Loading...
HomeMy WebLinkAboutAgenda Statement 1981/11/03 Item 6, 6a ,. COUNCIL AGENDA STATEMENT Item 6,~Ea ITEM TITLEI Meeting Date 11/3/81 Public hearing - Consideration of tentative subdivision map for u a is a ract 82-1, Woodland Park, northwest corner of Main Street and Walnut Drive Resolution ~D (0 (,2 Approving the tentative map for Chula Vista Tract 82-1, Woodland Park SUBMITTED ~Y: A. BACKG OUND: Director of Planning ~ ~`- ~~ (4/5ths Vote: Yes No X ) 1. T e applicant is requesting approval of a tentative subdivision map known as Wood- land Park Chula Vista Tract 82-1, in order to subdivide 3.25 acres of land located at the northwest corner of Walnut Drive and Main Street into 29 lots (27 residential lots and 2 common ar a lots). The subject property is presently located in the County of San Diego and has b en prezoned R-3-P-8. 2. 0~ October 7, 1981 the Planning Commission adopted the Negative Declaration issued on IS-81- 1 which is forwarded for City Council adoption. B. PLANNING COMMISSION RECOMMENDATION: On Oct ber 7, 1981, by a vote of 6-0, the Planning Commission recommended that Council approve th tentative subdivision map for Woodland Park, Chula Vista Tract 82-1, for the development of 27 units in accordance with Resolution PCS-82-1. C. RECOM NDATION: 1. Co cur with the recommendation of the Planning Commission except that the project should be pproved for a maximum of 26 units instead of the 27 units as proposed. 2. Su stitute the following language for condition "j" as included in Planning Commission Resolution PCS-82-1: a The developer shall acquire and dedicate offsite right-of-way to provide for the realigned intersection of Lotus Drive, Spruce Drive and Walnut Drive. Design of the intersection shall be approved by the City Engineer prior to the approval of the final map. b The developer shall acquire and dedicate offsite right-of-way along Spruce Road and Maple Drive adequate to provide 24 feet of pavement; the exact dedication shall be determined by the City Engineer prior to approval of the final map. c The developer shall be responsible for constructing offsite improvements on Spruce Road and Maple Drive to provide a minimum of 24 feet of pavement. D. DISCUS ION 1. Existing site characteristics. a the north the east. slopes ger Main Stree ~- ~~~ Form A-113 The subject property consists of three vacant parcels which are located on ide of Main Street and bounded by Lotus Drive on the north and Walnut Drive on Topographically, the site can be described as a relatively level knoll which ly to the south and east and which is 2 to 10 feet higher in elevation than and Walnut Drive. The property is at the same grade as Lotus Drive. Rev. 11./79) continued Page 2, Item 6, 6a Meeting Date '11/3/81 b. Lotus Drive has a right-of-way width of 40 feet, whereas, Walnut Drive has a width of 25 feet. The actual paved portions of these streets are, for the most part, located outside of the established right-of-way. The paved portion of Lotus Drive encroac es into the applicant's property an average of 15 feet with a lesser encroachment on Waln t Drive. The single family dwellings on the north side of Lotus Drive apparently encroac into the right-of-way. 2. Proposed development. a. The developer has submitted a "zero lot line" development proposal consisting of single family detached dwellings on an average lot size of approximately 2900 square feet. here will be two basic floor plans, consisting of twelve 1,697 sq. ft., four bedroom units, nd fifteen 1,587 sq. ft., three bedroom units. Both houses will be two stories with a wo car garage located in front. Each plan has a side entry courtyard with sliding glass d ors in both the living room and the dining room, providing access intp,~±pe side and rear pa io areas. The garage doors will be located between 4 and 6 feet from the back of the idewalk. b. The project consists of two-story homes with a stucco facade, wood trim and pitched wood shingle roof, having a number of offsets along the side elevations. The second tory will be located approximately 10 feet back from the front of the garage. 