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HomeMy WebLinkAboutAgenda Statement 1977/11/08 Item 04, 04ACITY OF CHULA VISTA COUNCIL AGENDA STATEMENT Item No. 4, 4a For meeting of 11/8/77 PUBLIC HEARING - Consideration of precise plan for development of 2.56 acres at ITEM TITLE the southwest corner of Quintard Street and Tobias Drive in R-3-P-12 zone Resolution - Approving precise plan for development of a 30-unit townhouse condominium project at the southwest corner of Quintard Street and Tobias Drive SUBMITTED BY Director of Plannin ~~~ ._ ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES_ N0~) A. BACKGROUND 1. The applicant has submitted a precise plan for the construction of a 30 unit town- house condominium project on 2.56 acres located at the southwesterly corner of Quintard Street and Tobias Drive in the R-3-P-12 zone. 2. An Initial Study, IS-78-13, was certified by the Planning Commission on October 12 and is herewith forwarded to the City Council. B. DISCUSSION 1. Adjacent zoning and land use: North R-1-5-P Vacant (approved tentative map for single family residential) South R-2-T Single family attached dwellings East R-2-T & R-3-G-D Single family attached dwellings and apartments West R-3-P-12 Vacant 2. Site characteristics. a. The project encompasses two existing parcels totalling 3 acres, each of which is developed with a single family dwelling. The property will be subdivided into four parcels through the filing of a subdivision map. The existing dwellings will be located on parcels 75 feet wide and 151 feet in depth, with the remaining 2.5 acres situated in a "U" shaped lot surrounding the two parcels. The most easterly existing dwelling has a detached garage which will be relocated to one of the newly created parcels. b. The site is essentially level, but slopes gently toward the southwesterly KGL:hm EXHIBITS ~rn ti m~Pd nn [iinnlPmantal ~ya,9a) Agreement Resolution X Ordinance_ Plat, Notification List I Res~M-78-6 ~i Other Precise Plan ENVIRONMENTAL DOCUMENT: Attached X Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission recommendation. BOARD/COMMISSION RECOMMENDATION On October 12, 1977 the Planning Commission voted 7-0 to certify the Negative Declaration on IS-78-13 and to recommend to the City Council the approval of the precise plan for construction of a 30-unit townhouse condominium project in accordance with resolution COUNC8L6ACTION A P P R O V E D b;; the City Council :;.P ~111.L%~ ~Y LJ~~. vd~.liVi(~i(~. AGENDA ITEM N0. 4, 4a Meeting of 11/8/77 Supplemental page No. 2 corner of the property. The southerly and westerly portions of the site have down slopes to the adjacent properties which range in elevation from zero to 10 feet. There is a concrete brow ditch running along the southerly property line. 3. Proposed plan. d. Number Of units. The proposed project consists of 30 two-story townhouse units, each having two bedrooms. The units are divided into six structures, with one 6-unit structure located directly east of the most easterly single family dwelling, and two 4-unit structures located adjacent t0 Tobias Drive. The remaining units, in 4 and 5-unit buildings, are located directly south of the single family dwelling. b. Parking. A total of 61 offstreet parking spaces are provided onsite; the Code requires 52 spaces for the 30 two-bedroom units. The parking is divided into three areas, the majority of which (39 spaces} is located on the southerly portion of the lot with access from Tobias Drive. Ten spaces are located at the northeasterly corner of the site with access from Tobias Drive. The remaining 12 spaces are located on the westerly portion of the site in front of the units located in that area. This parking has its access from Quintard Street. The parking areas are screened from the street and from the properties to the south by a 4 ft. high cedar fence with 18 inch wide stucco pilasters 15 feet on center. The fence adjacent to the residences to the south is located at the top of slope as required by the precise plan guidelines. The fencing is increased in height to 5 feet around the barbeque area near the southwest corner of the site. c. Open space. The precise plan guidelines call for 800 sq. ft. of open space per unit, 300 sq. ft. of which is to be for the private use of the dwelling unit it serves. Each unit has a private patio which averages about 450 sq. ft., or a total of 14,080 sq. ft. Another 23,450 sq. ft. of open space, excluding the front setback, is provided. The total open space is 37,530 sq. ft., or 1251 sq. ft. per unit. The patios are fenced with 6 foot high fencing of the same design proposed in front of the parking areas. d. Setbacks. The precise plan setback guidelines are: front, 