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Home My WebLink AboutPlanning Comm Reports/1984/08/22 A G E N D A City Planning Commission Chula Vista, California Wednesday, August 22, 1984 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meetings of June 27, July 25 and August 8, 1984 ORAL COMMUNICATIONS 1. Consideration of: (a) Final EIR-84-6, Chula Vista Woods, Gardner Investment Properties (Continued) (b) Candidate CEQA Findings for the Proposed Chula Vista Woods Subdivision (c) Statement of Overriding Considerations for the Proposed Chula Vista Woods Subdivision 2. PUBLIC HEARING: (a) GPA-84-4, Consideration to redesignate 10 acres east of Greg Rogers Park from Parks & Public Open Space to Medium Density Residential (4-12 dwelling units per acre) - Stafford Gardner Development (Continued) (b) pCZ-84-I, Consideration to rezone 20 acres east of Greg Rogers Park from R-1-H to R-l-P-16 (Continued) (c) PCS-84-13, Consideration of tentative subdivision map for Chula Vista Woods, C. V. Tract 84-13 (Continued) (d) P-84-14, Consideration of precise plan for Chula Vista Woods subdivision with 110 manufactured homes (Continued) AGENDA -2- August 22, 1984 3. Consideration of Final EIR-84-7, San Diego Country Club 4. PUBLIC HEARING: (a) GPA-84-1, Consideration to redesignate 6 acres located in the northwesterly quadrant of Naples Street and Hilltop Drive from Parks and Public Open Space to Medium Density Residential (4-12 dwelling units per acre) - San Diego Country Club (b) pCZ-84-C, Consideration to rezone/prezone 6 acres located in the northwesterly quadrant of Naples Street and Hilltop Drive from R-1 (Single Family Residential) and S-90 (San Diego County Holding Zone) to R-3-P-14 (Multiple Family Residential at 14 dwelling units per acre) - San Diego Country Club 5. PUBLIC HEARING: GPA-84-5, Consideration of proposed amendment to text of Land-Use Element of Chula Vista General Plan, Otay Valley Road Redevelopment Project Area 6. PUBLIC HEARING: PCZ-85-A, Consideration to rezone westerly 4.07 acres of the SDG&E property located between I-5 and Industrial Blvd. and north of the terminus of Walnut Avenue from R-3 to I-L Gardner/Gretler DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of September 12, 1984 at 7:00 p.m. in the Council Chambers TO: City Planning Commission FROM: George Krempl, Director of Planning SUBJECT: Staff Report on Agenda Items for Planning Commission Meeting of August 22, 1984 la. Consideration of Final EIR-84-6, Chula Vista Woods, Gardner Investment Properties A. BACKGROUND A public hearing on the draft of this EIR was held on july 25, 1984. There were comments in writing which were presented wi th the staff report and additional oral and written comments were presented at the public hearing. All of the comments received have now been incorporated into the final EIR, along with responses regarding each of the comments. An oral presentation will be made by staff on agenda items la, lb, and lc. Staff requests that action on these items be deferred until after the closing of the public hearing on agenda item 2. However, action on items la, lb, and lc should also be taken prior to any decisions on the project. B. RECOMMENDATION Certify that EIR-84-6 has been prepared in compliance with the California Environmental Quality Act of 1970, the Environmental Review Procedures of the City of Chula Vista and that the Planning Commission will consider the information in these documents as it reaches a decision on the project. C. CONCLUSIONS It is the finding of this final Environmental Impact Report that all significant environmental impacts can be reduced to a level of insignificance, although mitigation to reduce biological impacts would require a redesign of the project and this is not feasible because of findings outlined in agenda item lb. The Planning Commission, when considering discretionary acts on the proposed project will be required to adopt CEQA findings {Section lb) and a Statement of Overriding Considerations (see Section lc) in order to approve the project as proposed. WPC 1221P City Planning commission Agenda Items for Meeting of August 22, 1984 Page 2 lb. Consideration of candidate CEQA findings for the proposed Chula Vista Woods Subdivision A. BACKGROUND 1. EIR-84-6 on this proposed project was considered as a previous agenda item, 2. It is the conclusion of EIR-84-6 that the project, as proposed at this time, would result in significant biological impacts. If a project will result in siginficant impacts, it can be approved only if there are specific economic, social or technical reasons which make it infeasible to mitigate those impacts. B. RECOMMENDATION Adopt a motion finding that in accordance with the attached candidate "CEQA findings": 1. The Planning Commission having reviewed and considering the information contained in EIR-84-6, certifies that subject to standard development regulations and the conditions of approval, the project will not result in significant environmental impacts in the following areas: a. Land Use (3.1) Geology/Soils (3.2) c. Drainage (3.3) d. Land Form (3,4) e. Archaeology (3.6) f. Traffic (3.7) g. Noise (3.8) h, Public Services (3.9) 2. The Planning Commission finds that the project will result in unmitigated significant impacts related to biological resources (3,5) and that it is infeasible to implement alternatives that would significantly reduce this impact. City planning commission Page 3 Agenda Items for Meeting of August 22, 1984 C. ANALYSIS Due to the finding of significant impact, the City make one of the following findings: (Summarized - see attached candidate findings of fact) 1. Measures have been taken to avoid significant impact, or 2. Specific considerations make such measures infeasible. A significant redesign of the project and the elimination of from lO-12 lots due to grade changes caused by implementation of the proposed mitigation to biological resources, would make infeasible the provision of low or moderate cost housing, as is proposed. Development costs for the proposed project are extraordinary due to land purchase and improvements to 1,400 feet of access road, installation of a sewer pump station, and the installation of on-site grading and drainage facilities. The cost range of the proposed units would go from an estimated $76,000-$88,000 up to a ceiling of approximately $96,000 ( a rise of $5,000 to $8,000 per unit), due to a reduction of the number of units available to absorb development costs. The developer has purchased $2,700,000 of 10.6% bond financing from the City of Chula Vista that may be used at the Chula Vista Woods Subdivision through December of 1985. Tile present market financing rate is approximately 14%. The difference of qualifying for an $86,000 at 10.6% and 14% is $160 per month in principle and interest or $480 a month in salary, or $3.00 an hour in pay rate. So the effects ota total redesign and subsequent delay in the project due to proposed mitigation designed at saving sensitive plant material would affect the financing package which is presently available to new buyers and would serve to diminish a goal of the Chula Vista General Plan housing element which is "the encouragement of the private sector's participation in the City of Chula Vista's effort to promote the development of affordable housing." Retention of boU) the sensitive plant species, San Diego Ambrosia (commonly known as San Diego Ragweed) is viewed with mixed reaction. San Diego Ragweed, while considereo a candidate for "endangered" status by the U. S. Fish and Wildlife Service, is a common though not considered significant source of discomfort in residential areas due to the human hayfever reaction. The other species, Orcutts Birds Beak, is known to flourish in Baja California, (where there are no protective regulations) San Diego County happens to be the northern fringe area for its growth. The provision for low and moderate priced single-family dwellings would not be feasible if these species were preserved. CANDIDAlE CEQA FINDINGS OF FACT FOR THE CHULA VISTA WOODS PROJECT EIR 84-6 A, INTRODUCTION The following findings have been prepared relative to the environmental effects of the proposed Chula Vista Woods project. The basis for these findings is the Final EIR for the project which includes the responses to public review comments. The findings have been prepared pursuant to Section 15091 of Title 14 of the California Administrative Code (State CEQA Guidelines) and Section 6.120 of the Environmental Review Procedures of the City of Chula Vista. The Final EIR for the Chula Vista Woods project identified a total of ten major issues: Land Use Archaeology Geology/Soils Traffic Drainage Noise Landform Public Services Biology Growth Induction B, EFFECTS FOUND TO BE INSIGNIFICANT The conclusions of the analysis contained in the Final EIR indicate that the project would not have significant impacts related to the following issues: Land Use Traffic Geology/Soils Noise Landform Public Services Archaeology Growth Induction C. POIENTIALLY SIGNIFICANI ENVIROI~MENTAL EFFECTS Significant environmental effects associated with the major issues of drainage and biology would occur if additional mitigation measures are not carried out as part of the project. These findings identify those significant environmental effects and, as required by law, determine which of the following three mandatory findings are appropriate. Category 1. Changes or alterations have been required in or incorporated into, the' project which mitigate or avoid the significant environmental effects thereof as identified in the Final EIR. ~ategory 2. Such changes or alterations are within the responsibility and 3urisdiction of another public agency and not the body making the finding. Such changes have been or can and should be adopted by such other agency, Category 3. Specific economic, social, or other considerations make ihfeasible the mitigation measures or project alternatives identified in the Final EIR which could avoid the significant impact. 