HomeMy WebLinkAboutReso 1975-7714RESOLUTION N0. 7714
RESOLUTIONd OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING THE TENTATIVE MAP OF A SUBDIVISION
TO BE KNOWN AS HILLTOP VISTA
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Planning Commission of the City of Chula
Vista has heretofore approved that certain tentative map of a sub-
division to be known as Hilltop Vista and has recommended that the
City Council approve said tentative map subject to the conditions
as recommended in their Resolution No. PCS-75-1, approved on the
9th day of April, 1975, a copy of which is attached hereto and by
this reference made a part hereof, the same as though fully set
forth herein, and
WHEREAS, the City Council has set the 6th day of May,
1975, as the time for a public hearing to consider said tentative
map and notice of said hearing, with its purpose, was given by the
publication in a newspaper of general circulation in the City at
least 10 days prior to the date of said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula Vista that said Council does hereby approve said ten-
tative subdivision map in accordance with the recommendations of
the Planning Commission of the City of Chula Vista.
Presented by Approved as to form by
~ ~~~~ ~~a
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D. J.D. J. Pd~~son, Director o~ f"~--George D. Lindberg, City Attorney
Planning
ADOPTED AND APPROVED by the CITY COUNCIL of the CITY OF CEIULA
VISTA, CALIFORNIA, this 6th day of May , 1975, by the
following vote, to-wit:
AYES: Councilmen Hobel, Hamilton, Hyde
NAYES: Councilmen ERdahl, Scott
ABSENT: Councilmen None
/ ,9/JJ
ATTEST¢~ ~IILGC: ///~',/~l~-~iG~':~.-
'~ Cit. Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
Vista,
correct
amended
~~ o~ia~~' f ~ ~Z
Mayor of the City of Chula Vista
I, City Clerk of
California, DO HEREBY CERTIFY that the above is
copy of Resolution No. and that the
or repealed. DATED
the City of Chula
a full, true and
same has not been
City Cleric
" f'.w"
RESOLUTION N0. PCS-75-1
RESOLUTION OF THE CITY PLANNING COMMISSIOfd RECOMMENDING
TO THE CITY COUNCIL THE APPROVAL OF TI1E TENTATIVE
SUBDIVISION MAP KNOWN AS FIIL!_TOP VISTA
F~IIBIT
WHEREAS, Dale Building Company submitted a tentative subdivision map
to subdivide 43± acres into 162 single family residential lots, to be known
as Hilltop Vista, and
WHEREAS, Section 66473.5 of the Government Code.pr~ovides that approval
of a subdivision map shall be based upon findings of consistency between the
subdivision map and the adopted General Plan of the local jurisdiction, and
WHEREAS, the Planning Commission set the time and place fora public
hearing to consider said tentative map, and notice of said hearing, with its
purpose, was given by the publication in a newspaper of general circulation
in the City at least 10 days prior to the date of said hearing, and
WHEREAS, a hearing was held at said time and place, namely 7:00 p.m.,
April 9, 1975 in the Council Chamber, City Hall, before the Planning Commission
and said hearing was thereafter closed, and
WHEREAS, the Planning Commission certified that Environmental Impact
Report EIR-74-1 adequately discussed the environmental impact of the rezoning
and development of the subject property and was prepared in accordance with
CEQA 1970, as amended, and the findings therein were considered in reviewing
the proposed tentative map.
NOW THEREFORE BE IT RESOLVED AS FOLLOWS:
1. From facts presented to the Planning Commission, the Commission finds
that the subdivisian map known as Hilltop Vista is consistent with the General
Plan for the City of Chula Vista as follows:
a. Land Use Element - Hilltop Vista is consistent with the General Plan
designation of "High density residential, 13-26 DU/Acre,".since it is the same
general, but less intense, land use category. This development is approximately
4 DU/Acre.
b. Circulation Element - Hilltop Vista is cansistent with the General
Plan policies to provide adequate roads and streets with the irnprovement of
Telegraph Canyon Road and Nacion Avenue. The Circulation Element establishes
routes for major and collector routes; the. streets in this development are not
part of that system.
c. Housing Element - Not applicable; a Hausing Element is not yet
adopted.
d. Conservation Element - Not applicable, due to the absence of
vegetation, minerals, or endangered wildlife species. The Conservation Element
i~[,6 plan diagram does not identify this area as being one of concern.
e. Open Space Element - Consistent; the map does not identify this
site as being one of concern. Although the site has some irregular topography,
it is not considered significant enough to preserve. Toward the goal of providing
a buffer and definition to urban areas, the grading design provides for grade
separation to the north.
f. Parks and Recreation Element - Partially consistent. With the
payment of fees pursuant to City Ordinance X1492, that requirement will be satis-
fied; however, the park land so acquired will be only one-half the General Plan
policy goal.• No other vacant property exists within this district of sufficient
size to adhere to this standard. It is unreasonable to expect this particular
developer to fulfill the park needs of the entire neighborhood.
g. Seismic Safety Element - Consistent; the Seismic Safety Element
map shows the nearest earthquake fault is the Sweetwater branch of the La Nacion
system, passing to the west of-the subject site. The EIR-74-1 confirms this
information.
h. Noise Element - Consistent; the EIR-74-1 identifies no significant
noise impacts from, or on, the subdivision. The lots nearest to Telegraph
Canyon Road are set back a minimum of 52-feet and are generally higher in
elevation.. A block wall to screen the drainage channel will reduce whatever
noise there is emanating from Telegraph Canyon Road.
i. Safety .Element - Consistent, based on the required public improve-
ments and location of fire hydrants and required fire flow.
j. Scenic Highway Element - Not applicable.
k. Bicycle Routes Element - Consistent; a bicycle route will be
provided along both sides of Telegraph Canyon Road as required by the General
Plan Element.
