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HomeMy WebLinkAboutAgenda Statement 1986/12/16 Item 16• COUNCIL AGENDA STATEMENT Item 1 ~' Meeting Date 1 2 -16 - 8 6 ITEM TITLE: Public Hearing: (a) PCZ-87-F: Consideration to rezone 10.1 acres known as Corona Vista, located northeast of Otay Lakes Road at the southeast terminus of Camino Elevado from R-1-10-H-P to R-1-10-P - DeMenge-Cerutti (b) PCS-87-1: Consideration of a tentative subdivision map for Corona Vista, Chula Vista Tract 87-1, located northeast of Otay Lakes Road at the southeast terminus of Camino Elevado - [leMenge-Cerutti (c) P-87-6: Consideration of Precise Plan adopting plans and standards for the development and/or maintenance of the lots and common areas within this project - DeMenge-Cerutti Ordinance ai ~ y Rezoning 10.1 acres from R-1-10-H-P to R-1-10-P • SLCUvD P~~AD{tiG AND ADOPTIOi`f Resolution Approving the tentative subdivision map for Corona Vista, Chula Vista Tract 87-1 Resolution Approving the precise plan for Corona Vista SUBMITTED BY: Planning Director (o ~ REVIEWED BY: City Manager (4/5ths Vote: Yes No X ) The proposal involves a request for a rezoning, tentative subdivision map, and precise plan for the development of 14 single family residential lots and common open space on 10.1 acres located northeast of Otay Lakes Road at the southeast terminus of Camino Elevado. An Initial Study, IS-87-24, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on November 7, 1986, who concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. RECOMMENDATION: That Council concur with the recommendation of the Planning Commission. • Page 2, Item 16 • Meeting Date ~= 16 - 8 6 BOARS/COMMISSIONS RECOMMENDATION: On November 19, 1986, the Planning Commission, by a unanimous vote, took the following actions: 1. Found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-87-24, which is herewith forwarded for Council review and adoption, and 2. Recommended that Council approve the rezoning, tentative subdivision map, and precise plan for 10.1 acres known as Corona Vista in accordance with Planning Commission Resolutions PCZ-87-F, PCS-87-1, and P-87-6. DISCUSSION: Adjacent zoning and land use North R-E-P and R-1-10 Bonita Ridge Estates and water tank South P-C Otay Lakes Road and ERDR East R-E and P-C Bonita Long Canyon and Bonita View Terrace West R-1-10-P Bonita Ridge Estates Existing site characteristics The project site is a 10.1 acre parcel lying northeasterly of Otay Lakes Road, immediately to the south and east of the Bonita Ridge Estates Subdivision, and immediately to the west of the Bonita Long Canyon development and Bonita View Terrace PUD. The site slopes steeply down on the northeast and southwest, with a knoll and low ridge running from northwest to southeast representing the ~'evelopable portion of the property. Access to the site is via Camino Elevado which terminates at the northwesterly boundary of the property. Proposed project The proposed project consists of creating 14 single family lots served by a 20 ft. wide private street. It would be a gated community with access off Camino Elevado, which would be cul-de-saced on-site and treated with special paving, walls and landscaping. Two open space lots totaling 5.5 acres would be retained on the northeasterly and southwesterly portions of the site. The lots would be developed with 14 single family homes served by two-car garages and 16 guest parking spaces located in bays along the private street. The cut and fill slopes within the open space areas would be replanted with native materials. A 25 ft. landscaped area on each side of the private street would be planted with street trees, accent planting and ground cover. All common areas, including the project entry, private streets and open space areas as well as the 25 ft. landscaped areas adjacent to the street would be maintained by a homeowners association. • • ANALYSIS: Page 3, Item 16 Meeting Date 12 -1 ~ - s ~ The subject property was rezoned from R-1-10 to R-1-10-H-P in 1974 as part of an overall program to apply the "H" Hillside Modifying District to those properties east of I-805 which possessed an average natural slope of at least 8%. 6Ji th an average natural slope of 25.8°i , thi s property woul d be permitted 12 dwelling units and 65% (6-1/2 acres) of the site would have to be left ungraded under the existing Hillside Zoning (-vhile the applicant proposes 14 dwelling units and 3.7 acres left ungraded). Since 1974, however, the "H" Modifier has been removed from one parcel after another, and not one development has actually proceeded under its density and grading limitations. The severity of these limitations when applied to small holdings involving steep terrain, along with the ability to control density and grading through the "P" Precise Plan requirement have been the primary reasons staff has supported most of the requests to remove the "H" Modifier. For these same reasons as well as bringing this site into conformance with adjacent R-1-10-P zoned property, we recommend approval of the rezoning request. The proposal for 14 units on 10.1 acres equates to a