Loading...
HomeMy WebLinkAboutPlanning Comm Reports/1980/06/25 A G E N D A City Planning Commission Chula Vista, California Wednesday, June 25, 1980 -: 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of June 11, 1980 ORAL COMMUNICATIONS 1. PUBLIC HEARING (cont.): PCZ-80-G - Request to prezone property at the north side of the intersection of Main Street and Maple Drive to R-3-P-12 - Pacific Engineering 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-14, Bonita Hills, conversion of 94 units to condominiums at 1400 Ridgeback Road 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 June 25, lgSO 1. PUBLIC HEARING: (Cont.) PCZ-80-G - Request to prezone property at north side of intersection of' Main Street/Otay Valley Road and Maple Drive to R-3-P-12 - pacific Engineerin9 A. BACKGROUND 1. This item was continued from the Planning Commission meeting of May 14 at the request of the applicant. The application covers the prezoning of approximately 4.34 acres of vacant property located in the County of San Diego on the north side of Otay Valley Road and Main Street and on both Sides of Maple Drive. The request is to prezone from RS-6 (single family residential, 6 dwelling units per acre) to R-3-P-12 (multiple family residential, 12 dwell- ing units per acre subject to a precise plan). 2. An initial study, IS-80-57, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 17, 1980. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION l. Adopt the Negative Declaration on IS-80-§7 and find that this project will have no significant environmental impact. 2. Adopt a motion recommending that the City Council prezone the subject 4.34 acres of property to R-3-P-8 and establish the following guidelines for development: a. The setback from Otay Valley Road shall be at least 25 feet.* b. Setbacks on the portion of Maple Drive across from the single family homes shall be at least 25 feet. c. Setbacks from all other public streets shall be at least 15 feet. d. The recommended density is predicated on the installation of an enclosed underground drainage system with the surface area devoted to landscaping and/or parking. If the channel remains open, the matter shall be returned to the Planning Commission and City Council for a reevaluation of the permitted density. e. The permitted density shall be based on net land area after dedication of public rights-of-way. f. Building permits shall not be issued for any one lot until a precise plan has been approved by the Design Review Committee for the entire 4.34 acre site. *Setbacks shall be measured after the dedication of required rights-of-way. City Planntng Commission Page Agenda Items for Meettng of June 25, 1980 C. DISCUSSION 1. Adjacent zoning and land use: North County RS-7 Condominiums (Autumn Hills) South R-2 & R-g-P Condominiums (Playmor) East R-3-P-12 Condominiums (under construction) West County RS-6 Single family dwellings and vacant 2. Existing site characteristics. a. The project site is comprised of four parcels located at the south- east corner of an area identified as Woodlawfl Park. The most westerly parcel is an irregularly shaped lot containing 0.88 acres and separated from the other parcels by Maple Drive. The parcel has street frontage on all four sides as follows: north - Spruce Road; south - Main Street; east - Maple Drive; and, west - Walnut Drive. Topographically, the westerly 20~ of the property slopes toward the east and is 5-10 feet lower in elevation than Walnut Drive and approximately § feet below Main Street. The 'remainder of the site is relatively level. b. The other three parcels with a combined acreage of 3.46 acres, are located at the northeast quadrant of Maple Drive and Otay Valley Road. (Note: Main Street changes in name to Otay Valley Road in the vicinity of Maple Drive.) The property is relatively level, lying S-lO feet below Otay Valley Road except for a 1S-20 foot high 2:! slope bank existing on the easterly $0 feet of the site. A natural drainage channel, flowing north to south, has cut a substantial (approximately l0 ft. wide and l0 ft. deep) crevasse traversing the property diagonally from the northeast corner to the approximate mid-point of the frontage along Otay Valley Road. The drainage flows in an improved trapezoidal channel to the north of the property with a wide transition structure located in the northeast corner of the property. The structure dissipates the water velocity, leaving the improved channel before entering the natural channel. The drainage flow continues under Otay Valley Road via an enclosed underground box culvert and is picked up on the south side of the road by a grass swale within the residential development. 3. Streets. The majority of the streets within the Woodlawn Park are generally substandard in width and in~Arovements, consisting of a two lane (approximately 18-24 ft. wide) paved surface with an A.C. berm and no sidewalks. Walnut Drive, Spruce Road and the portion of Maple Drive south of Spruce Road have right-of-way widths of only 25 feet. The northerly portion of Maple Drive is a cul-de-sac street serving approximately 80 dwelling units with a right-of-way width of 60 feet. The extreme northerly Portion of Maple Drive is improyed with typical subdivision standards (curb, gutter, sidewalk and street lights). 