1. DRAINAGE Impact. The project site lies within an area which lacks improved drainage control facilities. As a consequence, the project must collect all drainage entering the property and discharge it downstream in a manner which will not result in substantial erosion downstream. Development will result in an increase of approximately 15% (representing an additional 5.8 cfs) in the amount of water which would occur at the proposed point of discharge under existing conditions during the 50-year flood event. The developer has submitted a revised tentative subdivision map which depicts various drainage improvements, including a retention basis and energy dissipators designed at reducing runoff velocities. Fi~ Having reviewed and considered the information contained in the Final--E'll~and the record, it is concluded that changes or alterations have been required in, or incoporateO into the project which mitigate or avoid the potential significant drainage impacts. The project has been conditioneU and, in fact, the applicant has submitted revised plans to reduce drainage impacts to a level of insignificance. Specific engineering plans for drainage control will be subject to approval of the City Engineer prior to approval of the Final Subdivision )Ap. 2. BIOLOGY ~. Implementation of the project, as proposed, would eliminate two rare plant species found on the property: San Diego Ambrosia (Ambrosia pumila) and Orcutt's Bird's Beak {Cord¥1anthus orcuttianus). Both ~f these species are considered candidates for "endangered" or "threatened" status by the U. S. Fish and Wildlife Service. The California Native Plant Society rates San Diego Ambrosia as "rare in California but common elsewhere." In addition to their high sensitivity rating, the number of plants found on the property increase the significance of the impact of the project. With an estimated crown count of over lO,O00, the San Diego Ambrosia population on the property represents one of the largest populations in the County of San Diego. In 1977, the population of Orcutt's Bird's Beak was estimated to be about 400 plants; recent counts in 1984 identified only 40 individuals. As Orcutt's Bird's Beak is very rare in San Diego County, the population is considered significant despite the apparent decline in the number of individuals. F~ Having reviewed and considered the information contained in the Final--Er)l~and the record, it is concluded that specific economic and social considerations make infeasible the mi tigation measures and project alternatives identified in the Final EIR. A redesign of the project, which would be required to mitigate biological impacts, will result in a lesser nu~er of units to absorb development costs {reduction from llO units to 98 or lO0), and therefore an increase in unit costs of approximately $5,000 to $8,000. The resultant effects of a project redesign would also be the probable loss of available 10.6% bond financing and a reduction of the number of potential qualified home buyers, thereby reducing the available stock of affordable housing in the Chula Vista area. In conclusion, impacts related to biological resources will remain significant and unmitigable due to economic and social considerations and mitigation proposed in the final EIR would not make the project feasible. WPC 1223P -3- City Planning Commission Page 4 Agenda Items for Meeting of August 22, 1984 lc. Consideration of statement of overriding considerations for the propose.d C. v. Woods Subdivision The California Environmental Quality Act (CEQA) requires the decisionmaker to balance the benefits of a proposed project against its unavoidable environmental risks in determining wi~ether to approve the project. If the benefits of a proposed project outweigh the unavoidable significant environmental effects, the adverse environmental effects may be considered "acceptable." ll~e following statements are considerations which warrant approval of the project and therefore, override environmental considerations identified in EIR-84-6: 1. The total redesign of the subdivision to preserve sensitive on-site plant species will result in increased housing costs estimated from $5,000 to $8,000 per unit. lhe project, as proposed, is an effort by the private sector to provide affordable housing and the proposed mitigation of biological resource effects will diminish or eliminate that effort. 2. The preservation of San Diego Ambrosia will result in the potential promotion of hayfever effects on future residents. 3. The project will provide for an increase in housing stock in an area close to the center of metropolitan San Diego. This will be of social benefit to the community. WPC 1220P City Planning Commission AgenUa Items for Neeting of August 22, 1984 Page 5 2a. PUBLIC HEARING: GPA-D4-4, Proposed redesignation of approximately l0 acres of land, abutting upon the easterly line of GreW Rogers Park, from "parks and Public Open Space" tv ")qedium Density Residential" on the plan diagram o) the Land Use Element of the Chula Vista General Plan A. BACKGROUND ,~ The applicant proposes to develop a IlO-dwelling unit, modular-home project on twenty acres of land. The proposed project, called Chula Vista Woods, ~ould be partially accommodated on a certain 10-acre parcel of land which adjoins Greg Rogers Park, and which was formerly considered as a potential site for the expansion of the said park. The amendment would redesignate the site from "Parks and Public Open Space" to "Medium Density Residential" (4-12 dwelling units per gross acre). B. ENVIRONMENTAL REVIEW The Environmental Impact Report (EIR-84-6) on the proposed amendment was considered as a prior item on the agenda of this meeting. C. RECO~BIENDATION Adopt a motion to approve GPA-84-4. D. BASIC INFOR)~TION 1. Subject property The 10-acre parcel of land in question is rugged in terrain, and is traversed by finger canyons and an SDG&E power transmission line. It is presently landlocked. The said parcel adjoins Greg Rogers Park, and is zoned "R-1-H." The proposed rezoning of the property to a classification which would be more responsive to the development of Chula Vista Woods i~ the subject matter of a forthcoming companion case. 2. Adjacent General Plan Designations {Please see Exhibit A) North - Medium Density Residential South - Parks and Public Open Space East - Medium Density Residential West - Parks and Public Open Space City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 6 3. Adjacent Zoning and Land Use (Please see Exhibit B) North - R-S-4 - Vacant and SDG&E easement (County) South - R-S-4 - Vacant (County) East - R-1-H - Vacant (easterly l0 acres of' the proposed Chula Vista Woods project) West - R-1 - Greg Rogers Park and SDG&E easement D. ANALYSIS 1. The subject 10-acre site was, prior to 1982, regarded as a potential addition to the Greg Rogers Park, and has been depicted as such on the plan diagram of the Land Use Element of the Chula Vista General Plan, since 1970. In 1982, the City of Chula Vista considered the acquisition of the site for park purposes, but did not avail itself of the opportunity to purchase the land. 2. The applicant's proposal to subdivide the site into small building sites, and to develop a single-family dwelling project composed of manufactured I~ousing would be consistent with the "Medium Density Residential" character of the Telegraph Canyon Community, and would foster the production of affordable housing, in accordance with the Chula Vista Housing Element of 1981. The said proposal would also be harmonious with the South Bay's strong preferences for single-family dwellings and fee ownership of residential lots. 3. Since the City of Chula Vista did not elect to purchase the subject site for the expansion of Greg Rogers Park, it might be reasonably argued that the proposed amendment to the General Plan is not prerequisite to the proposed residential development. This argument is strengthened by the fact that the plan diagram of the Parks and Recreation Element, adopted in 1974, does not depict the said site as a component of Greg Rogers Park. The proposed amendment, however, would resolve any dispute which might arise in conjunction with the matter, and would therefore serve a useful, housekeeping purpose. - E. CONCLUSION The proposed amencb~ent would promote the development of affordable, single-family &~elling housing, and would further the effectuation of the Chula Vista Housing Element of 1981. The said amendment would resolve a "housekeeping" problem associated with the plan diagram of the Land Use Element. WPC 0828P PROPOSED MEDIUM DENSITY RESIDENTIAL' LAND USE LEGEND Exhibit A ~ Parks & Public'Open Space General Plan Amendment 84-4 ~ Agriculture & Reserve Existing General Plan Designations ~ Hed. Density Residential Proposed redesignation of approx. ~ High Density Residential 10 acres from "Parks & Public Open Space" to "Hedium Density Retail Co~lmercial Residential" ~~ Professional & Administrative ~ General Industrial ~--~ Research & Limited Industrial .north, ~r~ E1 Rancho del Rey Specific Plan ~, , ,~ ,;.;.~ R-S-4 Vacant , ,, (County) Voc. L ? Exhibit B General Plan ~lend~ent 84-4 Adjacent Zonin9 & Land Use Proposed redesignation of approx. 10 acres from "Parks & Public Open Space" to "Hedium Density Residential" north City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 7 2b. PUBLIC HEARING: PCZ-84-I 20 acres located east of Greg Rogers Park from R-1-H to R-1,P-6 - Stafford-Gardner Developmen. t A. BACKGROUND The applicant is requesting that 20 acres located immediately east of Greg Rogers Park, 1300 feet south of East Naples Street and 400 feet west of Brandywine Avenue be rezoned from R-1-H (single family residential, 7000 sq. ft. minimum lot size with the Hillside Modifying District attached) to R-l-P-6 (single family residential at a density of 6 dwelling units per acre and subject to a precise plan). The Environmental Impact Report, EIR-84-6, as well as a General Plan Amendment and tentative map and precise plan are accompanying agenda items. