HomeMy WebLinkAboutReso 1985-12285 Revised i2/26985
RESOLUTION NO. 12285
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING TENTATIVE MAP FOR BONITA
LONG CANYON UNITS 2 THROUGH 7, CHULA VISTA
TRACT 86-3
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Developer, Bonita Long Canyon Partnership,
has filed a tentative map identified as Bonita Long Canyon,
CVT-86-3 and is proposing to subdivide approximately 569 acres as
follows:
663 single family lots (average lot size 17,253 sq. ft.)
2 lots (for religious use), approx. 9 acres
1 community recreation lot, approx. 1.3 acres
1 park site, 11 acres
1 water tank site, 1-1/2 acres
WHEREAS, after a public hearing on November 13, 1985,
the Planning Commission, by a vote of 6-0 with one member absent,
certified that EIR-79-2A with Addendum had been prepared in
accordance with the California Environmental Quality Act of 1970,
and that the information contained therein had been reviewed
prior to making a decision on the project, and
WHEREAS, the Planning Commission recommended that the
City Council adopt a resolution approving the tentative map for
Bonita Long Canyon Units 2 through 7, Chula Vista Tract 86-3, in
accordance with Planning Commission Resolution PCS-86-3, and
WHEREAS, after hearing all testimony at a public hearing
on December 17, 1985, the City Council does hereby approve the
tentative map for Bonita Long Canyon Units 2 through 7, Chula
Vista Tract 86-3.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby certify that EIR-79-2A with
Addendum has been prepared in accordance with the California
Environmental Quality Act of 1970, and that the information
contained therein has been reviewed prior to making its decision
on the project.
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BE IT FURTHER RESOLVED that the City Council of the City
of Chula Vista does hereby approve the tentative map for Bonita
Long Canyon Units 2 through 7, Chula Vista Tract 86-3 in
accordance with Planning Commission Resolution PCS-86-3 and
subject to the following conditions:
1. The developer shall grant to the City 5.5 ft. street
tree planting and maintenance easement on both sides
of all internal streets
2. The developer shall acquire and grant to the City
off-site drainage and sewer easements as determined
by the City Engineer as determined by the City
Engineer prior to the approval of the affected final
map.
3. Metal beam guard rails shall be provided in the fill
slopes over 10 feet in height adjacent to Corral
Canyon Road and Otay Lakes Road.
4. The minimum width of any residential street should
be 56 feet and the minimum width for residential
collector streets should be 60 feet both as shown on
Chula Vista Sign Standards #1.
5. The minimum centerline radius for a residential
street in moderate terrain shall be 200 feet.
Corral Canyon Road should have a minimum radius of
500 feet. Between M Street and D Street, the design
of C Street should be based upon a stopping distance
for a speed of 40 miles per hour.
6. The developer will need to satisfy all the
requirements of the San Diego Gas and Electric
within the 250 ft. easement before any grading is
permitted in this area. The City has received a
letter of concern from SDG&E dated September 25,
1985, in regard to grading in the new Corral Canyon
Road.
7. There should be a maximum 6% street grade at
intersections for each street within 50 ft. of the
nearest curb line.
8. The minimum radius from the center of any cul-de-sac
to the face of curb shall be 40 feet. The minimum
radius to property line should be at least 50 feet.
9. Compound horizontal curbs and reverse curbs shall
not be used unless approved by the City Engineer.
10. Corral Canyon Road should be superelevated as
determined by the City Engineer.
11. All recommendations included in the soils report for
this project should be incorporated into the project
plans.
12. The developer should be responsible for dedication
for right-of-way and construction of improvements in
Corral Canyon Road within the project boundaries to
collector street standards. Said improvements shall
include but not be limited to A.C. pavement, base,
monolithic curb, gutter and sidewalk, street lights,
and street trees, and the right-of-way should be 84
ft. in width, or fully within the project boundaries.
13. All off-site grading and off-site improvements
within private property shall require a letter of
permission from the property owners allowing the
work to be done.
14. Otay Lakes Road should be improved prior to the
occupancy of any dwelling units within Unit #2, the
Bonita Long Canyon Subdivision. The 5 ft. wide
concrete sidewalk shall be constructed and 250 watt
HPSV street lights shall be installed along the
approximately 1,400 ft. length. The exact number
will be determined by the City's Traffic Section.
15. The lot shall be so graded as to drain to the
street. Drainage shall not flow over slopes.
16. The developer shall provide access for emergency
vehicles between the ends of the cul-de-sac B and L
as mentioned in the Conditions of Approval of the
1981 SPA plan.
17. The developer shall grant a 10 ft. minimum sewer
easement for all off-site public sewers prior to the
approval of the final map.
