HomeMy WebLinkAboutPlanning Comm Reports/1979/10/24 A G E N D A
City Planning Commission
Chula Vista, California
Wednesday, October 24, 1979 - 7:00 p.m. City Council Chamber
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PLEDGE OF ALLEGIANCE - SILEIJT PRAYER
APPROVAL OF ~IINUTES - Meeting of October 10, 1979
ORAL COMMUNICATIONS
1. PUBLIC HEARING (cont.): Tentative subdivision map for Chula Vista Tract
79-12, Hudson Valley Estates Unit 2
2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-4,
Twin Oaks Condominiums, 203 Twin Oaks Avenue
ORAL COMMUIiICATIONS
DIRECTOR'S REPORT
CO~!MISSION COMMENTS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission meeting
of October 24, 1979
1. PUBLIC HEARING (cont.): Tentative subdivision map for Chula Vista Tract
79-12, Hudson Valley Estates Unit 2
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map, Hudson Valley
Estates No. 2 (Chula Vista Tract 79-12) proposing to divide 2.58 acres into nine
lots. The subject property is located on an extension of Las Flores Drive north
of "D" Street between Second and Minot Avenues in the R-1 zone.
2. An Initial Study, IS-79-58, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Committee on May 17, 1979.
The Committee concluded that there would be no significant environmental effects
and recommended that the Planning Commission adopt the Negative Declaration.
3. This item was continued from the Planning Commission meeting of September 26
at the request of the applicant in order to resolve certain engineering problems
and to complete a redesign of the original subdivision by the inclusion of three
new panhandle lots. The applicant has also been exploring the possibility of
forming a 1911 Act district as a method of installing the required street improve-
ments. He has indicated that a sufficient number of signatures have been obtained
to initiate the 1911 Act.
B. RECOMMENDATION
1. Adopt the Negative Declaration on IS-79-58 and find that this project
will have no significant environmental impact.
2. Based upon the findings contained in Section "E" of this report, adopt a
motion recommending that the City Council approve the tentative subdivision map
for Hudson Valley Estates No. 2, Chula Vista Tract 79-12, subject to the following
conditions:
a. A preliminary grading plan shall be submitted to the Planning
Department and Engineering Division for approval prior to City
Council action on the final map. The grading plan shall encompass
all properties upon which cut and fill is proposed.
b. The grades on Las Flores Drive shall be subject to ~pproval by the
City Engineer. Las Flores Drive shall be constructed at such elevation
as to be passable by vehicles during a 100 year storm.
c. The subdivider shall be responsible for the construction of full street
improvements in that portion of Las Flores Drive within the subdivision
boundary and to 10 feet east of the centerline of said street along
said portion. The subdivider shall be responsible for dedicating 38
feet of the 52 feet of ultimate right-of-way for Las Flores Drive
within and along the subdivision boundary prior to recordation of the
final map.
City Planning Commission
Agenda Items for Meeting of October 24, 1979 Page 2
d. The subdivider shall be responsible for the construction of offsite
improvements to provide access from "D" Street to the subdivision if
existing conditions remain the same. Said improvements shall include,
but not be limited to, A.C. pavement, 24 feet in width, and street
lights. The subdivider shall be responsible for dedicating 30 feet
of the 52 feet of ultimate right-of-way for Las Flores Drive from
"D" Street to the subdivision boundary prior to recordation of the
final map.
e. The subdivider shall be responsible for the construction of a temporary
cul-de-sac adjacent to the northerly subdivision boundary. Said cul-
de-sac shall have a minimum radius of 28 feet. An A.C. berm shall be
constructed around the cul-de-sac. The subdivider shall obtain the
required letters of permission from adjacent property owners and a
permit from the County of San Diego to construct the cul-de-sac prior
to approval of the final map.
f. The owner shall dedicate an additional 4 feet of right-of-way for street
purposes to the City along Second Avenue adjacent to Lots 1 and 2 prior
to recordation of the final map.
g. The owner shall dedicate to the City, by grant deeds, one foot control
lots in Las Flores Drive as determined by the City Engineer prior to
approval of the final map.
h. The developer shall be responsible for the construction of a gravity
sewer to serve the subdivision. The sewer shall be constructed north-
erly from the southerly subdivision boundary to a downstream location
approved by the City Engineer. The developer shall be responsible for
acquiring and dedicating all necessary easements for construction and
maintenance of the sewer prior to approval of the final map. The
developer may request a reimbursement district and a repayment diagram
for those portions of the sewer which benefit other properties.
i. The developer shall be responsible for the construction of the storm
drain in Las Flores Drive adjacent to the subdivision. The developer
shall also be responsible for the construction of offsite drainage
facilities as determined by the City Engineer. The developer shall
acquire, and dedicate to the City, all necessary easements and right-
of-way for the construction and maintenance of the required drainage
facilities prior to approval of the final map. The developer may
request a reimbursement district and repayment diagram for those
portions of the storm drain which benefit other properties.
j. The owner shall grant easements for street tree purposes to the City
along Second Avenue and Las Flores Drive prior to recordation of the
final map. Easements shall be of sufficient width to provide for a
total of lO feet behind the sidewalk,
k. The developer shall not oppose or object to the formation of an
improvement act district to install improvements in Las Flores Drive.