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council enact an ordinance to change the zone for 20 acres located immediately east of Greg Rogers Park and 1300 feet south of East Naples Street from R-1-H to R-l-P-5.5 subject to the following precise plan development standards: 1. All straight-in garages located less than 22 feet from the front property line shall have automatic garage door openers. 2. Garages shall not be used for living purposes and conversions shall be prohibited. 3. All recreation vehicles 20' in length or more and campers mounted on trucks 20' in length or more, boats, vacation trailers, campers not mounted on trailers, shall be stored outside of the subdivision or within the R.V. storage area. Parking or storage of these Vehicles, trailers, boats or similar items in the front setback area or on the private or public street system shall be prohibited. There shall be no storage of inoperable vehicles wild, in the R.V. storage area. 4. Vehicle parking shall be allowed only within the front yard area between the front fence and front property line in those instances where a curved driveway or a straight-in driveway of 22 feet in length exists. Parking shall be limited to paved surface areas approved by the City. 5. A master landscape and irrigation plan for all slopes, the treatment of the area from the front property line to the front fence, as well as the common areas (recreation area and R.V. storage), shall be submitted and approved by the City's Landscape Architect. Except for the interior slopes, those areas described and the front and exterior sideyard fencing shall be the responsibility of and maintained by the Owner's Association. City Planning commission Agenda Items for ~$eting of August 22, 1984 Page 8 6. The following setbacks shall be observed. Front: Residential structure 5 feet mini~U~ Straight-in garages - 8 feet minimum Garages wi U~ curved-in driveways - l0 feet minimum Front fences - 15 feet minimum Exterior side: All structures and fences - l0 feet minimum Side: One side for all structures: 3 feet The opposite side: 15 feet minimum from any toe of slope or property line Rear: Interior lots - 5 feet from any retaining wall, toe of slope and property line Perimeter lots - Not less than that required by Chula Vista Standard Drawing No. 20 but not less than 3 feet from top or toe of slope Separation between residential structures - 6 feet minimum 7. Patio structures shall not be enclosed on more than two sides or exceed more than 400 sq, ft. of roof area, Patio support members shall be subject to the setbacks listed above, Roof areas may project into 30% of the required setback areas to a maximum length of 3 feet. 8. Lot splitting of the approved subdivision map shall be prohibited. 9. No structure shall exceed one story in height and patios, trellises, gazebos and pergolas shall not exceed the height of the eaves of the residence, All construction shall conform to the approved building architecture. Typical standards for patios and other accessory buildings shall be submitted for City approval prior to the issuance of building permits for ~)e project. 10. Room additions or building expansions shall not be permitted. ll. One storage shed not exceeding 8 feet by 6 feet and 6 feet in height shall be allowed for each lot. Said building shall be set back a minimum of 3 feet from any property line. 12. The precise plan development standards shall be made a part of the Covenants, Conditions and Restrictions (CC&R's) of which the City of Chula Vista shall be made a part thereof to enforce said CC&R's. -4- City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 9 C. DISCUSSION Adjacent zoning and land use. North R-S-4 (Co.) Vacant & SDG&E easement South R-S-4 (Co.) Vacant East R-1-H Vacant West R-1 Greg Rogers Park & SDG&E easement Existing site characteristics. The project site is comprised of two vacant 10-acre landlocked parcels located directly east of Greg Rogers Park and approximately 400 feet east of Brandywine Avenue and 1300 feet south of East Naples Street. A portion of the SDG&E easement cuts diagonally across the northwesterly corner of the site. The two parcels, wi U~ an average natural slope of 13.4%, consists of three small canyons on the south side with relatively broad ridges in between. The elevations range from 275 feet to nearly 350 feet. General plan. The easterly parcel is designated on the General Plan for Medium Density Residential, 4 to 12 ~welling units per gross acre, whereas, the westerly parcel is designated for Parks and Open Space. A request to change the land use designation for the westerly parcel to Medium Density Residential is a preceding agenda item. Previous rezonings. The subject properties were prezoned R-1 and annexed to the City in 1970. In 1974 as part of an overall program to apply the Hillside Modifying District to those properties east of 1-805 which possess an average natural slope of at least 8%, the two parcels ~ere rezoned to R-l-H, Based on the average natural slope ot 13.4% a maximum of 67 units would be permitted under the present zoning and 27.5% (5.5 acres) would be left ungraded. A previously approved tentative map (PCS-77-5, Chula Vista Woods) had proposed 54 single family lots with 6.15 acres left ungraded. The map was allowed to expire after attempts to gain access to the landlocked property were unsuccessful, The proposed tentative map calls for llO lots. D. ANALYSIS The Hillside regulations were adopted in order to control development on rugged terrain by maintaining the basic integrity of the landform and reducing excessive grading. While the "H" district can be applied to any kind of terrain, it is not applied to generally level areas. It is also debatable as to whether it should be applied to terrain which is considered moderate (15% average natural slope or less). In this case the "H" district was applied to the project site even though it is less than 15%. Another factor to consider in determining whether the "H" district should be applied to the subject City Planning Commission Agenda Items for ~eting of August 22, 1984 Page 10 property is one of location. In this instance the site is the upper end of a canyon to the south and being part of the high ground in the area, it is reasonable to permit grading and development. Because of these reasons, the staff believes the removal of the "H" district from the property is appropriate. The applicant wishes to develop affordable housing on the site in the form of manufactured housing which would be in the price range of between $70,000 and $80,000 per unit. In order to achieve this price range, the developer is requesting a density of 6 dwelling units per gross acre which would allow up to 120 units. The actual proposed number of units is llO or 5.5 units per acre. The staff supports the increase in density in order to provide affordable housing, but the actual density (5.5 DU's per acre) should be reflected rather than being rounded off to the nearest whole number. Besides establishing the proposed density, the Precise Plan Modifying District must be applied to the project site in order to reduce the minimum lot size, lot width and setbacks necessary for the proposed development at that density. E. FINDINGS The basic or underlying zone regulations do not allow the property owner and/or the City appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. The attachment of the "P" district is necessary to achieve a density of 5.5 dwelling units per gross acres and to establish development standards for the purpose of providing affordable housing within the community. WPC ll53P -6- ST. ROGERS1 PARK III PRODUCT wc ' l ~ City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 11 2c. PUBLIC HEARING: PCS-84-13 - Consideration of tentative subdivision ma~ for Chula Vista Woods Chula Vista Tract 84-13 - Stafford-Gardner Development A. BACKGROUND The applicant has submitted a tentative subdivision map known as Chula Vista Woods, Chula Vista Tract 84-13 in order to subdivide approximately 20 acres located directly east of Greg Rogers Park and 1300 feet south of East Naples Street into ll3 lots (llO single family residential lots, and 3 common area lots). The environmental concerns of this project are a preceding agenda i tern. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Chula Vista Woods, Chula Vista Tract 84-13, subject to the following conditions: 1. Street "A" is to be under jurisdiction of the County of San Diego, therefore the following requirements shall apply. a. All requirements of the County concerning acquisition and dedication of right of way, design of improvements and arrangements for inspection of work shall be completed prior to scheduling the Final Map for approval by the City Council. b. A 60 foot wide right-of-way for Street "A" from E. Naples Street (SC 2255) to the subdivision boundary shall be dedicated to County of San Diego for offsite access. c. Street "A" shall be improved from Naples Street (SC 2255) to the subdivision boundary with a 40 foot wide curb-to-curb roadway, concrete curbs, gutters and sidewalks on both sides and a pavement structural section of 3 inches of a.c. over a base approved by the County Department of Public Works. Said access road shall intersect with E. Naples Street at an angle of approximately 90 degrees. Plans for said improvements shall be reviewed and approved by the County of San Diego. 2. All streets shall meet the requirements of the Subdivision Manual except as deleted by the Director of Public Works/City Engineer. Private streets shall be constructed of 5-1/2 inch thick concrete. Design of the concrete pavement shall meet the requirements of the Subdivision Manual. City Planning Commission Agenda Items for Meetin9 of August 22, 1984 Page 12 3. Curb and gutter and monolithic curb, gutter and sidewalk per Regional Standard Drawing G-2 and G-2 shall be utilized for this project except where said streets are under the jurisdiction of the County of San Diego. 