HomeMy WebLinkAboutAgenda Statement 1976/05/04 Item 04a, bCITY OF CHULA VISTA ITEM N0. 4a ,b
COUNCIL AGENDA STATEMENT ~ -
FOR MEETING OF: 5/4/76
ITEM TITLE: Public Hearing - Consideration of Planned Unit Development PUD-76-1 -
Robinhood Point
Resolution 8145- Approving Planned Unit Development PUD-76-1 -
Robinhood Point
SUBMITTED BY~ Director of P1 anni ng
ITEM EXPLANATION
1. The applicant has submitted a Planned Unit Development (PUD-76-1) for the development
of the proposed 291 unit Robinhood Point Subdivision on 108 acres located on Brandywine
Avenue between Orange Ave, and Otay Valley Road.,
2. In 1973 the Council approved PUD~73-2 (Deerpark East1 for the construction of 291
single family detached units designed in a cluster concept. The applicant proposes
to construct a similar type development with a modification of floor plans, elevations
and lot sizes.
3. The new plan has two significant changes from the previously approved plan:
a. The previous plan called for house sizes of 1437 sq, ft. to 2822 sq., ft.,
The new plan proposes houses which range from 1058 sq, ft., to 1847 sq. ft. in size.
b. The previous plan had "postage" size lots (3000 s9. ft. to 4000 s ft. in si.ze).
The new plan has expanded lot sizes to provide a range from 4000 sq, ~t, to 9000 sq.
ft. This added area will reduce the common areas and thus reduce the amount of
maintenance required for the home owners association while maximizing the .usable
private open space far the home owner.
4. It was determined by the Environmental Review Committee that the ori91na1 EIR-738
prepared for Brandywine #3 and ~4 was sufficient and a new EIR would not be necessary..
continued on supplemental page 2)
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Agreement Resolution X Ordinance Plat X OtherStaff Repo 1
Reso. PUD.-76-1
Environmental Document: Attached Submitted on
STAFF RECOMMENDATION:
Concur with Planning Commission recommendation
BOARD/ COMMISSION RECOMMENDATION
P R O V E D
On April 12, 1976 the planning Commission voted 5~~ ~ecommggding that Council approve
the Planned Unit Development in accordance with the att~~h resolution PUD~76~ .
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COUNCIL ACTION ~~ -
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Date ,.....
Form A-113 (Rev 5-75)
Item No .' 4a ,b
Supplemen a age o. 2
For Meeting of: May 4, 1976
The Planning Commission concurred in this determination.
5. The Attached staff report for the Planning Commission meeting of April 12, 1976
contains additional information on this item.
COUNCIL ACTION:
Motion to prohibit garage conversions and stipulates that this will be placed in
the conditions, covenants and restrictions and the City will be a party to that
for enforcement purposes.
Motion that the houses must comply with the minimum standard footage for all units.
Motion that condition ~~16 be amended to make reference to the payment of in-lieu park
land dedication fees rather than the residential construction tax and examination,
if there is any validity to it, to the already dedicated park land area in regard
to the amount of the fees .
Motion re park site - Staff investigate whether or not it would be in the best
interest of the City to abandon the park site already acquired in favor of acquiring
park land for the proposed elementary school adjacent to this development.
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City Planning Commission
Agenda Items for Meeting of April 12, 1976 „ page 10
6. PUBLIC HEARING: Consideration of Planned Unit Development PUD-76-1,
Robinhood Point
A. BACKGROUND
1. In 1970 the subject property, together with 46 acres adjoining to the west
was zoned P-C with plans approved for the development of 1200 dwelling units.
2. Subsequently the adjoining 46 acres was developed with 300 townhouse units.
Four and one-half acres of vacant park land was dedicated to the City. The
subject property, which contains 108 acres, was approved for the development of the
remaining 900 dwelling units.
