HomeMy WebLinkAboutPlanning Comm Reports/1981/04/22 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, April 22, 1981 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of April 8, 1981
ORAL COMMUNICATIONS
1. PUBLIC HEARING: PCZ-81-F - Consideration of rezoning 290 "H" Street
from R-3 to C-O, Jeanne Campbell and Myron & Betty Dalseth
2. PUBLIC HEARING: PCS-81-6 - Tentative subdivision map for Chula Vista
Tract 81-6, Otay Valley Industrial park, 30 industrial lots,
500 block of Otay Valley Road
3. PUBLIC HEARING: PCS-81-7 - Tentative subdivision map for Chula Vista
Tract 81-7, Pepper Tree Estates, 15 single family lots,
0-100 Pepper Tree Road
4. PUBLIC HEARING: a. Recertification of EIR-79-2 on Bonita Long Canyon Estates
b. Consideration of Candidate CEQA findings on Bonita Long
Canyon development
c. Development plan of Bonita Long Canyon Sectional
Planning Area
d. Tentative subdivision map for Chula Vista Tract 81-4,
Bonita Long Canyon Estates
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 April 22, 1981
1. PUBLIC HEARING: PCZ-S1-F - Consideration of rezonin9 290 "H" Street from R-3 to C-Os Jeanne Campbell and Myron & Betty Dalseth
A. BACKGROUND
1. This item involves a request to rezone a .49 acre parcel located at
290 "H" Street from R-3 to C-O. The Planning Department has also included for
consideration the rezoning from R-3 to C-O of two parcels located immediately to
the west and continguous to the subject property.
2. An Initial S%udy, IS-81-34, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Committee on April 12,
1981. The Committee 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-81-34 and find that this rezoning
will have no significant environmental impact.
2. Based on the findings contained in Section "D" of this report, adopt a
motion recommending that the City Council approve the request, PCZ-81-F, to
rezone the property located at 290 "H" Street from R-3 to C-O-P and that the two
parcels included by the Planning Department be rezoned from R-3 to C-O, as shown
on the attached Exhibit "A". Precise plan guidelines shall be as follows:
a. No building shall exceed three stores or thirty-five feet in height.
bo A 25 foot setback shall be maintained from the easterly and southerly
property lines for any building exceeding one story or 12 feet in
height. The setback for buildings of one story, not exceeding 12 feet
in height, shall be 10 feet from the south property line and 5 feet
from the easterly property line.
c. Development of the property shall take into consideration the existing
trees on the site in order that as many specimen trees as practical
may be retained.
C. DISCUSSION
1. Existing site characteristics.
The subject property is a 75' x 290' level parcel developed with a single
family dwelling and detached garage. The two parcels included by the Planning
Department lie within the boundaries of the Town Centre Redevelopment area and
are being used for parking in conjunction with the bank located at the southeast
corner of Third Avenue and "H" Street.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 2
2. Adjacent zoning and land use.
North R-3 Church
South C-O & R-1 Vacant (Town Centre) and single family dwellings
East R-3 Apartments (16 units)
West C-O Bank, vacant and office (Town Centre)
3. General Plan
The frontage along the east side of Third Avenue, south of "H" Street, is
designated on the Land Use Element of the General Plan for development as
"Professional and Administrative Commercial" and the frontage along the south side
of "H" Street, east of Third Avenue, is designated for "High Density Residential
(13-26 DU/acre)" development. The subject property, as well as the additional two
parcels, is located at a point where the two land use designations meet and,
therefore, will be considered consistent with the General Plan if zoned either
commercially or residentially.
4. Transitional area.
The twQ lots recommended by the Planning Department for inclusion in the
rezoning are, in effect, used commercially inasmuch as they form the parking lot
for the bank on the corner. However, they are zoned R-3. The lot adjacent on the
east to the subject property was developed with an apartment complex in 1977.
Thus, the subject property is a transitional property which is suitable either for
commercial office use or multiple family development. Inasmuch as the owner also
owns the two lots on Third Avenue immediately south of the bank, which are also
contiguous with the subject property (in an "L" shaped configuration) and plans
to develop the three lots into a mid-rise office complex, it seems appropriate
to zone the subject property to C-O. The C-O zone is the city's most restrictive
zone and allows office and professional uses which are quite compatible with
multiple family uses.
D. FINDINGS
Section 19.56.041 of the zoning ordinance provides that the "P" Modifying District
may be applied to areas only when one or more of the following circumstances is
evident:
B. The property or area to which the P modifying district is appZied is an
area adjacent and contiguous to a zone aZlowing different land uses, and the
development of a precise plan will allow the area so designated to coexist between
land usages which might other~ise prove incompatible.
The subject property is contiguous to single family areas to the south and
multiple family residential development to the east. The attachment of the
"P" district will permit the development of guidelines to insure compatibility
between uses.
City Planning Commission page 3
Agenda Items for Meeting of April 22, 1981
C. The basic or unde~lyin~ zone regulations do not alZow the propertU
owner and/or the city appropriate contro~ or f~exibility needed to achieve a~
efficient and proper relationship among the uses allowed in the adjacent
The multiple family development to the east has the bulk of its open space
adjacent to the subject property. The recommended development guidelines
will insure that this area is not adversely affected by the development of
the subject property by imposing a more restrictive height limitation and
greater setbacks than the code would require.
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negative declaration--
PROJECT NAME: Dalseth-Campbell Rezone
PROJECT LOCATION: 290 H Street
PROJECT PROPONENT: M. Dalseth & J. Campbell 525 3rd Ave.
Chula Vista, CA 92010
Case No. IS-81-34 Date: April 2, 1981
A. Project Setting
The proposed project involves 0.5 acres of property located at
290 H Street in addition to 0.32 acres immediately adjacent to the
west. The easterly 0.5 acre (75'x290') parcel presently contains
a single family dwelling and detached garage. The westerly parcel
(100'x139') is presently utilized as a parking lot for a savings and
loan facility located on the southeast corner of Third Ave. and H
Street. Multiple family units are located to the east, single
family dwellings are located to the south, and a church and H St.
are located to the north of the project site.
B. Project Description
The applicants are requesting the rezoning of the parcel at 290 H
Street from R-3 (Multiple family) to C-O (Commercial Office) and
the City of Chula Vista is including the westerly 0.32 acre parcel
in this request. The westerly parcel is also zoned R-3, although
it is presently utilized as a commercial parking lot.
C. Ccmpatibility of zoning and plans
The proposed rezoning is compatible with the General Plan land use
designation of Professional and Administrative Commercial. The
Chula Vista Town Centre I Project Area (Subarea Three) encompasses
the westerly parcel and designates it as Office/Commercial which
is compatible with the proposed zoning.
D. Identification of environmental effects
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 action. Prior
to the consideration of any specific development proposal, additional
environmental review will be required.
city of chula vista planning department
- environmental review section
1. 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 this site.
2. Aesthetics
Future development plans should provide shielding of exterior
lighting to avoid excessive glare on adjacent residential areas.
Future development plans should retain any existing mature trees
on the project site where feasible.
3. Transportation
The projected traffic increase anticipated through future
development of the project site will not significantly effect
the service level of surrounding streets, although additional
H Street right-of-way will be required with future development
plans for the property.
4. Noise
Due to the existing setbacks of residential units to the east
and south, the problem of potentially adverse ambient noise
levels appear to be negligible. A 6 ft. high masonry zoning
wall will be required as a standard zoning requirement.
(Chapter 19.58.360, Municipal Code)
E. Findings of insignificant impact
1. Sinc~ the proposed actions will not result in any great
physical change, no natural resources nor hazards will be
affected. Prior to the review of any development plans,
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. No substantial impacts are anticipated which could interact
to create a substantial cumulative effect on the environment
are anticipated.
4. The project will not have any significant effect on traffic
or associated emissions nor will bhe project result in any
other hazard which could prove detrimental to human beings.
F. Individuals and organizations consulted
City of Chula Vista Steve Griffin, Assoc. Planner
Roger Daoust, Senior Eng.
Dan Waid, Jr. Civil Eng.
Shabda Roy, Assoc. Eng.
Tom Dyke, Plan Checker
Duane Bazzel, Assist. Planner
Applicant - Myron Dalseth & Jeanne Campbell
Documents
Chapter 19, Municipal Code
Town Centre I Redevelopment Plan
The Initial Study Application and evaluation forms documenting the
findings of no significant impact are on file and available for
public hearing at the Chuta Vista Planning Dept., 276 4th Avenue
Chula Vista, CA 92010 '
~L REVIEW COOF~INATOR
city o! Chula vista planning department ~
environmental review section
EN 6
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 4
2. PUBLIC HEARING: PCS-81-6 - Tentative subdivision ,~_for Chu]~_yi~.
~9S~ 81~_, _919J~ ~9] ]~ _~9~_us t r i a 1 _Pa r k~_ ~.~.~ug_~r_i 9.1
lo~s.~ ~0_ b l o_ck of O~ay__V~j 1 e~_ _R_99 d
A. BACKGROUND
1. The applicant is requesting approval of a tentative subdivision map
known as Otay Valley Industrial Park, Chula Vista Tract 81-6, in order to
subdivide 40.76 acres located at the northwest quadrant of Otay Valley Road
and Maxwell Road in the I-P zone, into 29 industrial lots.
2. An Initial Study, IS-81-24, of possible adverse environmental impacts
of the project was conducted by the Environmental Review Committee on January 22,
1981. The Conlnittee concluded that there would be no significant environmental
effects and recommended adoption of the Negative Declaration.
B. RECOMMENDATION
1. Adopt the Negative Declaration on IS-81-24 and find that this project
will have no significant environmental impact.
2. Based on the findings contained in Section "D" of this report, adopt a
motion recommending that the City Council approve the tentative subdivision
map for Otay Valley Industrial Park, Chula Vista Tract 81-6, subject to the
following conditions:
a. Minimum curb return radii for all intersections shall be 30 feet.
b. The developer shall grant to the City a 7.5 foot street tree easement
along Otay Valley Road.
c. The developer shall dedicate to the City, right-of-way for Otay Valley
Road within the subdivision; said dedication shall be adequate to
provide 50 feet of right-of-way north of the centerline as shown on
Chula Vista Drawing 75-109D and 75-110D. The developer shall be
responsible for full street improvements within the subdivision.
d. The developer shall acquire and dedicate to the City offsite right-of-
way along the north side of Otay Valley Road adequate to provide
35 feet of right-of-way north of the centerline as shown on Chula
Vista Drawing 75-109D and 75-110D; said dedication shall run from
the eastern curb return of Maxwell Road to the southern subdivision
boundary. Said dedication shall be accomplished prior to approval
of the final map.
e. The developer shall be responsible for constructing improvements within
the northerly half of Otay Valley Road from the eastern curb return of
Maxwell Road to the southern subdivision boundary. Said improvements
shall include but not be limited to: A.C. pavement from the ultimate
centerline to the northerly line of right-of-way to be dedicated under
item "d", A.C. berm and street drainage facilities in accordance with
City design criteria.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 5
f. The developer shall acquire and dedicate to the City the following
offsite right-of-way for roadway transitions prior to approval of
the final map:
1) At the southwestern end of the subdivision from said boundary
west, an area as determined by the City Engineer adequate to
provide a 20:1 roadway transition (north side Otay Valley Road).