4. Speed humps shall be provided on the private streets in locations as to be determined by the City's Traffic Engineer. The speed humps shall meet City specifications, 5. The developer shall construct street improvements at the intersection of Street "A" and East Naples to include but not be limited to A.C. pavement, A.C. berm, street li~ting and street si~s. Exact improvements to be determined by the County of San Die§o. 6. lhe final map shall provide adequate area ~ithin lot ll3 to provide for the construction of sidewalk ramps. 7. The subdivider shall provide a stub street to the east in the vicinity of i~e northeast corner of the project. Said access shall be a minimum of 46 feet in width and be improved in the same manner as other private streets within the subdivision. 8. Sewer manholes and storm drain facilities shall not be parallel to or under slopes. Permanent access shall be provided to all such facilities by an all weather roadway at least l0 feet wide with a maximum grade of 20%, Structures such as cleanouts shall not be located in slopes steeper than lO:l. Storm drain and sewer cleanout locations shall be constructed at all locations required by the City Engineer/Director of Public Works. 9. The developer shall grant sewer easements for all public sewers. 10. The developer shall construct offsite sewer facilities in East Naples Street. ll. A sewer shall be constructed to the southern subdivision boundary capable of providing §ravity sewer for the project in the future. Prior to approval of the final map the developer shall provide for the perpetual cost of maintaining and operating the pump station through a cash deposit of an amount agreed upon by the City Engineer. 12. The storm drain facilities as shown on the tentative map will require extensive revisions relative to horizontal alignment and cleanout locations. At outlets of pipes ~¢~ich discharge water at flow velocities greater than 12 ft/sec, a facility similar to Regional Standard D-41 shall be provided. All other outlets shall include Regional Standard D-40.1 energy dissipators at the outlets. Detailed calculations shall be submitted substantiating the design and capacity of the retention/desilting basin shown. 13. A grading easement shall be dedicated to the City of Chula Vista on the rear slope bank of lots 26 through 36 to preserve future grading permits in the area. City Planning Commission Agenaa Items for Meeting of August 22, 1984 Page 13 14. The developer shall obtain notarized letters of permission to grade offsite prior to approval of the Final Map should such offsite grading be necessary for project implementation. 15. The developer shall apply for a deferral of utility undergrounding for the power poles designated to remain as shown on the Tentative Map. 16. The Final Map shall indicate any required reciprocal access and utility easement required by the City Engineer. 17. The developer shall submit a lighting plan for approval by the City Engineer prior to or concurrent with the final map. 18. The developer shall install eight fire hydrants in vicinity of the following lots: Lots 25, 34, 42, 60, 66, 79, 87 and lll. The actual location to be approved by the Fire Marshal. 19. The developers shall enter into a separate agreement with the City of Chula Vista stipulating that they or their successors in interest shall participate in a reimbursement or other district for the construction of Telegraph Canyon Road prior to the approval of the Final Map should such district be formed. 20. lhe Declaration of Covenants, Conditions and Restrictions shall include provisions assuring maintenance of any streets which are private. The City of Chula Vista shall be named as a party to said Declaration authorizing the City to enforce the terms and conditions of the Declaration in the same manner as any owner within the subdivision. Said CC&R's shall include standards and requirements for room additions, patios, maintenance, antennae, garage conversions and automatic garage door openers. In addition, the developer and his successors in interest shall agree to: a) Maintenance of all lighting, landscaping, required fencing, recreation areas, and buildings and storage area in a manner satisfactory to the City of Chula Vista Planning Director. b) Enforcement of all no parking areas, including proper identifiation of such areas. c) All travelways shall be kept free and clear for emergency access. d) A prohibition against the installation of individual radio and/or t.v. antennas. 21. A draft copy of the Homeowner's Association By-Laws including the maintenance of all common areas (R.V. storage, recreation building, streets, street lights and landscaped areas) shall be submitted for approval concurrent with the final map. City Planning Commission page 14 Agenda Items for Meeting of August 22. 1984 C. DISCUSSION Tentative Map ~he proposed ll3-1ot subdivision will consist of llO single family residential lots (lots 1 through llO) served by a private loop street system with a hammerhead cul-de-sac in the center {lot ll3), one R,V. storage lot (lot ll2) and one recreational area lot (lot lll). The entire subdivision will be served by a single public street which will be extended southerly from the easterly terminus of East Naples Street along the easterly property line of Greg Rogers School and park and ending in a cul-de-sac at the northwesterly corner of the property. At this point the private street system will begin. The private streets will have a right-of-way width of 36 feet consisting of two 12-foot travel lanes and an 8-foot parking lane and 4-foot sidewalk on only one side (outward side of the loop). The average residential lot size will be approximately 4700 sq. ft. with an average lot widU~ of 53 feet. Each lot will have a minimum level lot depth of 80 feet. A series of retaining walls are proposed in order to achieve this level depth, lhe R.V. and recreation lot are located at the northwesterly corner of the subdivision. The subdivision will be served by a public sewer system for which an easement will be dedicated to the City for maintenance purposes. The nearest sewer with capacity to accommodate the anticipated flow is located in East Naples Street. The invert elevation of this sewer is higher than the proposed development necessitating the use of a sewer pump station and forced sewer main. The sewer in East Naples Street will have to be extended. Proposed Development The developer intends to develop each lot with a manufactured home and construct an attached two-car garage on the lot. There will be three basic floor plans, one containing two bedrooms {864 sq. ft.) and the other two having three bedrooms (1125 sq. ft. and 1274 sq. ft.). There will also be reverse models available. D. ANAbYSIS The proposed development raises some major issues. These issues are: public versus private streets; whether a stub street should be provided; drainage; sewers; and grading. Public versus private street - The Engineering Department believes the streets should be public, This opinion is supported by the fact that the proposed Oevelopment will generate approximately llO0 average daily trips and Subdivision Manual standards limit private streets to a maximum of 800 the ' r ...... · .... ctation. Except for the fact ri s er da . Another tac~or is un~ ~ :^w . t 'p P Y ent ~s a typical single t the units are manufactured hRm~s.. ~he.~evelopm ~ily subOivision which have been ,,storlcam,y serveO oy pu~mlc s~re~,. City Planning Commission Agenda Items for Meeting ol~ August 22, 1984 Page 15 other reason for public streets is one of maintenance. The proposed (~evelopment is geared toward providing affordable housing and the maintenance of the streets and street lights will have to be borne by the homeowners through the Association. If these costs become a burden, the streets will either not be maintained or the owners will request that the City take over the streets, lhe streets as designed do not meet City standards. While the Engineering Department prefers that the street be public, it is amenable to a different street section which meets horizontal and vertical curve standards necessitating a redesign. The Engineering Department is recommending that the street construction should be concrete rather than asphalt if the street remains private. The material change would reduce the maintenance costs. The Planning Department has no objections to the private streets and supports the use of concrete. Stub Street - A stub street should be provided to the easterly boundary of the subdivision based on good design principles. The development should have another point of access in the future. The circulation system should be designed to permit the interfacing of future developments in the immediate vicinity of the proposed project. The developer strongly objects to the requirement of a stub street. Despite this objection, the staff recommends that a stub street be required. Drainage The Engineering Department has indicated that the proposed storm drain facilities and retention/desilting basin will require additional review and quite possibly, extensive revisions. While not certain, the revisions maY cause the loss of some lots in order to provide the required access to manholes and if necessary, more land for the retention/desilting basin. Until more definitive information and data are submitted, it is not possible to ascertain +J)e effect of the revisions. Sewers - As indicated earlier the sewage will have to be pumped to East Naples Street. lhe City of Chula Vista has a policy against pumping sewage unless absolutely necessary which is true in this case at this time. However, the adjacent properties are currently vacant and may one day be developed and will have to be sewered. It is anticipated that a sewer which flows towards East Palomar Street will eventually be installed. Once this sewer is in place, this subdivision could sewer in that direction and eliminate the pump station and force main. In addition, the City has yet to approve a permanent sewer pump system. For this reason, a gravity sewer should be required to the southerly boundary of the subdivision which can be extended and connected with a future gravity sewer. Grading - The retention basin desig~ in the southwest corner of the site and the RV storage area designed near the northwest corner reflect 2:1 slope bank areas which will require off-site grading to comply with the City's City Planning Commission Agenda Items for I,~eeting ot August 22, 1984 Page 16 Grading Ordinance. Unless permission is secured for off-site grading, the map will require revisions which will likely cause a reduction in lot count. E. FINDINGS Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Chula Vista Woods, Chula Vista Tract 84-13, 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 the residential development and the proposal conforms to all standards established by the City for such projects. 