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HomeMy WebLinkAboutAgenda Statement 1988/08/09 Item 20 Ord. 2280 . -. 1~ .. ~. . , .. . .. ;. " COUNCIL AGENDA STATEMENT Item 20 ITEM TITLE: Meeting Date 8/9/88 Public Hearing: PCZ-88-F, PCS-88-8 and P-88-5: Consideration to rezone 11.4 acres located on the southwest and southeast corners of East "W Street and Rutgers Avenue, from R-l-H to R-l-H-P, and tentative subdivision map and Precise Plan for Canyon View Homes, Chula Vista Tract 88-8 - Kelton Title Company Ordi nance Z 2 80 Rezoni ng 11 .4 acres from R-l-H to R-l-H-P Resolution Approving tentative map for Canyon View Homes, Chula Vista Tract 88-8 I Approving precise plan for Canyon View Homes Resolution SUBMITTED BY: Director of Planning G~ REVIEWED BY: Ci ty r~anager ~ (4/5ths Vote: Yes___No~) This item is a rezoning, tentative subdivision map and precise plan for 40 single family attached units on 11.4 acres located on the southwest and southeast corners of East "H" Street and Rutgers Avenue. The rezoning request is from R-l-H to R-l-H-P (Single family residential with Hillside and Precise Plan modifying districts). An Initial Study, IS-88-25, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on November 6, 1987, who concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. RECOMMENDATION: Concur with the recommendation of the Planning Commission. BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission voted . unanimously to recommend that Council approve the appl i cati ons in accordance · with Resolutions PCZ-88-F, PCS-88-8 and P-88-5. . ,. j ~. . DISCUSSION: The property consists of 11.4 net acres of moderate to steeply sloping terrain bisected by Rutgers Avenue. Single family homes encircle and overlook the property to the west, east and south. Single family homes and a site recently approved for a chi 1 d day care center are located to the north across East "W Street. The northwest portion of the property abuts Tiffany Park. . Page 2, Item 20 Meeting Date 8/9/88 The project consists of 40 single family attached units on 11.4 net acres 22 units in 11 structures on 6.4 acres west of Rutgers (3.4 du/net acre), and 18 units in 9 structures on 5.0 acres east of Rutgers (3.6 du/net acre). The individual lots range from 3,528 sq. ft. to 8,799 sq. ft., with an average lot size of 5,406 sq. ft. The sites will be terraced, with major slopes adjacent to the i ntersecti on of East "W Street and Rutgers, and mul ti pl e i ntermedi ate slopes runni ng the 1 ength of each site. Each property wi 11 be served by a single, private cul-de-sac street with access off Rutgers toward the southerly boundary of the project. The dwell i ngs are Medi terranean-styl e, 2-story or spl it-l evel attached units each containing 1,950-2,500 sq. ft. of living area and a two-car garage. The majority of the dwellings straddle one of the intermediate slopes, creating a split-pad condition with the levels of the dwellings stepped up or down with the di recti on of the slope. The structures woul d be el evated above East "H" Street and Rutgers and below the surrounding single family homes. The pri vate streets have a 25 ft. -wi de roadway with no on-street parking and IIT" type turn-arounds adequate to accommodate fi re equi pment. Park i ng bays interspersed along each street provi de a total of 63 guest parki ng spaces __ 23 guest spaces or a ratio 1.3 per unit east of Rutgers, and 40 guest spaces or a ratio of 1.8 per unit west of Rutgers. The major slopes adjacent to East ."W Street and Rutgers Avenue are to be i ncl uded in an open space mai ntenance i stri ct. All other common areas as well as the pri vate streets and park i ng areas would be owned and maintained by a homeowners association. ANALYSIS: The "H" Hillside MOdifying District establishes a maximum gross density and percentage of all owabl e gradi ng based on the average natural slope of a site. The allowable density is applied to the gross site area, and allowable grading does not include grading for public streets or building foundations. At the time the IIW Modifi er was appl i ed to the property in 1974, East IIW Street and Rutgers Avenue had not yet been extended through the property, and the gross site area consisted of 14.8 acres with an average natural slope of 18%. This translates under the Hillside restrictions to a maximum density of 2.82 units per gross acre, or 42 units total (2.82 x 14.8), and allows for grading of 61.25% of the gross site, or 9 acres (.6125 x 14.8), excluding grading for public streets and foundations. The proposal for 40 dwelling units is therefore two units less than the maximum allowed, and total proposed grading of 10.6 acres minus 1.64 acres of exempt grading for building foundations, equals 8.94 acres of non-exempt grading, which is also less than the 9 acres maximum allowed by the standards. Hillside developments are also guided by the Hillside Development Policy and Design criteria. The precise plan has incorporated several of the techniques .uggested in these documents, including: reduced-width cul-de-sacs with arking bays in order to reduce unnecessary grading consistent with traffic nd park i ng requi rements; i ntermedi ate slopes and spl it-pad constructi on in ,/ . Page 3, Item 20 Meeting Date 8/9/88 order to mi nimi ze the mass of structures and the hei ght and exposure of manufactured slopes, and to maximize views both from and across the site; and, attached units with some cl usteri n9 in order to conserve 1 arger