2) At the southeastern end of the subdivision an area as determined
by the City Engineer on the north side of Otay Valley Road
adequate to provide a 150 foot long roadway transition to the
east from the eastern curb return of Maxwell Road.
g. The developer shall be responsible for roadway transition improvements
to include but not be limited to: A.C. pavement, A.C. dike, and
appropriate drainage faciltiies.
h. The developer may request that a reimbursement district be formed
for those offsite portions of Maxwell Road and Otay Valley Road which
provide benefit to other properties.
i. The developer shall provide adequate energy dissipators downstream of
the proposed outlet south of Otay Valley Road at Maxwell Road to
prevent erosion; said improvements shall be approved by the City
Engineer.
j. The block wall at the rear of lots 1 through 8 shall be extended along
the top of slope on the west side of lot 1 and the east side of lot 8
(to within 25' of "C" street). Access shall be provided to the down-
slope from the interior of the lots. The wall shall be a minimum of
6 feet in height, however, the precise length and height shall be
determined at the time of precise plan review for building construction.
k. The developer shall comply with those mitigation measures outlined in
the Negative Declaration on IS-81-24 pertaining to the tentative and
final map.
1. The developer shall provide a minimum water flow as determined by the
Fire Marshal to provide adequate fire protection. M~re definitive
information on the proposed uses may require additional flow for
protection as part of the building or zoning permit process.
m. The developer shall grant to the City by grant deed a one foot control
lot from the northerly right of way line of Otay Valley Road north
along the western subdivision boundary to the north side of "B" street.
n. The developer shall provide three street names for the proposed
streets prior to the approval of the final map.
o. The developer shall acquire the necessary slope rights to complete
street "A" as shown on the tentative map.
p. The CC&R's for lots 1-8 shall specify that their owners shall form an
association for the purpose of providing permanent maintenance of the
landscaping on the slope bank along the south side of the lots. The
CC&R's shall specify that the City shall be a party to them for purposes
of enforcement.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 6
C. DISCUSSION
1. Adjacent zoning and land use.
llorth A-8 County Sanitary land fill
South I-P Vacant - Otay Valley Road
East I-P Auto salvage - construction storage yard
West I-P Omar Rendering plant
2. Existing site characteristics.
The project site is a vacant 40.76 acre parcel located on the west side of
Maxwell Road north of Otay Valley Road; the southerly three-quarters of the
property has been used for agricultural purposes. The property also abuts
Otay Valley Road at the southwest corner. The site has an average natural slope
of 14% with gentle slopes on the southerly portion of the property rising to
steeper slopes on the northerly 400 feet of the property. The property has a
difference in elevation of approximately 190 feet.
3. Tentative subdivision map.
The developer proposes to subdivide the property into 29 industrial lots with
a minimum lot size of 27,000 sq. ft. and a minimum level pad area of 21,000 sq. ft.
(the code requires a minimum lot size of 20,000 sq. ft.). The largest lot is
approximately 6 acres with level pad area of 117,000 sq. ft. The lots will be
served by three new streets, two connecting to Maxwell Road running east and west,
and one street extending from Otay Valley Road running south to north along the
westerly boundary line. The project will require extensive grading, consisting
of 440,000 cubic yards of cut and fill, creating approximately 11 acres of manu-
factured slopes. The use of variable slope ratios and horizontal curving slopes,
rather than flat planed slopes, will help reduce the aesthetic impact of the
proposed grading. The proposed development will also widen and improve the west
side of Maxwell Road as well as a portion of the north side of Otay Valley Road.
4. Adjacent properties.
The applicant contacted the owner of the triangular lot to the south and
attempted to acquire the property and incorporate the area into this subdivision.
Their attempt was unsuccessful; therefore, the property will have to be developed
independent of this subdivision.
A preliminary grading plan for the adjacent property to the west has been
submitted for review. In order to coordinate the two projects, the engineer for
the adjacent property was contacted by the City to comment on the compatibility
of the two projects. At the time of this writing, the engineer on the adjacent
property has not responded. However, staff has concluded that the proposed street
alignments, street grades, and grading for Otay Valley Industrial Park provides
a logical development pattern which will allow the adjoining property to develop
appropriately in the future.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 7
5. Sewer availability.
The existing lO'~ sewer line located in Otay Valley Road is currently operating
at approximately 60% capacity. With projects planned for this industrial subdi-
vision, together ~t~h those already authorized to the east, the Engineering Depart-
ment has indicated the system will be strained. In order to assure that the level
of sewer service in the area will not be adversely affected with the development
of this subdivision, appropriate conditions of approval will be established at the
time of building permit issuance. This will require examination by the City
Engineer based on the type of occupancy and use proposed.
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision
map for Otay Valley Industrial Park, Chula Vista Tract 81-6, is found to be in
conformance with the various elements of the City's General Plan based on the
following:
1. The site is physically suitable for industrial development and the proposal
conforms to all standards established by the City for such projects.
2. The design of the subdivision will not affect the existing improvements--
streets, sewer, etc.--which have been designed or conditioned to avoid significant
problems.
3. The project is in substantial conformance with the Chula Vista General
Plan Elements as follows:
a. Land Use - The property is designated for "general industrial"
development. The proposed development consists of 29 industrial lots.
b. Circulation - The proposed development will be served by public streets
constructed to industrial standards. These streets are designed to be
extended to serve the adjacent property to the west. The existing
streets, Otay Valley Road and Maxwell Road, will be widened to accom-
modate the anticipated increase in traffic.
c. Housing - The site is not designated for residential use.
d. Conservation - The existing vegetation is sparse and no rare or
endangered species are found on the site. The slopes along the
northerly portion of the site will have variable slope ratios and
horizontal curves to resemble the existing contour of the land.
The slopes will be planted with native plant materials wherever
possible.
e. Parks and Recreation - The site is designated for industrial use.
f. Seismic Safety - The closest known faults are located a quarter
of a mile to the east and west of the subject property. The use
of flatter slopes will reduce the possibility of landslides.
g. Safety - The subject property is well within acceptable fire safety
standards for response time from the fire station located on East
Oneida. In addition, the developer will be required to provide
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 8
adequate fire flow protection upon the development of each lot.
h. Noise - All development will be subject to compliance with the
performance standards set forth in the Municipal Code.
i. Scenic Highways - The developer will be required to erect a wall
at the top of slope of the lots nearest Otay Valley Road. The slopes
will be treated with native plant material to blend in with the
existing vegetation and minimize the problem of maintenance.
j. Bicycle Routes - The right of way width for Otay Valley Road will
accommodate a bike lane on each side of the street.
k, Public Buildings - No public buildings are designated on the site.
CONDITIONED
negatiVe declaration
PROJECT NA~IE: Otay Valley Industrial Park /
PROJECT LOCATION: Otay Valley Rd. & Maxwell Rd.
PROJECT APPLICANT: Otay Valley Industrial Park, Ltd. 600 B St., Suite 2310
San Diego, CA 92101
CASE NO. IS-81-24 DATE: January 22, 1951
A. Project Setting
The project site totals 40.76 acres in size and is located on the
west side of Maxwell Rd., north of Otay Valley Rd. The site has
an average natural slope of 14%, sloping down from north to south
for a total of 190 ft.+ difference in elevation. Adjacent land
uses involve the Count~ sanitary land fill to the north, an animal rendering
plant to the west, a construction storage yard to the east, and
a vacant triangularly shaped parcel of land to the south.
The grading for facilities and land uses in the vicinity of the
project has resulted in significant land form and aesthetic impact
in the "view shed" from Otay Valley Rd. These projects include
the rendering plant west of the project site, Robinhood Pt. homes
to the northwest of the project and the Otay Industrial Park to
the east of the proposed project.
The result is that the project site remains almost as an "island"
of agriculture and natural view from Otay Valley Rd.
The southern three-fourths of the project site has been utilized
for agricultural purposes. The northerly 400 + ft. of the site
includes steep slopes and natural terrain. Vegetation is sparse,
and no rare or endangered species have been found to be present in
the project vicinity. Expansive soils are known to exist in the
project vicinity.
Special Report 123, published by the Calif. Div. of Mines &
Geology, indicates that north/south trending earthquake faults are
located approximately 1/4 mile to the west and 1/4 mile to the east;
in addition to an east/west trending inferred fault immediately south
of the project site.
city of chula vista planning department
environmental review section
1s-~±-24 (2) --
B. Project Description
The applicant proposes to subdivide the 40.76 acre site into 31
industrial lots. The project will consist of the movement of
440,000 cubic yards of cut and 364,000 cubic yards of fill
creating a total of 11 acres of slope banks.
The industrial subdivision will be served by two access roads
from Maxwell Rd. and one road from Otay Valley Rd.
Grading of the property would be in conformance with the grading plan
depicted on the Otay Valley Industrial Park, tentative subdivision map
revised January 19, 1981.
C. Compatibility with zoning and plans
The project site is zoned for general industrial development (I-P)
and the proposed plans are consistent with current zoning and the
General Plan designation of General Industrial.
D. Identification of environmental effects
1. Geology/Soils
The applicant has submitted a preliminary geotechnical study
(Southern Calif. Soil & Testing, Ind., 1980) for the proposed
project site. The following conditions were found to exist
on-site: (a) Compressible alluvial deposits which extend
from 3 to over 10 ft. in depth, (b) Moderate to highly
expansive soils, and (c) the soils that would be exposed in
the major cut slopes include fractured and slickensided
mudstones which will not provide a sufficient factor of
safety against deep seated slope failure.
Each of the preceding conditions have been determined to be
mitigable as per the preliminary geotechnical soils study.
In addition to adverse soil conditions is the potential for
significant soil erosion after grading. Ail slopes shall be
planted with erosion resistant plant material immediately
upon completion of grading operations.
2. Drainage
The applicant has submitted a hydrological study which
addresses a complete on-site drainage system for the proposed
project. The calculated amount of concentrated flow which
will be piped under Otay Valley Rd. approximately 350 ft.
south to the Otay River bed, totals 153.24 cubic feet per
second. The developer will be required to submit plans for a
dissipater system to the City Engineer for approval. The
system will be designed to reduce the disruptive impacts
related to erosion within the river bed to an insignificant
level. In addition, appropriate drainage easements will be
required.
3. Land Form
The project site was previously utilized for agricultural
purposes. A gentle slope now exists, sloping up from Otay
Valley Rd. to steep slopes at the northern boundary. These
steeper slopes and hillsides are ungraded and are in their
IS-81-24 (3)
natural condition. The proposed project will create 11
acres of manufactured slope banks, which includes the northerly
slope areas now visible from Otay Valley Rd. Projects on each
side of the proposed development have effectively destroyed any
continuity in the natural terrain that once existed.
The proposed grading of the site is similar and consistent
with the grading of nearby and adjacent properties which are
used for purposes necessitating large single level pads. The
utilization of variable slope ratios, curving rather than flat
planed slopes and appropriate landscaping materials as depicted
on the plan will assure adequate mitigation of the aesthetic
impact due to land form alterations and land use changes.
4. Biology
A Biological Survey (Collier, 1980) has been submitted by
the applicant which places special emphasis on identification
of environmentally sensitive species and habitats. The survey
indicates that most or all of the Coastal sage vegetation
found at the northerly portion of the site will be removed
as natural habitat and a limited amount of wildlife will be
eliminated and/or displaced. Development of the site will
reduce a minor wildlife corridor between the site and natural
areas north or south from it. No sensitive species, either
plant or animal, will be significantly impacted by the
proposed project. Landscaping with native materials will, to
some degree, increase the utility of the area to wildlife, as
well as diminish the blocking of a wildlife corridor.
5. Sewer Availability
Approval of the proposed subdivision would have no direct
impact on sewer service in the area, however it would
facilitate the location of land uses which could effect sewer
services. Because precise development plans are not yet avail-
able, estimates for the amount of sewage which would be generated
by industrial development on the project site cannot be determined.
Development of approximately 40 acres of limited industrial and/or
commercial development would be permitted if the proposed project
is implemented.