3. Design Review Committee. a. On September 3, 1981 the Design Review Committee reviewed and conditirn ally approve the development proposal (see attached letter of September 4, 1981). Their action i eluded the consideration of various exceptions to the basic underlying zoning and subdivision requirements of the Plunicipal Code. These exceptions are as follows: 1) Reduction in front yard setback from 15 feet to lz feet; 2) Reduction in side yard setback from 5 feet to zero: 3) Reduction in minimum lot width from 65 feet to 40 feet; 4) Reduction in minimum lot frontage for cul-de-sac lots from 35 feet to 18 feet; 5) Reduction in the minimum lot depth from 90 feet to 71 feet; 6) Reduction in the minimum lot size from 7,000 sq. ft. to 2500 sq. ft. The conditional approval by the Design Review Committee was contingent upon the prop sed exceptions being recommended for approval by the Planning Commission and the gran ing of such by the City Council. The Planning Commission has concurred with the Desi n Review Committee in recommending approval of the exceptions. 4. ~entative Map. The purpose of the tentative subdivision map is to create lots for the proposed development and provide the required public improvements to serve the develop- ment as ell as adjacent areas. The tentative map reflects the site development conditio ally approved by the Design Review Committee. The proposed subdivision will create 27 residential lots and two common lots use for access to some of the units as well as to provide additional guest parking. The deve opment will be served by a single "elbow" shaped standard cul-de-sac street, connecte to Lotus Drive near the northwest corner of the site. The street will have a right- f-way width of 52 feet, 52 foot wide sidewalks on each side, and a standard 36 foot ide curb to curb. travel wa.y. The cul-de-sac is designed as a "bulb" type ^/~ ~ ~~ continued Page 3, Item 6, 6a Meeting Date 11%3/81 turnaro Place w Other s Drive. lion wi offs i to be requ 1 eaves there N approxir tai n ra i The aver than 55( sq, ft. approxin Street to each extendi by the include rnd which varies from the City standard. The proposed street name is Asmar rich is acceptable to the Planning Director, City Engineer and the Fire I~9arshal. ;reet improvements include the dedication and widening of Main Street and Lotus The present design is predicated on the vacation of Walnut Drive and its inclu- ;hin the area for development. While not shown specifically on the map, certain street improvements in conjunction with the realignment of certain streets will fired. The resultant realignment and dedication of Lotus Drive and Plain Street 3.25 acres proposed for development. Predicated on the proposed development ill be approximately 19 parking spaces available on the new street (Asmar Place). c. The proposed lot sizes range from a minimum of 2500 sq. ft. to a high of ately 8100 sq. ft. The following table reflects the number of lots within cer- ges 15 lots (56%) between 2500 sq. ft. and 3499 sq. ft. 5 lots (19%) between 3500 sq. ft. and 4499 sq. ft. 4 lots (14%) between 4500 sq. ft. and 5499 sq. ft. 3 lots (11%) over 5500 sq. ft. rge lot size is approximately 2900 sq, ft. with 89% of the lots being less sq. ft. Of the three lots over 5500 sq. ft., only one lot exceeds 7,000 and that lot is located at the southeast corner of the subdivision and has rtely 40% of its total area in a 2:1 slope. Nearly one-half of the proposed lots either side upon or back up to Plain Lotus Drive. A minimum landscape area of 10 feet will be provided adjacent treet and will include all of the slope banks facing Main Street and Lotus to include the easterly facing slope bank. The open space will be maintained meowners association; however, a maintenance district will be established to aintenance in case of inadequate performance by the association. Lots 28 and 29 are the common area lots which will serve panhandle lots which do not front on the proposed street. Lot 28 will also include four guest parking spaces. The guest parking spaces and required back-up areas shown on Lots 18 and 19 adjacent to Lot 29 have not been included in the area of Lot 29. For maintenance pur- poses th guest parking should be made a part of Lot 29. E. AP~ALKSIS. 1. he basic density permitted on the subject property is 8 units per net acre. However, Council's action on the prezoning made provision to increase the density to 12 units per net acre provided the developer offers the additional units for low and moderate income housing. Based on an acreage figure of 3.25 acres, which includes the new stre t, Asmar Place, a maximum of 26 units may be constructed. The developer is proposin to construct 27 units, or one more than allowed by the basic zoning. Under the density bonus provision of the zoning, the additional unit must 6e offered to a qualifie low or moderate income buyer. The Planning Commission, however, did not make this a c ndition of approval because of the rather extensive improvement