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HomeMy WebLinkAboutAgenda Statement 1974/02/05 Item 02c ...,...,,,:,:,,,C~'':'.: AGENDA ITEM NO. [ 2c ] CHULA VISTA CITY COUNCIL MEETING OF: February 5, 1974 ITEM TITLE: Resolution.. Approving tentative map of Bonita Ridge Estates Subdivision PCS~73~6 INITIATED RY: Director of Planning A. BACKGROUND r:-TIieffinning Commission first considered this. subdivision map on December 12, '1973. After hearing extensive testimony from the staff, applicant, and residents living adjacent to the area, the Commission continued the matter to January 23, 1974 to enable the staff and applicant to redesign the subdivision map to improve the circula~ tion system. . 2. Tb~ revised te..ntative map, a copy of which is enclosed, was considered by the Planning Commission to adequately improve the circulation pattern by deleting one of the two street connections to Acacia Avenue. 3. (IR~73~17 was adopted by the Planning Commission on December 12, 1973 for the original tentative map. After the revised map was submitted the Environmental Review , Committee determined on January 10, 1974 that the changes proposed waul d not require a new E. I.R. ' " " B. ANALYSIS 1. General Information. This development, which proposes 136 lots on 107 acres, is located in the northern portion of the same ri dge as Ranchito Robi nhood, the tentative map approved by the Ci ty .Counci 1 on November 27, 1973. The.re are three phases of development, starting with the land adJacent to Bonita Bel Aire subdivision and Otay Lakes Road. The lot. sizes have been reduced from 20,000 sq. ft. minimums to an average of 10,600 sq. ft. . to pennit the developer to minimize the grading of the 107 acres (approxtrnately 50% of the site is being left in its natural state}. The "H" District provistons were (c~~11~~~ge o~ jUPP 1 em~~~i1m~fl~e t ) ~ T'f . eli-PD' .1'....."\ /.0. Resolution [xl p,,.,~. r ~ .'1 do........ L Xl C "'XUI"lT"'(' r ViF 1 2 3 ...c:c ~ .. u,d,;, i. ":! .:0. ~,'I ~4~5 P1uancial Statement: --......--... -- f~~~nissi?~-Boa.r? ~ecclTunen~~!.~~_T!: The Planning COrml;ssion voted 4..1 on January 23, 1974 to recommend approval of the revised tentative map for Bonita. Ridge Estates subject to the conditions set forth in the letter dated January 24, 1974. ...-.'"'~- ~--_.__..- Den8!tment Head Recomm~ndation: Concur roc: ~.., "f _ "..-;." r:.. ~ Rp,. .t\;" 0..) ":1 t~ ,- r,n . ~.:.:_::..Y_l' ~~.ag"I, "cw,,:~n,:.::~. . Concur 1 i(ll?,{ ...--- '.. AGENDA ITEM NO, 2c Supplemental Page No.2 were not used for comparison on this project since the R~E zone category was deleted from the nomograph. However, if the property were zoned R~l~H approximately 110 dwelling units would be allowed. The development conforms to the intent and spirit of the "H" District Pol icy by: (l) minimizing grading, (2} reducing the density considerably below what would be expected under a mass grading plan with 20,000 sq.ft. lots, (3) using various design features, such as panhandle and sp1it~leve1 lots, to better fit the development into the existing topography. 2. Circulation. The majority of the streets are to be public and have 51 feet of right of way with 24 to 36 feet of pavement. Otay Lakes Road is being widened to one..ha 1 f of its ultimate width. Private drives have been provided ranging from 12 feet for individual homes to 24 feet for groups of homes. T~type turn arounds have been provided in various areas which pose difficult problems for larger vehicles, such as fire equip~ mente The major street system along the ridge top connects to Camino E1evado to the north and to the Ranchito Robinhood street to the south. One cu1 de sac in Unit #2 gains its access via a connection to Acacia through an existing parcel. Access to Unit #3 is dependent upon development of Ranchito Robin~ hood. 3. Drainage. a. On Site. The Director of Public Works retains full review and approval authority over all drainage improvements on the property. Detailed drainage plans are reviewed after the tentative map is approved, but before the final map and improvement plans are approved. b. Off Site. The Director of Public Works has determined that development of this subdivision will create an insignificant increase in runoff. The attached memoranda, one from the Director of Public Works dated January 16, 1974 and the other from the County Department of Sanitation and Flood Control dated January 9, 1974, discuss the method by which the off-site drainage facilities can be improved between this development and Bonita Road. That method involves the fonnation of a "Specia1 Drainage Area" (S.D.A.) among the property owners involved. This action was apparently acceptable to the spokesman for the affected property owners, Mr. Robert Walton, 4030 Acacia; however, neither the City nor the County has to date received a written request to have the S.D.A. action initiated. 