25 feet; and rear, 35 feet for two-story structures. The units are located 88 feet from the south property line and 39 feet from the west property line. Three of the buildings are, however, only 22 feet from the street, as opposed to the desired 25 feet. A small portion of the building encroaches another 2 feet. The guideline states that the setback may be reduced, depending on building orientation, length, and windows. The three buildings (one on Quintard and two on Tobias encroaching into the 25 ft. setback side up to the setback area and represent only 30 feet in length each. There is still a minimum of 22 feet of landscaping between the back of the sidewalk and the units on Tobias Drive and 34z feet on Quintard Street. There is a possibility that 10 feet of right of way on Quintard Street may be vacated. If this is the case, the proposed plan could be modified to take advantage of the additional area 6y opening up the distance between units and providing more open space in the interior of the development. e. Architecture. The architecture is contemporary. The exterior of the building is primarily beige stucco with brown wood trim. A true mansard roof of brown cedar shake shingles is proposed. The buildings have a number of offsets and architectural projections creating an interesting exterior and shadow lines as well as an irregular roof line. f. Sewer. This development is within the Castle Park sewer moratorium area and will receive sewer service through the proposed relief sewer.. The County has advised that this project will probably be under construction by the end of October and may be in service by the beginning of 1978. There is currently no sewer in Quintard Street across the project frontage. This sewer has been proposed for construction with the Shepherdville Subdivision. If this condominium project should precede Shepherdville, the sewer would have to be built by this proponent instead. It should be noted that most of the existing sewer in Tobias Drive is encased in concrete because of its acla4ivcly challnw rlonth AGENDA ITEM N0. 4, 4a Meeting of 11/8/77 Supplemental page No. 3 g. Storm drainage. The site plan shows that virtually all drainage generated on site will be con- centrated at the southwest corner of the property. A drain is indicated to be built to First Avenue across the adjacent property. Existing grades shown on this plan indicate that the drainage may not flow naturally across this adjacent property under existing conditions. City records do not show any publicly held right of way for storm drain purposes at this location. The applicant will be required to acquire any necessary offsite right of way for drainage. D. ANALYSIS The proposed development is a well designed project which has utilized offsets in the building elevations and roof line to create interest and shadow lines. The parking has been divided up so as to relate to the location of the structures. The overall design theme has been carried onto the screening and patio fences. The amount of open space exceeds the desired guidelines and each unit has ample private open space. The develop- ment is compatible with the adjoining uses and should enhance the area. Only a small portion of the buildings will encroach into the desired 25 foot front setback and this should not affect the general appearance of the project. The buildings will still be a minimum of 22 feet from the inside edge of the sidewalk on Tobias Drive and 342 feet from Quintard Street. RESOLUTION N0. PCM-78-6 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF A PRECISE PLAN FOR A 30-UNIT TOWNHOUSE CONDOMINIUM PROJECT AT THE SOUTHWEST CORNER OF QUINTARD STREET AND TOBIAS DRIVE IN THE R-3-P-12 ZONE WHEREAS, Howard S. Dworkin and Stewart L. Pri~ikin submitted a precise plan for the development of 2.56 acres located at the southwesterly corner of Quintard Street and Tobias Drive in the R-3-P-12 zone, and WHEREAS, an Initial Study, IS-78-13, was conducted by the Environmental Review Committee on September 29, 1977, which concluded that there would be no significant adverse environmental impact and made a draft Negative Declaration, and WHEREAS, the City Planning Commission, at a duly advertised public hearing held at 7:00 plm., October 12, 1977, in the Council Chamber, City Hall, 276 Fourth Avenue, considered the Precise Plan for development as submitted. NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds as follows: a. That such plan will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The proposed development is well designed with ample open space, setbacks and parking. The architecture has been made interesting by the use of offsets and materials and is compatible with the adjacent residential