A 10 inch sewer line is located in Otay Valley Rd. serving
industrial development to the east. The City of Chula Vista
Engineering Dept. estimates that this 10 inch line is currently
operating at about 60 percent capacity. With the increase
generated by this project and additional proposed developments
within the project vicinity, the City's ability to provide
sewer service to the proposed project and to other develop-
ments along Otay Valley Rd. will be strained. Because the
existing line is presently at 60 percent capacity, approval
of the proposed project and eventual industrial and/or commercial
IS-81-24 (4)
development of the project site could significantly affect
the level of service in the area.
E. Mitigation necessary to avoid significant effects
1. Incorporation of the mitigation measures recommended
in the Geotechnical Study (Southern Calif. Soil & Testing,
Inc.) into the project will reduce adverse soil impacts to
a level of insignificance.
2. The developer shall submit plans to the City Engineer
for a dissipater system to handle drainage outflow in the
Otay River bed. Approval of the plans and the acquisition of
drainage easements shll be accomplished prior to final
subdivision map approval.
3. Native plant material on slope areas shall be encouraged
where appropriate. All landscaping material shall be approved
by the City's Landscape Architect.
4a. In order to assure that the level of sewer service in
the project area will not be adversely affected with imple-
mentation of the proposed project, the following mitigation
measures may be required as a condition of approval of any
precise plans:
1) Total and/or peak sewage flows which could be
generated by the proposed project should be limited
to that volume which the city determines to be
within the capacity of the serving system.
2) Installation of sewage storage capacity could
be required by the city as development progresses
with appropriate automatic control and pumping
facilities to permit discharge at off-peak times.
3) Current landowners would be required to provide
sampling manholes acceptable to the city at each
lateral connection of the property to the city's
sewer.
4) Current landowners could be required to stipulate
that they would not oppose the formation of any
assessment district formed for the primary or
incidental purpose of providing adequate sewer
capacity to the area.
IS-81-24 (5)
b. In conjunction with the submission of a request for
the approval of a precise plan for all or a portion of
the project, the project proponent shall submit a sewer
availability program which has been previously approved
by the City Engineer. The tentative sewer availability
program when submitted to the City Engineer for approval,
shall include the following:
1) The location of the project within the subdivision
and point or points of connection to the city sewer
system and,
2) The proposed land uses of the project and the
estimated liquid waste generation including the
identification of peak hours and their volumes,
3) A description of the waste water being generated,
4) Any other information that the City Engineer
finds necessary to evaluate the impact of the
proposed project on the ability to provide sewer
services.
c. The City Engineer shall not approve any sewer
availability program unless the program definitively
establishes the fact that there will be adequate sewer
capacity to serve the project considering existing flows,
the project and the impacts of other approved or foreseeable
projects within the service area of the Otay Valley trunk
line.
Fo Findings of insignificant impacts
1. There are no significant natural or man-made resources
within the project area which could be adversely effected by
project implementation.
2. The proposed light industrial/commercial subdivision is
in conformance with the General Plan and will not achieve
short term to the disadvantage of long term environmental
goals.
3. All potential impacts can be mitigated and none are
anticipated to interact and cause any cumulative effect on
the environment.
4. The project will not create any source of significant
noise or odors, nor will any hazards to human beings result.
G. Consultation
1. Individuals
Steve Griffin, Assoc. Planner
Duane Bazzel, Assist. Planner
IS-81-24 (6)
Shabda Roy, Assoc. Eng.
Roger Daoust, Sr. Eng.
Ted Monsell, Fire Marshal
E. F. Cook, R.C.E. Applicants agent
2. Documents
EIR-80-7 Brandywine Industrial Park
Preliminary Geotechnical Study, Southern Cal. Soil & Testing, Inc.
Biological Survey Report, Gerald Collier, Ph.D.
Hydrological Study, E.F. Cook & Assoc.
The Initial Stud,.. ' ~ '
· :qT[?.lc.ntlon and evaluation forms documenting the
findings of no sicnif£cant ~mpact are on file and available for
public review at the Chu[a V~sta P~anninc Dept., 276 4th Avenue,
Chula Vista, CA 92010.
~VIR~/L.~NTAL ~VIEW COOF~INATOR
city of chula vista planning department
environmental review section
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 9
3. PUBLIC HEARING: PCS-81-7 - Tentative subdivision mag for Chula Vista
Tract 81-7, Pepper Tree Estates,~ sin~l_e family lots,
0-100 Pepper Tree Road
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as
Pepper Tree Estates, Chula Vista Tract 81-7, for the purpose of subdividing
a 7.3 acre piece of property located at the southeast quadrant of Pepper
Tree Drive and Jacaranda Drive (private road) into 15 single family residential
lots. The subject property, which at present is located in the unincorporated
area, has been prezoned R-l-lO (single family residential - 10,000 sq. ft.
minimum lot size) and is in the process of being annexed to the City.
2. The Environmental Impact Report, EIR-81-2, was certified by the
Planning Commission on March 25, 1981.
B. RECOMMENDATION
1. Adopt a motion recommending that the City Council certify that
EIR-81-2 has been prepared in compliance with CEQA, the State EIR Guidelines
and the Environmental Review Procedures of the City of Chula Vista.
2. Based on the findings contained in Section E of this report, adopt
a motion recommending that the City Council approve the tentative subdivision
map for Pepper Tree Estates, Chula Vista Tract 81-7, subject to the following
conditions:
a. The developer shall provide a drainage facility across Pepper
Tree Rd. at the location of the existing 15"x27" corrugated
metal pipe, arched (CMPA) adequate to handle a fifty year runoff.
b. The developer shall provide a storm drain from the eastern
boundary within Lot 15 to the existing 15"x27" CMPA adequate
to handle a fifty year runoff~
c. A standard cross gutter per Chula Vista Construction Standard
2 shall be installed at the northern end of Jacaranda Drive.
d. The developer shall provide an energy dissipator similar to
the type shown on Regional Standard Drawing D-41 at the outlet
of the 18 inch story drain shown on the tentative map.
e. The developer shall provide for sight distance from the inter-
section of Jacaranda Drive and Peppertree Road east from
Jacaranda Drive a minimum of 250 ft.
f. The developer shall dedicate to the City adequate land to
provide 28 feet of right-of-way along Peppertree Road adjacent
to the subdivision (from existing center line).
City Planning Commissi~'~ --
Agenda Items for Meetin~ of April 22, 1981 page 10
g. The developer shall grant a 7.5 foot street tree easement
along Peppertree Road south of the right-of-way to be dedicated.
h. The developer shall be responsible for constructing the southerly
half of Peppertree Road adjacent to the subdivision. The
provision for sidewalk is waived. Design for curb and gutter
will be predicated on drainage requirements for the area.
i. A reciprocal access easement shall be granted between parcels
14 and 15 per Chula Vista Municipal Code requirements. Said
access shall not conflict with the use of any sewer or storm
drain easement paralleling Peppertree Road.
j. The developer shall grant to the City 10 foot sewer easements
for all public sewers.
k. The developer shall grant the drainage easement across lots 14
and 15. In addition the developer shall obtain and grant the
drainage easement offsite from the subdivision boundary to the
location of the existing 15"x27" CMPA both as shown on the
tentative map.
1. The developer shall submit plans for the improvement of both
Jacaranda Drive and Cook Court. Said plans shall also include
but are not limited to: l) sidewalk; 2) entry treatment; 3)
location and type of textured paving; 4) access to lots 14 and
15; and, 5) planter treatment around the trees within the road
easement. The plans shall be subject to the approval of the
City Engineer and Director of Planning prior to the approval of
the Final Map.
m. The entry into the project (Jacaranda Drive) shall identify the
road system as private and shall be so treated as to denote that
the system is private. This may be accomplished by the use of
textured paving, pilasters and walls. The name of the project
may be identified at the entry.
n. Prior to the approval of the final map, the developer shall
provide development standards within the CC& R's for the sub-
division which would include but is not limited to: a) maximum
percent of the lot which may be graded; b) disposition of
existing trees; c) maintenance of the entrance, roads, walks,
and trees within the road easement; and d) maintenance of the
private sewer main and lift station. The City of Chula Vista
shall be named as a party to the CC& R's authorizing the City
to enforce the terms and conditions of the CC& R's in the same
manner as any owner within the subdivision.
o. The ultimate alignment of Cook Court shall be subject to the
approval of the City Engineer and Director of Planning who
shall review said alignment so as to retain as many trees as
is possible. The City's Landscape Architect shall determine
which trees are worth preserving.
City Planning Commissior~
Agenda Items for Meeting of April 22, 1981 page 11
p. Building permits shall not be issued until letters from both
the Sweetwater High School and Chula Vista Elementary Districts
are filed with the City indicating that adequate school facilities
are available to serve the development.
q. Park Acquisition Development fees shall be paid concurrent
with approval of the final map and Residential Construction
Tax fees shall be paid prior to issuance of building permits.
r. Signs shall be posted along Jacaranda Drive prohibiting parking.
C. DISCUSSION
1. Existing site characteristics
The subject property is the former estate of Hazel Goes Cook and is
presently developed with a single family dwelling, detached garage, swimming
pool and other miscellaneous accessory structures. The site contains a large
number and variety of trees with eucalyptus trees being the most predominant
species. The existing house is situated on a small knoll which is higher in
elevation than most properties surrounding the site. The steepest slopes are
located on the northerly and easterly sides of the property. The westerly
portion of the site is a paved road and utility easement which is in direct
alignment with Jacaranda Drive to the south. The easement, which is also
named Jacaranda Drive even though it is a private road, provides access from
Peppertree Road for the existing dwelling as well as 9 other properties (5
lots on the west side of the easement and 4 on the east side~ The property
also has 146 feet of frontage along the south side of Peppertree Road at the
northeast corner of the property. A natural open drainage channel traverses
the property adjacent to and parallel to Peppertree Road at this location.
2. Tentative Subdivision Map
a. The developer proposes to subdivide the 7.3 acres into 15
custom built single family residential lots with a minimum lot size of 13,100
sq. ft. and an average lot size of approximately one third of an acre. Two
of the lots front on Peppertree Road and are located approximately 30-35 ft.
below the other 13 lots which will be served by a private street system
consisting of the existing road easement (Jacaranda Drive) and a new cul-de-
sac street to be named Cook Court. Because of the elevation difference, the
two lots fronting Peppertree Drive will take their access directly from the
road. Jacaranda Drive will not be extended to connect with the dedicated portion
of the street to the south. The street will instead terminate at the southerly
property line with a 40 foot diameter cul-de-sac.
b. Several residents of Jacaranda Drive have expressed a preference
for the entrance to the tract being located between lots 14 and 15 or at the
easterly edge of lot 15, feeling that such a location would offer better sight
distance and also preserve their privacy to a greater extent. Staff examined
that alternative but concluded that the Jacaranda Drive location for the
entrance is preferable for the following reasons:
City P'idnnin§ COlmlis~ ,n
Agenda Items for Meeting of April 22, 1981 page 12
1. The conditions recommended by Staff will insure reasonable
and improved sight distance for the Jacaranda/Pepper Tree
intersection.
2. The limited number of lots within the tract does not justify
a second intersection with Pepper Tree Drive. The second
location also suffers somewhat from limited sight distance
and two intersections would be less safe than one.
3. Grading necessary to provide direct access from Peppertree
Road would not be in keeping with the applicant's or the City's
concern to minimize grading within the area. The grading would
create substantial side slopes and reduce the usable land area
for the two lots fronting on Pepper Tree.
3. Streets
Jacaranda Drive will have a curb to curb width of 24 feet with rolled
curbs on each side which will facilitate access to the existing dwellings on the
easement without the necessity of a driveway approach which would be the case
if a standard curb and gutter were installed. Parking will be prohibited. An
existing low spot in the easement, which presently does not drain, will be
corrected to drain properly and the road resurfaced. Cook Court will have a
curb to curb width of 36 feet and the cul-de-sac portion a radius of 40 feet.