2. lhe design of the subdivision will not affect the existing improvements -- streets, sowers, 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 proposed development is in keeping with the medium density residential designation for which the applicant is requesting. b. Circulation - At the present time, the subject property is landlocked. The proposed off-site street will serve only the proposeO development. A second access road will be required which can be extended in the future. c. Housing - The proposed development is designed to provide affordable housing in the $70,000 to $80,000 price range. d. Conservation The Conservation Element does not note any natural resources on the site. e. Park and Recreation, Open Space - The developer has requested an amendment to the General Plan to remove the open space designation on the westerly l0 acres which if approved the development would then be consistent. The developer is required to pay in-lieu park fees of $300.00 per unit ($33,000.00 total). f. Seismic Safety - The subject property is not traversed by any known earthquake faults or traces. g. Safety - The development is within the response time of the Fire Station located on East Oneida Street just east of Melrose Avenue. The requirement for a stub street will ensure that the development will have a second access in the future which will provide another entry into the project. City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 17 h. Noise - The development is not adjacent to any major roads. The proposed units will meet the standards of the U.B.C. i. Scenic Highway - The site does not abut a "Scenic Route" or "Ga tew ay". j. Bicycle Routes - The project does not require special provisions for bicycle travel. k. Public Buildings - Public buildings are neither proposed nor required on the project site. WPC l154P/OO14Z City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 18 2d. PUBLIC HEAJ~ING: P-84-14, Consideration of precise plan for the development of Chula Vista Woods Subdivision - Stafford-Gardner Development A. BACKGROUND This item involves consideration of the precise plan for the Chula Vista Woods subdivision which is the preceding agenda item. The Environmental Impact Report is also an earlier item. B. RECODIMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council approve the precise plan for the Chula Vista Woods subdivision subject to the following conditions: 1. line development of lot lll and lot 112 shall be subject to site plan and architectural approval by the Zoning Administrator prior to application for any building permits within the subdivision. 2. Fencing details including setbacks on individual lots shall be determined by the Planning Director upon application for building permits. 3. The architectural treatment for each unit shall be subject to Zoning Admininstrator approval upon application for building permit. 4. The final site plan including the unit mix shall be subject to Zoning Administrator approval prior to approval of the final subdivision map. 5. The structures shall maintain a minimum level area from the top or toe of slope in accordance with Chula Vista Standard Drawing No. 20. The dwelling shall not be located closer than 5 feet to any retaining wall on the same lot. 6. Prior to the issuance of any building permits, the developer shall provide the location of all above ground utilities (transformer boxes, cable t.v., etc.) and shall consider these items in designing the landscape and irrigation plan for the project. 7. The garages and driveways {both straight-in and curved) shall be so sited on each lot in such a manner as to maximize the nun~aer of on-street parking spaces. 8. The entry road into the development shall be clearly identified as being a private road through the use of entry walls, signs and a different treatment of the paving. These details shall be submitted along with the details for the development of the recreation area. City Planning Commission Agenda Items for Neeting of August 22, 1984 Page 19 9. The curb on the side of the street where parking is prohibited shall be painted red. 10. The 6-foot-high chain link perimeter shall not be installed until such time as it is determined that it is necessary by the Zoning Aoministrator. This condition does not apply to the R.V. storage lot. The perimeter fencing shall be replaced with a wood fence where necessary. DISCUSSION 1. Proposed development The developer proposes to develop the subdivision with manufactured houses consisting of three basic floor plans as follows: Unit (a) Bedrooms Floor Area Garage (b) Width Length A 2 864 s.f. 2 car 27'-10" 60'-0" B 3 1274 s.f. 2 car 27'-10" 66'-6" C 3 1125 s.f. 2 car 27'-10" 69'-0" (a) There will also be reverse models including various architectural exteriors. (b) The garages will be constructed on-site. The units will have composition shingle pitched roofs (with eaves), a combination masonite siding and stucco exterior as well as wood trim and garage doors. The recreation area lot (lot lll) is to be developed with a swimming pool and recreation building; however, at this writing, specific details have not been submitted. Specific details of the R.V. storage area (lot 112) have also not been submitted, but is intended to be fenced and lighted. A 6-foot-high chain link fence is proposed on the perimeter of the subdivision with 6-foot wood fencing between lots and a 4-foot fence at the top of slope along the rear for most lots. The fencing along the front of each lot will also be wood (this fencing plus the area between the fence and the private steer will be maintained by the owner's association). 2. parking As indicateo earlier, each unit will have a two-car garage; however, parking will be permitted on only one side of the private street. The number of spaces on the street is dependent on the lot width and location of the driveways. Under the present plan approximately 82 parking spaces can be accommodated on the street which is less than a one-to-one guest parking ratio normally expected in conventional single-family areas. It is believed that the number of spaces on the street can be increased by paying close attention to the siting of each structure and location of the driveways. City Planning Commission Agenda Items for ~eeting of August 22, 1984 Page 20 D. ANALYSIS The plan as submitted lacks the specificity normally required of most precise plans. This is due in part that the development is actually a conventional sing1 e family development rather than a planned unit development. The main reason for the precise plan submittal is to determine the adequacy of the subdivision map to accommodate the manufactured units on tbe small er lots and the effect of the reduced setbacks on the private streets and livability of each lot. After reviewing the precise plan and tentative map, it is the staff's opinion tbat the project should be allowed to continue to the next step in development, tbat being the submittal of more precise information prior to approval of the final map and issuance of any permits. lhe conditions as proposed will aUdress this more specific review at a later date. E. FINDINGS 1. That such plan will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity; The circulation system and lots have been designed to accommodate the proposed units. The conditions of approval will insure that the development will create a livable environment. 2. That such plan satisfies the principles of the application of the P modifying district as set forth in Section lg.$6.041; The proposed development is in accordance w(th the precise plan standaros established with the rezoning of this property. 3. That any exceptions granted which deviate from the underlying zoning requirements shall be warranted only when necessary to meet the purpose and application of the P precise plan modifying district; No exceptions are proposed which deviate from the requirements of the unUerlying zone and precise plan standards. 4. That approval of this plan will conform to the general plan and the adopted policies of the city. Ti~e project is in keeping with the goals and objectives of the General Plan. WPC ll61P City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 21 3. Consideration of Final EIR-84-7, San Diego Country Club Villas A. BACKGROUND 1. A public hearing on the draft of this EIR was held on August 8, 1984. There were comments in writing which were presented with the staff report and additional written comments were presented at the public hearing. Also at the public hearing, Mr. Richard D. Nielson requested an additional day to present material for the final EIR; that request was granted and comments from Mr. and Mrs. Nielson were received the following day. All of the comments received have now been incorporated into the final EIR, along with responses regarding each of the comments. 