3. In 1973 the City approved a Planned Unit Development and subdivision map
for the construction of 291 single family detached homes designed in a cluster
concept, utilizing a combination of public and private streets.
4. Robinhood, Inc. now proposes to construct a like number of single
family detached homes with a modification of floor plans, elevations and lot
sizes.
5. It was determined by the Environmental Review Committee in 1973 that the
original E.I.R. prepared for Brandywine Units 3 and 4 was sufficient and that it
would not be necessary to prepare a new E.I.R. The revised plan and subdivision
have been reviewed by the Environmental Review Coordinator, who has determined
that the new plans are essentially the same as those previously reviewed.
B. RECG+~(MENDATIGN
Adopt a motion recommending that the City Council approve PUD-76-1 for the
development of Units ,#1-4 of Robinhood Point, subject to the conditions outlined
in Section F of this report.
C. SURROUNDING ZONING AND LAND USE
North - R-1-H (City); A-(1)8 (County) - Vacant
South - R-1, I-P - Vacant, rendering plant
East - A-8 - Vacant, sanitary land fill
West - R-1-5, R-1-P - 300 townhouses
D. FEATURES OF THE PROJECT
1. The number of single family homes proposed (291) is identical to the
previously approved plan with the following exceptions:
a. The previous plan had houses which ranged in square footage from
1437 sq. ft. to 2822 sq. ft. The proposed P.U.D. has a square footage
range of 1058 sq. ft. to 1847 sq. ft.
b. The previous plan called for "postage" size lots resulting in a
minimum lot area for the individual owner, thus maximizing the common
areas and creating a substantial amount of maintenance for the Home
Owners Association. This new plan calls for an expansion of the lot
areas providing the homeowner with a larger fenced lot with less area
devoted to corranon use and less maintenance by the dome Owners Association.
Lot sizes will range from 4,000 sq. ft. to 9,000 sq. ft.• whereas under
the previous plan the lots ranged from 3,000 sq. ft. to x,000 sq. ft.
City Planning Conrrrission
Agenda Items for Meeting of April 12, 1976
page 11
2. The previous plan and the presently proposed plan both contain the
following facilities:
a. A common recreation area with two multi-purpose courts.
b. A 1~ acre ± commercial site at the corner of Brandywine and
Sequoia Street.
c. A recreational vehicle storage area located south of the commercial
center.
d. Pedestrian access trails to link the commercial area with the
clusters.
3. Density.
The proposed density is 2.7 dwelling units per acre versus 8.3 per acre
approved under the original P-C zoning.
4. Grading and landscaping.
A number of very large manmade slopes will be created by this development.
The applicant has prepared landscaping plans which conform to the P.U.D. Policy.
The exposed slope areas and the front yard landscaping, which is an important
feature of each cluster, will be maintained by the Home Owners Association.
In addition. each cluster cul-de-sac area calls for a central brick planter and
tree to enhance the street scene. The grading has not changed from the previously
approved plan. However, the proposed 2:1 slopes developed in each of the clusters
will take on a very mechanical look without a substantial amount of mature "woody"
landscaping. Because of the applicant's effort to meet the moderate income market,
he is proposing not to utilize large trees to create "instant landscaping" of the
slopes, but rather is contemplating a program which will enhance the area as it
matures.
5. Fencing and walls.
a. Fencing - Each yard will be enclosed with a solid wood fence with the
option of utilizing chainlink or welded wire on the rear portions of view
lots. Protective rail fencing will be required adjacent to the public
right of gray on downslope conditions.
b. Walls - Because of the noise impact adjacent to Brandywine Avenue,
the court areas in Unit #3 abutting Brandywine will be required to have a
solid wall along the rear property line.
6. Park land in-lieu fees.
Since the City already owns a 4'~ acre undeveloped park site on the northwest
corner of Brandywine Avenue and Sequoia Street, the staff considers it appropriate
to collect residential construction tax monies for this development rather than.
proceed with the park land in-lieu fee process. The proposed 291 units, representing
a mixture of 3, 4, and 5 bedroom dwellings, will result in an estimated $90,000 in
revenue when the development of all four phases is under way. This money would
then be used to develop the 4'~ acre park.