4. Annexation The applicant has petitioned for annexation to the City of Chula Vista. The determination of said annexation is dependent upon an equitable tax transfer agree- merit between the City of Chula Vista and the County of San Diego. City Planning Commission Page 3 Agenda Items for Meeting of June 25, 1980 O. ANALYSIS 1. The subject property is designated on the Chula Vista General Plan for Medium Density Residential, 4 to 12 dwelling units per gross acre, which would permit a density range of 17 to 52 units on the 4.34 acres. The density of the adjacent development is as follows: north - 7 units/acre; south - l0 units/acre; east - 12 units/acre (under construction); and, west - approximately 6 units/acre (authorized). The requesbedzoning of R-3-P-12 would permit 12 units/acre which is at the extreme upper end of the density range of the General Plan. 2. The adjacent zoning pattern and topographic conditions present a rationale in favor of zoning the area to a category other than detached single family. The developments on three sides are attached condominium units and the subject property is some~at removed from the majority of the Woodlawn Park, being located at the extreme southeast corner. In addition, the land configuration and the location and cost of undergrounding the drainage channel probably makes single family develop- merit impractical. 3. Determining what density should be applied to the project is difficult because a development plan has not been submitted and because the net usable area of the property will be affected significantly by the following factors: a. The dedication of land for street widening purposes; b. The restrictions placed on building locations due to the alignment of the drainage system~ c. The existing and proposed slopes; d. The establishment of building setbacks; e. The ultimate status of Spruce Road (it appears that Spruce Road does not significantly add to the circulation of the area and might be vacated); and f. Elevation of the project and the effect of traffic noise coming from Otay Valley Road. E. CONCLUSION In staff's judgment the subject property should be developed at a density below that of the various developments located at the intersection of Otay Valley Road and Melrose. That intersection is appropriate for medium to low density multiple family development, but as we move to the west toward the older single family area, the density should be reduced. This is reinforced by the very recent construction of three large detached single family homes across Maple Drive from portions of the subject property. This factor plus the topographic and drainage considerations, together with the lack of a plan prepared by the applicant for the property, justify a recommendation for a density of 8 DU/acre. NEGATIVE DECLARATION PROJECT TITLE: Chula Vista Properties Project Location: North side of Otay Valley Rd. and Maple Dr. Project Proponent: Pacific Engineering 9471 Ridgehaven Ct., Suite E San Diego, 92123 CASE NO. IS-80-57 DATE: April 17, 1980 A. Project Se~ting The proposed project area totals approximately 4.3 acres located at the northeast and northwest corners of Maple Dr. and Otay Valley Rd. (See attached locator map) The project site is located within the County of San Diego and is contiguous with the City of Chula Vista boundary. The project consists of 4 parcels of vacant land, one of which is west of Maple Dr. The site has an average natural slope of 5%, although there are manufactured slopes along the easterly boundary. Traversing the 3 lots east of Maple Dr., and running north to south, is a natural drainageway which empties under Otay Valley Rd. Adjacent land uses include condominiums to the north and to the east (presently under construction,) Otay Valley Rd, condominiums and retail to the south and single family and vacant lots to the west. The ~roject site is vacant and has not been previously developed, however, it has been cleared and has been subject to informal use. Aside from a few eucalyptus trees on the perimeter of the site and one existing mature tree (a species of Jacaranda), in the middle of the lot, there is no significant vegetation. No rare or endangered species have been identified in the immediate area of the project. Expansive soils may be present on the project site. A soils inves- tigation will be required to determine the extent of such. Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that a fault trace, inferred through phQtographic evidence, extends north and south, stopping just north of the subject property. B. Project Description 'The proposed project involves three discretionary acts, 1). to prezone 4.3 acres of property to R-3-P-12 (12 du/ac) and, 2) to annex 4.3 acres of unincorporated area into the City of Chula Vista, and 3) de-annex the territory from the Montgomery Fire Protection District. The site is currently zoned R-S-6 in the County of San Diego, which allows a maximum of 5.8 dwelling units per acre. The prezoning ' IS-80-57 -2- would permit an increase in density from 5.8 du/ac to i2 du/ac. C. Compatibilit~ with zoning and plans The proposed R-3-P-12 zoning is in conformance with the medium density (4-12 du/ac) designation on the City of Chula Vista General Plan. D. Identification of environmental effects/mitigation The following environmental effects will not occur as a result of the proposed project but rather through future development of the project area which will be authorized by the proposed acti©n. Prior to the consideration of any specific development proposal, additional environmental review will be required. 