1. Public Building Element - Not applicable; a Public Building Element
is not yet adopted.
2. The Planning Commission recommends to the City Council that Tentative
Map PCS-75-1 for Hilltop Vista be approved, subject to the following conditions:
a. Subdivider shall attempt to obtain offsite grading rights north
of lot 41 to eliminate the depression which would otherwise be created.
b. Prior to the consideration of a final map, subdivider shall petition
the City to form an Open Space Maintenance District over the slope banks adjacent
to Telegi°aph Canyon Road, the planter area adjacent to the sidewalk along Telegraph
Canyon Road, and the pedestrian path through the subdivision.
c. The street sections shown on the tentative map shalt be
revised to reflect the actual street Haines rather than alphabetic designation.
The street names shown on the tentative map are hereby approved subject to
Council concurrence, witfr the following changes.
(1) Change "Camino Vista Entrada" and "Corte Vista Entrada"
to "Camino Entrada."
(2) Change ''Corte Vista Real" to "Camino Vista Real."
(3) Change "Avenida Nacion" to Nacion Avenue."
(4) Change Corte Rio" to "Entrada Court."
d. Walls and fencing:
(1) A 5 ft. high masonry wall or combination block pilaster
(minimum 4 ft. in width - 20 ft. on centers) and wood fence
(minimum 3" wide boards with cap) shall be constructed at the
rear (top of slope) of all lots backing up to and siding
upon Telegraph Canyon Road or Nacion Avenue.
(2) A decorative fence/wall shall be required at the exterior
side yard of all corner lots: 25, 35, 36, 46, 47, 54, 62,
65, 100, 113, 116, 163.
(3) Chainlink fencing may be utilized for the pedestrian
access linking Corte Vista Entrada and Melrose Avenue. However,
a 5 ft. high masonry wall will be required between lots 135 and
136 in accordance with the Subdivision Ordinance.
(4) Fencing and wall designs shall be submitted concurrent with
the landscaping and irrigation plan.
(5) The deed restrictions for the subdivision shall specify
that walls or fences built on lots shall either be at the top
of the slope or at the bottom of slope; in the latter case
the lot shall be graded out level and a retaining wall
utilized.
e. Landscaping and irrigation:
(1) Landscaping and irrigation plans shall be submitted
concurrent with grading plans.
(2) Slopes overlooking the drainage channel shall be planted
with ground cover, shrubs, and trees as per the Landscape
Policy. The irrigation system for these slopes shall be
fully automatic.
(3) Slopes elsewhere in the subdivision shall be planted in
accordance with the Landscape Policy.
(4) A 7~ ft. planter shall be provided south of the chainlink
fence on the south side of the channel. Planting in this strip
shall consist of vines or other fast growing cover capable of
growing up and over the chainlink fence, in addition to shrubs,
15 gal. street trees, and low maintenance ground cover. the
irrigation system in this area shall be fully automatic, and
the sprinkler heads shall be set back the maximum possible
distance from the sidewalk.
(5) The subdivider shall be responsible for the maintenance
of al': landscapiny ann irrigation of the areas cited above
far a period if one year from the date of acceptance. At the
end of the year the job will be reinspected and if found to
be satisfactory shall be turned over. to the Open Space Mainten-
ance District or released to the .homeowners; if not satisfac-
tory, the one year responsibility of the subdivider may be
extended by action of the Planning Commission.
f. The subdivider shall pay the park in-lieu fee, pursuant to
Ordinance #1492, as follows: $250 per unit, plus $10.00 per bedroom over one.
This fee is due at the time building permits are applied for.
g. Prior to the approval of a final map, letters shall be received
from the school districts indicating that adequate facilities will be available.
h. All onsite utilities, new and existing, shall be placed underground.
h. Fire Protection:
(1) At present nine fire hydrants are required; however, this
number may be adjusted by the Fire Department upon review of
the revised map.
(2) Hydrants shall have one 4" and. one 2~" outlet. Installa-
tion shall be in accordance with standard specifications.
(3) Protection of fire hydrants from damage shall be provided
and maintained at all times.
(4) Water supplies, including hydrants, shall be installed in
an operable condition prior to any combustible construction being
commenced on the site.
(5) Access to fire hydrants shall be provided and maintained
at all times. Hydrants shall not be obstructed in any manner.
(6) Access roads for fire apparatus shall be provided and
maintained in a passable condition prior to commencement of
combustible construction.
(7) Any other reyuirements as may be determined by need
upon review of final plans..