expanses of open space and relieve the visual monotony of standard detached dwellings with identical spacing. The lot lines have been established so that most of the prominent interior slopes are within an open space lot subject to a coordinated landscape and mai ntenance program under the juri sdi cti on of a homeowners associ ati on (the slopes adjacent to East "H" Street and Rutgers are to be i ncl uded wi thi n an open space maintenance district). The staff is recommending that the slopes abutting lots 17 and 18 (east side of Rutgers) also be included in the common area because of the desire for a consistent landscape treatment for areas of high visibility from the public and private streets. It has also been the position of staff that narrow private streets with common parking bays, the extensive common areas adjacent to these streets, and the close relationship of the attached units with separate private yards, strongly favors a coordinated landscape design and consistent high level of maintenance along the frontage of the lots. Accordi ngly, we have recommended that the areas outside the fence line on the private lots be incorporated into the overall landscape plan and that these areas be maintained by the homeowners .association. The landscape plan for all common areas would be subject to review and approval of the City Landscape Architect. The plan should give due consideration in terms of design and selection of plant materials to the preservation of views for the surrounding single family dwellings. As noted earlier, the private lots vary in size from 3,500-8,800 sq. ft. Many of the rear yards are modest, but most of the lots back on to common open space areas, and each lot has one generous side yard. The development standards also limit accessory construction to an open patio cover of no more than 300 sq. ft. Because of the relationship of the units and the modest rear yard, we have further recommended that the development standards contai n a "blanket" prohibition against any other additions or substantial modifications to the exterior of the dwellings. The plans show common view fencing along the rear of the lots overlooking East "H" Street and Rutgers. This fencing would consist of a low stucco wall topped with wrought iron at an overall height of 5.5 ft. and interspersed with stucco columns at 30 ft. centers; the fence would also include short sections of sol i d wood desi gned to create tree-pl anti ng pockets between structures. Those lots at or near grade with the public street would have solid fencing at the rear. The fencing program shows solid wood along sideyards and split-rail fencing _tween the structures at the front of the units. The front fence line would tablish the demarcation line on private lots between individual landscape esign and maintenance, and the area subject to common landscape design and / /" . . . Page 4, Item 20 Meeting Date 8/9/88 maintenance along the street frontage. For all wrought iron fencing we have recommended bar spacing at no more than 4 inches on center in order to provide containment for children and pets, and to avoid individual solutions to the contai nment problem. Additi onal conditi ons have been recommended to address the design of retaining walls adjacent to public rights-of-way. Provisions for storage have been addressed on the precise plan. Trash storage has been provided for in the garage rather than common trash enclosures, and each unit will offer some general interior storage in addition to what is available in the garage. Conditions have been recommended regarding (1) the 1 ength of dri veways in order to di scourage the use of shorter dri veways for parking, (2) the prohibition of RV parking in the development, and (3) review of details regarding the street/parking bay lighting program, in order to address the remaining issues. The applicant has indicated the private street would be named Carolyn Drive. CONDITIONS: The following conditions have been recommended: 1. The open space areas adjacent to East IIH" Street and Rutgers Avenue shall be included within an open space maintenance district. The exact boundaries of the district shall be subject to review and approval of Engineering and Planning. The remaining common areas shall be owned and maintained by a homeowners association. The slopes on lots 17 and 18 on the east side of Rutgers Avenue shall be included within the common area under the jurisdiction of the homeowners association. 2. The developer shall be responsible for the construction of full street improvements in Rutgers Avenue along the entire frontage of the subject property. Said improvements shall include but not be limited to: A.C. pavement, base, P.C.C. monolithic curb, gutter and sidewalk, sewer and water facilities, drainage facilities, traffic signs, pedestrian ramps, street lights and fire hydrants. Said improvements shall include widening of Rutgers Avenue to a maximum width of 76 feet (curb to curb) to provide for a left turn lane at the intersection with East "H" Street. Construction of said improvements shall also include relocation of traffic signal detector loops as required. 3. All streets within the development shall be private. Plans for said streets shall be a part of the improvement pl ans for the subdivi si on for approval by the City Engineer. Design of said streets shall meet all City standards for private streets. 