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HomeMy WebLinkAboutAgenda Statement 1980/05/20 Item 09, 09a, 09b "I ~ ' COUNCIL AGENDA STATEMENT ITEM TI TLE: Item 9, 9a,b Meeting Date 5/20/S0 Public hearing - Consideration of development plans for South College Sectional Planning Area and tentative map for Chula Vista Tract SO-20, Charter Point Resolution /~t)f7!: Approving development plans for South College SecLPlan.Area Resolution IODP~- Approving tentative subdivision map for Charter Point SUBMITTED BY: BACKGROUND Director of Planning~ (4/5ths Vote: Yes NOjL) 1. The applicant has submitted a Sectional Planning Area plan and a tentative subdi- V1Slon map, known as Charter Point, Chula Vista Tract 'SO-20, for the purpose of subdividing and developing the easterly 41 acres of the South College Area of El Rancho del Rey Specific Plan, located at the northwest quadrant of Telegraph Canyon Road and Otay Lakes Road into 260 res i dent i allots and 9 common a rea lots. . 2. The environmental impact report, EIR-SO-4, for the project was certified by the Planning Commission on March 6, 19S0 and is a.;pt'eceqing item.,onthis agenda together with the candidate CEQA findings. RECOMMENDATION: Concur with Planning Commission recommendation. PLANNING COMMISSION RECOMMENDATION: On April 23, 19S0 the Planning Commission voted unanimously (6-0) to recommend that the City Council approve, the South College Sectional Planning Area plan in accordance with Resolution PCM-SO-l? and the tentative subdivision map for Chula Vista Tract SO-20,' Charter Point, in ~ccordance with Resolution PCS-SO-20. DISCUSSION 1. Existing site characteristics. The project area is a 41 acre vacant parcel located at the northwest corner of Otay Lakes Road and Telegraph Canyon Road, abutting Southwestern College, with nearly one-third of the site consisting of south facing slopes along Telegraph Canyon Road. The natural topography of the site varies from nearly horizontal on the mesa surface along the north- western boundaries of the property, to a grade of approximately 30% along the slopes extending down to Telegraph Canyon Road. The elevation change is 100 feet from the mesa to the road. 2. Adjacent zoning and land use: North South East vJest R- 1 County P-C ,P-C Southwestern College Telegraph Canyon Road and crop farming Vacant (East College Sectional Planning Area); Otay Lakes Road Vacant and Pacific Telephone Company substation .. 3. .... El Rancho del Rey Spec i fi c Pl an ..... . The South College Sectional Planning Area of the El Rancho del Rey Specific Plan contains a total of 6S+ acres and is divided into the following land use categories: Form A-1l3 (Rev. 11/79) IOOCfLJ Continued '}" , Page 2, Item _.9, 9a~b Meet i ng Da te 5/20/80 a. 15.2 acres of Medium/Low Density Residential, 3-5 dwelling units per acre, creating a density range of 45 to 76 units. b. 26.2 acres of Medium Density Residential, 6-10 dwelling units per acre, creating a density range of 157 to 262 units. c. 26.8 acres of Natural Open Space divided into two areas containing approximately 13 acres each. It should be noted that the acreage figures are approximate and may not correspond with more precise mapping of areas. 4. Proposed Sectional Planning Area Plan. a. Proposed development The proposed development encompasses the easterly 41 acres of the South College Sectional Planning Area, in the area designed as "Residential, 6-10 DU/acre" and "Open Space," leaving ~pproximately 27 acres to be developed on 'the west end. The applicant proposes to construct 260 townhouse units in 66 buildings on 25.3 acres and provide 15.7 acres of open space (7.4 acres left natural) along Telegraph Canyon Road. Each unit will be a front to back split level townhouse structure, located on a postage stamp lot for which a subdivision map is required. The basic structure types will consist of 21 duplexes, 26 four-plexes, and 19 six-plexes. In addition, a recreation building and two lots for recreation vehicle storage are proposed. b. Architecture. The architecture of the buildings is an attractive contemporary Spanish design incorporating mission tile roofs, stucco exteriors and wood trim. The buildings have been enhanced by a series of offsets in the exterior through the use of balconies, chimneys and other architectural features, such as arches, interior patios, projections around the windows and decorative doors and windows. The design takes advantage of the split level concept by offering single and two story'structures, thus creating a changing roof line and various setbacks in the elevations. No specific detai1s have been sub- mitted for the recreation building which is anticipated to be of the same design and similar materials. c. Parking. Each unit will have a two car garage. In addition, 256 offstreet and 176 on street spaces are proposed, creating nearly a 4 to 1 ratio. Site plan considerations, such as providing additional trash enclosures and adding landscaping within the parking area, will provide for a slight reduction of spaces. d. Phasing. The developer has indicated that the project will be developed in six separate building construction phases with the first three phases to take place on the northern side of Apache Drive. The recreation building is to be constructed during the first phase. The entire project will be graded and the public improvements installed in one phase. Continued !ooq 6 _........