(8) Any work done contrary to provisions of Uniform Fire
Code will be subject to issuance of "Stop work notice."
Section 13.301 (E) U.F.C.
j. Engineering Requirements:
(1) All interior streets shall be constructed with a normal
crown with 6" curb and gutter and sidewalk on both sides of
the street. Typical street sections shall conform to Chula
Vista Standard Drawing No. IOIA. Width of sidewalk on
Nacion Avenue shall be 5.5 feet to match what is existing at
the northerly boundary line.
(2) The developer shall be responsible for improving the
northerly half of Telegraph Canyon Road to ultimate standards.
Improvements shall include but not be limited to pavement,
curb, gutter, sidewalk, street lights, landscaping, irrigation,
fencing and drainage facilities.
(3) Nacion Avenue shall be constructed to the minimum standard
as a residential collector in accordance with City of Chula
Vista Standard Drawing No. IOIA. Curb and gutter or an A.C.
berm shall be constructed along the easterly edge of pavement
on Nacion Avenue. The developer shall construct the necessary
offsite improvements north of the subdivision boundary to join
existing improvements. The developer shall fully improve
Nacion Avenue from Telegraph Canyon Road to 50 feet north of
the proposed major drainage structure under Nacion Avenue.
(4) The developer shall construct permanent cul de sacs at
the southerly terminus of Monserate and Melrose, north of the
subdivision boundary. The cul de sacs shall be constructed
within the existing street right of way. In lieu of this
requirement, the developer may request a vacation of Monserate
and Pfelrose Avenue south of E. Mill an Street to his northerly
subdivision boundary. Flowever, if the developer elects to
take this option, he shall remove the existing improvements
in the vacated streets, shall construct new improvements
along the south side of E. Millan Street and shall construct
neva driveways artd perform additional work to serve those
residential properties adjacent to Monserate Avenue and
Melrose Avenue.
(5) The developer shall dedicate a 10 ft. wide sewer ease-
ment across tot 126. All new sewer mains from the sewer
main in Telegraph Canyon Road to the first manhole shall be
constructed at a minimum grade of 0.4% and shall pass beneath
the drainage channel.
(6) The cost of relocating any portion of the existing sewer
in Nacion Avenue shall be the responsibility of the developer.
(7) The following sewer assessments shall be paid:
Telegraph Canyon Trunk Sewer - $75 per single family dwelling
plus 4% per annum beginning
January 1, 1972
Nacion Avenue offsite to
Telegraph Canyon - $4.25 per front foot plus 4%
interest per annum beginning
January 15, 1965
(8) The drainage channel paralleling Telegraph Canyon Road
shalt be a fully improved trapezoidal channel capable of carrying
a 50-year ultimate flow as determined by the City Engineer. The
developer shall construct one culvert capable of carrying that
flow beneath Nacion Avenue, Camino Estrada, and Telegraph Canyon
Road. Culverts shall be permanent facilities and shall include
transition structures, headwalls, wingwalls and other pertinent
drainage structures as required by the City Engineer. The
developer shall construct that portion of the permanent drainage
facility across Telegraph Canyon Road within the existing street
improvements, including those street improvements that are
required along the northerly half of Telegraph Canyon Road.
The developer will construct a temporary end wall, grade the
channel as required by the City Engirieet° south of Telegraph
Canyon Road, and shall construct additional temporary drainage
facilities to protect the road embankment. The developer shall
provide all required drainage easements outside the subdivision.
(9) Landscape plans for erosion control shall be submitted
with grading plans. Methods of controlling erosion and sheet
drainage from graded slope onto sidewalks and streets shall be
subject to detailed approval by the City Engineer.
(10) Street lights shall be furnished and installed in a
type and a number approved by the City Engineer. Standard
street lights shall be required on public streets. Electrical
plans for street lighting shall be approved by the City Engineer.
(11) All utilities, including offsite extensions to serve the
subdivision, shall be undergrounded. Easements shall be provided
as necessary.
(12) Easements necessary for offsite construction shall be
obtained by the developer.
(13) The subdivision map shall conform to the Lambert Projection
for California Coordinate System, Zone 6.
(14) All work shall be done in accordance with ordinances,
resolutions, standard specifications and standard drawings of
the City of Chula Vista. The final map and improvement plans
shall be done in accordance with the Subdivision Manual.
k. A one-way bicycle path, minimum 6 ft: in taidth, shall be construc-
ted along the north side of Telegraph Canyon Road, locat^d within the public
right of way but not within the travel way to be used by motorized vehicles.
3. That this resolution be transmitted, along with the tentative map, to
the City Council, and a copy of this resolution be transmitted to the applicant.
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CfiiJLA VISTA, CALIFORNIA
this 9th day of April, 1975, by the following vote, to=wit:
AYES: Commissioners Rudolph, Starr, Floto and Smith
NOES: Commissioner Chandler
ABSTAIN: Commissioner Pressutti
ABSENT: Commissioner Rice
JJ// (l~jy
Chairman
ATTEST:
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~r Secretary
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City Planning Commission.