18. The maximum centerline grade for cul-de-sac street
turning areas shall be 5%.
19. Grade segments in excess of 12% shall not exceed 300
ft. in length.
20. The developer shall participate in the off-site
construction of Central Avenue as determined by the
County of San Diego Department of Works and Chula
vista City Engineer. Said participation shall
occur with Unit 3 of the development.
21. The developer may request the reimbursement
district be formed for these improvements which lie
outside the subdivision boundary and provide
benefit to other properties. It should be the
developer's responsibility to submit to the City
for approval a plan indicating improvements to be
included, properties to be assessed, and method of
assessment for said district.
22. The developer shall participate in the construction
of downstream sewer facilities as needed to ensure
adequate capacity for sewage flows from the
ultimate development within the Long Canyon Sewer
Basin.
23. In conjunction with development of Unit 2, the
developer shall be responsible for off-site
improvements of Otay Lakes Road northwest of this
project to the extent of widening the east side to
the ultimate width of 48 ft. from centerline and
the construction of improvements per City Drawing
#T599. Benefitting properties under Condition 21
shall be limited to those which front upon this
unit.
24. The developer shall enter a Development Agreement
with the City wherein the developer agrees to the
following (prior to approval of the first final
map):
a. To pay his fair share of the cost of public
improvements to be provided under the public
financing plan and development agreement.
b. Not to protest the establishment of a facilities
benefit assessment district.
25. As specified in the Condition of the SPA plan, the
developer shall be responsible for constructing a
turn-key park totalling 6.5 acres in size. The park
site shall be developed to the satisfaction of the
City's Parks and Recreation Director and shall be
completed with Phase III Subdivision Map
development. It should be noted that a minimum one
year maintenance program will be required of the
applicant in conjunction with the park
construction. Ail PAD fees normally required will
waived. In addition, RCT fees may be waived in an
amount equal to $57,500 subject to the review of
the proposed construction for the restroom
building, backstop, and par course, as indicated to
be included with this park development. As noted
in the SPA plan, fees previously paid both PAD and
RCT fees for Phase I now under construction will be
included in this total program for consideration of
waiver and credit towards the park construction.
26. A minimum distance of the rear 25 ft. of each lot
abutting the open space shall be evaluated for the
need for fire retardant plants and irrigation
systems. Said area may increase in size based upon
final decision of the City subject to consultation
with the City Fire Marshal.
27. The requirement for undergrounding of the 69 KV
line within the 250 ft. SDG&E right-of-way shall be
waived.
28. The applicant shall file CC&R's to prohibit the
resubdivision or reparcelling of lots within any
given phase.
29. The development standards submitted by the
applicant and adopted with the SPA plan shall
constitute the basic height and bulk regulations to
be utilized for construction within the Bonita Long
Canyon subdivision.
30. Prior to construction of the water tank within the
development, a landscaping plan should be submitted
to the City Planning Department for approval.
31. A decorative block wall shall be installed for
those lots backing up to Corral Canyon Road. Said
wall to be coordinated with the design proposed for
the adjacent EastLake Subdivision. Note: The wall
should be located within the common open space area
so as to provide for the retention and maintenance
of said wall by the open space district.
32. Bollards shall be installed at the end of Acacia
Street on the subject property and designed in such
a manner as to allow for pedestrian and equestrian
access but to preclude general vehicular access.
Said design shall include reflectors facing Acacia
to satisfy traffic safety needs.
33. Street C shall be modified to provide a connection
to the adjacent County area identified as TM 3750
subject to working with the County to provide the
necessary connection; however, there shall be no
direct vehicular access to Acacia Avenue. Note:
Should this connection prove to be infeasible, the
developer shall provide access for emergency
vehicles between the ends of cul-de-sac Street B
and L.
34. The developer shall include in the development
standards and record in the CC&Rs stipulation that
individual property owners shall secure approval
from the appropriate city departments prior to any
grading of areas located on any individual parcel
which interfaces with the common open areas
dedicated on this map. Said grading plan shall be
submitted to the City and approved in accordance
with the adopted standards.
35. The developer shall dedicate all open space areas
as identified on the tentative subdivision map and
request the formation of open space maintenance
district to cover the maintenance of said dedicated
areas. Note: The district shall be established
prior to the recordation of the final map. The
neighborhood park area shall not be included within
the maintenance district responsibilities since it
will be part of the City's overall park maintenance
program. Landscaping review of all native areas
shall be required for consideration of a final
landscape palette to be approved by the City's
Landscape Architect.