requirements placed o the development. While I am sympathetic to the amount of improvements '~ required of this developer, the zoning ordinance densities are clearly based on net -`~:;' land are figures, thus 26 units represents the maximum allowed. The additional unit should b authorized only if it is designated as a low/moderate income unit. ~-~o~ ~ continued Page 4, Item 6, 6a Meeting Date 113/81 2. propose granted to be r structu 3. front y to have Lots 28 his own Review in mai conclud area un and I s individ i ncreas~ ,4. Engi nee provide appropr~ paved 21 county ~ of right roadway' Recommer address ark- con.R specific and insi be subsi F. CON 1. multiple could re small ar range wr compromi approxim currentl add an e Therefor provide ~-%D to ~he "zero lot line" development proposal is contingent upon the granting of the exceptions to the requirements of the code. If the exceptions are not is requested, the precise plan arid, subsequently, the tentative map would have Wised, because each exception affects the lot configuration and location of the on the lot. The applicant proposes to landscape the peripheral boundary as well as tyre rds (sidewalk to fence boundary) and private road access areas. It is intended the homeowners association responsible for the peripheral area, as well as and 29 (the private road access), allowing the individual homeowner to maintain front yard. Because of the small lots and reduced front setbacks, the Design ommittee recognized the important role that landscaping maintenance will play taining the attractiveness of the project. The Design Review Committee d that the front yard maintenance could best be accomplished by placing the er the control of the homeowners association. While both the Planning Commission are the Committee's concern, we believe the maintenance should be left to the al owners rather than adding the cost to the association fee, which would the monthly payment and thereby limit the number of qualified buyers. With the closure of Walnut Drive as contemplated by the tentative map,>the ing Department is requiring offsite widening of Spruce Road and Maple Drive to 24 feet of paving for two way traffic. The widening is necessary to p°ovide an ate connection between Otay Valley Road and the tract. (The streets ale presently '-23' wide.) Inasmuch as this land is not within the city, the cooperation of the ould be necessary to accomplish this improvement. Further complicating the matter -of-way dedication and street improvement installation is the fact that the paved areas are not located within the dedicated rights-of-way through much ~~f this area. fed conditions of approval"j, k, and 1; of the Planning Commission's resolution this issue. Condition "j" is the direct result of the Planning Commission modifying ~lidating three conditions recommended by the City Engineer which had made ire language concerning the developer's obligation to acquire offsite right-o.f-way all the improvements. The City Engineer is recommending that his original language ituted for that of the Planning Commission. ION I support the land use concept as being a logical transition between conventional family development and single family areas. While the reduced front setback sult in additional onstreet parking, the number of housing units is relatively i oriented inward to itself. The design attempts to provide housing at a price ich is more affordable than conventional single family lot developments and some ses are necessary to achieve this objective. the proposed closure of Walnut Drive between Lotus Drive and Main Street will add ~tely 400 new trips to Spruce/Maple Drive extending to Otay Valley Road (Maple y averages 700+ trips per day). In addition, the 27 lot Woodland subdivision will stimated 150 trips, thus increasing trips on Maple to an estimated 1150 trips. ~, increasing the-width of Spr ving is necessary to safe access. «~ ~,~ ~~ _~._ .. •• CONDITIONED egative declaration c OJECT NAME; Woodlawn Park OJECT LOCATION: Northwest cor~.