1. Geology Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that an earthquake fault, inferred by photographic evidence may be a short distance to the north of the project. It is unknown whether landsliding could occur on this property at this time, however, because of the topography of the site, this is not likely. A geological report shall be prepared prior to any subdivision or development of the property. 2. Soils The Engineering Dept. has indicated that expansive soils may be present in the project area. The submission of a soils report and incorporation of all recommendations shall be required prior to any construction on the site. 3. Drainage Traversing the 3 easterly lots is a north/south running, unimproved drainageway which flows under Otay Valley Rd. In addition, a portion of this area is within the projected 100 year flood level. Development of the project site abutting the existing unimproved drainageway and within the flood plain will be subject to standard engineering requirements which will mitigate any adverse impacts. 4. Noise The project site is adjacent to Otay Valley Rd. which is designated as a "major road" on the General Plan and a generator of relatively high noise levels. A noise analysis will be required prior to any additional environmental review or any construction on the project site. 5. Schools The present enrollment level at Rohr Elementary School is reaching capacity. Future development of thc project area IS-80-57 -3- will decrease the service level of this facility. A letter from each school district, indicating the adequacy of school facilities, shall be required prior to the issuance of any permits for additional dwelling units. 6. Parks The need for additional park facilities within the area will be generated by future development in the project area. In-lieu park development and acquisition fees shall be required prior to any subdivision or construction of any new dwelling units. E. Findin~.s of insignificant impact 1. Since the proposed actions will not result in any great physical change, no natural resources nor hazards will be affected. Prior to the division of any parcels, additional environmental review will be required and the extent of any physical damage to the environment fully evaluated. 2. The project is in conformance with the Chula Vista General Plan and associated elements and is not anticipated to achieve short term to the disadvantage of long term environmental goals. 3. The effect on schools and parks will be limited and mitigable and no substantial impacts are anticipated which could interact to create a substantial cumulative effect on the environment are anticipated. 4. Th~ p~oject will not have any effect on traffic or associated emission nor will the project result in any other hazard which could prove detrimental to human beings. F. Indivi~du~als___~an~d organizations consulted City of Chula Vista D. J. Peterson, Director of Planning Bill Ullrich,' Assoc. Eng. Gene Grady, Director of Bldg. & Hsg. Ted Monsell, Fire Marshal Merritt Hodson, Env. Control Comm. LAFCO, Ann Brickelmeyer, Env. Mngt. Coordinator Agent for owner, Richard. S. Pearson Docum~nts Special Report 112; Calif. Div. of Min{~s & Geology IS-80-36 Palm Ave./Acacia Ave. Annex. 7'h~ £nitinl Study Al~lication and evaluation foetus documenting the findings of no significant impact are on file and available for public r(~view at thc chula Vista Planning De~Jt., 276 4th Ave., Chula Vista, C?.. HNVIR(~MENTAL REVIEW COORDINATOR rus I I I I I , I I I I I COUNTY CITY OF N ST~ E.F-T OTAY V~, ~ C-N-P City Planning Commiss ~ Agenda Items for Meeting of June 25, 1980 Pag=- q 2. PIJBLIC HEARING: Consideration of tentative subdivision ma~._f?_r~C~h_ula Vista Tract 80-14, Bonita Hills A. BACKGROUND 1. Fhe applicant has submitted a tentative subdivision map known as Hills, Chula Vista Tract 80-14, for the conversion of an existing 9~ uni~ ment complex located at 1400 Ridgeback Road in the C-C-P zone into a one condominium project. 2 The proposed project is exemi?, fronl environmental review as a class £ Xellip t i 0 n. g~ RECOMMENDATION Based upon the findings contained in Section D of this reporL, adopt a recommending that the City Council approve the tentative subdivision map Bonita Hills, Chula Vista Tract 80-14, subject to the following condit;ci~ 1. The developer shall obtain the necessary permits to do i~he work ~':.~,. for approval within 120 days after the approval of the Final map. work shall proceed in an expeditious manner and shall be complet~ from the issuance of the permits. No units shall be occupied UF~ i! inspections have been made and all work required by this appro~ complete. 