uses and should therefore not be detrimental to the health, safety or general welfare of persons or improvements in the area. b. That such plan satisfies the principles of the application of the P Modifying District as set forth in Section 19.46.041. The proposed plan either meets or exceeds the precise plan guidelines with the exception of the 25 foot front yard setback. The encroachment into the setback will not affect the overall appearance of the project because there will be 22 feet of landscaping between the sidewalk and the buildings on Tobias Drive and 34% feet of landscaping on Quintard Street. c. That any exceptions granted which deviate from the underlying zoning require- ments shall be warranted only when necessary to meet the purpose and application of the P Precise Plan Modifying District. The plan meets all of the requirements of the underlying R-3 zone. d. That approval of this plan will conform to the general plan and the adopted policies of the city. The project will be developed at a density of 12 units per acre which is -1- consistent with the General Plan designation of this area of 13-26 dwelling units per acre. BE IT FURTHER RESOLVED that the City Planning Commission finds that in accordance with the Negative Declaration on IS-78-13 and the findings stated therein, this project will have no significant adverse environmental impact and certifies the Negative Declaration, and recommends that the City Council approve the precise plan fora 30 unit townhouse condominium project at the southwest corner of Quintard Street and Tobias Drive, subject to the following conditions: 1. Afire hydrant shall be installed on the west side of Tobias Drive adjacent to the most southerly driveway. 2. All signs shall be subject to Zoning Administrator approval. 3. In the event a portion of Quintard Street adjacent to the subject property is vacated, the precise plan may be modified to take advan- tage of the additional area, however, the buildings shall maintain a 20 foot minimum front yard setback. The modification shall be subject to the approval of the Zoning Administrator unless the plan is extensively altered. 4. Submission of a subdivision map or parcel map in accordance with the requirements of the Subdivision Map Act shall be required. Conditions to be imposed upon that map by the City shall in no way be limited by conditions of approval imposed upon the precise plan. 5. No dwelling units shall be connected to city sewers until adequate downstream facilities are in service. 6. Grading and drainage plans and improvement plans for Tobias Drive and Quintard Street shall be prepared by a registered Civil Engineer and shall be subject to approval by the Director of Public Works. 7. The westerly half of Tobias Drive shall be improved by the developer to residential street standards in accordance with Standard Drawing No. 101-A. The southerly half of Quintard Street shall be improved by the developer to residential collector street standards in accord- ance with STandard Drawing No. 101-A. The alignments of such streets shall meet alignments previously approved in connection with the Shepherdville and Sweetwater Manor subdivisions. Full improvements including, but not limited to, street pavement, monolithic curb, gutter and sidewalk, sewers, drainage facilities, and street lights shall be provided by the developer as required by the City. -2- 8. The developer may request vacation of street right of way along Quintard Street for that right of way in excess of 28 feet from the centerline and along Tobias Drive for that right of way in excess of 26 feet from the centerline. Street tree easements 7.5 feet in width, parallel to and immediately outside the final street right of way shall be established. PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA this 12th day of October, 1977 by the following vote, to-wit: AYES: Commissioners Pressutti, Renneisen, O'Neill, G. Johnson, Chandler, R. Johnson and Smith NOES: None ABSENT: None -- Chairman ATTEST: Secretary PROSPECT ~---'- ~. k R-I CASTLE PARK JUNIOR HIGH SCHOOL ~ SF I SF I L__ MOBILE HOME .PARK R3 ~----- i STREET I ~--- I SF SF SF SF SF SF SF SF SF SF SF sF sF pLYti10UTH C~, sF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF • I SF SF IVAC. I APPRLVEO "' - - SHEfi+LEROVIL~. C A N T N SUBO/V7S/ON ~ ~ SF gF I~ ~ I QUINTARD- -3-~-12 VACANT SF VACANT W ~/ ~// i/ s. STREET o W a hd SF SF SF SF SF ~~ MANOR€SUBD/ SON ~-~'S-p i r->--- ~ VAC. ~ SF I I I ~ SF. ~ I i ~-- I I I VAC. GREET. S F A MULTIPLE FAMILY I I - --- --~ I `~-- R 3-G-D r - - - - - i m - ~ ~ _ l w~ O a 0 J J ~ ~/ 0~ I-Y CASTLE PARK HIGH SCHOOL LOCATOR PCM-T8-6 PRECISE PLAN FOR 3'0 TOWNHOUSES -SWC r/F- QUINTARD ~ ST 8'ILIRIA.' DRIVE.