~~ • ;° ~xl,;ut Drive and Main Street OJECT APPLICANT: Construction Management Services 11300 Sorrento Valley Road San Diego, CA 92121 E N0: IS-81-51 DATE: July 2, 1981 A~ Project Settin T e proposed project area totaling 3.54 acres is located at the northwest c rner of Walnut Drive and Main Street (see attached locator map). The project s to is located within the County of San Diego, although annexation to the City o Chula Vista is currently being processed. T e project consists of 3 parcels of vacant land. The site has an average natural s ope of 9.3%, although there are 1 1/2 to 1 slopes existing along the Main Street a d Walnut Drive frontage. A jacent land uses include single family dwellings to the north and west of the s te, vacant property to the east and condominiums across Main Street to the south. T e project site is vacant and has not been previously developed. Aside from three e fisting trees along the westerly property line, there is no significant vegetation. N rare or endangered species have been identified in the immediate area of the p oject. E pansive soils may be present on the project site. A soils investigation will b required to determine the extent of such. S ecial Report 123, published by the Calif. Div, of Mines & Geology, indicates t at a fault trace, inferred through photographic evidence, extends north and south, s opping just north of the easterly edge of the property. B.I Project Description T e proposed project consists of the subdivision and development of 27 single f ily lots with access from Lotus Drive. Each single family dwelling will have a t car garage, in addition 20 guest parking spaces are proposed at the center of the development. C. Compatibility with zoning and plans Th proposed 27 dwellings (7.6 Du/ac) is compatible with the R-3-P-8 zoning and th General Plan land use designation of "Medium Density" (maximum 12 DU/ac). Th proposed site plan indicates various setback deviations from the zoning or finance requirements. The required setback on Main Street is 25 ft., the plan sh ws 24 ft. The required minimum lot size is 7,000 sq. ft., the plan shows va ious lots at 3,200 sq. ft. The sideyard setback is 5 ft., the plan shows city of Chula vista planning department ~~ environmental review section %06~~2 ~' S-81-51 ~ _2_ ero. Modifications to these requirements can be made with approval by the Tanning Commission. Identification of environmental Ei~~Cects 1. Geoff Special Report 123, published by the Calif. Div. of Mines & Geology, indicates that an earthquake fault, inferred by photographic evidence may be a short distance to the northeast of the project. It is unknown whether landsliding could occur on this property at this time, however, because of the topography of the site, this is not likely. A geological report shall be prepared prior to any subdivision or development of the property. 2. Soils The Engineering Dept. has indicated that expansive soils may be present in the project area. The submission of a soils report and incorporation of all recommendations shall be required prior to any construction on the site. 3. Noise The project site is adjacent to Main Street which is designated as a "major road" on the General Plan and a generator of relatively high noise levels. A noise analysis will be required prior to any subdivision of the proposed project site. 4. Schools The present enrollment level at Rohr Elementary School is reaching capacity. Future development of the project area will decrease the service level of this facility. A letter from each school district, indicating the adequacy of school facilities, shall be required prior to the issuance of any permits for additional dwelling units. 5. Parks The need for additional park facilities within the area will be generated by future development in the project area. In-lieu park development and acquisition fees shall be required prior to any subdivision or construction of any new dwelling units. 6. Sewers The Engineering Department indicates that sewer capacity in the Main Street trunk line is approaching capacity levels and that the applicant should submit information on the type and amount of liquid waste to be generated by the proposes; project, concurrent with submittal of any tentative map for lot division. The applicant may be required to not oppose the formation of a sewer assessment district for the expansion of the existing sewer system. 7. Transportation/Access The Engineering Dept. indicates that existing streets that would serve the project from Main Street will require street improvements in order to adequately serve the proposed project. ~'- iUd~~ Mitigation measures necessar to avoid significant environmental impacts ' 1, A geological report shall be prepared prior to the submission of the tentative map and any recommendations shall be incorporated into the project. 2. A soils report shall be prepared prior to submission of the tentative map and recommendations incorporated into the project. 