4. The private street entrances from Rutgers Avenue shall be either an alley type or conventional street intersections with minimum curb return radii of 25 feet. These intersections shall be so treated as to clearly indicate that they are entrances to private streets. . Page 5, Item 20 Meeting Date 8/9/88 5. The developer shall offer to dedicate an additional 10 feet of ri ght-of-way along the subdi vi si on frontage on East "W Street to provi de for future left turn and right turn pockets. 6. The developer shall grant to the City street tree planting and maintenance easements along both sides of Rutgers Avenue and the southerly side of East "W Street. Sai d easements shall extend to a 1 i ne 10 feet from the back of sidewalk. 7. Access rights shall be rel inquished to East "W Street and Rutgers Avenue from any residential lots which are contiguous to said streets. 8. Dedications, easements and access relinquishments described in conditions 5, 6 and 7 shall not be required if those portions of lots 19 and 23 abutti ng East "H" Street and Rutgers Avenue are granted to the City for open space maintenance. 9. Any sanitary sewer serving less than 10 units shall be constructed at a grade of not less than 1 percent. 10. Grading plans shall be submitted and approved by the City Engineer prior to approval of the Final Map. An erosion and sedimentation control plan shall be required as part of the grading plans. .1. . All lots shall be graded to drain to the private street or to brow ditches located in the open space lots behind the residential units. Specific methods of handling storm drainage shall be subject to detailed review in conjunction with approval of the grading plans. 12. The developer shall include in CC&R's for the subject development provisions for the maintenance of private streets, storm drain facilities, sewer facilities, parking areas and common area slopes. 13. Prior to the issuance of building permits, the applicant shall comply with all requirements of two Chula Vista Elementary and Sweetwater Union High School Districts. 14. The precise plan for the project (reference P-88-5) shall be further conditioned as follows: a. A landscape plan for all common areas shall be submitted for review and approval of the City Landscape Architect prior to the issuance of development permits for the project. The plan shall give due consideration to the preservation of views for surrounding properties. b. Areas outside the fence line on residential lots shall be incorporated into the landscape plan for common areas, and shall be subject to desi gn control and mai ntenance by the homeowners association as reflected in the CC&R's. . . Page 6, Item 20 Meeting Date 8/9/88 c. The development standards shall prohibit any additions or substantial modifications to the exterior of the dwellings with the exception of open patio covers. The type and extent of any allowable minor modifications to the exterior of the dwellings shall be submitted for review and approval of the Zoning Administrator and included in the development standards. All wrought iron fencing shall have bars spaced at no greater than 4 inches on center. d. e. The retaining walls adjacent to the west side of Rutgers shall be stucco or equal design subject to review and approval of the Zoning Admi ni strator. f. Retaining walls which may in the future be constructed along East "H" Street shall be subject to review and approval of the Zoning Administrator. Appropriate design solutions for higher wall sections may include separate parallel walls or crib walls. g. Driveways shall be at least 20 ft. in length or no more than 10 ft. in length from the inside edge of the sidewalk. The CC&R's shall prohibit the parking or storage of RVs in guest parking bays or on private lots. h. i. The street lighting program including the design and location of fixtures shall be subject to review and approval in conjunction with improvement plans. j. Solid 4 ft. high noise attenuation barriers shall be installed on patios and balconies to provide line of the site acoustical shielding for units 1-6 on the west side of Rutgers, and units 9-14 on the east side of Rutgers. (This condition is a required mitigation measure identified in the Initial Study.) 15. The following items are required under the authority of the Municipal Code and are noted for information only. . a. The developer shall pay Traffi c Si gnal Parti ci pati on fees in accordance with City Council policy prior to issuance of building permits. b. The developer shall pay all applicable sewer fees, including but not limited to Sewer Participation Fees prior to issuance of building permits. c. The developer shall underground all existing overhead facilities lying within the subdivision. All utilities serving the subdivision shall be undergrounded. . Page 7, Item 20 Meeting Date 8/9/88 d. All grading work shall be done in accordance with the City of Chula Vista Landscape Manual and Grading Ordinance 1797 as amended. e. The developer shall plant street trees along Rutgers Avenue and East "H" Street, in accordance with Section 18.28.10 of the Chula Vista Municipal Code. f. The developer shall pay Development Impact Fees in accordance with Ordinance 2251. g. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act, Subdivision Ordinance and the Subdivision Manual of the City of Chula Vista. h. Required fire hydrants shall be installed and operable prior to delivery of combustible building materials to the project. FISCAL IMPACT: Not applicable. .WPC 5424P ;(~c( Cf<<~~~;X by the vity Council of Chula Vist I Cai"fornia Dated Dated