City _ P1 anni ng Corrmi s~si on
Agenda Items for Meeting of April 12, 1976 ~ .~ page 12
7. Phasing.
The detailed plan submitted includes only Unit #1, consisting of 41 single
family detached dwellings, the recreation area, and the proposed neighborhood
commercial area. Units 2, 3, and 4 must be submitted for staff approval at a
later date when the detailed planning for them is completed. Should any
differences occur between the staff and the developer, the matter will be
brought before the Planning Commission for resolution.
8. School Fees.
American Housing Guild, the previous developer, had a signed agreement with
both school districts. As drafted that agreement is still valid for this
developer.
9. Conformance to the P.U.D. Policy.
The plan conforms to the P.U.D. Policy and standards with the exception of the
grading which is extensive and creates a substantial change to the existing land
form. The proposed grading is unchanged from the plan approved in 1973. Portions
of the open areas will remain ungraded and will be blended with the manufactured
slopes. The landscaping and variable slope grading should create an attractive
setting for the development.
10. Conformance to the Housing Element.
In an attempt to offer housing at a more moderate price the developer has
designed a 3-bedroom house containing 1058 sq. ft., which is 142 sq. ft. less than
the minimum square footage established in the R-1 zone. Since the subject property
is zoned P-C with P.U.D. approval, the Planning Commission may approve a smaller
house plan. The mix in Unit #1 is as follows:
Number Square Footage Bedrooms Stories
6 1,058 3 1
6 1,365 4 1
11 1,500 5 2
7 1,576 4 2
5 1,666 4 2
6 1,849 5 2
41
This mix is planned to be repeated through units 2, 3, and 4, although market
conditions could result in changes. .
E. CONCLUSION
The primary difference between this revised plan and the plan approved in 1973
stems from the expansion of the lot lines, giving the individual home owner more
land under his control and reducing the amount of land to be maintained by the
Home Owners Association. The only other substantial difference is in the house
sizes, where the square footage ranges from 1,058 to 1,847 on the new plan while
the approved plan ranged from 1,437 to 'L,822.
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PLANNED UNIT DEVELOPMENT RESOLUTION N0. PUD-76-1 .O
. ~ ~ RESOLUTION OF THE CITY PLANNING COMMISSION .HI~IT
APPROVING A PLANNED UNIT DEVELOPMENT
Robinhood Point
WHEREAS, a Planned Unit Development encompassing 108 acres located east of
Brandywine Avenue approximately 1300 feet north of Otay Valley Road, designated
as Deerpark East, was approved by the City Planning Commission on November 28,
1973 by Resolution No. PUD-73-Z and by the City Council on December 18, 1973
by Resolution No. 7128, and
WHEREAS, the plan as approved has not been implemented, and
WHEREAS, a modified Planned Unit Development for the said 108 acres was
submitted to the Planning Department on March 23, 1976 by Robinhood Homes, Inc.,
and
WHEREAS, the Planning Commission set the time and place fora hearing to
consider said Planned Unit Development and notice of said hearing was given by the
mailing of a notice to property owners within 300 feet of the exterior boundaries
of the property at least ten days prior to the hearing, and
WHEREAS, the hearing was held at the time and place, namely 7:00 p.m.,
April l2, 1976, Council Chamber, City Hall, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed, and
WHEREAS, it was determined by the Environmental Review Committee in 1973
that the original Environmental Impact Report prepared for Brandywine Units 3 and 4
was sufficient and the proposed Planned Unit Development would not require a new
Environmental Impact Report; and the revised plan has been reviewed by the Environs
mental Review Coordinator who determined that the new plan is essentially the same
as those previously reviewed, and
WHEREAS, the Commission determined that the proposed development, consisting of
291 single family detached houses, is substantially in conformance with the plan
previously approved for the subject property.