2. The comments made by Mr. Nielson at the public hearing of August 8 are also included in his letter which was submitted on August 9. Therefore, the final EIR responds to the comments presented in writing for better clarity rather than the verbal testimony at the public hearing. B. RECOMMENDATION Certify that EIR-84-7 has been prepared in compliance with the California Environmental Quality Act of 1970, the Environmental Review Procedures of the City of Chula Vista and that the Planning Commission will consider the information in these documents as it reaches a decision on the project. C. ACOUSTICS The Noise Section of this report which begins on Page 32 has been substantially modified in response to comments received from the County of San Diego. Mitigation of traffic noise from Naples Street will be required. This mitigation will include the construction of a 5 ft. high stucco wall along the top of slope between the project and Naples Street and implementation of the State mandated requirement that interior noise levels be reduced to 45 dBA or lower. D. CONCLUSIONS It is the finding of this final Environmental Impact Report that all potentially significant environmental impacts can be reduced to a level of insignificance. Therefore, in considering the discretionary acts on this proposed project, the Planning Commission will not have to adopt CEQA findings nor any Statement of Overriding Considerations. City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 22 4a. PUBLIC HEARING: GPA-84-1, Proposai by the San Diego Country Club to redesignate about 6.00 acres of land, located in north~esterly quadrant of Naples Street and Hillto~ Drive and ~esterly of Corte Maria Drive from "Park~ and Public Open Space" to "Nedium Density Residential," (4-12 dwelling units per gross acre} o,, the plan diagram of the Land Use Element of th~ General Plan A. BACKGROUND 1. The San Diego Country Club proposes the allocation of six acres of its 150-acre site to medium Oensity residential use. Although two of the involved six acres o~ land are ~ithin the City of Chula Vista, most of the site lies ~ithin the unincorporated territory of San Diego County. 2. The residential development of the subject site ~ill, therefore, require territorial rezoning, annexation and prezoning, as well as the environmental assessment and design review of the proposed project, and the instant general plan amendment proposal. 3. While the proposed general plan amendment, prezoning and rezoning requests have been ~iled as a joint application, the approval of the said amendment is prerequisite to the granting of the companion requests. 4. Environmental Assessment The Environmental Impact Report on the subject matter, EIR 84-7, was considered as a prior item on the agenda. B. RECO~qENDATION: That the City Planning Commission: Recommend that the City Council approve the proposal to amend the plan diagram of the Land Use Element of the Chula Vista General Plan, GPA-84-1. (The proposed amendment is depicted on the attached Exhibit A.) C. DISCUSSION 1. Planning and Zoning Information The subject site is designated "parks and Public Open Space" by the Chula Vista General Plan. The subarea ~ithin the City of Chula Vista is zoned "R-l", and the subarea within the County is zoned S-90-20 (Urban Holding Zone). The site is presently a part o~ the Country Club's landscaped open space, but is not a part of its golf course. City Planning Commission Agenda Items for Meetin§ of August 22, 1984 Page 23 2. Adjacent General Plan Designations IPlease see Exhibit A.) North - Medium Density Residential and, Parks and Public Open Space South - Medium Density Residential East - Medium Density Residential and Retail Commercial West - Parks and Public Open Space 3. Adjacent Zoning and Land Use (Please see Exhibit B.) North - R-1 Sin§le-family dwellings S-90-20 (County) Golf course South - RV-15 (County) Single-family dwellings East - R-1 Single-family dwellings - C-N Neighborhood shopping center West - R-1 Vacant - S-90-20 (County) Golf course D. ANALYSIS 1. The subject site. is situated within an urban pattern which is dominated by medium-density residential and open space land uses. In essence, the area in question is a stable, suburban settlement. 2. The proposed project would be oriented towards the increasing need for middle-income housing within the South Bay. The project's six acres of land would accommodate 80 condominium dwelling units, at a net density of about 13 dwelling units per acre, and a gross density of 12.3 dwelling units per acre. This net density and texture would be harmonious with those of adjacent areas within Castle Park. 3. The proposed residential project would be integrated, from the standpoints of physical arrangement and landscaping, with the golf course of the San Diego Country Club. The project's design reflects the applicant's intent to establish a well-ordered golf course-residential community on the lands in question. E. CONCLUSIONS The proposed residential project is consistent with, and senstive to the adjacent residential order within the Hilltop Drive/Naples Street area, and is harmonious with the onsite patterns of land use and landscape. Its development would augment CHula Vista's stock of middle-income housing, and thereby partially meet an increasing residential demand in the South Bay Subregion. WPC 0899P ~::::::~:~L-'.: 8, Pub iMed. Density. J~'~'~i~Jr :>:::::::::: PROPOSED MED. ~.!.T...Y....~.~.51 ;::NAPLES ST. i::::: EXHIBIT A GPA 84- I Adjacent General Plan Designations Proposed amendment to the General Plan for approx. 6 acres at Naples St. near Hilltop 0 I000' 2000' ~. ~ Dr. from "Parks 8, Public Open Space" to · "" " ity · '.- -. Med. Dens Residential" :; ; i ' :ii :: .::.- : '' !t iii' I- : ": ~'-~::~ ~'" ~-~' EXHIBIT B { ....... ~ Adjacent Zon,ng ~ Land Use 400' 800' City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 24 4b. PUBLIC HEARING: PCZ 84-C Consideration to rezone and prezone 6.0 acres located on the north SlOe ot Nap)es Street and opposite Dixon Drive from R-1 and S-90 (Co.) tu R-3-P-14 - San Diego Country Club A. BACKGROUND 1. The applicant is requesting that a total of 6.0 acres of property located on the north side of Naples Street opposite Dixon Drive (southeast corner of the San Diego Country Club) be rezoned (approximately 2 acres) from R-1 (Single Family Residential) to R-3-P-14 and approximately 4 acres be prezoned from (S-90) County Holding Zone to R-3-P(14) (Multiple Family Residential subject to a precise plan at a density of 14 units per net acre). 2. The Environmental Impact Report, EIR-84-7, on this project as well as an amendment to the General Plan are preceding agenda items. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council enact an ordinance to rezone and prezone approximately 6.0 acres locateO on the north side of Naples Street opposite Dixon Drive from R-1 and S-90 (County) to R-3-P-14 subject to the following precise plan development standards: a. The front yard set~ack along Naples Street for residential structures shall be a minimum of 20 feet and 15 feet for parking areas. Guest parking shall be identified on site subject to Design Review Committee approval. b. The zoning wall and fence along the easterly property line shall be coordinated with the adjoining property owners and is subject to Zoning Administrator approval. (The 5' chain link fence is not approved at this time.) c. Any structure located 50 feet or less from the R-1 zone to the east shall not exceed one story in height. A minimum landscaping aKea 10' in width shall occur along the easterly property line. d. No residential structure shall exceed two stories in height. City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 25 e. Removal of existing trees from the site shall be evaluated by the City's Landscape Architect for replacement with specimen sized material in accordance with the approved landscaped plan. Said analysis shall include any trees removed after January l, 1983. C. DISCUSSION 1. Adjacent zoning and land use, North S-90 (Co.) Golf Course (S. D. Country Club) South R-V-15 (Co.) Single Family Dwellings East R-1 & C-N Single Family Dwellings & Commercial West S-90 (Co.) Golf Course 2. Existing site characteristics. The subject property is a triangularly shaped 6.0 acre parcel located at the southeasterly corner of the San Diego Country Club. The property has 520 feet of frontage along the north side of Naples Street which is paved but is without curb, gutter and sidewalk. The depth of the lot is 846 feet along the easterly property line and the lot width along the northerly property line is 100 feet, The property is vacant and ranges in elevation from 170 feet at the northeasterly corner to 140 feet at the southwesterly corner. The property slopes generally in a southwesterly direction. There are a nu~er of mature trees on the property even though many trees have recently been removed. The southerly 200 feet or approximately 2 acres of the property is located within the City of Chula Vista while the northerly 4 acres is located in the County. 