Agenda Items for Meeting of April 9, 1975 ''
5. PUBLIC HEARING: Consideration of Tentative Subdivision Map PCS-75-1 for
Hilltop Vista, north of Telegraph Canyon Road between
BACKGROUND
1. The applicant has submitted a map to subdivide 43± acres of property
into 162 single family residential lots. This map replaces and supersedes the
project known as "Hilltop Terraces," which proposed a 260 unit Planned Unit
Development for this same area.
Rezoning.
On March 12, 1975 the Planning Commission recommended that 29+ acres of
the subject property be rezoned from R-1 (R-3-T conditional) to R-1 (PCZ-74-M).
At the applicant's request, the rezoning is being held up from going to Council
until a Planning Commission recommendation on the tentative map can be presented
simultaneously.
3. In conjunction with the rezoning, the Environmental Review Committee
reviewed the tentative map and determined that no new impacts would result from
the new subdivision and thus determined that the Environmental Impact Report,
EIR-74-1, adopted by the Planning Commission on March 13, 1974, adequately
discussed the environmental impact of the rezoning and new subdivision. Since
the EIR was adopted over a year ago, the Summary of Findings from the report
is enclosed for the Commission's information prior to certifying it.
4. In a court decision involving Woodland Hills Residents Assn., Inc.
v. City Council of Los Angeles, et al, it was ruled that the findings of
consistency between the subdivision map and the General Plan (required by the
State Map Act) must be substantiated by evidence of such consistency. Accord-
ingly, this staff report contains a more detailed presentation of the findings
required by the State Map Act than have previous staff reports. Future
ciihdivisions will be analyzed in a similar manner.
ANALYSIS
1. Physical Characteristics.
The property is a relatively long, narrow parcel that is hilly, with an
average slope of approximately 16.3%. A natural drainage channel traverses
the entii°e frontage adjacent to Telegraph Canyon Road for a distance of about
a half mile. The existing residential area to the north ranges between 15 and
75 feet above Telegraph Canyon Road.
Land use and zoning.
The adjacent zoning and land uses are:
North - R-1 Junior high school playground; single family dwellings
South - R-1 and R-3 Single family dwellings, apartments, vacant
East - C-V-P and C-N Vacant; small neighborFiood shopping center
West - R-1 Junior high school playground; vacant
'7/~
City Planning Commission
Agenda Items for Meeting of April 9, 1975
Proposed Subdivision.
page 15
As shown on the enclosed tentative map, the property would be subdivided
into 162 residential lots. The lots on the north would be graded below the
existing homes to the north, ranging from 15' to 30' lower in elevation. The
subdivision would be served by two primary access roads: one leading off the
extension of Nacion Avenue, and the other off Telegraph Canyon Road towards
the westerly end of the project. Besides the internal streets, improvements
to be made include 2900'± of. open drainage channel along the northerly edge
of Telegraph Canyon Road, drainage culverts under the street, and improvements
to Telegraph Canyon Road itself, which includes an onstreet bike route.
The current tentative map shows a water easement running north from
Camino Entrada; a pedestrian access, consisting of stairs, will be required
here to connect to the end of Melrose Avenue.
A 12 KV SDG&E utility line, which runs north-south across lots 31, 26, 25,
157 and 158, will be undergrounded.
Nacion Avenue will be improved to its full pavement width since the
applicant also owns the C-V-P zoned property. to the east.
4. Changes recommended by staff.
Several changes were previously suggested to the applicant regarding the
plan. A majority of the changes were accomplished; however, agreement between
the staff and the developer could not be reached on the following:
The enclosed map shows three lots (1, 2 and 3) fronting on Nacion
Avenue and, consequently, facing an area zoned C-V-P, Visitor Commercial
This is a situation which staff has consistently tried to avoid in past
subdivisions, by reversing the lot frontages and having the lots back up
to C-zoned lands, with a solid block wall provided as a barrier to the
various side effects of commercial activities, particularly noise and
glare. Although the applicant has improved the design (initially, all
the lots fronted on Nacion), it is staff's opinion that the remaining
3 lots should be reoriented. This can be accomplished by redesigning
the street system as shown on Exhibit "A" so that all the lots back up
to Nacion Avenue. The redesign of the access could consist of shifting
the cul de sacs and lots to the west (as shown on Exhibit "A") or an
alternate design proposal for the easterly end ~f the project, which
would provide for the backing of lots onto Naci®n without affecting
the design of the major portion of the subdivision.
Pedestrian Access.
Due to the linear nature of the site (3300'+ in lero~th) and the physical
constraints which make it difficult and undesirable to extend the stub streets
which abut the site, it is important to provide adequa#~ pedestrian access
through the area. There is presently substantial pedestrian traffic--primarily
school children--through the property, which should be accommodated in the
design of the subdivision. Exhibit "B" shows the relationship between the
schools and the subdivision. Both school districts haves requested that such
access be provided. Access from the southeast corner erff Hilltop Junior High
can be accommodated by the school district providing steeps to link with the
> >i~
City Planning Commission
Agenda Items for Meeting of April 9, 1975
dedicated cul de sac proposed (Corte Rio).