~"":;;- ",Zl.2L.-" -"..Jl:;~ ,-;,c..~"';'''-,-~:.. -'/ . Page 3, Item 9, 9a.b Meeting Date 5/20/80 e. Development standards. The developer has submitted development standards (height, bulk and area regu- lations) for the proposed project. For the most part the standards are acceptable, however, some refi nement is necessary. These refi nements will have to be completed prior to the recordation of the final subdivision. 5. Tentative map. a. Lots. The developer proposes to construct 260 attached townhouse units on individual "postage stamp" lots measuring 25 feet in width and from 65 feet to 68 feet in depth. The lots are basically an envelope for the proposed units including patios or balconies. In addition, there will be nine common area"'lots, two of which will be for R-V storage and one lot for a recreation building. The remaining six lots will be common open space lots within the project. b. Streets. The development will be served by a single public street and a series of private streets dominated by loop streets and a few cul-de-sacs. The public street is an exten- sion of Apache Drive which will extend through and connect with Otay Lakes Road at the northeast corner of the project. Apache Drive will be aligned with the proposed street in the East College Sectional Planning Area development located to the east. An unnamed street is proposed to be stubbed out on the curved portion of Apache Drive at the common lot line of the two adjacent parcels to the west. The street could ultimately connect to Santa Cruz Court to the west. All of the units will have access from a private street. c. Grading. The proposed grading will involve the cut and fill of approximately 190,000 cubic yards. Even with this amount of grading, the basic integrity of the existing topography will be maintained and the biologically sensitive areas will be left untouched and natural. As indicated earlier, 7.4 acres will remain in a natural state. 6. Low and moderate income housing. a. The Housing Element of the General Plan requires each developer who is constructing 50 or more dwelling units to address the question of having 10% of the units qualify for low/moderate income housing. 'The South College development would, therefore" have to make 26 units available or develop an alternate plan acceptable to the City. The developer has been in contact with Community Development Department to determine how this requirement can be met, however, no definite agreement has been reached. Approximately 1.5 acres of surplus school property (Southwestern College) adjacent to the applicant's property is being offered for sale. The developer, along with the Community Development Department, has been exploring the acquisition of this triangular piece of property for ,the purpose of providing low and moderate income housing.' The design of this project can be modified to gain access to the site. Based on the density of this project, the property could conceivably yield between 10 and '15 units, which is less than the required 26 units. However, additional units could be incorporated into other parts of the development. I /()Oql)' Continued t " Page 4, Item 9,. 9.a, b' Meeti ng Date 5/20/80 b. Condition 2.f of Planning Commission Resolution PCM-80-17 requires the developer to make 26 units available to low and moderate income families. Prior to approval of the final map the applicant, working with the Department of Community Development, would have to produce a program .to comply with this condition. ANALYSIS: The proposed development is a well conceived and designed project which meets the goals and objectives of the El Rancho del Rey Specific Plan. The proposed grading and the use of split level structures will enable the developer to retain the basic integrity of the existing topography and preserve biologically sensitive areas. The architectural treatment of the buildings will result'in a very attractive development which should .enhance the area. \ \ " ---- -\ \----;~~--;~;;:J UI'<;il (;1 I .~ """ , - ~1 C"":l:OI:iiJ \ Cnul:' ':""';:' -to \ D3t8cl ~ - .--- --l ( - 11J/J1'? .. - RESOLUTION NO. PCS-80-20 RESOLUTION OF THE .CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR CHUlA VISTA TRACT 80-20, CHARTER POINT WHEREAS, a tentative subdivision map for Chu1a Vista Tract 80-20, Charter Point, was filed by Pacific'Scene, Inc., to subdivide approximately 41 acres located in the South College Sectional Planning Area into 260 residential lots and 9 common area lots, and WHEREAS, Section 66473.5 of the State Map Act provides that approval of a subdivision map shall be based upon findings of consistency between the subdivision map and the adopted general or specific plan for the area, and WHEREAS, the Planning Commission set the time and place for a public hearing to consider said tentative map, and notice of said hearing, with its purpose~ was given by the public~tion in a newspaper of general circulation in the city at least 10. days prior to the date of said hearing, and WHEREAS, a hearing was held at said time and place, namely 7:00 p.m., April 23, 1980, in the Council Chambers, Public Services Building, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and HHEREAS, on April 23, 1980 the Planning Commission adopted the Candidate CEQA findings relating to environmental impacts of the project as contained in environ", mental impact report EIR-80-4, certified by the Planning Commission on March 6, 1980. NOW, THEREFORE, BE IT RESOLVED AS FOllOWS: From facts presented to the Planning Commission, the Commission finds that the tentative subdivision map for Chula Vista Tract 80~20, Charter Point, is in conformance with the E1 Rancho del Rey Specific Plan adopted by the City Council on August 15, 1978, and the various elements of the City's General Plan, with the exception of the Housing Element, 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 an~ serious problems. 