3. General pl an. The subject property is presently designated as "Parks and Public Open Space" on the General Plan. The applicant has requested that this land use designation be changed to "Medium Density Residential at 4 to 12 dwelling units per gross acre." The proposec~ zoning is in keeping with the requested land use designation. D. ANALYSIS The General Plan amendment if approved would allow densities between 4 and 12 dwelling units per gross acre. Within this density range a variety of residential land use ranging from traditional single-family zoning up to low density multiple-family zoning. The Planning Commission therefore must resolve the question of which zoning classification is the most appropriate for the project site. In this instance, the applicant is requesting multiple-family zoning at a density of 14 units per net acre. A preliminary plan has been submitted for the development of an 80-unit condominium project which is 13.1 units City Planning commission Agenda Items for Meeting of August 22, 1984 Page 26 per net acre (12.3 DU's per gross acre). The density of the project is in keeping with the proposed zoning and in conformance with the proposed amendment to the General Plan. One of the major factors in determining the appropriate zoning classification are the adjacent land uses, zoning, and the relationship of the subject property to the area. Because the property lies within an area which residential is built out with single family developments, one could argue that the property in question should be zoned in a similar manner. However, given the site's relationship to the adjacent commercial area, the single-family area to the east and its separation from the area to the south part by Naples Street, the property is more isolated and can be developed to a higher density witb limited impact on the adjacent uses. In addition, the site is being configured in such a manner so it has a strong relationship to the adjacent golf course. If the property were zoned for single family development, a public street would have to be extended from Naples Street. This street would likely run parallel to the easterly property and the lots would back up to the commercial and single family area to the east. lhe views presently enjoyed by the residents (8 homes) could be more affected by the cost of single family than homes than controlled multiple family development. The preliminary plan submitted by the applicant proposes to lower the grade and locate the residential structures (two stories in height) 70' to 240' away from the R-1 area in order to reduce impacts. The closest structures planned are garages for cars and golf carts, lhe attachment of the "P" precise plan district will enable the City to establish development standards which will insure that these setbacks are maintained. (Refer to Recommendation section.) It is staff's opinion that the property is suitable for low-density multiple-family development and supports the proposed zoning. E. FINDINGS lhe "P" Precise Plan Modifying District may be applied to areas within when the following is evident: The property or area to which tbe P modifying district is applied is an area adjacent and contiguous to a zone allowing different land uses and the development of a precise plan will allow the area so designated to coexist between land usages which might otherwise be incompatible. The attachment of the "P" district will permit the establishment of development standards which restrict the height and location of the residential structures to minimize the impact of development on adjacent R-1 properties to the east. City Planning Commission Agenda Items for )4eeting of August 22, 1984 Page 27 The basic or underlying zone regulations do not allow the property owner and/or the City appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. The attachment of the "P" district will enable the City to establish a density on the property which is consistent with the proposed land use designation. WPC 1205P MOSS ST. I NAPLES ST SAN DIEGO ZONING -- City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 28 5. PUBLIC HEARING: GPA-84-5, Proposed amendment to the text of the Land-Use Element of the Chula Vista General Plan, ~ertainin9 to the development of the Otay ValleX Road edevelopment Project Area A. BACKGROUND While the text of the Land Use Element of the Chula Vista General Plan, at Page 27, clearly calls for the light industrial development of the Otay Valley Road area, it is brief, and silent with respect to the City's complex process for the promotion and guidance of such development, as well as the protection of the environmental quality of adjacent residential areas. The proposed amendment, expressed in attached Exhibit A, would strengthen the General Plan's statement on the Otay Valley Road area and would provide pertinent developmental, conservation, and plan processing guidance. B. ENVIRO~IENIAL STATEMENT The Environmental Review Coordinator conducted an Initial Study (IS-85-2) on A~gust lO, 1984, and concluded that proposed amendment would not result in any significant environmental impacts and recommended the adoption of the attached Negative Declaration. C. RECOMMENDATION: 1. Adopt Negative Declaration IS-85-2. 2. Approval of GPA-84-5. D. ANALYSIS l. The proposed amendment recognizes the recenCy-created Otay Valley Road Redevelopment Project Area, and addresses the co~ined City-Redevelopment Agency process involved in its development as a planned, light-industrial complex. 2. The amendment would also stress the foreseeable need for special planning controls wig)in the Project Area. This need would be based upon the proximity of residential developments to the emerging industrial area in question. 3. The proposed text generically recites the special planning controls, called "extraordinary standards and principles," which might be required to conciliate the successful revitalization of the 700-acre Otay Valley Road Project Area, and the maintenance of the order, amenity, and environmental The adroit application of these standards and quality of peripheral areas. principles could, furthermore, provide plan effectuation in Chula Vista a new direction, characterized by higher levels of sensitivity and responsiveness to the particular needs of individual neighborhoods and subcommunities. WPC 0980P City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 29 EXHIBIT A Proposed Addendum to Page 27 of the Text of the Land Use Element of the Chula Vista General Plan The seven hundred acres of land which abut upon the northerly and southerly Sides of ~~ad~Rnmed~ne+V~e]° en~sL specla Tile i m prln es. Proposed Addenda WPC 0980P negative declaration PROJECT NANE: GPA-84-5, Proposed amendment to the text of the Land-Use Element of time Chula Vista General Plan pROJECT LOCATION: Time Otay Valley Road Redevelopment Project Area PROJECT APPLICANl: City of Cl~ula Vista initiated CASE NO: IS-85-2 DATE: August 10, 1984 A. Project Setting Property is currently under the jurisdiction of the City of Chula Vista and the County of San Diego. It is bordered on the north by the County of San Diego in the vicinity of Poggi Canyon, to the south by slopes rising from the Otay Valley to Otay Mesa and Interstate 805 is located to the west of the project site. lhe Otay River flows in an east to west direction through the southern portion of the property. The river and associated flood plain occupy much of the project site. The Otay Valley is flat to gentle rolling with numerous sand and gravel deposits in the alluvium of the river valley. To the north of Otay Valley Road the project site includes all of time industrial development along with the areas zoned for general and limited industrial development. Project site also includes much of ~e County's Otay Sanitary Land Fill. B. Project Description Proposed Addendum to Page 27 of time lext of the Land Use Element of the Chula Vista General Plan The seven hundred acres of land which abut upon the northerly and southerly sides of Otay ValleY Road comprise most of time Otay ValleY Road Redevelopment Area, and are slated for planned light industrial development. This development will be guided and governed by the Redevelopment Plan, City zoning regulations, a special implementation plan, the Citywide Design Manual, and a special addendum to provisions of this manual. The implementation of the industrial development of the Otay Valley Road area should be sensitive to the environmental quality and livability of adjacent residential areas, even where this implementation requires the application of extraordinary land-use, land-occupancy, building-bulk, landscape, height, conservation, operational, traffic-control, or noise-control standaros or principles. city of chula vista planning department environmental review section C. Compatibility with Zoning and Plans The project consists of an amendment to the text of the General Plan and is therefore currently inconsistent with the General Plan but will become consistent upon project implementation. D. Identification of Environmental Effects The proposed text generically recites the special planning controls, called "extraordinary standards and principles," which might be required to conciliate the successful revitalization of the 700-acre Otay Valley Road Project Area, and tile maintenance of the order, amenity, and environmental quality of peripheral areas. The adroit application of these standards and principles could, furthermore, provide plan effectuation in Chula Vista a new direction, characterized by higher levels of sensitivity and responsiveness to the particular needs of individual neighborhoods and subcommunities. E. Mitigation Necessary to Avoid Significant Effects No significant environmental impacts will result from the implementation of this policy and therefore no mitigation measures are necessary. F. Findings of Insignificant Impact 1. Tile project involves a General Plan text amendment; therefore, no natural or mandmade resources will be affected. Each proposed project considered under these provisions will be subject to additional environmental review. 2. The proposed amendment is not at variance wi th the goals and objectives of the General Plan and short-term goals will not be achieved to the disadvantage of long-term environmental goals. The amendment will establish long-term environmental goals. 3. ~here are no impacts anticipated to occur which could interact to create a substantial cumulative impact on the environment. 