The developer has shown an 8' wide pedestrian access between lots 135
and 136; however, afoot bridge will be needed across the drainage channel
and steps will be needed to connect Corte Vista Entrada to Melrose Avenue.
This system will provide the City and the school districts with the needed
pedestrian linkage in this area.
page 16
6. Grading.
The preliminary grading shown on the tentative map is basically sound
with one exception: a "hole" will be created north of lot 41. To correct
this, the subdivider should attempt to obtain grading rights from the owners of
the lots to the north to fill in this area, otherwise special drainage provisions
may be necessary to keep this area properly drained.
7. Open Space Maintenance District.
It is proposed that an Open Space Maintenance District be formed to
maintain the slope banks overlooking the drainage channel and the pedestrian
stairs north to Melrose Avenue.
8. Street Names.
Street names shown on the map have been reviewed by staff. The following
changes are suggested:
Change "Camino Vista Entrada" to "Camino Entrada"
Change "Corte Vista Entrada" to "Camino Entrada"
Change 'Corte Vista Real" to "Camino Vista Real"
Change "Avenida Nacion" to "Nacion Avenue"
Change "Corte Rio" to "Entrada Court"
9. Wall and Fence Type.
The applicant proposes to construct a chain link fence adjacent to the
south side of the proposed drainage channel paralleling Telegraph Canyon Road.
This fence will be screened by a 7z ft. 4vide planter area which will be included
in the Open Space Maintenance District. In addition, the applicant proposes
the construction of a 5 ft. high block wall at the rear of lots 93 and 94, and
at the top of the slope on lots 136-162. Chain link fencing would then be
required at the top of slope or the rear lot lines of lots 95-99, 126-135,
100, and 125 as well as the areas adjacent to Nacion Avenue and Camino
Entrada to prevent anyone fro entering or falling into the drainage system.
Because of the exposure to the rear and side yards of lots 98, 99 and 100,
and the bland appearance of a chainlink fence stretching across the terminus of Corte
Vista Real where it abuts the channel, the staff suggests that a 6 ft. high
block wall or combination of block pilasters and wood fence be constructed for
all lots backing up to Telegraph Canyon Road as well as all lots backing up or
siding upon Nacion Avenue.
~ 7/~l
City Planning Commission page 17
Agenda Items for Meeting of April 9, 1975
10. Park Requirements.
This subdivision is within Community Park District #5 and Neighborhood
Park District #5.04. (Please refer to paa9 B-1, General Plan Parks and
Recreation Element and map.) The GeneralJPlan needs for these areas are:
Community Park District #5 46.8 acres
Neighborhood Park District #5.04 15.2 acres
One park now exists in the Community Park District: Hilltop-Telegraph Canyon
Park amounting to 10.9 acres. Park fees collected from this subdivision would
provide another 1.2+ acres, for a total of 12.1 acres for the entire Community
Park District vs. the 46.8 required. Obviously, the attainment of the General
Plan park objective is infeasible in this Neighborhood and Community Park
District, largely because the area was developed prior to the establishment of
the objective. Staff suggests that the fact be acknowledged and the developer
be required to make payments in lieu of park dedication and improvement. Such
payments could be utilized to further improve the Hilltop-Telegraph Canyon Park
or to assist in providing a mini-park somewhere in the neighborhood
TENTATIVE SUBDIVISION ~-0AP - FINDINGS REQUIRED
Sec. 66473.5 of the Government Code provides that:
"No ZoeaZ agency shall approve a map unless the legislative body shall
find that the proposed subdivision, together with the provisions for its
design and improvement, is consistent with the General YZan or any
specific plan.
rrA proposed subdivision shall be consistent with a General Plan or
specific plan only if the ZocaZ agency has officially adopted such a pZar.,
and the proposed subdivision or land use is compatible with the objectives,
policies, general Zand uses and programs specified in such a plan."
In order to determine whether consistency and compatibility exist, staff offers
the following data on Hilltop Vista for the Commission's consideration:
Land Use Element
Consistent with the General
13-26 DU/Acre", since it is the
category.
Circulation Element
Consistent with the General
streets with the improvement of
Plan designation of "High density residential
same general, but less intense, land use
Plan policies to provide adequate roads and
Telegraph Canyon Road and Nacion Avenue.
Housing Element
Not applicable. Housing Element not yet adopted.
77~~
City Planninn Commission
Agenda Items for Meeting of April 9, 1975
page 18
Conservation Element
Not applicable, due to the absence of vegetation, minerals, or endangered
wildlife species. The Conservation Element plan diagram itself does not identify
this area as being one of concern.
Open Space Element
Consistent. The map does not identify this site as being one of concern.
Although the site has some irregular topography, it is not considered significant
enough to preserve, toward the goal of providing a buffer and definition to
urban areas. The grading design provides for grade separation to the north.
Parks and Recreation Element
Partially consistent. With the payment of fees pursuant to Ordinance #1492,
that requirement will be satisfied; however, the parkland so acquired will be
only one-half of the General Plan policy goal (D - Standards - pages 11-12).
No other vacant property exists within this district of sufficient size to
adhere to this standard. It is unreasonable to expect this particular developer
to fulfill the park needs of the entire neighborhood.
