HomeMy WebLinkAboutReso 1985-12051 RESOLUTION NO. 12051
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING TENTATIVE SUBDIVISION
MAP FOR LAS FLORES, CHULA VISTA TRACT 82-7
The City Council of the City of Chula Vista finds as
follows:
That in accordance with the attached Negative
Declaration with Addendum issued on IS-82-15, and the findings
therein, the proposed tentative map will not have a significant
impact upon the environment, and the City Council hereby
certifies that the Negative Declaration was prepared in
accordance with the California Environmental Quality Act of 1970,
as amended.
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
subdivision to be known as Las Flores, Chula Vista Tract 82-7 and
has recommended that the City Council approve said tentative map
in accordance with Planning Commission Resolution PCS-82-7
(Revised), adopted on the 22nd day of May, 1985, a copy of which
is attached hereto and by this reference made a part hereof the
same as though fully set forth herein, and subject to the
following conditions:
1. The ' developer shall be responsible for acquiring and
dedicating right-of-way for Las Flores Drive to a line 12
feet west of its centerline (as shown on the tentative map)
between the north and south boundaries of the project
excluding that easement already granted to the City by
Document No. 78-300702 recorded 7-18-78.
2. The developer shall obtain drainage easements for any
segments of brow ditch offsite of the subdivision.
3. The developer shall be responsible for constructing a 10
foot width of Las Flores Drive immediately west of its
centerline from the southerly subdivision boundary to
Street. Installation of these improvements shall be
coordinated with the deferral granted for property
associated with Parcel Map 5711.
Note: There is an improvement certificate on Parcel Map
7129 covering a portion of a 10 foot wide strip west of
centerline.
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~. The developer shall be responsible for constructing the
storm drain in Las Flores Drive and offsite drainage
facilities from the southern subdivision boundary northward
to a suitable outlet north of the northerly boundary. A
reimbursement agreement may be requested for one half the
cost of such work.
5. The developer shall be responsible for constructing street
improvements in Las Flores Drive consisting of, but not
limited to: a paved roadway width of 28 feet; curb, gutter,
and sidewalk along the east side and an A.C. berm along the
west side; and drainage facilities.
6. The lowest habitable floor of each dwelling shall be at
least one foot above the 100 year water surface elevation.
7. The developer shall acquire and dedicate adequate
right-of-way for the cul-de-sac at the north end of Las
Flores and shall construct said facility.
8. The owner shall grant to the City, by grant deeds, one foot
contrgl lots as determined by the City Engineer prior to
approval of the Final Map.
9. The developer shall grant to the City a 6-foot wide
irrevocable offer of dedication for street widening purposes
along Minot Avenue.
10. The developer shall file copies of the CC&R's with the
County Recorder concurrent with the final map. Said CC&R's
shall provide for the responsibility for the maintenance of
all common areas, roads and guest parking areas shared under
contractural agreement by the property owner of each
panhandle lot. This may be accomplished by the formation of
a homeowner's association.
11. The panhandle lots are approved in concept, which means that
the lots may be developed provided that the detailed
regulations of the code can be complied with and that
additional grading and/or retaining walls may be necessary
to build on the lot.
12. The driveway locations shall be so spaced as to provide the
maximum number of parking spaces at the curb.
13. The common access serving two lots shall be improved to its
maximum width upon the development of one or both lots.
14. Development of the panhandle lots shall be subject to the
provisions of Section 19.22.150 of the Zoning Ordinance.
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15. The conversion of garages for living purposes shall be
prohibited within the subdivision and it shall be so stated
in the CC&R's.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby approve the tentative
subdivision map for Las Flores, Chula Vista Tract 82-7 in
accordance with Planning Commission Resolution PCS-82-7 (Revised)
and subject to the conditions set forth hereinabove.
Presented by
~v-~ ./.~_~. Approve~/?s to form by
P~lanng~ng~rem~l, D~ctor of :~q~omas J?~on, City Attorney
0473
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ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 18th doy of June
9 85 , by the following vote, to-wit:
AYES: C0uncilmembers Cox, Malcolm, McCandliss, Moore
NAYES: Councilmembers , None
ABSTAIN: Councilmembers Scott
ABSENT: Counci] members None
Mayoral ~e City of Chula Vista
STATE OF CALIFORNIA )
2OUNTY OF SAN DIEGO ) ss.
~ITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chulo Vista, California,
)O HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOLUT[0N NO. 12051 ,and that the same has not been amended or repealed.