3. A noise analysis prepared by a qualified acoustician shall be submitted prior to submittal of a tentative subdivision map. 4. A letter from each school district indicating the adequacy of school facilities shall be required prior to the issuance of any building permits. 5. In-lieu park development and acquisition fees shall be required prior for any subdivisions or construction of any new dwelling units. 6. Sewage types and calculations shall be submitted to the Engineering Department concurrent with the submittal of a tentative subdivision map, The subdivider may be required to not oppose the formation of a sewer assessment district for the expansion of sewer capacity in the area. 7, Street improvements may be required offsite to handle tra=fic generated by this project between Main Street and the project site. Design requirements shall be subject to approval of the City Engineer, 8. The subdivision should be modified to take advantage of solar orientation, to the extent feasible, Findings of insignificant impact 1, The site is void of any natural or man-made resources. Special Report 123, prepared by the State of Calif. Div. of Mines and Geology, indicates the presence of a north/south trending inferred fault to the north of the project. Expansive soils are also anticipated on the project site although suggested mitigation will ensure stable construction. 2. The project is in conformance with the Chula Vista General Plan and associated elements, although conformance with zoning requirements will be subject to approval of the Planning Commission. 3. The effects on schools and parks will be limited and mitigable and no substantial impacts are anticipated which could interact to create a substantial cumulative effects on the environment, . ~ t IS-81-51 -4- Individuals and organizations consulted City of Chula Vista Steve Griffin, Assoc. Planner Duane Bazzel, Asst.. Planner Shabda Roy, Assoc. Engineer Roger Daoust, Senior Engineer Tom Dyke, Plan Checker Ted Monsell, Fire Marshal Agent for owner Sidney S. Xinos Documents Special Report 123, Calif. Div, of Mines & Geology IS-81-19 Woodlawn Park Townhomes Th Initial Study Application and evaluation forms documenting the fi dings of no significant impact are on file and available for pu lic hearing at the Chula Vista Planning Dept., 276 4th Avenue, Ch la Vista, CA 92010 IRON;~SENTAL RE IEW COORDINATOR /U ENI 6 city of Chula vista planning department environmental review section Gy September ~t, 1981 Construction Management Services 1130!? Sorrento ~1a11ey fioad San Diego, CA Q21~1 Gentlemen The site plan an:? architecture of vour pronosecf develoor^n^t of ti!oodland Park at the northwest corner of 6!alnut Crive and 14ain Street aras considered by the ~~esign F?evie~~ Cos~r~ittPe on Segter^her 3, 1931. The Committee approved the desigh of the croiect suh,icct to the following conditions- 1. A fi foot hi~+h decorativQ wail shall be construe*.^d at the top of the slope along '"a in Street. The develone~ has tho oration of using masonry block or 7recast concrntA ~~.a1' panels with a masonry finish. The material and design of the Gral~l shall be subject to staff approval. If recuire~^ents of the needier noise analysis dictate farther moc'ificatior.s. the ''e~^ittne sha" revieti~ the projeot at a later date. 2. The decorative masonry material utilizer for the above r;entioned wP11 shell be :ase~' for retaining tkall rlanters along t~,ain Street. 3. Development standArds shall Fe develorJed for room additions and t~atios and shall he returned ter the Co*~~:ittee for revie~r at a later date. The developer shall coordinate with the Planning Department on said requirements. 4. The perimeter fence proposed along Lotus Drive shall be continued along the top of the easterly slope hank. Thy developer shall have the option of designing the fence at 5 feet or C feet height. 5. The land area between the sidewalk along Lotus !hive and the proposed fence shall be relatively flat, providing a landscaping area of 5 feet to 10 feet in width, b. The developer shall post "no parkina'~ signs in the area of the cul-de-sac, subject to approval of the City Engineer. 7. Street tree species and locations shall be sub3ect to approval of the City Engineer. 8. The dwelling on lot No. 5 shall Ne moved 10 feet to the east. ~a~~~ Construction Management Services September 4, 1981 Page 2 9. Colors to he used for naraae and entry doers shall be subject to approval of the Planninn ~epartrnent. If you have any questions, o?ease cal l r;e ~± 5; ~-~l!!? . Sincerely, Kenneth ~. Le4 Principal Planner hm cc : Buss Slivers , F?uphes f~ Assaci atQs , l ~7~ ?hi rd Avenue, Sar, ~ieQO, CA 92101 /D 6 ~~-