Seismic Safety Element
Consistent. The Seiimic Safety Element map shows the nearest earthquake
fault is the Sweetwater branch of the La Nacion system, passing to the west
of the subject site. The EIR-74-1 confirms this information.
Noise Element
Consistent. The EIR-74-1 identifies no significant noise impacts from,
or on, the subdivision. The lots nearest to Telegraph Canyon Road are set
back a minimum of 52' and are generally higher in elevation. A block wall to
screen the drainage channel will reduce whatever noise there is emanating from
Telegraph Canyon Road. Also, with the redesign of the lots on Nacion, they
too will be adequately buffered from future commercial noise.
Safety Element
Consistent, with the required public improvements and location of fire hydrants
and required fire flow.
Scenic Highway Element
Not applicable.
Bicycle Routes Element
Consistent. A bike-route will be provided along both sides of Telegraph
Canyon Road as required by the General Plan Element.
Public Buildi~nc Element
Not applicable. Element not yet adopted.
7 7~ 4~
City Planning Commission page 19
Agenda Items for Meeting of April 9, 1975
D. RECOMMENDATION
1. Adopt a motion certifying that EIR-74-1 was prepared in accordance with
CEQA 1970, as amended, and that the findings therein were considered in approving
the tentative map.
2. Adopt a motion recommending that the City Council approve Tentative Map
PCS-75-1, Hilltop Uista, subject to the following conditions:
a. The tentative map shall be revised in accordance with Exhibit "A"
(staff proposal) or an alternate plan (submitted to staff) which avoids
fronting lots on Nacion Avenue.
b. Grading.
Subdivider shall attempt to obtain offsite grading rights north
of lot No. 41 to eliminate the depression which would otherwise be
created.
c. Open Space Maintenance District.
Prior to the consideration of a final map, subdivider shall petition
the City to form an Open Space Maintenance District over the slope banks
adjacent to Telegraph Canyon Road., the planter area adjacent to the
sidewalk along Telegraph Canyon Road, and the pedestrian path through
the subdivision.
d. The street names shown on the tentative map are hereby approved
subject to Council concurrence, with the following changes:
1) Change "Camino Vista Entrada" and, "Corte Vista Entrada" to
"Camino Entrada."
2) Change "Corte Vista Real" to "Camino Vista Real."
3) Change "Avenida Nacion" to "Nacion Avenue."
4) Change "Corte Rio" to "Entrada Court."
e. Walls and Fencing.
1) A 6 ft. high masonry wall or combination block pilaster (minimum
4' in width - 20' on centers) and wood fence (minimum 3" wide boards
with cap) shall be constructed at the .,rear (top of slope) of all lots
backing up to and siding upon Telegraph Canyon Road or Nacion Avenue.
2) A decorative fence/wall shall
yard of all corner lots: 25, 35,
116, 163.
be required at the exterior side
36, 46, 47, 54, 62, 65, 100, 113.,
3) Chainlink fencing may be utilized for the pedestrian access
linking Corte Vista Entrada and Melrose Avenue. However, a 6 ft.
high masonry wall will be required between lots 135 and 136 in
accordance with the Subdivision Ordinance.
77~~
City Plunniny Commission
Agenda Items for Meeting .of April 9, 1975
page 20
4) Fencing and wall designs shall be submitted concurrent with
the landscaping and irrigation plan.
5) The deed restrictions for the subdivision shall specify that walls
or fences built on lots shall either be at the top of the slope or
at the bottom of slope; in the latter case the lot shall be graded
out level and a retaining wall utilized.
f. Landscaping and Irrigation.
1) Landscaping and irrigation plans shall be submitted concurrent
with grading plans.
2) Slopes overlooking the drainage channel shall be planted with
ground cover, shrubs, and trees as per the Landscape Policy. The
irrigation system for these slopes shall be fully automatic.
3) Slopes elsewhere in the subdivision shall be planted in accordance
with the Landscape Policy.
4) A 7z ft. planter shall be provided south of the chainlink fence
on the south side of the channel. Planting in this strip shall
consist of vines or other fast growing cover capable of growing up
and over the chainlink fence, in addition to shrubs, 15 gal. street
trees, and low maintenance ground cover. The irrigation system in
this area shall be fully automatic, and the sprinkler heads shall be
set back the maximum possible distance from the sidewalk.
5) The subdivider shall be responsible for the maintenance of all
landscaping and irrigation of the areas cited above for a period of
one year from the date of acceptance. At the end of the year the
job will be reinspected and if found to be satisfactory shall be
turned over to the Open Space Maintenance District or released to
the homeowners; if not satisfactory, the one year responsibility of
the subdivider may be extended by action of the Planning Commission.
g. Park In-Lieu Fees.
The subdivider shall pay the park in-lieu fee, pursuant to
Ordinance #1492, as follows: $250 per unit plus $10.00 per bedroom
over one. This fee is due at the time building permits are applied for.
h. Prior to the approval of a final
the two school districts indicating
available.
map, letters shall be received from
that adequate facilities will be
i. All onsite utilities, new and existing, shall be placed underground.
j. Fire Protection.
1) At present nine fire hydrants are required; however, this number
may be adjusted by the Fire Department upon review of the revised map.