4. Disposition of trees
The alignment of Cook Court will require the removal of several trees.
In an effort to preserve as many trees as is feasible, Cook Court will follow
the existing contour of the land and the typical street section will be tilted
so that the south side is higher than the north side. Trees to be preserved
which lie near the centerline of the street will be retained and protected by
a planter around the base of the tree. The opportunity to preserve more trees
may be apparent once more specific information becomes available during the
improvement plan review stage. The developer intends to construct a few homes
initially with the other homes built at a later date either by the developer or
the future property owners. The homes will be designed to retain the maximum
number of trees. The proposed CC&R~s will establish guidelines for the retention
of trees during the development of the lot.
5. Grading
Very little grading is proposed. The grading will consist primarily
of providing split level pads for lots 14 and 15 on Pepper Tree Drive because
of the existing drainage flow and slope condition in that area. Minimal grading
will be required to construct Cook Court. However, additional grading will occur
for the individual housing construction. Split level construction will be used
on the steeper sloping lots.
6. Sewers
A sewer will be installed in both Jacaranda Drive and Cook Court which
will serve the existing dwellings on the west side of Jacaranda Drive and south
City Pidnning Co~,i~ls Jn
Agenda Items for Meeting of April 22, 1981 page 13
side of Cook Court. However, the lots on the north and east side of Cook
Court as well as the two lots on Pepper Tree Road will be served by a private
sewer system at the rear of the lots which will be pumped into the sewer main
on Jacaranda Drive. The existing sewer in Pepper Tree Road flows towards
Hilltop Drive. It is anticipated that once a public sewer is provided and
installed near lot 14 in Pepper Tree Road flowing north toward Bonita Road,
the private sewer will be hooked up to that sewer and the lift station planned
for lot 14 can be abandoned. Until the gravity system is in operation the
sewer and lift station will be maintained by the Homeowner's Association.
6. Traffic
The EIR noted a sig~distance problem at the intersection of Pepper-
tree Road and Jacaranda Drive. This is due primarily to the fact that Pepper-
tree Road dips into a small canyon east of the intersection coupled with an
"S" road curve configuration. In addition, a knoll at the intersection and
landscaping on the south side of Peppertree limits the vision of westbound
motorists traveling on Peppertree as well as motorists exiting Jacaranda Way.
The projected 10% increase (140 trips) in traffic attributed to this project,
does not represent a substantial increase to the road system. The EIR has
offered mitigation measures to avoid significant impacts. The measures involve
the replacement of landscaping along the south side of Peppertree Road,
with lower growing plant species. To insure this mitigation will be enforced,
the Engineering Department has recommended as a condition of approval, that
a 250 ft. long sight distance corridor be established from the intersection
(Jacaranda & Peppertree) looking east. This condition could result in the need
to condemn land which will result in the need for a homeowners association for
proper maintenance and enforcement.
D. ANALYSIS
1. The proposed project has been designed to retain as many trees as
possible and to necessitate very little grading. The homes will be custom
built to conform with the existing topography by the use of split level
construction. Existing trees will be preserved wherever possible.
2. The Jacaranda Drive road easement will be improved with rolled
curbs which will permit the existing driveways serving the residences, to
remain in their present locations. In addition, a condition of approval will
require that Jacaranda Drive be identified as a private street which should
keep speeds down to an acceptable level. The result will be to reduce any
adverse effects on the existing residences by the proposed development.
3. Peppertree Road is a relatively narrow winding road which typifies
the rural character of the area. Several years back the City approved a lot
split on the north side of Peppertroe Road in the vicinity of lots 14 and 15
in which the requirements for standard city street improvements were waived
subject to the developer signing a letter waiving all rights to protest a
future improvements act district. The Planning Commission may waive or defer
sidewalks in the subdivision, upon recommendation of the City Engineer and
subject to the finding that installation would not be in keeping with the
character of the area. The City Engineer has recommended such a deferal or
waiver.
City Planning Commi~_ .n -~
Agenda Items for Meeting of April 22, 1981 page 14
E. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Pepper Tree Estates, Chula Vista Tract 81-7, is found to
be in conformance with the various elements of the City's General Plan:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
project.
2. The design of the subdivision will improve traffic flow in the area
and will avoid any substantial environmental damage by preserving
many existing trees.
3. The project is in conformance with the Chula Vista General Plan
Elements as follows:
a. Land Use - The General Plan designates the area for low density
residential, a range of 1 to 3 dwelling units per gross acre.
The tentative map proposes 2 dwelling units per acre.
b. Circulation - The development will be served by a private
street system. It has been determined that a connection to the
existing stubbed section of Jacaranda Drive is not necessary.
c. Housing - The proposed project will provide additional quality
housing in the community in keeping with the low density
character of the area.
d. Conservation - The project has been designed to preserve the
majority of the trees on the site and the homes will be custom
built to the natural topography. Grading will be minimal.
e. Parks & Recreation, and Open Space - The proposed development
will be required to pay fees in lieu of the dedication and
improvements of park lands and no open space is designated for
the area.
f. Seismic Safety and Safty - No known active faults exist on or
within close proximity of the property. The site is well
within the response time of the fire stations on "F" and East
"J" Streets. The developer will be required to remove the
landscaping on the south side of Peppertree Road to improve the
sight distance at the intersection with Jacaranda Drive.
§. Noise - There are no significant stationary or mobile sources
of noise which will affect the project.
h. Scenic Highway - The subject property neither abuts nor is
adjacent to a designated scenic route.
City Planning Commissi~'~ --
Agenda Items for Meeti,_ of April 22, 1981 page 15
i. Bicycle Routes - The subject property will be served by a private
street system and there are no designated bicycle routes adjacent
to the site.
j. Public Buildings - No public buildings have been designated on the
site.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies that it has considered the effect of this approval on the housing
needs of the region and has balanced those needs against the public service
needs of the residents of the City and the available fiscal and environmental
resources and determined that the subject property is well suited for a
low density development and that opportunities exist in other locations
for moderate income housing.
i S~' 5F
SF I~
SF
SF ~F
i ~ I
O SF IVAC
I
Si= SF SF aF
· EL RANCHO VISTA
EAST
EE
14
15
12
COOK
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£x~sti~ 2 ~
house to r~noin
5 8
6 7
~PI~'PFERTREE EST.]"'EXHIBIT A
PCS- 81- 7'
~ ~le 15 $1NGI.,.~ FAMILY- I~"1~
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 16
4. PUBLIC HEARING: a. Recertification of EIR-79-2, Bonita LonO_Canyon Estates
A. BACKGROUND
1. The Environmnetal Impact Report for this project was certified by the
Planning Commission on February 28, 1979. The document has not been
certified by the City Council because of Council's indication in 1979 that
development of large projects easterly of Otay Lakes Road with access on to
East "H" Street was premature.
2. The applicant has now submitted a Sectional Planning Area plan and a
tentative subdivision map for Phase I of the project for consideration by the
City. The plan involves several revisions to the plan presented in the Environ-
mental Impact Report.
3. On March 19, 1981 the Environmental Review Committee held a public hearing
to determine the adequacy of EIR-79-2 due to the project revisions and possible
changes in circumstances during the two year period after preparation of the
document. The Conmittee concluded that the project revisions would not result in
any significant environmental impact which was not previously evaluated in EIR-79-2,
and recommended recertification of the EIR.
B. RECOMMENDATION
Recertify that EIR-79-2 has been prepared in accordance with CEQA, the State EIR
guidelines and the Environmental Review Procedures of the City of Chula Vista.
C. PROJECT REVISIONS
I. The phasing of the project has been changed as follows:
Previous Phase No. Proposed revised Phase No.
I I
II III
III IV
IV II
V V
VI VI
The proposed changes in phasing are due to the development of the Bonita
Haciendas subdivision to the north of Bonita Vista High School with the related
extension of streets and utilities which provide access.
2. The project as previously proposed involved access to Acacia Avenue or
Tim Avenue. That access has been deleted in the revised plan. Eventual access
was also proposed via "S" Street to a future subdivision to the northwest of the
project. Subsequently, the County of San Diego has approved a tentative subdivision
map (T.M. 3750) which precludes any access in that area. Therefore, the Sectional
Planning Area plan has been modified to delete that access point and Phase V of
the project has access via two residential collector streets to Otay Lakes Road
and to Corral Canyon Road.
City Planning Commission page 17
Agenda Items for Meeting of April 22, 1981
3. The subdivision design in the vicinity of "Q" Street and the SDG&E ease-
ment has been modified so that a large portion of the unique stand of Cleveland
Sage is retained.
4. The proposed 17 acre equestrian center has been deleted and replaced with
24 dwelling units as a part of Phase II of the project. The elementary school/
park site has been redesigned and a water tank for the Otay Municipal Water District
has been added. The overall result has been the addition of about 41 dwelling units.
D. ANALYSIS
1. Geology.
A detailed geological report was prepared on the first three phases of the
project as delineated in the EIR. The revised plan changes the phasing of the
project and, therefore, it will be necessary to prepare a more detailed geological
report on phases II and V prior to submission of a tentative subdivision map for
those phases.
2. Soils.
The previously prepared EIR delineates onsite soil conditions which could
result in substantial erosion and downstream siltation; also, some onsite soils
are highly expansive or compressible. The recommendations in the EIR, including
downstream siltation basins, are adequate to mitigate any potential impact. The
modifications to the project do not involve major changes in the grading of the
project area, therefore, the previous analysis is adequate.
3. Drainage.
The EIR identified a potentially significant impact due to a small increase in
run-off and the inadequacy of downstream facilities. The project proponent
proposes to install retention basins which will reduce the peak downstream water
flow and act as sedimentation basins. The maintenance and operation of these
facilities would be the responsibility of an open space maintenance district.
4. Land Form.
The project revisions do not involve any major alteration in the preliminary
grading concept and, therefore, no reevaluation is necessary.
5. Aesthetics.
The aesthetic impact of the project was primarily related to the land form
alteration and removal of vegetation. The grading concept has not been changed
and, therefore, the aesthetic impact has not changed.
6. Schools.
The elementary schools serving the project area are shown to be near capacity
in the final EIR and it was estimated that the project would generate about 500
elementary school students, roughly the equivalent of an elementary school. These
conditions have not changed and the previous analysis is acequate.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 18
The secondary schools serving the project area have experienced a decline in
enrollment since certification of the final EIR; therefore, the project wilt have
a less severe impact than that which is portrayed in the final EIR.
7. Sewer.
The final EIR identified a dispute regarding the capacity of downstream
sewer lines due to a very flat grade. It is unclear how Phase V of the project
would be provided with sewer service. Previously this area would have been
served through offsite sewer line extensions within streets. Because the street
extensions are no longer proposed, Phase V may be connected to the Bonita Ridge
sewer line which has questionable capacity. A solution will have to be reached
prior to approval of the tentative map for Phase V.
8. Archeology.
Subsequent to the certification of the final EIR, the recommended mitigation
measures were implemented, so there will be no significant impact on cultural
resources.
9. Biology.
The modifications of the project design at "Q" street and the SDG&E easement
have mitigated any significant impact on the stand of Cleveland Sage. Trans-
plantation and seedling culture of other onsite sensitive species can be carried
out during project implementation to avoid any significant impact.
