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HomeMy WebLinkAboutAgenda Statement 1987/11/17 Item 14C7 COUNCIL AGENDA STATEMENT Item 14 Meeting Date 11/17/87 ITEM TITLE: Report: Proposed Open Space Maintenance District No. 17, Bel Air Ridge Resolution,~3 ~ Approving preliminary report, declaring intention to form pen Space Maintenance District No. 17 and setting the date, time and place for a public hearing for the formation of said open space district SUBMITTED BY: Director of Public Works(/% Director of Parks and Recreation REVIEWED BY: City Manager ~ (4/5ths Vote: Yes No X The purpose of thi s report i s to provide the necessary background i nformati on to enable the City Council to initiate formation of an open space maintenance district within Bel Air Ridge Subdivision. The boundaries of the proposed district are shown on Attachment "A." RECOMMENDATION: That the City Council adopt a resolution declaring the • Council's intention to form the proposed open space district and setting the date, time and place for a public hearing on the proposed district as December 15, 1987 at 7:00 p.m. in City Council Chambers in accordance with Section 17.08 of the Municipal Code. BOARDS/COMMISSIONS RECOMMENDATION: On November 4, 1987, the City Planning Commission recommended formation of an open space maintenance district for Bel Air Ridge Subdivision in Resolution PCS 87-7A. DISCUSSION: On June 16, 1987, the City Council approved the Tentative Map for Chula Vista Tract 87-7, Bel Air Ridge Subdivision. The proposed subdivision is located on the north side of East "J" Street, just west of Paseo Ladera and consists of 46 single family residential lots and one open space lot (Lot A). Lot A will be 1.07 acres of primarily fill slope, approximately 90 feet in height, in the south leg of Rice Canyon. Lot A will also contain a 48-inch storm drain which collects the storm runoff from the subdivision and adjacent properties. The outlet of the storm drain is near the bottom of the canyon. Among the conditions of approval of the tentative map were the requirements that the developer request that the subject property be included in an open space district, and that the developer provide for maintenance of the outlet of the storm drain. Louis Cohen, the developer/owner of Bel Air Ridge has submitted a letter dated August 21, 1987, in which he requests that the • subject property be included in an open space district. • Page 2, Item 14 Meeting Date-lT/T77$7 Staff analysis of the open space requirement has included consideration of two options: 1) modification of the boundaries of the existing Open Space District No. 10 to include the project; and 2) formation of a new open space district. The south leg of Rice Canyon, where the project is located, is typically a narrow canyon with steep sides. There are very few places where a maintenance vehicle can drive to the canyon bottom. Staff is of the opinion that, as further development occurs adjacent to the canyon, the need to provide maintenance to storm drain outlets and the canyon bottom will increase, and that a comprehensive plan for such maintenance needs to be developed. Open Space District No. 10 includes the Casa del Rey and E1 Rancho del Rey No. 6 Subdivisions. It presently consists of 587 single-family units on the assessment rolls, and maintains 11 open space lots with a total of 55.73 acres of open space. The district does not have any provisions for maintenance of storm drain outlets. If the subject property were to be annexed to Open Space District No. 10, a public hearing would be required prior to amending the boundaries of District No. 10 to include the subject property. All 587 existing participants in the district would have to be notified of the hearing. Staff review and discussions with the developer and Rancho del Rey Partnership (the owners of the adjacent undeveloped land) have led us to the conclusion • that it is in the best interest of all parties and the general public to form a new district comprising, initially, the Bel Air Ridge subdivision. As the adjacent properties develop (Rancho del Rey), those properties would be annexed to the new district. The proposed open space district would have two maintenance requirements: 1) maintenance of the canyon vegetated areas (i.e., natural and manufactured slopes), and 2) maintenance of storm drain outlets and the canyon bottom. Initially, the maintenance will consist of maintenance of the slope contained in Lot A of Bel Air Ridge Subdivision and maintenance of the outlet of the storm drain to be constructed with the subdivision. The slope in Lot A is a fill slope, approximately 90 feet high, located on the south slope of Rice Canyon (south leg). The top 10 feet of the slope is private property (to allow for the construction of decks). The remaining slope is located in Lot "A" and will be maintained by the open space district. The slope is a non-irrigated slope, designed for low maintenance requirements, but some maintenance (weed abatement, etc) is inevitable. The developer's landscape architect estimates that the annual cost of maintaining the slope will be $2,800 or $60.87 per lot. The cost per lot is expected to diminish when subsequent developments are annexed to the district. In open space district 10, which contains 587 lots, the assessment for FY 86-87 was $45 per lot. Fee title to Lot A will be granted to the City in conjunction with approval of the Subdivision Map for Bel Air Ridge. • Page 3, Item 14 Meeting Date-TT7T7787 Maintenance of the outlet of the storm drain will contain two aspects: weed abatement and erosion repair. In both aspects, design techniques are being utilized to prevent the need for any major work. A rip rap energy dissipator is to be constructed at the outlet to eliminate erosion problems, and the rock will be grouted to prevent weeds from obstructing the outlet. Staff's concern is that any construction in a major watercourse must consider the unpredictable effects of large volumes of water and high velocities, and therefore, must have some provision for maintenance. Since the nature and frequency of occurrence of the maintenance requirements for the outlet are unpredictable, it is difficult to realistically estimate the cost of such maintenance. Staff feels that is is unreasonable to place this additional burden on an existing open space district, where maintenance needs have been clearly established over a period of years. This aspect of maintenance does not easily conform to normal open space contracting procedure. It is proposed that City forces perform any needed maintenance that is beyond the scope of a normal open space contract. A fund would be created for the purpose of reimbursing the City for said work. The fund would be initially financed by the developer, and would be replenished through tax assessments. The Public Works Department, which will be performing the storm drain maintenance estimates that the maintenance requirement will probably require one five-man crew-day or approximately • $900.00 per year. This would require an assessment of $19.56 per lot per year. The developer will deposit with the City $2,000 to create the initial fund. Initially, there will be no assessment for maintenance of the storm drain outlet. On a regular basis, the maintenance cost for the storm drain outlet will be reviewed, and City costs for actual maintenance performed will be reimbursed from the fund. The cost of that reimbursement will then be passed on to the property owners in the form of increased assessments. The total estimated assessments are shown on Attachment "B". The Public Works Department will assume total responsibility for the drainage issue as it relates to the Open Space District administration while the Parks and Recreation Department will assume responsibility for administration of the landscaping maintenance. Cleaning of brow ditches will still be done by the landscape contractor. The boundary of the proposed open space district will be the subdivision boundary of Chula Vista Tract 87-7 (Bel Air Ridge Subdivision). The district will initially contain 46 single family lots and one open space lot (Lot A). Ttie adjacent undeveloped properties are owned by Rancho del Rey partnership, and are currently identified as SPA II. Precisely when the adjacent properties are to be developed is uncertain, but when such development occurs, the properties will be required to annex to the proposed open space district, and to participate in the development of a comprehensive plan for access and maintenance of the canyon. ~-~%ZO'~yl -~7- • Plats are available for Council viewing. FISCAL IMPACT: None. the City Council of Chula Vista, California ST:nr/ WPC 3298E Dated