77l~
City Planning Commission
Agenda items for Meeting of April 9, 1975
page 21
2) Hydrants shall have one 4" outlet and one 21" outlet.
Installation shall be in accordance with standard specifications.
3) Protection of fire hydrants from damage shall be provided and
maintained at all times.
4) Water supplies, including hydrants, shall be installed in an
operable condition prior to any combustible construction being
commenced on the site.
5) Access to fire hydrants shall be provided and maintained at all
times. Hydrants shall not be obstructed in any manner.
6) Access roads for fire apparatus shall be provided and maintained
in a passable condition prior to commencement of combustible
construction.
7) Any other requirement as may be determined by need upon review
of final plans.
8) Any work done contrary to provisions of Uniform Fire Code will
be subject to issuance of Stop Work Notice. Section 13.301 (E) U.F.C.
Engineering Requirements.
1) All interior streets shall be constructed with a normal crown
with 6" curb and gutter and sidewalk on both sides of the street.
Typical street sections shall conform to Chula Vista Standard
Drawing No. IOIA. Width of sidewalk on Nacion Avenue shall be
5.5 feet to match what is existing at the northerly boundary line.
2) The developer shall be responsible for improving the northerly
half of Telegraph Canyon Road to ultimate standards. Improvements
shall include but not be limited to pavement, curb, gutter, sidewalk,
street lights, landscaping, irrigation, fencing and drainage facilities.
3) Nacion Avenue shall be constructed to the minimum standard as a
residential collector in accordance with City of Chula Vista Standard
Drawing No. IOIA. Curb and gutter or an A.C. berm shall be con-
structed along the easterly edge of pavement on Nacion Avenue. The
developer shall construct the necessary offsite improvements north
of the subdivision boundary to join existing improvements. The
developer shall fully improve Nacion Avenue from Telegraph Canyon
Road to 50' north of the proposed major drainage structure under
Nacion Avenue.
4) The developer shall construct permanent cul de sacs at the southerly
terminus of Monserate and Melrose, north of the subdivision boundary.
The cul de sacs shall be constructed within the existing street
right of way. In lieu of this requirement, the developer may request
a vacation of Monserate and Melrose Avenue south of E. Millan Street
to his northerly subdivision boundary. However, if the developer
elects to take this option, he shalt remove the existing improvements
in the vacated streets, shall construct new improvements along the
south side of E. Millan Street and shall construct new driveways
~7/~
City Pl:~nning Commission
Agenda Items for Meeting of April 9, 1975
page 22
and perform additional work to serve those residential properties
adjacent to Monserate Avenue and Melrose Avenue.
5) The developer shall dedicate a 10 ft. wide sewer easement
across lot 126. All new sewer mains from the sewer main in Tele-
graph Canyon Road to the first manhole shall be constructed at a
minimum grade of 0.4% and shall pass beneath the drainage channel
6) The cost of relocating any portion of the existing sewer in
Nacion Avenue shall be the responsibility of the developer.
7) The following sewer assessments shall be paid:
Telegraph Canyon Trunk Sewer -
Nacion Avenue offsite to
Telegraph Canyon
$75 per single family dwelling
plus 4q per annum beginning
January 1, 1972
$4.25 per front foot plus 4%
interest per annum beginning
January 15, 1965
8) The drainage channel paralleling Telegraph Canyon Road shall
be a fully improved trapezoidal channel capable of carrying a
50-year ultimate flow of 3011 CFS. The developer shall construct
one culvert capable of carrying 3011 CFS beneath Nacion Avenue,
Camino Estrada, and Telegraph Canyon Road. Culverts shall be
permanent facilities and shall include transition structures,
headwalls, wingwalls and other pertinent drainage structures as
required by the City Engineer. The developer shall construct
that portion of the permanent drainage facility across Telegraph
Canyon Road within the existing street improvements, including
those street improvements that are required along the northerly
half of Telegraph Canyon Road. The developer will construct a
temporary end wall, grade the channel as required by the City
Engineer south of Telegraph Canyon Road, and shall construct
additional temporary drainage facilities to protect the road
embankment. The developer shall provide all required drainage
easements outside the subdivision.
9) Landscape plans for erosion control shall be submitted with
grading plans. Methods of controlling erosion and sheet drainage
from graded slope onto sidewalks and streets shall be subject to
detailed approval by the City Engineer.
10) Street lights shall be furnished and installed in a type and
number approved by the City Engineer. Standard street lights shall
be required on public streets. Electrical lOlans for street lighting
shall be approved by the City Engineer.
11) All utilities, including offsite extensions to serve the
subdivision shall be undergrounded. Easements shall be provided as
necessary.
77/ ~
City Planning Commission page 23
Agenda Items for Meeting of April 9, 1975
12) Easements necessary for'offsite construction shalt be
obtained by the developer.
13) The subdivision map shall conform to the Lambert Projection
for California Coordinate System, Zone 6.
4) All work shall be done in accordance with ordinances,
resolutions, standard specifications and standard drawings of the
City of Chula Vista. The final map and improvement plans shall be
done in accordance with the Subdivision Manual.
