Plan standards. City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 paae 19 Housin9 - Conforms The project should provide decent housing in a well ordered residential neigh- borhood, as required by the General Plan policy. Inasmuch as fewer than 50 units are proposed, the applicant is not required to address the need to provide housing for low and moderate income families. Conservation, Open Space, and Parks and Recreation - Conforms The Conservation Element diagram does not note any natural resources worthy of preservation or conservation within the subject property. However, the developer proposes to retain a substantial amount of this site as open space which is a policy of the Op6n Space Element. Fees will be paid in lieu of park develop- ment within the site in conformance with the Parks and Recreation Element. Seismic Safety and Safety - Conforms There is no indication of historic seismic activity on the site. Extension of public improvements will meet or exceed Safety Element standards. Noise - Conforms While the site may be impacted by noise from the 1-805 freeway curing Santa Ana periods, the prevailing westerly winds preclude this from becoming a general problem. Scenic Highways - Conforms The site does not abut a "Scenic Route" or "Gateway." Bicycle Routes - Conforms The project does not abut a designated bike route. City Planning Commission Agenda Items for Meeting of Feb. 28, 1979 page 20 8. PUBLIC HEARING: PUD-79-1 - Site plans for Villa San Miguel A. BACKGROUND 1. The applicant has submitted a Planned Unit Development for the development of the Villa San Miguel subdivision which is the precedign agenda item. 2. The environmental concerns of this project have previously been considered under the rezoning action on the subject property. B. RECOMMENDATION Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council approve the Planned Unit Development, PUD-79-1, for Villa San Miguel subject to the following conditions: 1. The developer shall submit development standards establishing fencing and building height, bulk and yard requirements prior to recordation of the final subdivision map. 2. CC&R's and homeowners association by-laws shall be submitted and approved prior to recordation of the final subdivision map. C. DISCUSSION 1. Proposed development. a. The applicant proposes to build 18 new homes on the site. There will be five basic models, four of which will be split level to take advantage of the topography of the site. The split level designs are front to back as well as from side to side. Four of the models will have three garages and the fourth model, a two car garage. The units will be 3 to 4 bedrooms. The models will have exteriors of either wood or stucco with wood trim, and either a shake roof or mission tile. Each model will also have a number of balconies, sun decks or patios to compensate for the small usable yard area on the majority of the lots which results from a minimum grading plan. b. The existing residence will be remodeled to blend with the proposed new homes. Remodeling will include a new shake roof, additional insulation, if necessary, and new exterior siding. The interior of the house will be extensively renovated and a new three car garage added. c. The existing guest house located on the same lot as the existing dwelling will be repainted to blend with the residence. d. The recreation building (clubhouse) will have the flat roof area removed and replaced to match the pitched roof. Exterior walls in the rear portion of the building will be removed and replaced with stucco to match the existing front facade. The interior of the building will be renovated and new plumbing and electrical added as necessary. e. The developer has indicated that a small guardhouse may be added at the entry to the development. City Planning Department Agenda Items for Meeting of Feb, 28, 1979 page 21 2. Fencing The site is totally fenced on the perimeter with chainlink fencing. The developer has indicated that the protective covenants may prohibit fencing of the individual lots in order to maintain the integrity and appearnace of the site. The covenants may permit split rail fencing at certain locations. The developer should also have a provision for fencing in the event a private swimming pool is desired which is required by code to be fenced. 3. Landscaping The site is heavily wooded with a number of trees and shrubs, the majority of which will remain. The only trees which are subjedt to removal are those which are affected by the private road alignment and pad construction. The existing trees will be pruned and a formal garden planted in the center common area. All cut and fill slopes will be planted with erosion control planting. Additional trees and shrubs will be planted on the periphery of the site. The theme tree will be eucalyptus which is the dominant existing tree on the site. D. FINDINGS The following findings have been made as required by Section 19.56.170 of the Municipal Code for planned unit developments: 1. Consistency with the General Plan. The General Plan designates this area for low density residential, 1-3 dwelling units per acre. The density of the proposed project is approximately 2 units per acre and is therefore consistent with the General Plan. 2. Residential developments: That such development will constitute a residential environment of sustained desirability and stability; that it will be in harmony with or complimentary to the character of the surrounding neighborhood and will result in standards of open space at least as high as pez~nitted or specified otherwise for such development. The proposed development will retain the majority of the existing trees and shrubbery on the site and will be supplemented by additional trees, shrubs and erosion control planting. The proposed grading plan will maintain the present land form. The reduced lot sizes will enable the development to provide a common recreation area without reducing the livability of each lot. The common open space will be maintained by the homeowners association which should result in a uniform appearance.