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HomeMy WebLinkAboutReso 1989-15336 RESOLUTION NO. 15336 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING TENTATIVE RESIDENTIAL SUBDIVISION MAP AND DESIGN GUIDELINES FOR RANCHO DEL REY SPA II, CHULA VISTA TRACT 89-5 - RANCHO DEL REY PARTNERSHIP The City Council of the City of Chula Vista does hereby resolve as follows: WHEREAS, the proposed 567 unit subdivision for Rancho del Rey SPA II encompasses an area Of 376 acres and represents the second phase of the overall E1 Rancho del Rey Specific Plan approved by the City Council in 1985, and WHEREAS, included in this consideration are the Rancho del Rey SPA II design guidelines which were submitted to the Planning Commission with the Rancho del Rey SPA II plans, and WHEREAS, The tentative map is located east of Interstate 805 and Ridgeback Road, at the northwesterly edge of Rancho del Rey Parkway and provides the closing loop to the SPA I circulation system, and WHEREAS, on July 19, 1989, the Planning Commission ommended approval and on August 15, 1989, the City Council approved the Rancho del Rey SPA II General Development Plan, Sectional Plan Area Plan, the Public Facilities Plan and Financing Analysis and the Planned Community Development Regulations, and WHEREAS, On September 13, 1989, the Planning Commission voted unanimously to recommend that Council approve the map in accordance with the findings and conditions in Resolution PCS-89-5 and further recommended approval of the Rancho del Rey SPA II Design Guidelines, and WHEREAS, the Council has previously certified EIR-89-2, which satisfies the CEQA requirements for approval of this project, when it considered the Sectional Planning Area Plan for Rancho del Rey SPA II. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista does hereby approve the tentative residential subdivision map for Rancho del Rey SPA II, Chula Vista Tract 89-5, based on the following findings: 1. Pursuant to Section 66473.5 of the Subdivision Map Act, tentative subdivision map for Rancho del Rey SPA II, Tract 89-5 is found to be consistent with the Chula Vista General Plan as adopted by the Chula Vista City Council based on the following findings: -1- a. Land Use Element The E1 Rancho del Rey Specific Plan designates this area for estate and conventional housing as depicted in the subdivision map. The unit totals, the type of housing, and the open space system are consistent with the E1 Rancho del Rey Specific Plan and, therefore, consistent with the Chula Vista General Plan. b. Circulation Element All of the on-site and off-site public streets required to serve the subdivision are consistent with the circulation element of Chula Vista General Plan and the circulation proposed within the E1 Rancho del Rey Specific Plan. Those facilities will either be constructed or in-lieu fees paid in accordance with the Rancho del Rey SPA II Public Facilities Plan and Financing Analysis. c. Housing Element A low and moderate income housing program with an established goal of 5% low and 5% moderate will be implemented subject to the approval of the City's Housing Coordinator. Computation of the satisfaction of this condition will include the entire E1 Rancho del Rey Specific Planning Area. d. Parks and Recreation Element The subdivision will provide a five acre neighborhood park site in accordance with the E1 Rancho del Rey Specific Plan. In addition to that, this park will be connected by a series of trails that will connect the existing Bonita equestrian trail system to the Rice Canyon trail system. e. Public Facilities Element This project is obligated in the conditions of approval to provide all on-site and off-site facilities necessary to serve this project. In addition to that, there are other regional facilities which this project (together with SPA-I) is contributing to including a public library site, fire station site, and fire training facility site. The subdivision is also contributing to the Otay Water District's improvement requirements to provide terminal water storage for this project as well as other major projects in the eastern territories. -2- f. Open Space and Conservation Element The proposed subdivision is in conformance with the goals and policies of this element. The open space and significant plant or animal resources that were identified in the E1 Rancho del Rey Specific Plan and refined in the EIR for Rancho del Rey SPA II are proposed either for preservation or mitigation consistent with that environmental impact report. Out of the 376 acres within SPA II, 168 acres (or 44.6%) remain as open space and only 40 acres of that will be graded. g. Safety Element The project site is considered a seismically active area, although there are no known active faults on or adjacent to the property. Fire protection facilities and services needed to serve the project have been reviewed by the Fire Department. Other emergency service agencies have reviewed the project subdivision for conformance with safety policy. The project will increase the need for additional police and fire personnel, however, the City is planning to meet that need with additional