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HomeMy WebLinkAboutAgenda Statement 1981/12/08 Item 7, 7aCOUNCIL AGENDA STATEMENT Public hearing - Consideration of tentative ITEM TIT E: Tract 82-3, Star/Orange a . Resolution ~~69d''- Approving tentati ve map SUBMITTEp BY A. BA . `~ OUND (4/5ths Vote: Yes No X ) 1. The applicant is requesting approval of a tentative subdivision map known as Star/0 ange Condominiums, Chula Vista Tract 82-3, in order to subdivide 18.3 acres of land 1 Gated on the south side of Orange Avenue in the vicinity of Brandywine Avenue into a two lot condominium project consisting of 176 units. 2. The subject property is zoned R-1 and R-1-10-H-P. The applicant is also requesting rezoning of the property to R-3-P-12. The rezoning is a preceding agenda item, as is the envir nmental review of the proposed project. The precise plan, PCM-82-5, was reviewed and c nditionally approved by the Design Review Committee on October 1, 1981. B. P ANNING COMMISSION RECOMMENDATION: 0 October 14, 1981 the Planning Commission, by a vote of 6-0, recommended that the City ouncil approve the tentative subdivision map for Star/Orange, Chula Vista Tract 82-3 n accordance with Resolution PCS-82-3. C. RECOMMENDATION: Concur with the Planning Commission recommendation. D. D SCUSSION 1. Existing site characteristics. T e project site consists of approximately 18.3 acres of vacant land which includes 0.44 Gres of property, located at the southwest corner, presently owned by the Chula Vista School District (Valle Lindo Elementary School). The wedge shaped site (being narro er at the west end than the east end) is characterized by a very steep knoll loca ed at the southeast corner and by the Poggi Canyon drainage which traverses the site along the northerly and westerly portions of the property. The property abuts the Bout erly side of Orange Avenue which has been dedicated but not improved. The easterly section is traversed (north-south) by the main branch of the La Nacion earthquake fault. Bran swine Avenue presently stops at the southerly property line. Proposed development. a. The proposed development will consist of the construction of 176 condominium unit on two lots. The two lots will be created by the extension of Brandywine Avenue V~hic will connect with Orange Avenue. The dedication of Brandywine Avenue will require apnr ximately 1.7 acres of land, leaving a net acreage of 16.6 acres. The westerly lot (I._ot 1) vaill have an area of 11.7 acres and the easterly lot (Lot 2), 4.9 acres. There will be 168 units on Lot 1 and 8 units on Lot 2. continued Director of Planning Item 7, 7a Meeting Date 12/8/81 subdivision map for u a is a for Chula Vista Tract 82-3, Star/Orange Form A~113 (Rev. 11/79) Page 2, item ~~~ 7a Meeting Date 12/8/81 b. The typical structure is a combination two and three story fourplex with four g rages on the ground floor of the three stare portion of the building. Some of the st uctures are attached at the second floor level, making them eightplexes. There are fi e eightplexes (40 units) and 32 fourplexes (128 units) on Lot 1, and two fourplexes (8 uni s) on Lot 2. The structures will be of contemporary design with asphalt shingle pitche roofs and exterior elevations of stucco, wood siding, and wood trim. c. Each unit is a townhouse and is assigned a one car garage. The two units above he garages are both two bedroom units with enclosed exterior stairways on the sides f the building leading to the second floor entry. These units are assigned the garage at each end of the building. Openings are provided from the garage to the stairway. In addition, there is an interior stairway in the center of the building leading to the third loor level of each unit. The third floor is devoted to bedrooms and bath. Each of the units above a garage has a 75 sq. ft. (E' X 122') private balcony on the second floor level. d. The other two units are located behind the garages and are assigned the tv~o o e car. garages in the middle of the building. Direct access is provided between the r,aracr and the unit. One of the units has two bedrooms and the other three bedrooms. T~~ese units will have fenced rear yard areas of various sizes but not less than the recui ed 80 sq. ft. of private open space. e. The required storage for each of the units is provided under the stairways vaithi the unit. The amount of storage provided is 281 cu. ft. and 365 cu. ft. Under the c ndominium ordinance the two bedroom units require 200 cu. ft. of storage and the three bedroom units, 250 cu. ft. f. Other amenities include a swimming pool, cabana and a Jacuzzi located in the cente of Lot 1. 