)ATED
(seal) City Clerk
]C-660
ADDENDUM TO IS-82-15
FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-82-15
A. BACKGROUND
The environmental review procedures of the City of Chula Vista provide
that the Environmental Review Coordinator (ERC) shall review any
significant project revisions to ensure that there will be no potential or
significant environmental impacts which have not been previously evaluated
in a Negative Declaration (ND) or Environmental Impact Report (EIR). If
the ERC finds that a proposed project is essentially the same in terms of
impact or circumstances under which the project is to be undertaken, the
ERC may recommend that a previously prepared ND/IS or EIR be utilized as
an environmental document for the project.
B. PROJECT DESCRIPTION
The project applicant proposes to subdivide approximately $ acres of
property into 17 vacant parcels and $ parcels, containing exi~t!ng single
family dwellings. The previous project also involved a subdivision into
22 lots, although two existing lots on Minot Avenue have been deleted from
the Tentative Map and one has been added.
C. ANALYSIS
1. Soils
No significant changes have occurred on the project site nor in the
tentative map previously reviewed, therefore, no additional
mitigation will be required beyond that recommended in the Negative
Declaration.
2. Land Form/Aesthetics
No significant changes have occurred in the Tentative Map, therefore,
no additional mitigation will be required beyond that recommended in
the Negative Declaration.
3. Flood Hazard
Building pad elevations have not changed from the original tentative
map nor has the food plain elevation changed. Although the
completion of the Sweetwater River Flood Control Channel is
anticipated within the next 2-3 years, which will delete the property
from the lO0-year flood plain zone. No additional mitigation will be
required.
4. Schools --
No additional dwelling units are proposed and therefore no additional
students beyond those originally projected are anticipated to be
generated by the project. The applicant shall still obtain written
assurance of available classroom space from the appropriate school
districts.
5. Parks
No additional park land has been added to District No. 2.01 within
which the project is located, therefore, the park needs generated
from this subdivision remain the same. Park fees will be required to
be paid in lieu of park land dedication.
O. CONCLUSION
Based on the above discussion, I hereby find that the impacts of the
proposed subdivision are essentially the same or less than those evaluated
in the previous initial study, and there has been no substantial change in
the circumstances under which it is being undertaken and recommend that
the Planning Commission and City Council adopt Negative Declaration
IS-82-15 prior to taking action on the project.
DOUGLAS D~ E~ID Date: May 15, 1985
ENVIRONMEI~TAL REVIEW COORDINATOR
WPC 1938P
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PROJECT NAME: The West Subdivision
PROJECT LOCATION: North of 'D' Street, between
Minor Avenue and the future extensio~
of Las Flores Drive'
PROJECT APPLICANT: Harold D. West, Et A1
CASE NO. IS-82-15
DATE: November 12, 1981
A. Project Settin9
The project involves approximately 5 acres of property along the'easterly slope
of a canyon between the northerly extension of Las Flores Drive and Minor Avenue.
The site currently contains a few accessory structures (stables, sheds, etc.) which
are utilized by properties fronting on Minot Avenue. Adjacent land uses consist
of single family dwellings located to the east, vacant land to the west, vacant
land to the north, and single family dwellings to the south.
The subject property has an average natural slope of 16.79% and maximum slope of
28%. Runoff from Minor Avenue drains down the canyon slopes to the floor of the
canyon and proceeds north to the Sweetwater River ~lood plain. However, elevations
(35 ft. elevation and below) of the site are currently within the 100 year flood
plain and/or subject to potential inundation.
The site is covered with native vegetation and most likely supports wildlife
prevalent in open canyon areas with limited human access. Several large California
Pepper Trees are located on the project site. There are no known geologic hazards
within the project vicinity, however, cohesionless and compressible soils are present.
B. Project Description
The applicant proposes to subdivide the subject property into 16 vacant parcels
and 6 parcels containing existing single family dwellings. All vacant parcels will
obtain access from Las Flores Drive and existing parcels front on Minot Avenue. All
proposed residential building pads are located above the lO0-year flood plain, those
pads less than 1 foot above have been designated as garage pads for development.
To provide access to the site, Las Flores Drive will 6e improved south to its inter-
section with 'D'-Street. The proposed Las Flores Drive improvements consist of the
dedication of 26' of right-of-way on the east side of the future center line and the
installation of curb, gutter and sidewalk on the east side of the street in addition
to a storm drain pipe and basic utilities (water, gas electric, etc.) under Las Flores
Drive. The project also involves the extension of the storm drain system from Minor
Avenue to the proposed systems in Las Flores Drive. Improvements are proposed to
coordinate, with the development of Hudson Valley Estates #1 (EIR-78-1) which is
located to the west of the proposed project.