revenues provided by this project. A fire station is proposed within Rancho del Rey SPA-I. h. Noise Element Noise mitigation measures included in the environmental impact report adequately address noise policy of the General Plan. All dwelling units within the project will be required to be designed so as not to exceed the interior noise level of 45 dBA. Additionally all exterior private open space will be shielded by a combination of earth, berm, wall, and/or buildings to achieve a 65 dBA noise level for outside private areas. BE IT FURTHER RESOLVED that the approval of said tentative map is subject to the following conditions: 1. a. The developer shall be responsible for the construction of full street improvements for all public, and private streets, if any, shown on the Tentative Map within the subdivision boundary; and for the construction of necessary off-site improvements to construct Rancho del Rey Parkway as shown on the Tentative Map to the satisfaction of the City Engineer. -3- ........... ~- /~ b. Said improvements shall include, but not be limited to, asphalt concrete pavement, base, concrete curb, gutter and sidewalk, sewer and water utilities, drainage facilities, street lights, signs, fire hydrants and transitions to existing improvements. c. All streets shall conform to the City's Street Design Standards Policy. 2. The developer shall grant to the City street tree planting and maintenance easements along all public streets as shown on the Tentative Map. The width of said easements shall be as outlined in the City's Street Design Standards Policy. 3. No direct access for residential driveways will be allowed to Rancho del Rey Parkway. 4. The developer shall grant easements for all off-site public storm drains and sewers prior to approval of the Final Map. Easements shall be a minimum width of 6 feet greater than pipe size, but in no case, less than 10 feet. 5. All work within the public right-of-way shall be done in accordance with the Standard Specifications for Public Works Construction, the San Diego Area Regional Standard Drawings and the Design and Construction Standards of the City of Chula Vista. All design shall conform to City of Chula Vista Subdivision Manual Standard Drawings, and Street Design Standards Policy. 6. Sewers serving 10 or less lots shall have a minimum grade of 1%. 7. An erosion and sedimentation control plan shall be prepared as party of the grading plans. 8. Cul-de-sacs and knuckles shall be designed and built in accordance with City Standards. 9. Specific methods of handling storm drainage are subject to detailed approval by the City Engineer at the time of submission of improvement and grading plans. Design shall be accomplished on the basis of the requirements of the Subdivision Manual and the Grading Ordinance (No. 1797 as amended). The developer shall submit calculations to demonstrate compliance with all drainage requirements of the Subdivision Manual. -4- 10. The developer shall provide notarized letters of permission for all off-site grading. 11. The location of equestrian crossings on Rancho del Rey Parkway shall be approved by the City Engineer. 12. The developer shall comply with all relevant Federal, State and Local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstrate said compliance as required by the City Engineer. 13. The location of any street entries to the park site shall be approved by the City Engineer. 14. The developer shall enter into an agreement with the City whereby the developer agrees that the.City may withhold building permits for any units in the subject subdivision if any one of the following OCCUr: a. The public facilities monitoring program in the Public Facilities Plan indicates that facilities are operating beyond the identified level of service. b. Traffic Volumes on East "H" Street exceeds 56,500 vehicles per day measured immediately easterly of Hidden Vista Drive. c. Regional building permits exceed thresholds identified in the Public Facilities Plan. d. Traffic volumes, levels of service, utilities and/or services exceed the adopted City threshold standards. 15. The property owner shall agree to not protest formation of a district for the maintenance of landscaped medians and parkways along streets within and adjacent to the subject property. 16. An improved access road with a minimum width of 12 feet shall be provided to all sanitary sewer manholes The roadway shall be designed for an H-20 wheel load or other loading as approved by the City Engineer. 17. Graded access shall be provided to all public storm drain structures including inlet and outlet structures. Paved access shall be provided to drainage structures located in the rear yard of any residential lot. -5- 18. Lot lines shall be located at the top of slopes except as approved by the City Engineer. Lots shall be so graded as to drain to the street or an approved drainage system. Drainage shall not be permitted to flow over slopes. 19. The boundary of the subdivision shall be tied to the California Coordinate System - Zone VI (1983). 20. All vertical curves and intersection sight distance requirements shall conform to the requirements in the CalTrans Highway Design Manual. 