4. Site Design. a. Over one-half (83) of the 136 lots are proposed for split level houses, taking advantage of the views or reducing the size of the manufactured slopes between lots. Some of the lots have panorama views and the units will be oriented to take advantage of these views. b. 35 of the lots are either panhandle lots or are served by the private common driveway, thereby implementing one of the major design features of the Hillside Development Policy. c. Varying setbacks are proposed along the streets. The drawings which have been submitted to the City show an average front yard setback of 25 feet which con- forms to the R-E zone provision. d. Significant stands of existing vegetation will be retained. 5. Open Space Maintenance District. The applicant proposes to petition the City to form an Open Space Maintenance District comprised of lots 137 through 144. The District will include an equestrian trail s system. R71?~ ......_.~...,- . , ' ABENDA ITEM NO. 2c Supplemental Page No. 3 6. Landscaping. All manufactured slopes will require landscaping and irrigation; the natural ungraded areas will also require supplemental landscaping and associated irrigation similar to that proposed for Ranchito Robinhood. All such landscaping and irrigation will be subject to review and approval by City staff. 7. Relationship to homes on Acacia Avenue. Some of the homes of this project will overlook the Acacia Avenue development, particularly those lots in Unit 2. This development, however, is separated from Acacia horizontally by a major drainage area. The closest point of approach of the lots of this development to those on Acacia is 60 feet to the lots and 100 feet to the houses. Significant slopes have been created in Unit 2 to provide the pads. The elevation differences in Unit 2 of this development range from 198 feet to 237 feet. The elevations of the homes on Acacia range from 170 to 190 feet. The significance of the slope is minimized by three factors: (a) The natural slope in this area is approximately 3:1 (3' horizontally to 11 vertica11yl compared to the proposed 2:1. (b) The slope extends across the rear of four lots and then blends into the natural slope. (c) Landscaping will be required for aesthetic beauty as well as erosion control. 8. Sewer. Sewer will be built along the course of the drainage area to serve the Bonita Ridge project. This sewer line will be physically accessible to Acacia homes where there has been a history of septic tank problems. However, in order to obtain a sewer hook up a house would have to be in the City Limits of Chu1a Vista or a recognized sewer district. 9. Equestrian Trail System. The applicant has indicated his willingness to provide access for equestrian trails across the property. The location of these trails is shown schematically on the tentative map enclosed in the packets. Details of the trails, including grading and dimensions, will be included in the landscaping, irrigation and improvement plans. 10. Environmental Impact Report. The EIR identifies two impacts for which mitigating measures will be needed as follows: a. Lots 1-6 will have a normally unacceptable noise level at the second story level during peak hour traffic conditions. b. Downstream offsite drainage facilities are inadequate for even today's runoff. The accumulative effect of future development of Long Canyon drainage basin will cause a significant drainage problem unless these facilities are improved. 11. There is an existing pump station located adjacent to "A" Street presently operated by California American Water Company. Because of its close proximity to the road, special architectural treatment should be considered to house the facility. 12. Proposed land swap. At the point where proposed street "D" crosses over from Ranchito Robinhood into this project, there is proposed to be a mutual land swap which will facilitate the site design of proposed lots. This land swap will be executed by an agreement between owners, a copy of which will be furnished to the City. In addition the tentative maps of both projects will be revised to show the new boundaries. 13. Architecture. Site plan and architectural review of house plans for each lot will be submitted to the City staff. The developer has indicated units will be in the $50,000 to $70,000 price range, containing in excess of 2,000 sq. ft. with wood shake roofs. ;( 71/Pf -_..,._-'",..~..._......