C. Compatibility with zoning and plans
The proposed subdivision will result in a net density of 4.6 DU/acre whichis in
conformance with the medium density residential (4-12 DU/acre)-land use de
city of chula vista planning department S~
environmental review tactlon
IS~82-15 ( 2 ('
of the General Plan. The proposed subdivision conforms with the Municipal Code
requirements for lot size minimums (7,000 sq. ft.) and lot depth and width
minimums (90 ft. and 60 ft. respectively).
D. Identification of Environmental Effects
1. .Soils
A soils report prepared for the subject property indicates that on-site soils
consist of loose alluvium, uncompated fill and terraced deposits. Cohesionless
soils located on the project site may be subject to localized sloughing. To
ensure stable construction, recommendations as stated in the Soils report should
be incorporated into the project.
2. Land Form/Aesthetics
The project entails substantial grading. To reduce potential siltation and
ensure aesthetic quality, manufactured slopes should be graded to blend with the
existing contours of the natural topography by use of variable slope ratios and
rounding of top and side slopes. Hydroseeding and other planting with native
materials should be used to substantially reduce aesthetic impact of land form
change and retain a more rural appearance as well as minimize water consumption.
Several mature California Pepper T~ees are currently located~on the project
site and are scheduled for removal through the proposed grading plans. The applicant
should contact the City's Landscape Architect in an effort to save as many trees
as feasible. The tentative map, or a preliminary grading plan, should reflect
the location of the trees and indicate their proposed disposition.
3. Flood Hazard
Lower building pads and Las Flores Drive improvements are located within the
Sweetwater River lO0-year flood plain. The applicant indicates that these lower
pads will be primarily for garage construction, but that dwelling pads will all be
raised 1 ft. above the flood level to avoid flood hazard.
In order to maintain vehicular access to the dwelling units, the travel lanes
of the proposed street will be required to be at an elevation which will result
in about one and one half ft. of inundation during a lO0-year flood and have no
ponding during a lO-year flood.
4. Schools
Local schools are currently operating at or above capacity. The following
chart contains the most current school enrollment and capacity figures and number
of new students anticipated due to the proposed project.
New Students
School Enrollment Capacity From Project
Rosebank 475 476 10
Hilltop Jr. High 1362 1440 5
Hilltop Sr. High 1444 1484 3
The proponent will be required to conform to the public facilities policies
of the General Plan. This will include the submission of letters from the school
districts.
5. Parks
There are currently no dedicated park facilities within the park district
2.01 where the project is proposed to be located. Given the population of this
district, the park acreage requirement is 3.6 acres. Based on the city's park
acreage requirement factor of 2 acres/lO00 population, approximately 0.10 acres
of park land would be required to serve the project.
The project proponent~ will be required to pay fees in lieu of park land
dedication. These fees will be used for the purchase and/or development of park
facilities in the area of this project.
E. Mitigation necessary to avoid significant impac_t
1. Recommendations stated within the prepared soils report should be incorporated
into the project.
2. Grading and hydroseeding should be accomplished as described in Section D2
of this Negative Declaration.
3. The sewer system will have to be designed to minimize the inflow of water
during inundation and designed in conformance with the flood plain ordinance.
4. In order to maintain vehicular access to the dwelling units, the travel
lanes of the proposed street will be required to be at an elevation which will result
in about o~m and one half ft. of inundation during a lO0-year flood and have no
ponding during a lO-year flood.
5. Written assurance of classroom space from the appropriate school district
will be required.
6. In-lieu park fees will be required.
F. Findings of insignificant impact
1. The project site is void of any natural or man made resource, although
several mature trees are present on site. Dwelling sites will be raised above the
lO0-year flood plain and recommendations stated within a prepared soils report will
be followed to mitigate soils and slope stability related impacts. The aesthetic
quality of resulting land form and feasible disposition of mature trees will-'also
be ensured by prescribed mitigation.
2. The proposed subdivision is in basic conformance with the Land Use Element
of the Chula Vista General Plan and will not achieve short term to the disadvantage
of long term environmental goals.
3. Impacts can be mitigated and none are anticipated to occur which could
interact to create a substantial Cumulative effect on the environment.
4. Construction of the proposed 16 units will not result in any significant
increase in vehicle traffic nor will any appreciable increase in related noise
or pollutants result.