36. The City's standard split-rail fence design shall
be used where fencing is required by the City
Engineer adjacent to public right-of-way areas for
safety purposes adjacent to the sidewalk.
37. The City's Planning Director shall be responsible
for architectural review of the rear elevations
facing Corral Canyon Road for all two-story
buildings.
38. A qualified paleontologist monitor shall be present
during the grading activities of any Sweetwater
member soils which appear in the southwestern
portion of the property. A paleontologist will
have the authority to temporarily halt or divert
grading in and around exposed areas that contain
significant natural resources. All field notes,
photographs and fossil resources will be deposited
at a recognized museum or repository.
Revised 12/26/85
39. An improved low flow channel shall be provided for
Long Canyon flows between the retention basin
outlet and the upstream end of the existing
concrete low flow channel north of the subdivision
boundary with development of Unit 5 of the
project. The City Engineer shall have the
discretion to waive this requirement based upon his
analysis of the need for the low flow channel at
the time of development of Unit 5.
P~ented by Appr~as to form by
/~eorg~e Krempl~, Director of ~ ~omas J./~f~on, City
~10;~ing ~JAtt°rneU
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ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 17th day of December ......
19 85 , by the following vote, to-wit:
AYES: Councilmembers Cox, Moore, Scott, McCandliss
NAYES: Councilmembers None
ABSTAIN: Counci 1 members Malcolm
ABSENT: Councitmembers None
the City of Chula Vista
ATTE~
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOLUTION NO. 12285 ,and that the same has not been amended or repealed.
DATED
(seal) City Clerk
CC-660
RESOLUTION NO. PCS-86-3
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE THE TENTATIVE SUBDIVISION MAP FOR BONITA
LONG CANYON UNITS 2 THROUGH 7, CHULA VISTA TRACT
86-3
WHEREAS, a duly verified application for a tentative subdivision map
was filed with the Planning Department of the City of Chula Vista on September
ll, 1985, by Bonita Long Canyon Partnership, and
WHEREAS, said application requested permission to subdivide
approximately 569 acres located north of East "H" Street between Otay Lakes
Road and Proctor Valley Road into 668 lots, including 663 single family lots,
and
WHEREAS, the Planning Commission set the time and place for a hearing
on said tentative subdivision map application and notice of said hearing,
together with its purpose, was given by its publication in a newspaper of
general circulation in the city and its mailing 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 as advertised,
namely 7:00 p.m., November 13, 198§, in the Council Chambers, 276 Fourth
Avenue, before the Planning Commission and said hearing was thereafter closed,
and
WHEREAS, the Comnission certified that EIR-79-2A with Addendum had
been prepared in accordance with the California Environmental Quality Act of
1970, and reviewed the information contained therein prior to making a
decision on the project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION finds as
follows:
Pursuant to Section 66473.5 of th~ Subdivision Map Act, Tentative Map
for Chula Vista Bonita Long Canyon (reference CVT-86-3) is found to
be in conformance with the various elements of the Chula Vista
General Plan based on the following:
1. The site is physically suitable for the residential development
and the proposal conforms to all standards established by the
City for such projects. Such determination is based upon the
approval of the SPA plan which is identical to the proposed
tentative map.
2. The design of the subdivision will not affect the existing
improvements, street service, etc. which have been designed to
avoid any serious problems. The subdivision has been designed
to tie into and complement existing streets and drainage systems
and the sewers have been designed to handle the proposed
capacities.
3. The project is in substantial conformance wi th the Chula Vista
General Plan Elements as follows:
a) Land Use - The proposed development is in keeping with the
low density residential designation for which the applicant
is requesting.
b) Circulation The proposed route connections and off-site
street improvements as required as Conditions of Approval
will provide the necessary grid pattern to link this
project to complement existing developments which abut it
on all sides.
c) Housing - The proposed development is designed to provide
housing in the upper-middle income range and represents an
extension of the existing low density Bonita Valley
development. Small lot sizes located toward the south end
of the project are in keeping with the existing
developments adjacent to Bonita Vista High School.
d) Conservation - The conservation element does not note any
natural resources on the site.
e) Park and Recreation Open Space - The developer is retaining
over half of the area in either natural or manufactured
open space and is providing an ll-acre park site adjacent
to Corral Canyon Road. The park area being provided is in
keeping with the formula adopted by the City of Chula Vista
to satisfy the City's park needs.
f) Seismic Safety - The subject property is not traversed by
any known earthquake faults or traces.
g) Safety - The development is located within the response
time of the Chula Vista Fire Station located in Otay Lakes
iI Road just south of "H" Street. The proposed phasing plans
outlined in this subdivision will provide for direct access
at all times as well as securing alternate entries to the
project with the completion of the final phases.
h) Noise Those portions of the development which are
adjacent to the major road will have walls provided to
reduce sound attenuation. Proposed units will meet the
standards specified in the Unified Building Code for noise
criteria.