21. The developer shall provide access on an equal basis to and upon individual lots for all franchised cable television companies. 22. The subject property is within the boundaries of Assessment District 87-1. The developer shall be responsible for all costs associated with reapportionment of assessments as a result of subdivision of lands within the project boundary 23. The developer shall enter into an agreement with the City wherein he holds the City harmless from any liability for erosion, siltation or increased flow of drainage resulting from this project 24. For a specific unit within the SPA boundary, improvements considered off-site of that unit may be required to facilitate development of that unit. Said improvements shall be guaranteed prior to approval of the Final Subdivision Map for said unit. 25. A temporary turnaround conforming to City standards shall be provided at the interim end of any streets having a length greater than 150 feet, measured from the center line of the nearest intersecting street, except as approved by the City Engineer. 26. The developer shall be responsible for repayment of construction costs for the Rice Canyon Sewer in accordance with Resolution 11574 until such time as repayment in accordance with said resolution is completed, 27. All grading and improvements shall be done in conformance with the Rancho del Rey SPA II design guidelines. -6- 28. The developer shall submit a study to the City indicating that the downstream sewer systems are adequate for the project-generated flows. Said study shall include actual flows plus Rancho del Rey SPA I and SPA II projected flows. Subject study shall be reviewed and approved by the City prior to any Final Map approval. 29. Underground traffic signal equipment and traffic signal standards shall be installed at the intersection of Ridgeback Road and East "H" Street. Mast arms, signal head and associated equipment shall not be installed unless approved by the City Engineer. 30. Interconnect conduit, pull boxes and pullrope shall be installed to connect Ridgeback Road/East Street to Hidden Vista Drive/East "H" Street and Del Rey Boulevard/East "H" Street. 31. Striping plans shall be provided for Ridgeback Road and Rancho del Rey Parkway.. Striping plans shall be approved in conjunction with Improvement plans for said streets. 32. Rancho del Rey Parkway shall be improved to provide for left turn pockets at the intersection with Ridgeback Road. 33. If private streets are proposed, those streets with controlled access devices, such as gates, shall contain the following features: a. Gates shall be 150 feet away from the extension of the intersecting street curb line, except upon approval by the City Engineer. b. A turnaround shall be provided at the location of the gate. The size and location of said turnaround and gate shall be approved by the City Engineer. c. The border between public street and private street shall be delineated through the use of distinctive pavement. d. Provisions shall be made for emergency vehicle access. 34. On-street parking shall conform to the requirements as outlined in the City's Street Design Standard Policy. -7- 35. Rancho del Rey Parkway shall be widened 5 feet along the park lot frontage to provide for on-street parking. 36. The minimum distance between centerlines of intersections shall conform to the City's Street Design Standards Policy unless the developer can demonstrate to the satisfaction of the City Engineer that no left turn conflicts or stacking problem will arise as a result of the proposed intersection configuration. 37. Ridgeback Road shall conform to design standards for a Class 2 collector street (52 feet of roadway within 72 feet of right-of-way). 38. Any private streets, if proposed, shall meet City standards for public streets. 39. Storm drains located within private streets, if any, shall be private except as approved by the City Engineer. 40. Curb openings for driveways shall be a minimum of 8 feet from any curb return and 3 feet from any obstruction unless this requirements is waived by the City Engineer. 41. No parking will be allowed along Rancho del Rey Parkway except at locations approved by the City Engineer. 42. The developer shall be responsible for the construction of improvements for 1-805 to East "H" Street to the satisfaction of the City Engineer as required by the Facilities Financing Plan for Rancho del Rey SPA II. 43. The property owner shall enter into an agreement with the City wherein he agrees to be in compliance with the most current Transportation Phasing Plan and all subsequent revisions as updated (improvements as projected in the Eastern Territories Development Impact Fee System). 44. The owner shall comply with all applicable sections of the Chula Vista Municipal Code as they exist at the time of issuance of the building permit. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Ordinances and Subdivision Manual. -8- 45. Copies of the proposed CC&R'S for SPA II shall be on file with the City. 46. PAD fees shall be waived or modified as provided in the adopted Public Facilities Financing Plan for Rancho del Rey. RCT fees and DIF fees shall be paid in accordance with the applicable regulations. PAD fees shall be guaranteed until such time as the City waives said fees. 47. The neighborhood park shall be a minimum five acre lot. Design and development of the park shall be subject to the approval of the City's Director of Parks and Recreation and to a master plan as adopted by the City Council. 48. Prior to recordation of the final maps or the approval of the neighborhood park design, the details of the trail system shall be submitted for the approval of the Director of Planning. The trail system shall be a minimum of eight feet in width in addition to the sidewalk adjacent to any public right-of-way. 49. A low and moderate income housing program with an estimated established goal of 5% low and 5% moderate shall be implemented subject to the approval of the City's Housing Coordinator. Computation of the satisfaction of this condition shall include the entire E1 Rancho del Rey Specific Plan Area. A 1% deviation from'the 5% goals shall be permitted with the approval of the City's Housing Coordinator. 50. Development of all parcels shall be in accordance with the Rancho del Rey SPA II plan, Public Facilities Plan and Financial Analysis, design guidelines, and PC development regulations. 51. Maintenance of all facilities and improvements with an open space area shall be the responsibility of the Rancho del Rey Open Space Maintenance District if not covered by homeowner's association maintenance. 52. The developer shall agree to include the subdivisions in the Mello-Roos public facilities district or an acceptable alternative financing program subject to the approval of both the Chula Vista Elementary and Sweetwater High School districts. -9- 53. The developer shall install street trees in accordance with Section 18.28.10 of the Chula Vista Municipal Code and the Rancho del Rey SPA II design guidelines. 54. Frontage on all lots shall be a minimum of 35 feet at the right-of-way line except as approved by the City Engineer. This condition does not apply to flag lots, as defined in the Municipal Code. Corner lots shall be a minimum of 60 feet in width. 55. Fencing detail shall be provided for all lots which back onto the thorn mint reserve area. Landscape treatment and buffer for the thorn mint shall be submitted to the City Landscape Architect and the City Environmental Coordinator for review and approval. Landscaping should provide an appropriate transition from the street scene to the thorn mint as well as a street scene which is consistent with the remainder of the landscaping along the public rights-of-way. 56. All open space lots adjacent to public rights-of-way shall maintain a minimum width so as to provide 10 feet of landscaping treatment behind the back of sidewalk. 57. Conceptual landscape plan, together with a water management plan, shall be provided prior to City Council approval of the tentative map and shall be subject to the approval of the City Landscape Architect. 58. Tentative Map and issuance of any permits shall be subject to the provisions of the Growth Management Element. 59. The developer shall reach agreement with the Otay Water District with regard to the provision of terminal water storage and other major facilities to assure water availability to the project prior to the approval of a Final Map. 60. Water pipe shall be placed within the project to accommodate reclaimed water use on site in accordance with plans approved by the Otay Water District and the City Engineer. BE IT FURTHER RESOLVED that the approval of said tentative map is subject to the implementation of the following EIR Mitigation measures: -10- 1. Regarding soils and geology, most of the required excavations can be made by conventional heavy grading equipment; however, some ripping of cemented beds may be needed. The geotechnical report identifies detailed grading and earthwork recommendations. The geotechnical consultant shall monitor grading to confirm that field conditions are consistent with the conditions predicted by the preliminary investigations. 2. Regarding biology, impacts to wildlife and plant communities are partially mitigated through the preservation of open space within the SPA II area, revegetation of cut and fill slopes and revegetation of sewer main disturbances. Impacts to the black tail gnat catcher are significant and unmitigated. Impacts to cactus wren would be mitigated through retention of two-thirds of the population and open space. Specific measures shall be taken to mitigate impacts to the cactus wren (i.e., transplanting coast cholla) and the San Diego thorn mint population (i.e., fence preservation area). 