G. Consultation ~
1. Individuals and Organizations
City of Chula Vista Steve Griffin, Associate Planner
Duane Bazzel, Assistant Planner
Bill Harshman, Senior Engineer
Roberto Saucedo, Associate Engineer
Ted Monsell, Fire Marshal
Tom Dyke, Building Department
Applicant Harold D. West
Applicant's Engineer Algert & Hay Engineering, Inc.
2. Documents
EIR-78-1, Hudson Valley Estates #1
IS-81-5, Extension of Las Flores Drive
IS-79-58, Hudson Valley Estates #2
Preliminary Geotechnical Investigation {Leighton & Associates,
July 1981}
The Initial Stud'/ At)pl [c~tion and ,~valuation forms documenting the
findinc;s of no si¢~nificant impact are on file and available for
public review ,it tile Chul,] Vista Planning Dept. 276 4th Avenue,
Chula Vista, CA 92010. '
E~V I R~L ~CO0 F~D I N ATOR
city of chula vista planning department
environmenlal review section
p0s- 2-7
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE THE TENTATIVE SUBDIVISION MAP FOR LAS
FLORES, CHULAVISTATRACT 82-7
WHEREAS, a duly verified application for a tentative subdivision map
was filed with the Planning Department of the City of Chula Vista on March 29,
1985, by Harold D. West, et. al., and
WHEREAS, said application requested permission to subdivide 5.4
acres, located between the extension of Las Flores Drive and .Minot Avenue
north of "D" Street, into 22 sin$1e fam£1y residential lots, and
WHEREAS, the Planning Commission set the time and place for a hearinS
on said tentative subdivision map application and notice of said hearing,
toEether with its purpose, was ziven by its publication in a newspaper of
'general circulation in the city and its mailin~ to property owners within 300
feet of the exterior boundaries of the property at least ten days prior to the
hearing, and
WHEREAS, the hearin~ was held at the time and place as advertised,
namely ?:00 p.m., May 22, 1985, in the Council Chambers, 276 Fourth Avenue,
before the Plannin~ Convaission and said hearing was thereafter closed, and
WHEREAS, the Conwission found that the project would have no
sisnificant environmental impacts and adopted the Nesattve Declaration issued
on IS-82-15.
NOW, THEREFORE, BE IT EESOLVED THAT THE PLANNING COMMISSION finds as
follows:
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map fo= Las Flores, Chula Vista Tract 82-7, is found to be in
conformance with the various elements of the City's General Plan based on the
following:
1. The site is physically suitable fo= the residential development and
the proposal conforms to all standards established by the City fo=
such projects.
2. The design of the subdivision will not affect the existin~
improvements -- streets, sewers, etc. -- which have been designed to
avoid any serious problems.
3. The project is in substantial conformance with the Chula Vista
General Plan Elements as follows:
a. Land Use - The density of the project of 4.0 units per acre
conforms to the General Plan designation of this area of 4-12
du/acre.
b. Circulation - The development will extend ~nd improve Las Flores
Drive nOrth of "D" Street, as well as .provide for the future
widening of Minot Avenue if necessary.
c. Housin~ - The proposed development will provide needed housing
in the co~unity.
d. Conservation - While extensive grading will occur, the basic
land fonm will be retained.
e. Park and Recreation, Open Space - The development will be
required to pay fees in lieu of dedication and improvin~ park
lands.
f. Seismic Safety - The project is not adjacent to any known
earthquake fault.
Safety - The property is well within the 'response time of the
fire station located on "F" Street.
h. Noise - The units must be of a construction necessary to achieve
acceptable interior noise levels established by the Uniform
Buildln~ Code.
i. Scenic Highway -The project is not adjacent to any designated
scenic route.
j. Bicycle Routes - No bicycle route is designated on Las Flores
Drive.
k. Public Buildin§s No public buildinEs are designated on the
property.
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Con~nlssion certifies that it has considered the effect of this
approval on the housin~ needs of the re~ion and has balanced those
needs a~ainst the public service needs of the residents of the City
and the available fiscal and environmental resources.
BE IT FURTHER RESOLVED THAT THE PLANNIND COMMISSION reco~ends that
City Council approve the tentative subdivision map for Las Flores, Chula Vista
Tract 82-? subject to the followln~ conditions:
1. The developer shall be responsible for acquiring and dedicating
right-of-way for Las Flores Drive to a line 12 feet west of its
centerline (as shown on the tentative map) between the north and
south b~undaries of the project excludin~ that easement already
~ranted to the City by Document No. 78-300702 recorded ?-18-78.
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2. The developer shall obtain d~aina§e easements for any se§ments of
brow ditch offsite of the subdivision.