gross density of 1.2 dwelling units per acre, which is well below the 4-12 dwelling unit range authorized under the General Plan and the 40 units allowed under the asic R-1-10 zone. The proposal is for a reasonable amount of grading and density consistent with the development of estate-type homes compatible with homes to the west on Camino Elevado. The tentative subdivision map shows the 14 lots on the northwesterly to southeasterly portion of the site. The steeper slopes on the southerly and northeasterly portions of the property are proposed as natural open space areas. The lots conform with the R-1-10 zone, beino a minimum of 10,000 sq. ft. with an average lot size of 12,850 sq. ft. Several of the lots are designed for split level homes in order to minimize grading. The lots are served with a ?_0 ft. wide private street with no on-street parking and guest parking bays for 16 cars. Turn-grounds for fire equipment are provided at each terminus of the private street. A portion of private street adjacent to open space lot A will be retained with a crib wall and guard rail. A retaining wall varying from 4 ft. to 10 ft. in height is proposed along Otay Lakes Road. The subdivider will also dedicate and improve a section of Otay Lakes Road. The *entative map is sensitive to the site considering the estate type lots proposed. The private streets are narrow in order to minimize earth work, but they are in a hillside area and will be privately maintained and not accessible to the general public. Guest parking bays have been provided in order to offset the loss in on-street parking. We therefore recommend ~pproval of the tentative map based on the findings listed at the end of this report and subject to the conditions listed under Section B. J Page 4, Item 16 Meeting Date 1 2- 1 6- 8 6 Under the "P" Precise Plan requirement, the applicant has submitted a landscape concept plan, entry details, architectural elements plan, and proposed development standards. As noted above, the landscape program includes replanting the cut and fill slopes in the open space areas with natural materials and establishing a 25 ft. corridor of landscaping on each side of the private street, including street trees, ground cover and accent planting around the guest parking bays. Also screen planting will be used to soften the view of the crib wall from Otay Lakes Road, and the Camino Elevado cul-de-sac and entranceway will he specially treated with a combination landscaping, walls and textured paving. All of the common areas, including the private street and open space lots, and the entryway and special treatment around the Camino Elevado cul-de-sac will be owned and maintained by a homeowners association. The homeowners association will also be responsible for the maintenance of the 25 ft. landscape corridor adjacent to the private street. It is recommended that the City receive an easement over the open space areas in order to restrict development, and that an open space maintenance district be formed but not activated in order to allow the City to assume maintenance if standards are not being met by the homeowners association. It has also been recommended that the details of the landscape concept plan, entryway and cul-de-sac treatment, and the wall/planting adjacent to Otay Lakes Road be subject to preview and approval by the City Landscape Architect. The lots will be developed with custom homes described as Early California Ranch with stucco and wood, the roofs in earth tones, and brick accents. The development standards include criteria regarding future grading, fencing, setbacks, heights and lot coverage, and these would supercede the underlying standards of the R-1-10 zone. We have recommended that a 45% floor area ratio be added and the height limit be changed from 30 ft. to 28 ft. and lot coverage from 50°~ to 40% to conform with the R-1-10 standards. Additional revisions to the development standards would include changing any reference to maintenance district to homeowners association and further review by the City Landscape Architect on planting and irrigation details. In conclusion, with the conditions outlined below as adopted by the Planning Commission, we recommend approval of PCZ-87-5, PCS-$7-1 and P-87-6. 1. All common areas, including the private street, open space lots and improvements, and entryway shall be owned and maintained by a homeowners association. The association will also be responsible for maintaining the special treatment areas surrounding the Camino Elevado cul-de-sac and the 25 ft. landscape corridor adjacent to the private street. 2. The developer shall grant to the City an open space easement over lots A and B in order to restrict development on these lots. An open space • maintenance district shall be formed for the maintenance of open space lots A and B, to be activated as necessary at the discretion of the Chula Vista City Council. • Page 5, Item 16 Meeting Date 1 2- 1 6- 8 6 3. The landscape concept plan, including the development standards, open space lots, crib wall, entryway treatment, and retaining wall along Otay Lakes Road shall be subject to review and approval of the City Landscape Architect prior to approval of a final map. The plans shall include provision for correction of the on-site erosion problem created by reservoir overflow to the north of the property. 