2. The conditions of approval set forth by the Design Review Ce~nitte: be completed before any units can be occupied. 3. The southwest portion of the property containing a number of San barrel cactus shall be preserved by placing either an open space e,~seF~ on that area or by the creation of another lot and dedicating sai,q the City of Chula Vista. 4. The developer shall waive his right to protest the formation of ~' ment district for the construction of East "H" Street the E1 Rancho del Rey Speciiic Plan Area. 5. Prior to approval of the Final Map the developer shall post a ca, with the City to cover the estimated cost of "H" Street improvenlen s attributable to this project under the provisions of a Reimburseme]t District presently being established. The amount of the depesiL~ sba based on an estimate to be prepared at such time that the Finai submitted for approval. City Planning Commission Page 5 Agenda Items for Meeting of June 25, 1980 C. DISCUSSION 1. The subject property is a 5.7 acre parcel located on the south side of Ridgeback Road and east of Otay Lakes Road. The site is presently developed with a 94 unit (74 two-bedroom and 20 one-bedroom) apartment complex consisting of 9 residential structures, which was approved in 1975 by conditional use permit (PCC-75-15) and precise plan (PCM-75-27). The project was constructed in 1978 and consists of a combination of one, two and three story buildings. The three story structures are split level buildings with carports located on the ground level of the three story portion of the buildings. Other amenities include: 1) laundry/storage building; 2) swimming pool; 3) manager's office; and, 4) an activity center attached to one of the buildings. In addition, there is an area located at the southwesterly portion of the property which has been left in a natural state for the preservation of the San Diego Coast barrel cactus in that area. 2. Design Review. a. The exterior elevations will require some minimal alterations to accommodate a shift in the stairways, added storage rooms, additional private open space and carports. The revised plans create more privacy for the individual entries and patio areas. Because of the proposed design changes, the project was submitted to the Design Review Committee which on May 1, 1980 approved the project (DRC-80-31). 3. Proposed Alterations. a. Units The applicant proposed to add a den to four of the two-bedroom units by utilizing an area over the breezeway of two of the buildings for the additional space. The change in floor plans will allow the developer to offer six basic floor plans which have open space areas and storage as follows: Storage (cu.ft.) Floor Plan Number Bedrooms Open Space (s__q.ft.) Adjacent Carport Total A 28 Two 85 (patio) 72 (balcony) 115 135 & 160 250-275 A-1 4 Two + den 85 (patio) 72 (balcony) 115 135 250 B 16 Two 85 (patio) 72 (balcony) 115 135 250 C 10 One 60 (patio & balcony) 125 135 250 D 10 One 60 (patio & balcony) 125 135 250 F 26 Two 84 (patio) 64 (balcony) 90 160 250 City Planning Conm~ission Agenda Items for Meeting of June 25, 1980 Page 6 The units are distributed as follows: Building Stories Units Floor Plans 2 & 3 8 F (8) (lO carports underneath) 2 2 & 3 lO F (lO) (12 carports underneath) 3 2 & 3 10 F (lO) (10 carports underneath) 4 2 12 A (10) A-1 (2) 5 2 10 A (8) A-1 (2) 6 2 lO A (lO) 7 2 14 B (6) C (4) D (4) 8 1 & 2 8 B (4) C (2) D (2) (activity center attached) 9 2 14 B (8) C (4) D (4) b. Parking There are 161 existing parking spaces on site, 32 of which are carports located under the units on the west side of the project. The required number of spaces is 148. The applicant proposes to construct 8 additional carport structures over 62 parking spaces with 135 cu.ft, of storage provided in each carport space. The existing carports will have 160 cu.ft, of storage. The total number of carports will supply a one to one ratio with the number of units. The parking is sufficient to allow the conversion of the 4 two-bedroom units to three-bedroom. D. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for Bonita Hills, Chula Vista Tract 80-14, is recommended for approval based on the following findings: 1. The site is physically suitable for residential development and the proposed development 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 health problems. 3. Approval of the project will not adversely affect the public service needs of residents of the City or available fiscal and environmental resources. 4. The subdivision is consistent with the General Plan Elements as follows: a. The conversion of apartment units into a condominium does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Parks and Recreation, and Open Space. City Planning Commission Agenda Items for Meeting of June 25, 1980 Page 7 b. Housing Element - While the conversion of apartment units into condominiums will reduce the inventory of rental housing, it will also permit an expanded choice of housing ownership. c. Conservation Element - The San Diego Coast barrel cactus will be preserved by the dedication of an open space easement or the creation of another lot dedicated to the City of Chula Vista. .BONITA VISTA I J / HIGH SCHOOL i " / VA¢ VAC VAC VAC VAC