3. The developer shall be responsible for constructing a 10 foot width
of Las Flores Drive imeediately west of its centeTline from the
southerly subdivision boundary to "D" Street. Installation of these
improvements shall be coordinated with the deferral Eranted for
property associated with Parcel Hap 5711.
Note: There is an improvement certificate on Parcel ~ap 7129
coverinE a portion of a 10 foot wide strip west of centerline.
4. The developer shall be responsible for const~uctinE the stoz-m drain
in Las Flores Drive and offsite drainaEe facilities from the southecn
subdivision boundary northward to a suitable outlet north of the
northerly boundary. A reimbursement aEreement may be requested for
one half the cost of such work.
5. The developer shall be responsible for constructinE street
improvements in Las Flores Drive consistinE of, but not limited to: a
paved roadway width of 28 feet; curb, gutter, and sidewalk alone the
east side and an A.C. berm alone the west side; and drainaEe
facilities.
6. The lowest habitable floor of each dwellinE shall be at least one
foot above the 100 year water surface elevation.
7. The developer shall acquire and dedicate adequate riEht-of-way for
the cul-de-sac at the north end of Las Flores and shall construct
said facility.
8. .The owner shall Erant to the City, by Erant deeds, one foot control
~lots as determined by the City Engineer prior to approval of the
Final Map.
9. The developer shall Erant to the City a 6-foot wide irrevocable offer
of dedication for street wideninE purposes alone Minor Avenue.
10. The developer shall file copies of the CC&R's with the County
Recorder concurrent with the final map. Said CC&R's shall provide
for the responsibility for the maintenance of all comeon areas, roads
and Euest parkinE areas shared under contractural aEreement by the
property owner of each panhandle lot. This may be accomplished by
the formation of a homeowner's association.
11. The panhandle lots are approved in concept, which means that the lots
may be developed provided that the detailed reEulations of the code
can be complied with and that additional EradinE and/or retaininE
walls may be necessary to build on the lot.
3
12. The driveway locations shall be so spaced as to provide the maximum
number of parking spaces at the curb.
13. The co~0non access servln~ two lots shall be improved to its maximum
width upon the development of one or both lots.
14. Development of the panhandle lots shall be subject to the provisions
of Section 19.22.150 of the Zonin~ Ordinance.
15. The conversion of garages for living purposes shall be prohibited
within the subdivision and it shall be so stated in the CC&R's.
That a copy of this resolution be transmitted tn the owners of the
property and the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 22nd day of May 1985, by the followin§ vote, to-wit:
AYES: Comissioners Carson, Tugenberg, Green, Guiles, Shipe, Cannon
and O'Neill
NOES: None
ABSENT: None
Michael A. Green, Chaii~an
ATTEST:
Ruth M. Smith, Secretary
~A:~C 1977P
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CITY OF CHULA VISTA
DISCLOSURE STATEMENT
PPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS I
HICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING
OMMISSION AND ALL OTHER OFFICIAL BODIES.
he following information must be disclosed:
List the names of all persons having a financial interest in the application.
Mary Rasmuss~ ~1~ ~. ~ne WcSt
John & L~nqa R~SS Southeastern Cal. Assoc. Seventh-Day
Isidoro & Ester Reqal~do ~h=r!~ ~on~chcin ~
Lester & Frances Petersen Ada Henderson
List the names of all persons having any ownership interest in the property involved.
Mary Rasmussen "=~ld ~ ~ne W~t
Isidoro & Ester Reqalado Ch~l~ ~onschPin
Lester & Frances Petersen Ada Henderson
If any person identified pursuant to (1) above is a corporation or partnership, 'list
the names of all individuals owning more than 10% of the shares in the corporation
or owning any )artnership interest in the partnership.
If any person identified pursuant to (l) above is a non-profit organization or a
trust, list the names of any person serving as director of the non-profit
organization or as trustee or beneficiary or trustor of the trust.
Have you had more than $250 worth of business transacted with any member of City
staff, Bo~, Commissions, Committees and Council within the past twelve months?
~ Yes If yes, please indicate person(s)
~rson is defined as: "Any individual, firm, copartnership, joint venture, association,
)cial club, fraternal organization, corporation, estate, trust, receiver, syndicate,
~is and any other county, city and county, city, municipality, district or other
~litical subdivision, or any other group or combination acting as a unit."
)OTE: Attach additional pages as necessary.)
Signature of app/icant/date~
C 0701P Harold D. West
llO Print or type name of applicant