~ 77~Y
HILh7.'OP `1'PRP7ICLS
- _ LSR 74_7
FOREWORD
The intent of this report is to provide t.hc Gity of Chiila Vista and other
interested parties v~ith an assessment of e~:istrng conditions and areas of
concern which will or may be effected by the implementation of the pro-
posed project.
The preparation of this report is to insure satisfaction of the California
Puhlic F esources Code, Chapter 1433, Statutes of 1970 (California En-
vironmental Quality Act of 1970), as amended by Chapters 971 and 1154,
Statutes of 1972, Guidelines for Implementation of the California Environ-
mental Quality 1^.ct of 1970, FeUruary 3, 1973. The report is further in
compliance with the Cit}' of Chula Vista Ordinance No. 1459 -Chula Vista
I/nviroumental Review Procedures.
SU?MARY OF FI(lDIf1GS
1. The land form r-gill be essentially irreversibly altered.
2. The provision of the lined drainage channel vrill limit future alternatives in
doi-mstream drainage improvements.
3. Endemic species of vegetation will be destroyed.
4;, Tl,e hunting territory of sever°al depleted species wiil be reduced. '
5. If no earl: site is provided, the ability to provide adequate park facilities
in this area ~,~ill be reduced.
b. •The relatively high cost of the proposed units trill not encourage a tride range
of economic gi°oups to reside in this area of Chula Vista.
7. Continued cumulative long range development in the Telegraph Canyon drainage
.basin trill have a significant adverse effect on do~anstream properties unless
do~,vnstream facilities are improved in the future.
II, There trill be an irreversible con;mitment of resources such as labor, building
materials, petrolium products and community services,
' 7!~ GiP,R ~ 1974
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T0: D. J. Peterson, Director of
41 ~'
Ki
April 29, 1975
File No. EY 039
Planning
FROM: W. J. Robens, Director of Public Works V~
SUBJECT: Bicycle Facility Requirements for Hilltop ista Subdivision
At the Planning Commission meeting of April 9, 1975 the Commission
approved a motion that the bicycle facility required "be a one-way
bicycle path separated in some manner from all other modes of
travel." The purpose of this memo is to indicate my position
relative to the Planning Commission motion.
Based upon the Engineering staff investigation to date, it is my
recommendation that the bicycle facility required be bicycle lanes,
as initially proposed by the staff for the subdivision.
Alternative but less acceptable solutions would be to provide either
a one-way bike path or a two-way bike path on the north side of
Telegraph Canyon Road separated by landscaping from the sidewalk.
See attached plat for sketches. In the interest of clarity, a bike
path is normally defined as a bikeway facility separated from the
roadt~.*ay whereas a bike lane is an exclusive bikeway which shares
the roadway with vehicles.
The formal establishment of bike lanes and bike paths within Chula
Vista is a relatively new task for the staff. As a matter of fact,
it is a new phenomena for nearly all local jurisdictions, as we
have discovered through our representative to the County Bicycle
Advisory Committee. The Engineering recommendation is made with
the use of what little existing information in the way of hard facts
is available to us and with the knowledge that these recommendations
would probably be supported by a large majority of the Bicycle
Advisory Committee. The committee is essentially composed of
bicycle enthusiasts, environmentalists, educators, police, engineers,
planners and recreation personnel.
The basic considerations in the recommendation are safety, type of
use, maintenance feasibility, right of way and other physical
constraints and appearance.
In areas where bicyclists must follow a street pattern, it has not
been established that separation of the bicyclist from the street
itself provides additional safety except for small children.
Conflicts with pedestrians, other bicycles and vehicles at places
other than intersections are often more hazardous than traveling
in exclusive bicycle lanes on the street itself. The Motor Vehicle
Code defines a bicycle as a vehicle and therefore the bicyclist
is subject to the same regulations as is the motor car driver.
Our experience has been that the overwhelming majority of adult
~ 7/S~
_ _ ~:.
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bicycle riders prefer this treatment.
It is anticipated that the greatest use of the bicycle facility
would be by adults and junior high school students. Even if a
bicycle path is provided separate from the roadway, the bicyclist
is not compelled to take the path and will probably remain in the
roadway if it is convenient for him to do so.
One of the items which was brought to our attention by our repre-
sentative to the County Bicycle Advisory Committee is the concern
that bicyclists have for maintenance of the facility they use. A
street sweeper occupies a 9' wide path. Therefore a bicycle
facility of less width is difficult to maintain. These unmaintained
facilities can provide hazards to the rider in the form of. rocks,
pebbles, loose sand, broken glass, etc.
Because of all of the items mentioned above, I have concluded that
a bicycle lane is the best facility to provide in this instance.
Acceptable alternatives are available, however, and if the Council
approves these alternatives, the details of how the facility should
work, how it will be designed at intersections and driveways, what
its relationship will be to the sidewalk, and other design con-
siderations must be resolved in the near future. The above discussion
is generally superficial and intended only to acquaint the City
Council with the types of considerations that have gone into my
decision. I will be prepared to make an oral presentation at the
City Council meeting.
WJR:b
Attachment
7/
'
' ~ ._ _ ~ I
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