10. Traffic and Access.
The deletion of access to Tim or Acacia Avenues and the access point near
the northwest corner of the project would result in the shifting of about 1,740
trips to other access points. A traffic study was prepared on the changes that
are currently proposed in the circulation portion of the plan. It was the
conclusion of that report that offsite improvements necessary to mitigate some of
the significant impacts would become more critical but impacts would be mitigable.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 19
4. PUBLIC HEARING: b. Consideration of Candidate CEQA finding~ on Bonita_~on~
Canyon development
A. BACKGROUND
The final EIR on this project concluded that there was a potential for signif-
icant environmental impact and, therefore, CEQA findings were necessary. Enclosed
are the Candidate CEQA findings prepared in accordance with Section 15088 of the
State EIR Guidelines. Each potentially significant impact is identified, mitiga-
tion measures proposed, and a finding is offered. All impacts can be reduced to
a level of insignificance if the specified mitigation measures are implemented.
B. RECOMMENDATION
Adopt the Candidate CEQA findings.
City Planning Commission page 20
Agenda Items for Meeting of April 22, 1981
4. PUBLIC HEARING: c. Development plan of Bonita Lon9 Canyon Sectional
A. BACKGROUND
1. The applicant has submitted a Sectional Planning Area plan for the develop-
ment of the 650 acre Bonita Long Canyon area located on the east side of Otay Lakes
Road and south of the Bonita Highlands subdivision in Bonita. The General Develop-
ment Plan adopted in 1971 (Exhibit A) established a density of approximately one
dwelling unit per acre for the entire 650 acres. The City's General Plan desig-
nates most of the area as "Residential 1-3 DU/acre" with several smaller areas
carrying the designation of 4-12 DU/acre.
2. The Sectional Planning Area plan submitted proposes the following uses:
° A 15 acre K-6 site (approximately 7~ acres usable, excluding SDG&E
easement)
o An ll acre neighborhood park site (approximately 4+ acres usable)
o A 4 acre multiple family site (approximately 2 acres usable)
o 809 single family lots, ranging in size from 6,000 sq.ft, to over 3 acres.
o Approximately 266 acres of dedicated open space, most of which is to
remain in its natural state.
3. The environmental review, including CEQA findings, was considered as a
previous item.
B. RECOMMENDATION
Adopt a resolution approving the proposed Sectional Planning Area plan (PCM-81-13)
for Bonita Long Canyon, subject to the following conditions:
1. The developer shall be required to dedicate and/or construct all public
improvements and facilities, onsite and offsite, determined by the City
Council to be necessary to serve the Bonita Long Canyon Sectional Planning
Area. Specific requirements will be established with each phase of
development in conjunction with the filing of subdivision maps.
2. Prior to the issuance of a grading plan for Phase I, the applicant shall
submit and the City's Landscape Architect shall have approved, an
overall landscaping plan incorporating a conceptual design for later
phases and a detailed design for those phases on which tentative maps
are being filed. Said plan shall include such items as supplemental
canyon tree planting, slope planting, and an equestrian trails plan for
easements, location, grading, signing, and fencing as determined by the
Landscape Architect to be necessary to implement the plan. The trails
system shall be developed prior to or concurrent with the certification
of slopes in the initial grading stages.
3. The developer shall request the formation of an open space maintenance
district for the entire 650 acre project prior to the recordation of the
final map for Phase I.
page 21
City Planning Commission
Agenda Items for Meeting of April 22, 1981
4. Prior to the issuance of building permits in each phase, the applicant,
working with the school districts, shall furnish evidence to the City
that the school districts are able to provide school service to the
future residents of that phase.
Prior to approval of the tentative map by the Planning Commission for
Phase III, the Chula Vista Elementary School District shall notify the
City of its intent to require dedication of the K-6 site shown on the
Sectional Planning Area plan. Failure of the school district to utilize
the site will authorize the developer to submit a revised Sectional
Planning Area plan for additional lots within the designated school site.
The City will make a similar decision regarding the park site in conjunc-
tion with the school district's plan.
5. The park site shall be increased in size to approximately 5 acres by
eliminating 8 lots on the north side of street "P".
6. The number of dwelling units shown on the Sectional Planning Area plan
shall be limited to the following:
Phase I 199 units
Phase II 81 units (67 units transferred to Phases III & V)
Phase III - 168 units
Phase IV - 152 units
Phase V 201 units
Phase VI - 20 units
Total 821 units
Further reductions in the number of units or lots may be required
predicated on the filing of subdivision maps in accordance with the
standards and requirements included as conditions of the Sectional
Planning Area and/or the subdivision maps.
7. The developer shall pay P.A~D. and R.C.T. fees for Phases I and II with
the remaining phases to be contingent upon the decision during considera-
tion of Phase III as to whether or not a park is to be constructed in
conjunction with the elementary school. If the city proceeds with the
park requirement, adjustments to the P.A.D. and R.C.T. fees will be
determined with development plans for Phase III.
8. Phase VI may be developed out of sequence, provided a precise plan is
approved and all fees are paid.
9. a. The minimum pad area for units in Phase II and V and the Canyon
Drive area of Phase III shall be 8,000 sq. ft. The minimum pad
area in Phases III and IV shall be 7,000 sq. ft. (All pad sizes
shall be exclusive of the SDG&E easement.)
b. Minimum pad width shall be 60 ft. as measured at the front setback
line, with the average pad width to be 70 ft.
City Planning Comniss~on
Agenda Items for Meeting of April 22, 1981 page 22
c. Minimum pad depth shall be 90 ft. for the purpose of computing
the required minimum pad area.
d. Development standards shall be submitted concurrent with tentative
subdivision maps filed for each phase. Said criteria shall include
such items as corral locations and special fencing criteria. Setbacks
for all phases shall be as follows:
Front yard 25 feet
Exterior side yard 15 feet
One side yard 10 feet
Both side yards 15 feet total
Rear yard 20 feet (R-1 standards for single story
encroachment shall be applicable)
10. The rear 25 feet of each lot abutting open space areas will be evaluated
as to the need for fire retardant plant materials. Appropriate conditions
will be established with each subdivision map.
11. The developer shall acquire, dedicate, and improve the necessary area
to extend street "S" offsite to connect to the county street shown on
T.M. 3750 adjacent to the terminus of street "S".
12. The water tank area shown adjacent to the elementary school site shall be
relocated unless the school site is not utilized or the school pad area
is increased to a minimum of 9 acres in size.
13. The requirement for undergrounding the existing 69 kv line within the
250 ft. wide SDG&E easement shall be waived.
14. The applicant shall file CC&R's with each phase which will prohibit the
resubdivision or parcelling of lots in any approved phase which will
increase the number of lots in the phase.
15. Prior to the approval by the City Council of Phase I, the applicant shall
submit a master list of street names for all five phases of the single
family area.
16. The entire 650 acres shall be annexed before final map approval is given
to Phase I.
17. Prior to consideration of a tentative subdivision map for Phases II, V and
VI, detailed geotechnical reports shall be prepared by the applicant and
submitted to the City. All recommendations of the geological and/or soils
engineer shall be followed.
18. Mitigation of archeological sites SDi 5829 and 5830, in accordance with
Appendix III of the Archeological Survey and Report dated January 25, 1979,
shall be carried out prior to the approval of the tentative map for Phase V.
19. Prior to the approval of any final map for the project, the developer shall
submit necessary calculations to show that downstream sewer capacity is
adequate, or the developer shall provide improvements necessary to assure
adequate capacity.
City Planning Commission
Agenda Items for Meeting of April 22, 1981
page 23
20. Street design:
a. All horizontal curves shall have a minimum intervening tangent
distance measured in feet equal to four times the design speed of
the street (reverse norizontal curves are not acceptable).
b. Compound horizontal curves shall be avoided.
c. Maximum street grades for residential collector streets shall be
12% (except Via Hacienda).*
d. The following streets should be designed to residential collector
standards with minimum centerline radii of 380 feet.*
"P" street
"L" street (from Corran Canyon Road to "K" street)
"R" street (between "V" street and Corral Canyon Road)
"X" street
*Those streets with a 12% grade or minimum centerline radii will be
subject to further review at the tentative map submittal stage.
e. There are potential sight distance problems at the following inter-
sections; these intersections should be studied carefully by the
applicant before a tentative map is prepared:
Baylor Avenue/"A" street - looking west
Canyon Drive/Corral Canyon Road - looking north
Cumbre View/Canyon Drive - looking north.
f. Maximum centerline grade for cul-de-sac street turning areas shall be
5%.
g. The maximum grade at any intersection of two streets shall be 6% within
the intersection and for at least 50 feet past the curb lines of the
intersecting street.
h. All through residential streets shall have minimum centerline radii
of 200 feet. Minimum centerline radii shall be 180 feet for cul-de-sacs.
i. Grade segments in excess of 12% shall not exceed 300 feet in length.
j. Streets within the Sectional Planning Area shall conform to the
following (corresponds~to typical sections on S.P,A. plan):
(1) 56 foot right of way with sidewalks on both sides:
(a) Via Hacienda
(b) Street "A" (Via Hacienda to Baylor Avenue)
(c) Street "R" (south of street "V")
(d) Street "S" except eastern cul-de-sac, Street "K" except cul-de-sac
(e) Streets '~I", "P", and "V"
(f) Street "S" (except cul-de-sac north of "V'~ street)
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 24
(g) Canyon Drive (from Bonita Haciendas subdivision to "X"
street and from "0" street to Corral Canyon Road)
(h) "X" street (from "Y" street to Canyon Drive)
(i) Country Trails Lane
(j) "L" street (from Corral Canyon Road to ~'K" street)
(2) 56 foot right of way with sidewalk on one side:
(a) Canyon Drive (from "X" street to "0" street)
(b) "X" street (from "Y" street to "S" street)
(3) 56 foot right of way with sidewalk on both sides:
(a) Streets "C", "D", "E", "F", "G", "J", ":M", "N", "Q",
"T", "U", and "Y"
(b) "S" street north of "V" street
(c) "R" street north of "V" street
(d) "L" street (from "K" street to "M" street)
(e) "K" street cul-de-sac south of "L" street
(f) Baylor Avenue
(g) Cumbre View
(4) 52 foot right of way with sidewalk on one side:
(a) "Z" street
(b) "R" street cul-de-sac
(c) "W" street
(d) "0" street
21. Drainage:
a. Permanent energy dissipators, such as shown on Regional Standard
Drawing D-41, shall be used at outlets of drainage facilities.
b. The developer shall participate toward improvements within the Long
Canyon Drainage Basin as described in the mitigation measures identified
in EIR-79-2 for this project. Plans for desilting basins and retention
basins within the Long Canyon Basin shall be submitted for review by
the City Engineer prior to approval of the final map for each phase.
22. Sewers.
a. All sewers within cul-de-sacs shall terminate in a manhold.
b. Improved access shall be provided to all manholes.
c. Sewers serving l0 or less lots shall have a minimum grade of 2%.
d. The method of sewering Phase V from the western end of "S" street shall
be indicated. The developer shall submit proof that offsite sewers
are available and adequate in capacity to handle the added sewage from
Phase V.
e. Manholes shall be provided at all changes of grade and alignment.
City Planning £onmission
Agenda Items for Meeting of April 22, 1981 page 25
23. Improvements.
a. The developer shall be responsible for the construction of improve-
ments in Corral Canyon Road to collector street standards within the
Sectional Planning Area and Rutgers Avenue south of the southern
boundary of the Sectional Planning Area to the existing improvements
shown on Chula Vista Drawings 70-76D and 73-86D. Said improvements
shall be constructed in conjunction with the development of Phase III
of the Sectional Planning Area.