3. Regarding archeology, the loss of W-3432 shall be mitigated through the implementation of a compensatory mitigation program. This will involve additional field stud.y and research on sites in the project area; primarily additional sampling of a site within SPA III, SDi-960/961 as appropriate, supplemented by a research project that would focus upon the archeological resources within a two mile radius of the project. The results of this research shall be submitted to the City of Chula Vista, the San Diego State University Clearing House and the Museum of Man. 4. Existing roadway conditions in the project area which include segments of Otay Lakes Road and East "H" Street are inadequate and future traffic increases associated with the project will require modifications to the circulation system in the study area. The recommended mitigation measures shall be phased and based on the amount of construction completed on the project. All streets internal to the project shall be designed according to the classifications provided in the project description and will meet City standards. Mitigation measures have been tied to coordinate with phased development as follows: Mitigations: Commercial - 0 acres Industrial - 0 acres Residential - 0 DUs The segment of Otay Lakes Road between Camino del Cerro Grande and Ridgeback Road shall be widened to 4 lanes (currently being constructed). East "H" Street between the 1-805 northbound off-ramp and Hidden Vista Road shall be restriped for 3 eastbound lanes. The East "H" Street/I-805 southbound, on/off ramps intersection shall be signalized. The existing southbound 1-805 to eastbound East "H" Street loop ramp shall be reconfigured to pass through the signalized intersection with dual right turn lanes. The eastbound approach to this intersection shall be reconfigured to provide 3 lanes. These improvements to the 1-805/East "H" Street interchange should alleviate forecasted traffic impacts at the interchange through 1991. Mitigations: Commercial .82 acres Industrial - 4.76 acres Residential - 0 DUs No improvements recommended. Mitigations: Commercial - (.82 + 1.66 = 2.48 acres) Industrial - (4.76 + 9.52 = 14.28 acres) Residential - (0 + 952 DUs) The following intersections with East "H" Street shall be signalized: Road B, East Business Park Road, and Road C (Paseo Ranchero). If the East wH" Street/Buena Vista Way intersection is not signalized prior to this year, it will be done at this time. Mitigations: Commercial - (2.48 + 1.66 = 4.14 acres) Industrial - (14.28 + 9.52 = 23.8 acres) Residential - (952 + 619 1,571 DUs) The intersection of East "H" Street/Ridgeback Road shall be signalized. The intersection of Otay Lakes Road/Road A (Avenida Del Rey) shall be signalized. -12- Mitigation: Commercial - (4.14 + 1.66 = 5.8 acres) Industrial - (23.8 + 9.52 33.32 acres) Residential - (1,571 + 320 1,891 DUS) The eastbound approach to the East "H" Street/I-805 northbound off-ramp intersection shall be reconfigured to provide 3 through lanes. East "H" Street shall be widened from 3 to 4 lanes between the 1-805 northbound off-ramp and the westerly Terra Nova Plaza driveway. A right turn acceleration lane for vehicles exiting the westerly Terra Nova Plaza driveway shall be provided. Reconfigure the East "H" Street/I-805 southbound on/off-ramp intersection to provide dual left turns for the westbound approach. Mitigation: Commercial - (5.8 + .82 = 6.62 acres) Industrial - (33.32 + 1.15 34.47 acres) Residential - (1,891 + 487 = 2,378 DUS) No improvements recommended. Mitigation: Commercial - (6.62 + 0 = 6.62 acres) Industrial (34.47 + 2.38 36.85 acres) Residential - (2,378 + 140 = 2,518 DUs) No improvements recommended. 5. Monitoring/Reporting Program City staff shall ensure that the recommendations contained in the Transportation section of the SEIR regarding road modifications are incorporated into the tentative map. 6. Analysis of Significance Assuming several road widening actions and intersection geometry changes were completed as outlined in the Mitigation Measures section, then no significant impacts to circulation would occur. -13- 7. Development of on-site water facilities shall be provided as outlined in the OWD Master Plan Update to provide adequate infrastructure to water distribution. To ensure year round water supply, the applicant shall be required to work with OWD to increase water storage facilities. 8. In compliance with the threshold standards, the City shall review the projected sewage flows and volumes for compliance with City engineering standards. 9. The impacts associated with the existing 69 KV line shall be mitigated by relocation and partial undergrounding. BE IT FURTHER RESOLVED that the City Council does hereby approve the Residential Design Guidelines for Rancho del Rey SPA II, dated July 13, 1989, attached hereto as Exhibit "A" and incorporated herein by reference as if set forth in full. ~_~nning Attorney 6333a -14- Resolution 1 5336 .SSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista, California, this 10th day of October, 1989 by the foll owing vote: AYES: Councilmembers McCandliss, Moore, Cox NOES: Councilmembers Nader ABSENT: Councilmembers Malcolm ABSTAIN: Councilmembers None ~ G~x~R. Cox, Mayor ATTEST: 'ATE OF CALIFORNIA ) ~OUNTY OF SAN DIEGO ) ss. CITY OF CHULA VISTA ) I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do hereby certify that the foregoing Resolution No. 15336 was duly passed, approved, and adopted by the City Council of the City of Chula Vista, California, at a regular meeting of said City Council held on the lOth day of October, 1989. Executed this lOth day of October, 1989.