3. The project is in substantial conformance with the Chu1a Vista General Plan Elements as follows: . a. land Use Elemen~ - The El R9nchp del Rey Specific Plan designates the area .for medium density residential, a range of 6-10 dwelling units J 1 if)Cl'15 -, - I ~ -I /fl7'\ctr\) per acre, which would permit a maximum density of 262 units on the subject property. The developer proposes to construct 260 units on the site. b. Circulation Element - The development will be served by acombin- ation of public and private streets and a stub street has been provided to serve adjacent properties to the west. In addition, the adjoining streets will be widened and improved to city stand- ards for major roads. c. Housing Element - The applicant is required to make 26 units available to families of low and moderate income. In an effort to satisfy this requirement, the developer has been in contact with the Community Development Department to develop or assist in the development of 1.5 acres of surplus college property. At the .~ time of this writing no definitive agreement has been reached, therefore, the Planning Commission recommends that Council deny the map on the basis of non-conformance with the Housing Element if an agreement is not reached by the time the map is acted upon by City Council. d. Conservation Element - Approximately 13 acres of open space on the subject property is designated on the El Rancho del Rey Specific Plan; the developer proposes to provide 10+ acres of open space, 7+ acres of which will be left natural. e. Park and Recreation, and Open Space Elements - The proposed development will be required to pay fees in lieu of the dedication and improvement of park lands. The map conforms to the Open Space Element. f. Seismic Safety and Safety Elements - No known faults exist within close proximity to the subject property. The proposed cir- culation system will facilitate the movement of emergency vehicles. g. Noise Element - All dwellings are to be designed so as not to exceed a maximum interior noise level of 45 dBA. h. Scenic Highway Element - The majority of the slopes adjacent to Otay Lakes Road will be left natural. Manmade cut or fill slopes will be enhanced by the planting of trees. i. Bicycle Routes Element - Otay Lakes Road and Telegraph Canyon Road have been designed to accommodate bicycle lanes as identified on the Bicycle Element. -2- j. Public Buildings Element - 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. BE IT FURTHER RESOLVED: That the Planning Commission recommends that the City Council approve the tentative subdivision map for Chula Vista Tract 80-20, Charter Point, contingent upon the applicant providing 26 units of low or moderate income housing either on site or in an alternative location acceptable to the City Council, subject to the following conditions: 1. The stands of Cleveland Sage shall be field staked to assure there will be no inadvertent damage by equipment operators. .2. Where a fill slope abuts the stands of Cleveland Sage, a drainage diversion device shall be installed to divert any runoff away from the stands. 3. Prior to any grading or clearing activities, a qualified field biologist shall be retained to carry out a program to dispurse individual burrowing owls nesting on the site. 4. A geologist shall be present during grading to observe all cut slopes for faulting or landsliding. 5. Parking of construction equipment and storage of building materials shall take place only on areas which are to be disturbed by project imple- mentation or on adjacent disturbed areas. 6. Prior to the recordation of the final map, a copy of the CC&R's shall be filed with the City making the City a party thereto. The CC&R's shall include, but are not limited to, the following: a. Prohibition against the installation of individual radio and T.V. antennas. b. . Prohibition against any outside architectural remodeling without the approval of the City of Chula Vista. c. The developer and his successors in interest shall agree to maintain all landscaping, required fencing and recreation areas and buildings in a manner satisfactory to the City of Chula Vista. /OOqS -3- ~ /00 q,S' 7. An irrevocqble offer of dedication shall be given to the City for the major slope bank along Otay Lakes Road. The developer shall request the establishment of an open space maintenance district. Fees will not be imposed upon the owners unless the above mentioned area is not maintained to standards acceptable to the City Council. In the event such a deter- mination is made in the future, the City Council may impose any necessary fees to insure a satisfactory level of maintenance. This condition shall be stipulated in the CC&R's. 8. Tile or brick shall be substituted for stamped concrete for paving material. 