The connection of Rugers Avenue south of "H" Street will not be
required if "H" Street is constructed between 1-805 and Otay Lakes
Road prior to construction of Phase III.
b. The developer shall be responsible for the completion of improvements
on the south side of East "H" Street from Corral Canyon Road west to
the existing improvements shown on Chula Vista Drawing 68-110D prior
to acceptance of improvements for Phase III.
c. The developer shall participate in the offsite construction of Central
Avenue as determined by the County of San Diego, Department of Public
Works and the Chula Vista City Engineer prior to construction of
Phase III. Construction must comply with mitigating measures adopted
by the City of Chula Vista.
d. The developer shall acquire, dedicate and improve Otay Lakes Road from
the point where the centerline of the SDG&E easement intersects said
road to the improvements shown on Chula Vista Drawing 73-100A-D. Said
improvements shall include but not be limited to 41.5 feet of pavement,
curb and gutter, and drainage facilities, east of centerline within a
50 foot half-width right-of-way prior to acceptance of improvements for
Phase I.
e. The developer shall complete construction of the northerly half of
East "H" Street from Corral Canyon Road to Otay Lakes Road. Improve-
ments shall include two 12-foot traffic lanes and one 8-foot parking
lane within a 32 foot curb to curb width. Monolithic curb, gutter and
a 5 foot sidewalk shall be provided along the northerly side of the
roadway and curb and gutter along the south side. The southerly curb
line shall be 9 feet inside the south right-of-way line of a 50 foot
half width street right-of-way. Street lights and other normal fur-
nishing shall also be included as shall the landscaping and irrigation
of one-half the median island. Said improvements shall be completed
prior to acceptance of improvements for Phase I.
24. Miscellaneous.
a. Add a typical section for Otay Lakes Road.
b. Erosion and sediment control plans will be required with grading
plans for each of the construction phases.
City Planning Commiss,on
Agenda Items for Meeting of April 22, 1981 page 26
c. The developer may request that a reimbursement district be formed for
those improvements which lie outside the subdivision boundary and
provide benefit to other properties. It shall be the developer's
responsibility to submit to the City for approval a plan indicating
improvements to be included, properties to be assessed, and method
of assessment for said district.
C. DISCUSSION OF MAJOR POINTS
1. Number of Dwelling Units.
The applicant's plan proposes approximately 865 dwelling units (809 single
family and 56 condominium units) to be constructed in six phases within the 650
acres. The adopted General Development Plan for E1 Rancho del Rey authorizes a
maximum of 653 units, thus, the proposed Sectional Planning Area plan represents
a 33% increase in density. The General Plan range for this area designates
approximately 609 acres at 1-3 dwelling units per acre and 50 acres at 4-12, allow-
ing for a range of 800-2400 dwelling units on the property. The requested density
is clearly in the lower limits of the City's General Plan.
2. Land Form Alteration and Natural Open Space.
Approximately 50% of the 650 acre site will be retained in dedicated open
space largely preserved in its natural state. Grading of 3-1/3 million cubic
yards of fill and 2-1/2 million cubic yards of cut occur in a clustering pattern
to minimize the grading and provide the ability to link a majority of the natural
open space throughout the project. The most intense area of development occurs in
Phase I where over 70% of the area is graded for single family lots. Supplemental
tree planting in certain canyon areas and planting of fire retardant material will
be required as conditions of tentative map approval.
3. Circulation System.
a. Some of the existing roads which link the various phases of the Sectional
Planning Area are operating beyond their design capacity. In addition, other road
segments have not been constructed to accommodate the proposed project; therefore,
substantial offsite improvements will be required with each phase of construction.
The first phase will require improvements to "H" Street (onsite and offsite) as
well as Otay Lakes Road.
b. The 148 dwelling units planned for Phase II will rely on Canyon Drive
for ingress and egress until the completion of Phase III allows for additional
access to the east. Development in this area should be restricted to 81 lots
with the remaining lots assigned to later phases of construction.
c. The third and fourth phases will involve the connection of Corral
Canyon Road to "H" Street with additional improvements on Central Avenue in
accordance with concerns expressed by San Diego County. In addition, offsite
improvements will be required in Rutgers Avenue south of "H" Street to complete
the linkage between Otay Lakes Road and the eastern area of Bonita.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 27
d. Phase V could involve further improvements to Central Avenue as
well as a connection to an adjacent tentative subdivision area already approved
by the County.
4. Phasing.
a. The applicant has divided the project into six phases. The first
five phases are limited to single family detached home sites with the sixth
phase proposed as a 56 unit condominium development. Phase I, which involves
199 lots adjacent to "H" Street will require regrading and relandscaping of a
portion of the existing Tiffany Park. The developer will be responsible for the
work with credit given toward payment of P.A.D. and R.C.T. fees.
b. The phasing for the development of the park/school site has not been
addressed by the developer. Timing for improvements to the school area will be
the responsibility of the school district. The park site should be developed with
Phase III.
c. Although the condominium area is listed as Phase VI, the staff has no
objection to allowing its development out of sequence.
5. Drainage.
Approximately three-fourths of the site flows into the Long Canyon Basin which
flows northwest and joins the Sweetwater River just north of Bonita Road. The
project area within that basin constitutes 435 of the total basin. As stated in
the environmental impact report, "All of the drainage basins in which the project
is located have existing drainage facilities which are inadequate to one degree or
another." Reports on file with the City indicate that the proposed development will
produce only a small increase in runoff (4% added, based on 50 year storm) in the
total basin. However, because of the inadequacy of existing downstream facilities,
the added increase will cause flooding to the already developed housing along
Acacia Avenue. The applicant is proposing to solve the downstream inundation
problem by using onsite retention basins in Long Canyon to control the amou~ of
flow. With proper design, the system should substantially reduce the present and
projected flows in the canyon. The system will require review and approval by the
City Engineer. The applicant has the option of improving the downstream drainage
facilities at an estimated cost exceeding $700,000 as an alternative to the
retention basin plan. However, with little or no money available from other
projects to aid in the construction, such a solution places a very costly burden
on this project.
6. Elementary School/Park Site.
The Sectional Planning Area plan has an elementary school site designated
adjacent to the SDG&E easement near the extension of Corral Canyon Road. Although
the nearby elementary schools (Tiffany and Sunnyside) are at capacity and the
proposed development will generate an estimated 500 students, the school district
is reluctant to make a commitment at this time. A final disposition will be made
when a subdivision map is processed for Phase III. The developer is obligated for
6.2 acres of developed park land based on the 865 unit Sectional Planning Area plan.
Staff is recommending that the approved maximum density be set at 821 units, ~.~hich
would require 6.1 acres of park. Since the City can accept developed park land or
in-lieu fees, it is likely that fees will be collected for Phases ! and II with the
final decision to construct the park withheld until Phase III. Because of the City's
park/school concept, the decision as to whether or not to build the park as shown
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 28
on the Sectional Planning Area plan will be predicated in part by the decision of
the school district regarding the elementary school site. The 4+ acre usable park
shown on the Sectional Planning Area plan needs to be enlarged to a minimum 5 acres
by deleting 8 lots on the north side of street "P".
D. DETAILS OF SPECIFIC AREA PLAN
1. Land use, density and lot size
a. The density established for the property of 650 units on the 1971
General Development Plan for El Rancho del Rey was based on a very superficial
analysis of the site without the benefit of a proposed grading or circulation plan.
In addition, lot paddin§ and retention of open space were not considered in the
earlier plan. The Sectional Planning Area plan presented for consideration seeks
approval of 865 dwelling units. This plan contains more precise design information
on which to base a decision regarding the increase in density. Adjacent land uses
(type, lot size, character) as well as topographic considerations were evaluated
by staff in arriving at a recommendation.
(1) Phase I is located adjacent to a standard urban design single
family detached subdivision and, therefore, reflects a density
and lot sizes (typical 7,000 sq. ft.) in keeping with that area.
(2) Phases II, III, IV and V abut one-half and one acre county
~ubdivisions to the north and west and for the most part reflect
a mixture of lot sizes with the similar urban lots confined to
the inner core and easterly periphery of the Phase IV area. The
average lot size within these phases varies from 11,000 sq. ft.
(Phase IV) to nearly 20,000 sq. ft. (Phase II).
(3) Phase V located at the extreme northerly section of the plan has
157 lots on 179 acres, dedicating approximately 89 acres to open
space, with an average lot size of 25,000 sq. ft.
b. Many of the lots within Phases II, III, IV, and V have pad areas of
6,000 to 7,000 sq. ft., thus the largest portion of the larger lots is devoted to
slope banks which have very limited use for the owner. The general character of
pad and house construction in this area of Bonita has resulted in an average pad
size of approximately 8,000 sq. ft. Staff has concluded that Phases II a~d ', and
the Canyon Drive area of Phase III should adhere to that standard. The remaining
area of Phase III and all of Phase IV relate to a more urban setting, therefore we
have recommended that minimum pad sizes be 7,000 sq. ft. In addition to pad sizes
the following standards shall apply:
(1) The average pad width shall be 70 feet with a minimum pad width
of 60 feet at the front setback line.
(2) ~.linimum pad depth shall be 90 feet for the area used in computing
the required minimum pad area.
(3) Development standards shall be submitted concurrent with the
subdivision map filed for each phase and shall include such
items as corral locations and any special fencing criteria.
City Planning Commist ~
Agenda Items for Meeting of April 22, 1981 page 29
c. The basic density of the project refl~ects what would be expected in
the City's standard R-E (1/2 acre) and R-E-40 (40,000 sq. ft.) zones. The set-
backs for those zones are 25' front, 15'-20' exterior side, 10'-15' side yards
and 25' rear. Since the lots have been clustered with larger expanses of open
space combined for common use, the basic lot size is reduced. This reduction in
lot size warrants an adjustment to the traditional setbacks in the R-E and R-E-40
zones. Staff is recommending that the front yard standard of 25 feet be retained
with reductions to side and rear yards more in keeping with R-l-lO standards
(lO,O00 sq. ft. lots).
d. Phase VI is proposed as the most densely developed area with plans
calling for 56 dwelling units. The 56 units are proposed on a 4 acre site, however,
approximately two acres of the site is usable, thereby resulting in a density of
28 units per acre on the developable land. The adjacent condominium development
to the north has less than 50 units developed on 5 acres with another 5 acres in
open space. To be comparable in character, Phase VI should be limited to 20
dwelling units.
2. Equestrian Trails
The plan is criss-crossed with equestrian trails which parallel proposed
roads and meander through natural open space and connect to the SDG&E primary
east/west trail system as well as adjacent County trails. Minor adjustments to
the system, including required protective fencing, limited grading and corral
locations, will be addressed with each tentative map filed on the various phases.
Phase I, for example, requires an adjustment to the system to cross into Phase IV
at the location of the dam for the retention basin. Easements will be necessary
to establish trails across certain lots; signing and fencing will be required
where deemed appropriate by the City.
3. Landscaping.
The majority of the ungraded area will be left in its natural state; however,
because of the potential for canyon fires, an area 25 feet wide, beyond each pad
abutting common open space, wilt be cleared and planted with fire retardant
material. Irrigation of these areas will be the responsibility of the individual
homeowner. Supplemental tree planting will be required in specific canyons and/or
drainage areas to enhance the overall appearance of the development. An overall
tree planting scheme will be required for Phases I-V prior to recordation of the
subdivision map for Phase I.
Required landscaping adjacent to lots backing up to "H" Street and Corral
Canyon will be under the maintenance contract of the open space district. Each
phase of development within the Sectional Planning Area will be reevaluated as
to the amount of native material or decorative plant materials to be used on slopes.
4. Schools/Parks.
The elementary school site designated on the plan as 15 acres has approximately
7½ acres of usable area located outside the SDG&E easement. The school district
has indicated a need for a minimum of 9 acres, excluding the easement. Therefore,
if the district requires dedication of the site, it appears the water tank shown
abutting the east side of the school would have to be relocated. The three acres
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 30
of land encumbered by the SDG&E easement is only partially usable since existing
towers supporting 238 kv lines and poles for 69 kv lines are located within this
right of way. In addition, officials of SDG&E have indicated that future plans
call for additional overhead structures and lines within the right of way.