-2-
i) Scenic Highway Site does not abut a scenic route or
gateway entry, however, the combination of wall and
landscaping proposed along Corral Canyon Road will tie in
with the adjacent EastLake to provide an attractive linkage
to the Bonita area.
j) Bike Routes - The proposed project does not require any
special provisions for bicycle travel. Standards adopted
by the Chula Vista Engineering Dept. provide for bicycle
lanes along major street routes.
k) Public Buildings -Public buildings are neither proposed nor
required on the project site.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that
City Council approve the tentative subdivision map for Bonita Long Canyon
Units 2 through 7, Chula Vista Tract 86-3 subject to the following conditions:
1. The developer shall grant to the City 5.5 ft. street tree
planting and maintenance easement on both sides of all internal
streets
2. The developer shall acquire and grant to the City off-site
drainage and sewer easements as determined by the City Engineer
as determined by the City Engineer prior to the approval of the
affected final map.
3. Metal beam guard rails shall be provided in the fill slopes over
l0 feet in height adjacent to-Corral Canyon Road and Otay Lakes
Road. ~
4. The minimum width of any residential street should be 56 feet
and the minimum width for residential collector streets should
be 60 feet both as shown on Chula Vista Sign Standards #1.
5. The minimum centerline radius for a residential street in
moderate terrain shall be 200 feet. Corral Canyon Road should
have a minimum radius of 500 feet. B'etween M Street and D
Street, the design of C Street should be based upon a stopping
distance for a speed of 40 mi~es per hour.
6. The developer will need to satisfy all the requirements of the
San Diego Gas and Electric within the 250 ft. easement before
any grading is permitted in this area. The City has received a
letter of concern from SDG&E dated September 25, 1985, in regard
to grading in the new Corral Canyon Road.
7. There should be a maximum 6% street grade at intersections for
each street within 50 ft. of the nearest curb line.
3
8. The minimum radius from the center of any cul-de-sac to the face
of curb shall be 40 feet. The minimum radius to property line
should be at least 50 feet.
9. Compound horizontal curbs and reverse curbs shall not be used
unless approved by the City Engineer.
10. Corral Canyon Road should be superelevated as determined by the
City Engineer.
ll. All recommendations included in the soils report for this
project should be incorporated into the project plans.
12. The developer should be responsible for dedication for
right-of-way and construction of improvements in Corral Canyon
Road within the project boundaries to collector street
standards. Said improvements shall include but not be limited
to A.C. pavement, base, monolithic curb, gutter and sidewalk,
street lights, and street trees, and the right-of-way should be
84 ft. in width, or fully within the project boundaries.
13. All off-site grading and off-site improvements within private
property shall require a letter of permission from the property
owners allowing the work to be done.
14. Otay Lakes Road should be improved prior to the occupancy of any
dwelling units within Unit #2, the Bonita Long Canyon
Subdivision. The § ft. wide concrete sidewalk shall be
constructed and 250 watt HPSV-street lights shall be installed
along the approximately 1,400 ft. length. The exact number will
be determined by the City's Traffic Section.
15. The lot shall be so graded as to drain to the street. Drainage
shall not flow over slopes.
16. The developer shall provide access for emergency vehicles
between the ends of the cul-de-sac B and L as mentioned in the
Conditions of Approval of the 1981 SPA plan.
17. The developer shall grant a .10 ft. minimum sewer easement for
all off-site public sewers prior to the approval of the final
map.
18. The maximum centerline grade for cul-de-sac street turning areas
shall be 5%.
19. Grade segments in excess of 12% shall not exceed 300 ft. in
length.
-4-
20. The developer shall participate in the off-site construction of
Central Avenue as determined by the County of San Diego
Department of Works and Chula Vista City Engineer. Said
participation shall occur with Unit $ of the development.
21. The developer may request the reimbursement district be formed
for these improvements which lie outside the subdivision
boundary and provide benefit to other properties. It should be
the developer's responsibility to submit to the City for
approval a plan indicating improvements to be included,
properties to be assessed, and method of assessment for said
district.
22. The developer shall participate in the construction of
downstream sewer facilities as needed to ensure adequate
capacity for sewage flows from the ultimate development within
the Long Canyon Sewer Basin.