9. Street trees along Otay Lakes Road and Telegraph Canyon Road shall incorporate flowering trees in the foreground and eucalyptus trees in the background. 10. The transition,planting areas bridging the natural topography with manufac- tured slopes shall incorporate additional native shrub planting. 11. Guest parking shall be reduced to provide additional planting. 12. Additional floorscape paving shall be added at "key" transition or road changes and may be included within the public right-of-way, subject to the approval of the City Engineer. 13. Paving areas shall be enhanced with creative curb designs and textures. 14. Final plant selection will be subject to the approval of the City Land- scape Architect. 15. The entrance to Apache Orive at Otay Lakes Road shall be lined up with the proposed access to the project east of Otay Lakes Road. 16. Apache Drive shall be designed in accordance with residential collector street standards. Where centerline radii are less than 325 feet no on- street parking shall be permitted except on the outside of curves as approved by the City Engineer. 17. Prior to occupancy of any of the residences, four lanes shall be provided for Telegraph Canyon Road from approximately Station 69+50, as shown on Chula Vista Drawing No. 78-3450, to Otay Lakes Road. The four lanes to be provided shall include, but not be limited to, a minimum of 57 feet of pavement and an A.C. berm or curb and gutter on each side. These improve ments shall be situated in such a way as to provide ultimate improvements in the north half of Telegraph Canyon Road adjacent to the property. Sufficient information regarding the location of the ultimate right-of-w, -4- with respect to the existing 60 feet of right-of-way, shall be provided to the City Engineer for review prior to approval of the final map to ensure that the alignment is consistent with other projects in the area. 18. The developer shall dedicate to the City sufficient right-of-way along Otay Lakes Road adjacent to the property {to provide a total of 40 feet "- from the centerline of said road to the property 1 ineJ ,An additional dedication of right-of-way may be required at the southeast corner of the project to provide for turning movements. The developer shall also dedicate to the City sufficient right-of-way along Telegraph Canyon Road adjacent to the property to provide for the four lanes mentioned in item 17. 19. The developer shall be responsible for the construction of full street improvements, including any necessary transitions, on the west half of Otay Lakes Road adjacent to the property as shown on(the typical section on the tentative map~ The developer shall also be responsible for full street improvements along Telegraph Canyon Road adjacent to the property to provide the four lanes mentioned in item 17. 20. A minimum unobstructed sight distance of 300 feet shall be provided along Apache Drive for a car on the driveway just west of Otay Lakes Road on the south side of Apache Drive. 21. Alley type approaches with minimum 15 foot radii shall be provided at the entrances to all parking areas. 22. The developer shall participate in a reimbursement district or assessment district for the improvement of major thoroughfares and Public Works facilities such as Otay Lakes Road and Telegraph Canyon Road. 23. The developer shall grant an access easement to the subsequent owners of the property located west of building 55 and north of building 16. The width of said easement shall be approved by the City Engineer. 24. The entire storm drain system, including locations and sizes of all faci1- ities, shall be approved by the City Engineer as a part of the final grading and improvement plans. 25. Drainage from pads shall not be'permitted to flow over slopes to adjacent pads or properties. 26. During the progress of land development operations, the developer shall take all precautions reasonably necessary to protect adjacent property from damage due to erosion, flooding, silting and other storm related hazarc which are a consequence of his operation. Measures to mitigate the above l~ )rJrfh1 mentioned hazards shall be ;~rorporated into the final c:, 1ing pian, -5- ~ ..' ,~,~___'''''''','',,,"._~''~" "..~_ __...,.,.,....,.i,''''..;".~.:;;:or....,~...,~;-.;,-''''',4cz:'...-1I 27. The developer shall grant easements to the City for street tree planting and maintenance along dedicated streets as determined by the City Engineer. 28. All mitigation measures identified in the Environmental Impact Report for this project shall be incorporated into the development work. 29. The developer shall grant to the City, by grant deed, the one foot control lot as shown on the tentative map. 30. An overall lighting plan for the private driveways shall be submitted to the City Traffic Engineer for approval prior to approval of the final map. The Planning Commission directs that this resolution be forwarded to the City Council and a copy sent to the applicant. PASSED AlW APPROVED BY THE CITY PLANNI:jG COMmSSION OF: CHULA VISTA, CALIFORNIA this 23rd day of April, 1980, by the following vote, to-wit: AYES: Commissioners G. Johnson, Stevenson, O'Neill, Smith, R. Johnson and Hill iams NOES: ABSENT: None Commissioner Pressutti ; , i1 ) "TJ/ / I / ,it /(/~ \ Chairman ATTEST: ~-'J'_'_'_"",,/,>_,-_-,_ _ /" I !/,,' , -'" '. .-~_:_ -,"/__,_. ,,' //: -:t-/-,,')_A'. t:",_j Secretary /0095' "~"~"" ,~. _~~ _" . ~~"";;.11,"',~_ .~ ,..v.~:t,,~".~.~"~:;s;'