31 Circulation. a. The units will be served by a private street system. Lot 1 will have an aces drive from both streets. The private streets on Lot 1 will have right-of-way width of 36 feet and 32 feet. The 36 ft. wide street will provide for parallel parking on bo h sides of the street; and the 32 ft. width, parking on one side only. The circu- latio consists of a single loop street with short cul-de-sac courts perpendicular to the loon treet, and one long cul-de-sac extending westerly from the access drive on Orange Avenu . b. Lot 2 will be served by a single 24 ft. wide private road with access from Brand wine Avenue. No parallel parking spaces are proposed on this street. Parking. s mentioned earlier each unit is assigned a one car garage. In addition, there will be 173 open spaces (34 parallel) in a series of parking bays and along the street in L t 1, fora total of 341 spaces. Lot 2 will have 8 open spaces, or a total of 16 spac s. The code requires a minimum of 310 parking spaces for Lot 1 and 15 spaces for Lot Therefore, the plan exceeds the minimum requirements of the code. A few of the parallel spaces on Lot 1 near the entrance from Brandywine Avenue may be deleted in order to g ovide a safe sight distance for better ingress and egress. l~j'-~/D 6 ~~ continued Page 3, Item 7,7a Meeting Date 12/8/81 51 Grading T e grading will consist of approximately cubic yards of fill. Approximately 50% of Lot exten ion of Brandywine Avenue. Lot 1 will be the w st end. 145,000 cubic yards of cut and 145,000 2 will be 2:1 cut slopes created by the primarily fill with some cut slopes at 6. Drainage. 1" e Poggi Canyon drainage will be carried within an enclosed underground system locat d on the south side of Orange Avenue. The drainage system will continue under- groun across the westerly portion of the site. 7. Acquisition of school property. T e proposed development, as submitted, is dependent upon the acquisition of the 0.44 Gres of school property. As of this date, the acquisition is still not certain. At pr sent there are 8 units and the majority of the cul-de-sac in that location located on th school property. If the applicant is unable to acquire this acreage, the westerly porti n of the development will have to be revised. A loss of 8 units will result because of this revision. Wall/Fencing. 4 foot wall is required along Orange Avenue to reduce the impact of noise. The wall ill be designed to provide a minimum of 10 feet for landscaping between the wall and he public sidewalk. Both the wall and landscaping will be maintained by the home Hers association established for the development. The combination of setbacks and aintenance program funded by the homeowners assocition should avoid or minimize previ usly experienced graffiti problems along other portions of Orange Avenue where walls located at the sidewalk have been destroyed. he wall and rear yard fencing will be coordinated so as to provide offsets in the wall and eliminate the probability of having both a wall and fence within close proximity to e ch other. This is being accomplished through the precise plan approval process. In addi ion, the City Engineer is requiring guard rails along portions of the street where the djacent down slope is 10 feet in height or greater. Design of the rail is subject to t e approval of the Planning Director and the City Engineer. KGL: ~/469~ i~ -~ ~/ ~~ ^t~ ..: LUNu1 I lUlVtll e~ative P c1JECT NAME P OJECT LOCATION: PROJECT 11P['LICI~NT: A~. Project Setting DAT T e proposed project would be located on the south side of the future eastward e Tension of Orange Avenue at its planned intersection with Brandywine Avenue. T e site consists of 20.83 acres of hillside and bottom land presently vacant, t aversed by Poggi Creek, a seasonally dry watercourse. A~trace of the LaNacion Fault system also traverses the project site in a north/ s uth trend (Krooskos & Assoc., 1980). T ere are no rare or endangered plant or animal species located on the project s to although the drainage