23. In conjunction with development of Unit 2, the developer shall
be responsible for off-site improvements of Otay Lakes Road
northwest of this project to the extent of widening the east
side to the ultimate width of 48 ft. from centerline and the
construction of improvements per City Drawing ~T599.
Benefitting properties under Condition 21 shall be limited to
those which front upon this unit.
24. The developer shall enter a Development Agreement with the City
wherein the developer agrees to the following (prior to approval
of the first final map):
a. To pay his fair share of the cost of public improvements to
be provided under the public financing plan and development
agreement.
b. Not to protest the establishment of a facilities benefit
assessment district.
25. As specified in the Condition of the SPA plan, the developer
shall be responsible for constructing a turn-key park totalling
6.5 acres in size. The park site shall be developed to the
satisfaction of the City's Parks and Recreation Director and
shall be completed with Phase III Subdivision Map development.
It should be noted that a minimum one year maintenance program
will be required of the applicant in conjunction with the park
construction. All PAD fees normally required will waived. In
addition, RCT fees may be waived in an amount equal to $57,500
subject to the review of the proposed construction for the
restroom building, backstop, and par course, as indicated to be
included with this park development. As noted in the SPA plan,
fees previously paid both PAD and RCT fees for Phase I now under
construction will be included in this total program for
consideration of waiver and credit towards the park construction.
-5-
26. A minimum distance of the rear 25 ft. of each lot abutting the
open space shall be evaluated for the need for fire retardant
plants and irrigation systems. Said area may increase in size
based upon final decision of the City subject to consultation
with the City Fire Marshal.
27. The requirement for undergrounding of the 69 KV line within the
250 ft. SDG&E right-of-way shall be waived.
28. The applicant shall file CC&R's to prohibit the resubdivision or
reparcelling of lots within any given phase.
29. The development standards submitted by the applicant and adopted
with the SPA plan shall constitute the basic height and bulk
regulations to be utilized for construction within the Bonita
Long Canyon subdivision.
30. Prior to construction of the water tank within the development,
a landscaping plan should be submitted to the City Planning
Department for approval.
31. A decorative block wall shall be installed for those lots
backing up to Corral Canyon Road. Said wall to be coordinated
with the design proposed for the adjacent EastLake Subdivision.
Note: The wall should be located within the common open space
area so as to provide for the retention and maintenance of said
wall by the open space district.
32. Bollards shall be installed at the end of Acacia Street on the
subject property and designed in such a manner as to allow for
pedestrian and equestrian access but to preclude general
vehicular access. Said design shall include reflectors facing
Acacia to satisfy traffic safety needs.
33. Street C shall be modified to provide a connection to the
adjacent County area identified as TM 3750 subject to working
with the County to provide the necessary connection; however,
there shall be no direct vehicular access to Acacia Avenue.
Note: Should this connection prove to be infeasible, the
developer shall provide access for emergency vehicles between
the ends of cul-de-sac Street B and L.
34. The developer shall include in the development standards and
record in the CC&Rs stipulation that individual property owners
shall secure approval from the appropriate City departments
prior to any grading of areas located on any individual parcel
which interfaces with the common open areas dedicated on this
map. Said grading plan shall be submitted to the City and
approved in accordance with the adopted standards.
35. The developer shall dedicate all open space areas as identified
on the tentative subdivision map and request the formation of
open space maintenance district to cover the maintenance of said
dedicated areas. Note: The district shall be established prior
to the recordation of the final map. The neighborhood park area
shall not be included within the maintenance district
responsibilities since it will be part of the City's overall
park maintenance program. Landscaping review of all native
areas shall be required for consideration of a final landscape
palette to be approved by the City's Landscape Architect.
36. The City's standard split-rail fence design shall be used where
fencing is required by the City Engineer adjacent to public
right-of-way areas for safety purposes adjacent to the sidewalk.
37. The City's Planning Director shall be responsible for
architectural review of the rear elevations facing Corral Canyon
Road for all two-story buildings.
38. A qualified paleontologist monitor shall be present during the
grading activities of any Sweetwater member soils which appear
in the southwestern portion of the property. A paleontologist
will have the authority to temporarily halt or divert grading in
and around exposed areas that contain significant natural
resources. All field notes, photographs and fossil resources
will be deposited at a recognized museum or repository.
That a copy of this resolution be transmitted to the owners of the
property and the City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 13th day of November 1985, by the following vote, to-wit:
AYES: Commissioners Carson, Tugenberg, Green, Shipe, Cannon and Grasser
NOES: None
Commissioner
ABSENT: Guiles ~~
~~. Cannon, Chairman
ATTEST:
~-~Jth M. Smith; Secre~iry
WPC 2371P