The park site contains approximately 4+ acres of usable land, whereas, the
proposed 865 dwelling units would require over 6 acres of park land based on
present ordinance standards. As mentioned earlier in this report, the extension
of "H" Street will require regrading and relandscaping a portion of Tiffany Park
for which credit will be given to the developer. It is estimated at this time that
reworking approximately one acre of Tiffany Park will likelyresult in the developer
being obligated for 5+ acres of additional developed park land on the site. The
expansion of the park site will require the elimination of 8 lots shown on the
north side of street "P"..
The uncertainty of the school district as to whether 'or not they are going to
require en elementary school site within the development leaves doubt on the city's
part as to whether or not the park should be located within the project. Parks
developed independent of schools are more typically 10 acres in size, whereas, joint
park/school projects providing for some common use of facilities allow the park to
function with 5 acres.
The city will collect fees with the first two phases of development and
withhold a final decision on the park construction until subdivision plans are
filed for Phase III.
5. Circulation and Phasing.
The 650 acre site is divided into six phases of development, using "H" Street,
Otay Lakes Road and Corral Canyon as major access points serving the various
phases. Phase I will be served by "H" Street and Otay Lakes Road, therefore,
improvements to those streets are essential to the subdivision. Via Hacienda
cannot be connected to Otay Lakes Road until improvements are installed in the
adjacent Bonita Hacienda subdivision, therefore, building construction in that
phase of development within Unit #1 will be limited until the connection can be
physically made.
Phase II is planned for 148 dwellings which will utilize Canyon Drive
connected to Otay Lakes Road. Until Phase III is developed, Phase II is virtually
one long cul-de-sac with only partial relief provided by another street (Cumbre
View) which connects back to Otay Lakes Road and "H" Street by way of Via Hacienda.
Staff has concluded that the approximately 67 lots shown east and south of the
intersection of street "X" and Canyon Road should be included in Phase III and/or
Phase V, rather than Phase II.
Construction of Phases III and IV will create the need to connect Corral
Canyon Road with "H" Street and Rutgers. In addition, substandard improvements
further to the north along Central Avenue, which provides the linkage of Corral
Canyon to Bonita Road, are inadequate in dedicated road width and improvements
for certain segments of the road. Improvements will be required to satisfy both
the county and the city to avoid aggravating the existing traffic problems in that
area. (This may require the widening of Central Avenue to four lanes with the
construction of Phase III.) The City Engineer is also recommending that Rutgers
Avenue (two travel lanes) be extended from "H" Street south to connect to existing
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 31
developments in Southwestern College Estates concurrent with construction of
Phases I~I and IV.
Phase V, which includes 157 lots, was originally planned with a loop system
involving streets "S", "V" and "R". The system was modified to leave street "R"
as a cul-de-sac, however, this solution is workable only if street "S" can be
connected through to a loop street with a County approved tentative subdivision map
for property to the west. If street %" is not extended to the county road system
two cul-de-sac areas of 2000 foot to 2400 foot lengths are created with streets
"S" and "R". The City Engineer, Director of Planning, and the City's Fire Marshal
all agree that providing a connection from street "S" to the county helps the
overall circulation pattern in both the county and the city for residents living
in the area. The primary problem in extending the road is that the County has
already approved a subdivision which eliminated any road connection in this area
because of objections raised by nearby residents in the county. In its place a
secondary access road was required by the developer of the county subdivision to
Oonnect northerly to Central Avenue. A requirement placed on this developer to
provide for the extension of "S" street to the county subdivision would necessitate
condemnation or purchase of an approved subdivision lot, together with approval
from the County. Conditions could possibly change if the subdivision map expires
without the recordation of a final map.
It should be noted that the school s.ite, water tank area, and the park are
not clearly shown in any phase. The scheduling of this construction should be
established with the filing of a tentative map for Phase III.
Both "H" Street and Corral Canyon Road have adequate width to accommodate
bike lanes and are included in the road design.
Phase VI is dependent only upon improvements along Otay Lakes Road, therefore,
construction could occur independent of the other phases.
6. SDG&E Easement.
The SDG&E easement is encumbered by both existing and proposed towers, poles
and overhead lines, which limits activity within to limited trails, open space,
roads or parking. At present the City requires developers to underground 69 kv
lines which exceed 1500 feet in length. Such a line exists near the southern
extreme of the 250 foot SDG&E easement, however, with lines and towers for the
238 kv lines, which also extend along the easement, and other overhead systems
planned, the benefit of undergrounding the 69 ~v line would appear minimal at best.
The staff would, therefore, support a waiver or deferral of the requirement as
part of the Sectional Planning Area plan approval.
The proposed access road to the water tank and the K-6 elementary school
has not been approved by SDG&E and, therefore, should be considered schematic
at this time.
7. Fencing.
A decorative block wall will be required along "H" Street and Corral Canyon
Road in keeping with current subdivision regulations. Additional fencing for
equestrian areas as well as slope protection fencing need to be addressed in
subsequent filings of tentative maps.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 32
8. CC&R's.
The applicant will be required to file CC&R's with the City which will
prohibit the splitting or resubdivision of any approved phase which would cause
an increase in the number of lots. This condition is necessary because of the
wide variety of lot sizes within the property.
9. Street names.
The applicant has recently submitted a master list of street names which will
be submitted for Planning Commission approval after adequate review by staff.
10. Annexation.
The applicant has made inquiries regarding annexation, however, no application
has been filed as of this date. Because of the inter-relationship of the various
phases, staff is recommending that the entire 650 acres be annexed before final
map approval is given to Phase I.
ll. Development Standards.
The development standards submitted by the applicant are confusing, incomplete,
and inconsistent with the latest Sectional Planning Area plan filed with the City.
Revised development standards should be filed with each tentative map on a phase
by phase basis to insure that standards will relate more clearly to each phase of
construction.
12. Low/Moderate Income Housing.
In general, the 865 unit Sectional Planning Area plan is not designed to
accommodate low or moderate income housing. The 56 unit condominium or apartment
area, designed for the Phase VI area, could provide an isolated and limited area
for moderately priced units. However, as outlined early in this report, staff
cannot support the density requested and recommends authorization of no more than
20 units for the site. Under present policy, the applicant is required to "address
the need" to develop 10% of his units at prices affordable by low or moderate income
families. In the past, applicants have "addressed the need" by preparing a letter
which outlines their review of various subsidy programs and states their conclusion
as to the appropriateness of such housing in the subject location. The applicant
should provide such a letter or make an affordable housing proposal prior to
consideration of the first tentative map by the City Council.
PCS-81-4 8,
PCM--~I- 13
................. ::::: :::::: L E G E N D
::::::::::::::::::::::::::::::::::::::::
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.
~iiii.:!~i~iiii~ii.'-.'i!iiiiiiiF:::::::--~:::::::: W4Acres (~ I0.0 DUZ~c 40 DU.
~ ........................................,---T~A*L ACRES" 650
........................................ : TO DWELUMG UNI'~S
.................................. :.~ T.,~L
:::::::::::::::::::::::::::::::::::~.-~'"'"'"'"'"'" -'*:
: .~Ot,*~l'~,N::::::: ........ i:.'~::::
=====================
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JR.HIGH I I
HIGH SCHOOL
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APT~ I
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,:..;, APPROVED '
I [ S OUTH'V~'ESTERN
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. A N N E DGEtVERA PI_,4 N
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LEGEND
29 Acres SCHOOL/PARK/WATER TANK
::: O 617Acres 1.71DU/Ac :- 809 UU
ill 0 4Acre, s 14DO/Ac= 56 eu
TOTAL ACRES 650
TOTAL DWELLING UNITS 865
JR, HIGH SCHOOL
I._
80NITA VISTA
HIGH SCHOOL
EAST "H" ST.
PROPOSED
GENERAL DEVELOPMENT PLAN
ITA LONG CANYON EXHIBITB
PCS-81-4
PCM-81-1$
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 33
4. PUBLIC HEARING: d. Tentative subdivision map for Chula Vista Tract 81-4,
Bonita Lon~ CanNon Estates
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map known as Bonita
Long Canyon Estates, Chula Vista Tract 81-4, in order to subdivide 81.5 acres
located north and east of Bonita Vista High School into 199 single family residential
lots and one open space lot (see locator). The subject property is zoned P-C and
lies at the southeast corner of the Bonita Long Canyon Equestrian Estates Sectional
Planning Area of the E1 Rancho del Rey General Development Plan.
2. Consideration of the Bonita Long Canyon Equestrian Estates Sectional Planning
Area and recertification of the EIR on the proposed projects are earlier agenda items.
B. RECOMMENDATION
Based on the findings contained in Section"E" of this report, adopt a motion
recommending that Council approve the tentative subdivision map for Bonita Long
Canyon Estates, Chula Vista Tract 81-4, subject to the following conditions:
1. Lot 171 shall have a minimum lot width of 60 feet at the 15 foot
front setback.
2. Lots 173 and 174 shall have a minimum lot frontage of 35 feet along
the cul-de-sac right of way line.
3. The bench at rear of the lots adjacent to the open space area shall have
a minimum level width of 7 feet.
4. Building permits for lots 15 through 83 shall not be issued until the
connection from Via Hacienda to Otay Lakes Road is completed.
5. The developer shall pursue off-site grading in all areas where a berm
would result between existing and proposed lots.
6. A 6 foot high block wall shall be placed on the property line between
Bonita Vista High School and abutting properties on the west side of
Baylor Avenue.
7. The proposed fill within Tiffany Park shall daylight at variable elevations
between 475 and 500 feet subject to the approval of the City's Landscape
Architect.
8. A minimum 10 foot level area landscaped, irrigated,and dedicated to the
City shall be provided along East "H" Street, Corral Canyon Road, and
along both sides of "I" Street at the curb return nearest East "H" Street
reducing down to 7.5 feet at a point 30 feet south of the curb return
nearest "G" Street. The lot width of each lot on either side of "I" Street
shall be 65 feet at its narrowest point. A 6 foot high decorative wall shall
be placed near the property line on the dedicated open space as well as
along the north property line of lot 189. The maintenance of this wall
will be the responsibility of the maintenance district.
City Planning Commission page 34
Agenda Items for Meeting of April 22, 1981
9. The restoration of Tiffany Park, including walkways, lighting, irrigation,
lawn, shrubs and tree planting of area involved in the proposed fill shall
be completed as part of the grading plan. Verification of the costs
incurred by the developer shall be provided to the City's satisfaction
for P.A.D. funds to be refunded or credited for restoration.
10. The development standards shall be revised to incorporate rear yard
setback and construction criteria for those lots abutting the open space
areas prior to the approval of the final map.
11. Prior to the approval of the final map for the project, the developer
shall submit the necessary calculations to show that downstream sewer
capacity is adequate or the developer shall provide improvements necessary
to assume adequate capacity.
12. The property shall be annexed to the City of Chula Vista prior to approval
of the final subdivision map.
13. Street names shall be submitted to the Planning Commission and a recommenda-
tion forwarded to the City Council prior to Council action on the tentative
map.
14. Prior to City Council action on the tentative map, the developer shall
provide evidence of addressing the provision of the low/moderate income
housing within the subdivision.
15. Prior to the issuance of building permits, the applicant working with the
school districts shall furnish evidence to the City that the school
districts are able to provide school service to the future residents of
the subdivision.
16. All work within:the public right-of-way shall be done in accordance
the standard specifications for Public Works Construction, the San Diego
Area Regional Standard Drawings and the Design and Construction Standards
of the City of Chula Vista.
17. Specific methods of handling storm drainage are subject to detailed
approval by the City Engineer at the time of submission of improvement
and grading plans. Design shall be accomplished on the basis of the require-
ments of the subdivision manual and the grading ordinance (#1797 as amended).
Drainage easements shall be provided as required by the City Engineer.