NOW THEREFORE BE IT RESOLVED THAT THE CITY PLANNING. COMMISSION approves the
Planned Unit Development for Robinhood Point subject to the following conditions:
1. The landscaping and irrigation plan shall conform to the landscaping
standards set forth in the P.U.D. Policy and the landscaping and irrigation
plans on file with the City of Chula Vista. Maintenance of landscaping shall
also conform to the standards and time periods set forth in the P.U.D. Policy.
A Home Owners Association shall be established and shall be responsible for the
maintenance of all common open areas as well as the landscaping in the front
yards and the cul-de-sac as shown on the plans on file with the City.
'2. Units 1 through 4 of the project shall confci^m to the site plans,-
• elevations, floor plans, and data sheets approved by the Chula Vista Planning
Department unless otherwise authorized by the Planning Commission.
3. Concurrent with the request for approval of Unit #3 the developer shall
submit elevation drawings depicting the architectural treatment of rear
elevations on clusters 1,9 through 23 which back up to Brandywine Avenue.
In addition, a block wall will be required in those clusters to attenuate
the noise projecting from Brandywine Avenue.
4. Specific plans for the development of tot lots in open space areas
shall be submitted for staff approval.
5. The entire recreation center and a proportional amount of the recrea-
tional vehicle storage area shall be constructed with Unit #l. Prior to
the issuance 'of a building permit for the commercial development, the
applicant shall submit a site plan, building elevations, and a proposal for
sign review and approval by the Planning Commission.
6. A complete lighting plan for the public and private streets shall be
submitted for staff approval prior to issuance of any building permit.
7. A copy of the CC&R's applicable to the development shall be submitted
to staff for review and approval prior to approval of the final map. In
addition to standard items, the CC&R's shall contain the following:
a. Regulations for patio covers and room additions.
b. Prohibition of resident parking in guest spaces.
c. Prohibition of parking of boats, trailers, and motor homes in
the clusters.
d. Prohibition of outside antennas.
e.. Prohibition of access from rear yards onto streets in cases of
double frontage lots.
8. All units which have less than 20' from the garage door to the edge
of sidewalk (or curb where no sidewalk exists) shall be equipped with
automatic garage door openers.
9. All private driveways and guest parking areas shall be paved with a
minimum of 3" P.C.C. (This condition does not apply to the private road system.)
10. The developer shall submit a fencing plan showing the type and
location of all fencing proposed for staff approval.
11. The front yard setbacks shall be established by the building plans on
file, no further encroachment shall be allowed. Side and rear yard set-
backs shall adhere to the R-1 zoning standards.
12. Lot coverage shall not exceed:
55% for those lots with 5,000 sq. ft, or less;
50% for those lots with b,000 sq. ft. or less;
40% for those lots with more than 6,000 sq. ft.
13. Lot 198 shall be designed to provide additional guest parking as
determined feasible by the Planning Department.
14. The applicant shall explore alternative solutions to the landscaped
center area in Court 38 because of possible traffic hazard. The entire lot
layout and cul-de-sac serving motor courts 37, 39, and 40 shall be restudied
in terms of traffic circulation and traffic safety flow. The cul-de-sac
shall be increased to a minimum 70' diameter.
15. .• pedestrian walkways connecting the various motor courts and public
streets will be addressed as specific plans are approved in each unit,
16. The Developer shall be obligated to pay Residential Construction Tax
PASSED AND APPROVED BY THE CITY PLANNING COPMIISSION OF CHULA VISTA, CALIFORNIA
• this 12th day of April, 1976, by the following vote, to-wit:
AYES: Commissioners Rudolph, Floto, Starr, Chandler and Smith
NOES: None
ABSENT: Commissioners Pressutti and Johnson
ATTEST:
Chairman
~~a~~
Secretary