4. The development standards shall be revised to reflect a 459° floor area ratio, a height 1 imi t of 28 ft. , and a 1 of coverage restriction of 40%. References to landscaping and irrigation are subject to further review and approval by the City Landscape Architect. All references to maintenance district shall be changed to homeowners association, and the document shall make reference to the underlying provisions of the R-1-10 zone where not superseded by the development standards. 5. A comprehensive wall/fencing program shall be submitted for review and approval prior to approval of the final map. The plan shall include the provision for a decorative wall along those lots exposed to Otay Lakes Road. 6. A lighting program for the guest parking areas shall be submitted for review and approval prior to the approval of the final map. ~. The developer shall be required to pay park acquisition and development fees prior to recordation of the final map. RCT fees shall be assessed with the issuance of building permits. 8. The cul-de-sac at the end of Camino Elevado shall conform to Chula Vista Design Standard 7 unless approved by the City Engineer. The property line radius in the cul-de-sac shall be 50 feet. 9. The entry gate and associated items shall not be located within the dedicated public right-of-way. 10. All lots shall drain to the private streets or to approved drainage systems. Each back yard shall have an individual inlet of sufficient size to guarantee that flooding will not occur during a 100 year design storm, with the inlet operating at 50% efficiency. 11. Storm drains shall be extended to outlet at established water courses. Extension may be in the form of concrete brow ditch or concrete pipe. S±orm drain systems shall be maintained by the homeowners association. 12. Developer shall submit evidence acceptable to the City Engineer to demonstrate that Otay Lakes Road is capable of accepting the amount and nature of storm drain runoff as proposed. Specific method of handling storm drainage through the proposed Lot "A" to the inlet adjacent to Otay Lakes Road shall be approved by the City Engineer. • Page 6, Item 16 • Meeting Dated 2- 1 6- 8 6 13. Prior to approval of the Final Map, the developers shall enter into a development agreement with the City wherein the developer agrees to the following: a. To pay his fair share of the cast of public improvements to be provided under the public financing plan and development agreement. b. To not protest the establishment of a facilities benefit assessment district. 14. The developer shall be responsible for the construction of street improvements as shown on the Tentative Map. Said improvements shall include but not be limited to street pavement, street lights, drainage facilities, sewers, curb, gutter and sidewalk and fire hydrants. 15. All streets shall meet the requirements of the subdivision manual. Structural design of the interior streets shall be based on a traffic index of at least 4 using the "R" value method. Camino Elevado shall meet the requirements of the Subdivision Manual for public streets. All interior streets shall be private and shall meet the following requirements: • a. Minimum design speed limit of 15 mph. b. Pavement of Portland cement. Detailed horizontal and vertical alignment of the centerline of said streets shall be reflected on the improvement plans for the subdivision. 16. Street improvements in Otay Lakes Road shall be designed in accordance with Chula Vista Drawing T-599. Improvements shall include street lights as required by the City Engineer. 17. The developer shall grant sewer easements for all public sewers. 18. The declaration of covenants, conditions and restrictions shall include provisions assuring maintenance of all private streets. The City of Chula Vista shall be named as a party to said declaration authorizing the City to enforce the terms and conditions of the declaration in the same manner as any owner within the subdivision. 19. Sewers serving 10 or less units shall have a minimum grade of 1%. 20. An erosion and sedimentation control plan shall be prepared as part of the grading plans. 21. Prior to action by Council, the school districts shall notify the City in writing that they have reached an equitable agreement with the developer • regarding school facilities. • Page 7, Item 16 Meeting Date 1 ~-~ 6- s 6 22. The developer shall record CC&R's establishing the homeowners association and outlining its responsibilities. The CC&R's shall include the development standards as finally adopted and approved. The City shall be made a party to the CC&R's and a copy thereof shall be filed with the City for review and approval prior to their recordation which shall occur concurrently with the recordation of the subdivision map. FISCAL I~IPACT: None WPC 3396P ~i ~~ ti ,~~, Cii~ CQ~a ~I psi df Chula Vista, California Dated ~O~ --"-' •