18. Lots shall be so graded as to drain to the street. Drainage shall not
flow over slopes.
19. The maximum grade at any intersection of two streets shall be 6% within
the intersection and for at least 50 feet past the curb lines of each
street.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 35
20. The sewer line between manhole #13 and manhole #18 shall be realigned
to provide a straight alignment between manholes, and not lie under
and parallel to slope, or permanent access shall be provided to the
manhole between lots 92 and 93.
21. The developer shall provide street lights as determined by the City
Engineer.
22. Energy dissipators shown on the Tentative Map shall be permanent devices
such as shown on Regional Standard Drawing D-41 or similar.
23. The developer shall grant 10 foot sewer easements for all offsite public
sewers prior to approval of the Final Map.
24. The maximum tangent grade for Via Hacienda shall be 14%.
25. Sewers within cul-de-sacs shall terminate in a manhole.
26. The compound horizontal curve on "A" Street between "E" Street and Via
Hacienda shall have an intervening tangent of at least 120 feet.
27. Sewer manholes shall be provided a{ all changes of alignment and grade.
28. Sewers serving I0 or less units shall have a minimum grade of 2%.
29. The turn-around area for the cul-de-sac at the end of "F" Street shall
have a maximum grade of 5%.
30. The developer shall dedicate to the City right-of-way 80 feet wide for
Corral Canyon Road within the subdivision.
31. The developer shall grade Corral Canyon Road within the subdivision
adequate to facilitate roadway improvements for a collector street,
32. The developer shall acquire and dedicate offsite right-of-way adequate
to provide half street width improvements (50 feet north of centerline)
for missing segments of East "H" Street from Corral Canyon Road to Otay
Lakes Road prior to approval of the Final Map.
33. The developer shall complete construction of the northerly half of East
"H" Street from Corral Canyon Road to Otay Lakes Road. Improvements shall
include two 12-foot traffic lanes and one 8 foot parking lane within a
32 foot curb to curb width. Monolithic curb, gutter and a 5 foot sidewalk
shall be provided along the northerly side of the roadway and curb and
gutter along the south side. The southerly curb line shall be 9 feet
inside the south right-of-way line of a 50 foot half width street right-of-way.
Street lights and other normal furnishing shall also be included as shall the
landscaping and irrigation of one half the median island.
34. Developer shall participate in the cost of providing drainage facilities
for the Long Canyon drainage basin under a future special assessment or
reimbursement district or by constructing a portion of the Long Canyon
City Planning Commission,
Agenda Items for Meetin~ of April 22, 1981 page 36
drainage basin occupied by the project as determined by the County of
San Diego, Department of Public Works prior to approval of the Final Map.
35. The developer shall grant to the City street tree easements as indicated
on the Tentative Map. In addition, the developer shall grant to the City
street tree easements along the future alignment of Corral Canyon Road
within the subdivision.
36. The developer shall dedicate to the City a 6.5 foot strip of land along
East "H" Street and Corral Canyon Road. Additional dedication on both
sides of "I" Street will be required to extend the wall per Planning
requirementS. Said dedication will be included in an open space maintenance
district and be in the same location as a street tree easement would have
occupied.
37. The developer shall acquire, dedicate and improve Otay Lakes Road from
the point where the centerline of the SDG&E easement intersects said road
to the improvements shown on Chula Vista Drawing 73-100A-D. Said improve-
ments shall include but not be limited to 41.5 feet of pavement, curb and
gutter and drainage facilities, east of centerline within a 50 foot half-
width right-of-way.
38. The developer shall acquire, dedicate and improve a portion of the Corral
Canyon-East "H" Street intersection as determined by the City Engineer.
39. The developer may request that a reimbursement district be formed for
those portions of East "H" Street improvements which lie outside the
subdivision boundary which benefit other properties. The SPA plan conditions
require that offsite street improvements be provided. All of those offsite
improvements may be included in the Reimbursement District. It shall be
the developer's responsibility to submit to the City for approval a plan
indicating improvements to be included, properties to be assessed and
method of assessment for said district.
40. An erosion and sedimentation control plan shall be prepared as part of
the grading plans.
C. DISCUSSION
1. Existing site characteristics.
The subject property, which is vacant, is located at the southeast corner
of the Bonita Long Canyon Equestrian Estates Sectional Planning Area and is bounded
by the Bonita Hacienda subdivision, Bonita Vista High School, Southwestern College
Estates Unit 3 and the extension of East "H" Street on the south and west sides.
The northeasterly property line follows the bottom of Long Canyon. The property
abuts the 250 foot SDG&E easement on the north side and includes a portion of
Corral Canyon Road extended on the easterly portion of the site. The property has
an average natural slope of between 10 to 20 percent with most of the existing
slopes being in the 20 to 30 percent range. The property ranges in elevation from
approximately 300 feet to a high of 527 feet.
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 37
2. Tentative subdivision ma~
a. The developer proposes to subdivide the 81.5 acres of land into
199 single family residential lots with an average lot size of
9,500 sq. ft. and one 25.3 open space lot for a density of 2.44
dwelling units per gross acre. The lots will be developed with
conventional single family detached dwelling units. The project
will be served by a public street system which will extend 3
existing stubbed streets which are: !) East "H" Street; 2) Baylor
Avenue; and, 3) Via Hacienda. In addition, a portion of Corral
Canyon Road (in the same alignment of Rutgers Avenue) will be
graded and extended, but not improved.
b. The subdivision is essentially divided into two areas. The largest
area containing 133 lots and abutting Bonita Vista High School will
receive its access from Baylor Avenue at the south end and Via
Hacienda at the north. The smaller area containing 66 lots, is
located on the north side of the extension of East "H" Street on
the easterly portion of the subdivision. This area will be served
by a single entry road splitting into two cul-de-sac streets. None
of the lots will front on East "H" Street or Corral Canyon Road.
3. Grading.
The project will require extensive grading consisting of approximately
700,000 cu. yds. of cut and fill. The proposed grading will fill a portion of
Tiffany Park in order to provide for the extension of East "H" Street. The
developer will be required to restore the disturbed portion of the park, approximately
one acre. The cost of restoration will be deducted from the Park Acquisition and
Development fees collected for the subdivision. The majority of the open space lot
will remain natural with some fill slopes created. Unless off-site grading
approval is obtained, the proposed grading will create a berm between lots 142 and
143 and the abutting lots to the west. The developer should actively pursue
permission to grade to eliminate or reduce the berm which could benefit the
existing lots by providing them more usable area and a view to the east.
4. Adjacent development.
The Bonita Haciendas subdivision located to the west has been graded but
has not been improved at this time. Until the streets within that subdivision are
improved, all of lots in the vicinity of Bonita Vista High School will have to use
Baylor Avenue for ingress and egress. The interim traffic solution will leave all
of the traffic from the subdivision utilizing Baylor Avenue with the area becoming
a long cul-de-sac. To reduce the impact staff is recommending that construction
not be allowed on lots 15 through 83 until a connection is made to Otay Lakes Road
either by the adjacent development or by the developer of this project.
5. Open space and maintenance.
In addition to the large open space lot adjacent to long Canyon, the
developer will be required to dedicate and improve a level 10 foot area adjacent
to East "H" Street and Corral Canyon Road as well as a return area on both sides
of "I" Street. The majority lots abutting the open space will have lot lines
extending horizontally 25 feet down the slope. The property line will be defined
City Planning Commission page 38
Agenda Items for Meeting of April 22, 1981
by a level terrace drain 7' in width which will include a bench drain and access
for the maintenance of the open space. Maintenance of the slopes within the
property lines will be the responsibility of the homeowners, whereas, all the
other areas will be maintained by the open space maintenance district.
6. Off-site improvements.
The developer will be required to provide a connection between Otay Lakes
Road and the westerly end of the improved section of East "H" Street. This
connection will reduce the amount of traffic using the streets extending southerly
of East "H" Street. In addition East "H" Street will be extended from its easterly
improved terminus to Rutgers Avenue/Corral Canyon Road intersection. Also required
will be the improvement of the east side of Otay Lakes Road north of the SDG&E
easement to the existing improvements to the north. Another off-site improvement
will be an extension of the sewer main from the northerly boundary of the subdivision
to the existing sewer main in the Bonita Ridge subdivision.
7. Street names.
Street names were ~ubmitted for staff review on April 14, 1981 and therefore
no recommendation can be included at this time. They will be considered by Council,
at the time of their review of the Tentative Map.
8. Code requirements.
The following are code requirements;
a. The developer shall plant street trees along all dedicated streets
within the subdivision. The species, location and number shall be
determined by the City Engineer.
b. The developer shall pay Traffic Signal Participation fees in accordance
with City Council Policy prior to issuance of building permits.
c. The developer shall pay all applicable sewer fees prior to issuance
of building permits.
d. The developer shall underground all existing overhead facilities lying
within the subdivision. All utilities serving the subdivision shall
be undergrounded.
e. All grading work shall be done in accordance with the City of Chula Vista
Landscape Manual and Grading Ordinance 1797 as amended.
f. The developer shall comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the Final Map and all plans shall
be in accordance with the provisions of the Subdivision Map Act,
Subdivision Ordinance and the Subdivision Manual of the City of
Chula Vista.
City Planning Commission page 39
Agenda Items for Meeting of April 22, 1981
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Bonita Long Canyon Estates, Chula Vista Tract 81-4, is
found to be in conformance with the Bonita Long Canyon Equestrian Estates
Sectional Planning Area of the E1 Rancho del Rey General Development Plan and
the various elements of the City's General Plan, based on the following:
1. The site is physically suitable for residential development and the
proposal conforms to all standards established by the City for such
projects.
2. The design of the subdivision will not affect the existing improvements--
streets, sewer, etc.--which have been designed to avoid any serious
problems.
3. The project is in substantial conformance with the Chula Vista General
Plan Elements as follows:
a. Land Use - The subject property is located in an area designated for
low and medium density residential and the proposed density is in
keeping with the combined number of units of the two land use designa-
tions. The plan also conforms with the proposed modification to the
sectional planning area plan.
b. Circulation - The development will extend 3 existing stubbed streets
and will provide for the extension of Corral Canyon Road adjacent to
the subdivision. In addition, East "H" Street will be connected to
Otay Lakes Road. A portion of the development dependent on the
extension of Via Hacienda will not be allowed to develop until a
connection is made to Otay Lakes Road.
c. Housing - The development will provide needed housing in the community.
d. Conservation and Open Space - The proposed project will result in 25 acres
of permanent open space. The proposed grading will be primarily limited
to the areas of development which will leave most of the open space in
a natural state.
e. Parks and Recreation - The developer will be required to restore the
disturbed portion of Tiffany Park. The restoration will result in more
level area within the park. The developer will be required to pay
fees in lieu of dedication and improvement of park lands for which credit
will be given for restoration of Tiffany Park.
f. Seismic Safety and Safety - No known active fault exists on or within
close proximity of the project site. The subject property is well
within the response time of the fire station located at Elmhurst and
Fordham.
g. Noise - No lots will front on either East "H" Street or Corral Canyon
Road and those lots which back up to these streets will be buffered by
a 6 foot high wall and landscaping. A 6 foot high wall is also required
City Planning Commission
Agenda Items for Meeting of April 22, 1981 page 40
at the rear property line of those lots on Baylor Avenue abutting the
high school property.
h. Bicycle Routes - East "H" Street and Corral Canyon are designed to
accommodate bicycle lanes.
io Scenic Highways - East "H" Street will have a landscaped medium and
a landscaped area adjacent to the right-of-way.
j. Public Buildings - No public buildings have been designated on the
subject property.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies that it has considered the effect of this approval on the housing
needs of the region and has balanced those needs against the public
service needs of the residents of the City and the available fiscal and
environmental resources.