4. The text amendment is to assure that no hazards to human beings will result from land uses involved in the use of the project site. The amendment would also stress the foreseeable need for special planning controls within the Project Area. This need would be based upon the proximity of residential developments to the emerging industrial area in question. G. Consultation ~ 1. Individuals and Organizations: City of Chula Vista Dan Pass, Principal Planner Steve Griffin, Associate Planner Jim Nessel, Assistant Planner Duane Bazzel, Assistant Planner Roger Daoust, Senior Engineer Ted Monsell, Fire Department Tom Dyke, Building Department 2. Documents Otay Valley Road Redevelopment Project EIR-84-3, Final Environmental Impact Report, Otay Valley Road Redevelopment Project EIR-84-5, Otay Valley Road - South IS-84-13, Otay Valley Road - North GPA and Rezoning The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public hearing at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ~TAL' 'REVIEW COORDIN. ATOR WPC 121BP EN 6 (Rev. 12/82) city of chula vista planning department environmental review section City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 30 6. PUBLIC HEARING: PCZ 85-A - Consideration to rezone 4.07 acres of SDG&E property on the east side of I-5 freeway and north ol Walnut Avenue from R-3 to I-L - Gardner/Gretler A. BACKGROUND 1. This item involves a request to rezone the westerly 4.07 acres of the SDG&E property located on the east side of Interstate 5 freeway and the northerly terminus of the llO0 block of Walnut Avenue from R-3 (Multiple Family Residential) to I-L (Limited Industrial). 2. An Initial Study, IS-85-3 of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on August 6, 1984, who concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOt4MENDAT ION 1. Find that this pmoject will have no significant environmental impacts and adopt the Negative Declaration issued on IS-85-3. 2. Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council enact an ordinance to change the zone of the easterly 4.07 acres of the SDG&E property located on the east side of Interstate 5 freeway and the northerly terminus of the llO0 block of Walnut Avenue from R-3 to I-L-P subject to the foil owing precise plan development standards: a. A 6' hi~ Solid fencing shall be erected along the westerly and easterly property (lease) lines. b. No freeway-oriented signs shall be allowed. c. Only one freestanding sign shall be allowed. Said sign shall not exceed 16 feet in height and 32 sq. ft. in sign area and shall be located near the entrance on Walnut Avenue. d. The location and width of the driveway on Walnut Avenue shall be subject to the approval of the City Traffic Engineer and the Planning Department. Access to the property shall be limited to Walnut Avenue unless otherwise authorized by the Zoning Administrator. City Planning Commission A§enda Items for Meeting of August 22, 1984 Page 31 e. The precise plan shall be subject to the approval of the Zoning Administrator rather than the Design Review Committee with appropriate appeals. f. A topographic and property survey which includes the location and size of all existin§ trees shall be submitted concurrent with an application for a precise plan. §. A commercial coach may be used as office space. The coach shall provide access for the handicapped and shall be made to appear architecturally permanent. h. No structures shall exceed one story or 16 feet in height. i. The site plan shall reflect the preservation of as many existing trees as possible per the determination of the City's Zoning Administrator. j. A zoning wall is not required; however, solid fencing may be required by the Zoning Administrator upon the finding that said fencin9 is necessary to protect adjacent land uses. k. A drainage plan shall be completed to the satisfaction of the City En§ineer prior to or concurrent with the approval of the precise plan. C. DISCUSSION 1. Adjacent zonin§ and land use. North MHP Mobil ehome park South I-L & I-L-P Industrial East R-2 Vacant Irest of SDG&E property) West Unzoned Interstate 5 2. Existing site characteristics. The area proposed for rezoning is the westerly 4.07 acres of a 6.83 acre parcel owned by the San Diego Gas & Electric Company. The property is relatively level sloping very gently to the north toward the mobilehome park and is vacant except for a transmission line to~er and trees. The property has, until recently, been used as a tree farm. The entire parcel is fenced with wire fencing. Walnut Avenue is improved and cul-de-sacs (30 foot radius) at the southerly property line. The drainage from Walnut Avenue goes across the property. City Planning Commission Agenda Items for Meeting of August 22, 1984 Page 32 3. General plan. The subject property is located in an area of the General Plan where two land use designations interface and may be interpreted to be in conformance with either land use. In this instance, the land use designations are "High Density Residential" as presently zoned and "Research & Limited Industrial" as proposed. The easterly portion of the SDG&E property is designated only as "High Density Residential." D. ANALYSIS 1. Tile applicants intend to lease the property from San Diego Gas & Electric who has submitted a letter agreeing to the proposed zone change as the owner of the property. The terms of the lease have not been submitted. 2. From a zonin§ standpoint, the SDG&E property is virtually unusable under the present R-3 zoning except for agricultural uses and certain limited unclassified uses. The property cannot be used for residential use unless SDG&E were to relinquish title and the transmission line relocated, which is highly unlikely. The property would have more utility if zoned for light industrial use, the same as the zoning to the south from which this property receives access. The fact that the property is owned by SDG&£ would naturally limit the types of industrial uses to those not involving permanent above ground structures. In this instance, the applicants intend to use the property as a recreational vehicle storage facility. Because of the potential impact of industrial uses on the adjacent mobilehome park, the precise plan modifying district should be attached to the proposed zoning so that development standards can be attached to insure that the adjoining uses will not be adversely affected. E. FINDINGS The "P" Precise Plan Modifying District may be applied to areas within when the following is evident: The property or area to which the P modifying district is applied is an area adjacent and contiguous to a zone allowing different land uses and the development of a precise plan will allow the area so designated to coexist between land usages which might otherwise be incompatible. The subject property~abuts a mobilehome park to the north and the I-5 freeway to the west. The attachment of the "P" district will permit the establishment of development standards to insure comparability between uses. WPC 1204P negative declaration PROJECT NANE: Walnut Avenue RV Storage & Rezoning PROJECT LOCATION: Within the San Diego Gas & Electric power line easement, east of Interstate 5 Freeway and north of the terminus of Walnut Avenue pROJECT APPLICANT: John W. Gardner and Bill Gretler CASE NO: IS-85-3 DATE: August 6, 1984 A. Project Setting The project site consists of approximately 4.07 acres of land presently within the San Diego Gas & Electric power line easement located east of Interstate 5 and north of the terminus of Walnut Avenue. The property was previously utilized as a Christmas tree farm and numerous mature pine trees currently remain. Adjacent land uses consist of a mobilehome park to the north, light industrial to the south, I-5 freeway to the west, and vacant power easement to the east. B. Project Description The project consists of the rezoning of 4.07 acres from R-3 (Multiple Family) to I-L (Limited Industrial) and the removal of existing on-site pine trees for the Oevelopment of a recreational vehicle storage facility. The facility will have one single story office building (commercial coach) and parking for 250 recreational vehicles. C. Compatibility with Zoning and Plans The proposed I-L zoning will permit the proposed RV storage facility and is compatible with the "Limited Industrial" designation of the General Plan. D. Identification of Environmental Effects 1. Aesthetics Numerous mature pine trees remain from the previous tree farm. One difficulty facing the property owner, SDG&E, is the height of these trees eventually conflicting with existing high voltage power lines, lhe applicant proposes to remove all of these trees from the site but should consider retaining some along the boundary of Interstate 5 to serve as a visual buffer for the storage area. The trees would require maintenance to prevent a conflict with existing power lines. 2. Drainage The existing site currently drains to the northwest onto the private street system of the a~jacent mobilehome park. The project site is unpaved and currently accepts runoff from Walnut Avenue which eventually flows to an open culvert at Interstate 5 freeway and the mobilehome park. Standard city of chula vista planning department (~ environmental review section engineering techniques will require the applicant to address on and off-site drainage impacts that would result from project implementation. Development plans will require approval of the City Engineer. E. Findings of Insignificant Impact 1. There are no significant manmade resources within the project area and the existing trees on-site could create a safety hazard if allowed to grow indiscriminantly. 2. The proposed rezoning and development is in conformance with the general plan and will not achieve short term to the disadvantage of long term environmental goals. 3. No impacts are anticipated to interact and cause a cumulative effect on the environment. 4. The project will not create any source of significant hazards to human beings as a result of project implementation. G. Consultation 1. Individuals and Organizations City of Chula Vista Steve Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Tom Dyke, Building & Housing Dept. Ted Monsell, Fire Marshal Duane Bazzel, Assistant Planner The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ~_ENVI RONMENTAL REVIEW/COORDINATOR WPC 1182P EN 6 (Rev. 12/82) city of chula vista planning department environmental review section chi ; Ig=~, I~/R?~ PALe ~.R~S I I I I ~ LDCATOt~ I PCZ-85-~