which crosses the site supports several dense Sumac t ickets, providing habitat diversity (MSA, Inc., 1978). B~ Project Description T e applicant is requesting a change of zone for 20.83 acres from R-1-10-H-P (Single f roily residential, minimum 10,000 sq. ft, lot size, and subject to the Hillside D velopment Policy) to R-3-P-12 (Multiple family residential, maximum 12 dwelling u its. per acre). In addition, the applicant requests the rezoning of .44 acres f om R-1 (Single family residential, minimum 7,000 sq. ft, lot size) to R-3-P-12. T e project also consists of the development of 176 condominium units contained i 44 two and three story structures and one single story recreation structure. A t tal of 357 parking spaces are proposed. C~ Compatibility with zoning and plans T e proposed project at 9.17 P an land use designation of t e proposed R-3-P-12 zoning a designated "Scenic Route" E ement of the General Plan. t e General Plan. `~/ dwelling units per acre, is compatible with the General "P~edium Density Residential" (maximum 12 DU's/ac) and (maximum 12 DU's/ac). The project is located along (Orange Avenue), as indicated in the Scenic Highways Design Review procedures shall assure compliance with zleciaration Star/Orange Condominiums Brandywine & Orange Star Corporati on city of Chula vista planning department environmental review section Gy I -82-5 D, ..~ L. h ` h ' 1 tl s r s E t `, 2 ". Identification of environmental effects 1. Geology/Soils The eastern portion of the site is traversed by the main branch of the iNacion earthquake fault and-the various soils identified on the site have gh shrink/swell characteristics. .A Soil Investigation and Geologic Study is been prepared and submitted by William S. Krooskos & Associates (June 23, X80). The report identifies the location of the fault trace and recommends cat a 45 ft, wide building setback area be designed to avoid placing any tructures on the fault area. The report also makes various foundation 'commendations that will assure stable construction for structures up to three tories in height. 2. Drainage The property is traversed by the main channel of the Poggi Canyon drainage asin. The applicant proposes to provide an underground drainage system to ransport the runoff from east to southwest, through the project site. Drainage alculations and plans shall be prepared and submitted to the City Engineer rior to any grading on the project. Any adverse environmental effects will be itigated through proper engineering techniques. 3. Landform The site is characterized by severe topography at the southeast corner, although previous borrow pit grading operation at the higher elevations has destroyed .he natural appearance of the hillside. The remaining hillside along the southerly edge of the project site is a landscaped manufactured slope from previous develop- ient. Although the developer estimates that approximately 145,000 cu. yds. of valanced cut and fill would be graded, the present site has been victimized by -ffroad vehicle trails and previous grading operations to the extent that further codification of the site, as proposed, would not be considered significantly adverse. Dative plant material should be introduced and graded slopes rounded to existing :ontours to minimize aesthetic impacts. , 4. Schools All schools in the project vicinity are currently resent the d b operating at or above capacity. demand for school facilities. ur The proposed project would further The following schools would be impacted p en by the proposed project. Capacity Enrollment Project students Valle Lindo Elementary 476 530 70 Bonita Vista Junior High 1,410 1,457 52 Bonita Vista High 1,512 1,477 35 The developer will be required to provide the City with written assurance from the school districts that they will have the ability to provide educational services to students from this project. This usually involves the developer providing the school district with financial assistance for temporary facilities. .r -/v6 ~~ -82-6 , ... 5. Parks 3 ~„ ~„ The proposed project will create the need eveloped park land. Located within park dis as only 4.35 acres of available parkland and ccording to the existing population. he developer will be required to submit park in-lieu of dedication prior to development of 6. Noise .. for approximately one acre of trict 16.01, the area presently a current need for 8.2 acres acquisition and development fees the site. An acoustical analysis was prepared by New I-orizons Planning Consultants, Inc. July, 1981), which discusses noise impacts anticipated from Orange Avenue and randywine Avenue. Aiso included in the analysis was the impact resulting from ehicular trips generated by the project. Oise levels anticipated along Orange Avenue are anticipated to adversely effect ine proposed residential structures unless noise attenuation measures are taken. he acoustical report recommends the construction of a 4' high masonry wall djacent to building #5 through 12 and building #22 (see report) to reduce noise evels below 65 CNEL (the maximum allowable level). he additional vehicular trips placed upon Orange Avenue and Brandywine Avenue esulting from the proposed project will increase noise levels by 0.3dB and 0.5 d6 espectively. 7. Growth Inducement ...- The extension of Orange Avenue will complete the road system up to the easterly oundary of the City which could encourage annexation and development proposals of roperties currently located within the County of San Diego. The major landowner o the east presently has a signed agreement under the Williamson Act not to develop he property for many years which would preclude any growth inducing impacts esulting from this project. Mitigation necessary to avoid significant effects A ..~ 1. Recommendations contained in the geology/soils report shall be incorporated nto the project including a condition prohibiting any structures from being constructed ithin the 45' wide fault zone. 2. Drainage calculations and plans shall be submitted to the City Engineer rior to any grading on the site. Proper engineering techniques shall mitigate any dverse impacts. 3. Native plant material shall be included in the erosion control plans for ewly graded slopes. In addition, all graded slopes shall be rounded and smoothed o the existing natural slopes, subject to approval of the City's Landscape Architect nd the City Enginer. 4. Written assurance shall be obtained from the appropriate school districts .hat adequate classroom space will be available for students generated by this project. /G~~ 9~ IIS-82-6 ^. ^. .. .~. 4 5. Parkland acquisition and development in-lieu fees shall be paid by the veloper prior to development of the project. 6. A 4' high masonry wall shall be constructed along Orange Avenue ( pproximately 2000' long) as per recommendations in the acoustical report submitted by the applicant (New Horizons, 1981). Findings of insignificant impacts 1. There are no significant natural or manmade resources within the project a which could be adversely effected by project implementation. A confirmed leg the LaNacion Earthquake Fault has been identified on the project site, however, posed mitigation will ensure stable construction. 2. The proposed density for the condominium project is within the 12 du. per re maximum designated in the General Plan and the project will not achieve short rm to the disadvantage of long-term environmental goals. 3. All potential impacts can be mitigated and none are anticipated to interact d cause any cumulative effect on the environment. 4. The project will not create any source of significant noise or odors, nor 11 any hazards to human beings result. ~. Consultation 1. Individuals and organizations City of Chula Vista -Steve Griffin, Associate Planner Shabda Roy, Associate Engineer Tom Dyke, Building Dept. Gary Augustine, Resource Conservation Commissioner Duane E. Bazzel, Assistant Planner Ted Monsell, Fire Marshal Stuart Hurwitz - Applicant Jim Ashbaugh - Applicant's agent M. L. Splitstone - Applicant's engineer 2. Documents IS-79-11, Braun Orange Avenue GPA Acoustical Analysis (New Horizons Planning Consultants July, 1981) Soil Investigation and Geology Study (William S. Krooskos & Assoc. June, 1980) Biological survey (MSA, Inc., August 1978) Thy fic I auk Chi Initial ~tuc3•f :~l~;~l ic,:tion ,~ncl .'valuation forms documenting the ~dinc;:; ot: no si<rniEic,~nt it„fact :arc on £ile and a~~ailablc Cor ~1ic review ,it t.i:c~ c:l:ul,i ~.'i.cta I~lanninr, Deft., 27G 4th ~\venue, ila Vita, C~1 '.)201U. EN IRON:•IENT1lL REVI t9 COOi~.DI:~~ITOR city of Chula vista planning department environmental review section Gy