City Planning Commission
Agenda Items for lleeting of October 24, 1979 Page 3
1. The development of lots 3, 8 and 9 shall conform to the criteria
as set forth in Section 19.22.150 of the ~unicipal Code.
m. The developer shall establish joint access easement agreements for
the 21 foot wide drive area serving lots 3, 8 and 9.
3. The developer shall make the following map revisions:
a. On the typical section for Las Flores Drive change the dimensions
for future improvements to reflect a 5.5 foot wide sidewalk and a
distance of 2.5 feet from back of sidewalk to property line.
b. Place a note on the Tentative Map stating that a soils certificate
shall be placed on the Final Map.
c. Fill slope should be shaded.
d. Revise typical section for Second Avenue to conform with CVDS 1 for
residential collector streets.
e. Delete sewer main labeled "existing" north of the proposed cul-de-sac.
C. DISCUSSION
1. Existing site characteristics.
The 2.58 acre project site is located on the west side of the extension of
Las Flores Drive approximately 1,250 feet north of "D" Street. The property, with
an average natural slope of 15% and a maximum slope of 60%, is located on the east
facing slope of a canyon lying between Second and Minot Avenues. A portion of the
property at the floor of the canyon below the elevation of 35 feet, lies within the
100 year flood level of the Sweetwater River flood plain. The site is vacant
except for some small wooden storage sheds, pepper trees and a portion of a large
eucalyptus grove. Essentially, the property is "U" shaped with the frontage along
Second Avenue interrupted in the center by an 85' x 140' parcel which is developed
with a single family dwelling.
2. Tentative subdivision map.
a. The developer proposes to divide the property into nine lots with a
minimum lot size of 7,000+ sq. ft. Two of the lots will front on Second Avenue and
the remaining seven lots will gain access via Las Flores Drive. Four of the lots
have 59 feet of lot frontage along Las Flores Drive and the remaining three lots,
directly to the rear and west of the four lots, receive access via a 21 ft. wide
easement located between lots 5 and 6. Panhandle lots are allowed, provided they
meet the criteria set forth in Section 19.22.150 of the Municipal Code. In
addition, the developer will be required to establish Joint access easements for
the driveway serving the three panhandle lots.
b. The lots along Las Flores will be raised a minimum of one foot above
the 100 year flood level by importing approximately 13,000 cubic yards of fill. In
addition, the Negative Declaration on IS-7g-8 requires Las Flores Drive to be set
at an elevation which would result in a maximum inundation of 1½ feet on the road
City Planning Commission
Agenda Items for Meeting of October 24, 1979 Page 4
during a 100 year flood and the elimination of ponding during a l0 year storm.
This requirement will result in Las Flores Drive being raised higher than many
of the abutting properties on both sides of the street north of "D" Street.
c. The proposed elevation of Las Flores Drive would preclude the develop-
ment of adjoining properties without substantial fill being placed on each site.
If properties were graded on an individual basis, numerous drainage problems
would likely occur. Therefore, the developer intends to fill not only the project
site but the abutting areas which are presently subject to inundation.
d. An additional 4 feet of right of way will be dedicated along the
frontage of the two lots on Second Avenue. A portion of Las Flores Drive will be
dedicated and a temporary cul-de-sac provided at the north end of the street.
3. Hudson Valley Estates No. 1.
The developer also has an approved tentative subdivision map, Hudson Valley
Estates No. 1, for the division of 3.37 acres into 10 lots, located approximately
420 feet to the south of this project. Development of the two subdivisions is
contingent upon connecting the proposed sewer into an outfall sewer line, which is
presently not available. The outfall sewer is scheduled for installation within
the next year or two.
4. Requirements.
The developer must comply with the following requirements:
a. Pay the Residential Construction Tax fee of $450 per unit, plus $25
for each bedroom in excess of one bedroom, prior to the issuance of
any building permit.
b. Pay the Park Acquisition and Development fee of $230 per unit prior to
recordation of the final map.
c. Plant street trees along Second Avenue and Las Flores Drive, the
species, number and location of which shall be determined by the
City Engineer.
d. Pay all applicable sewer connection charges prior to approval of the
final map.
e. Letters of permission shall be required from adjacent property owners
for any offsite grading.
f. Pay the proportionate share for the financing of traffic signals in
accordance with the adopted City Council policy, prior to issuance of
any building permits.
g. All utilities serving the subdivision must be undergrounded,
h. Facilities must be flood proofed as required by the appropriate utility
companies.
City Planning Commission
Agenda Items for Meeting of October 24, 1979 Page 5
i. The developer must comply with all applicable sections of the Chula
Vista Municipal Code. Preparation of the final map and plans shall
be in accordance with the provisions of the State Map Act and the
Subdivision Ordinance and manual of the City of Chula Vista.
D. ANALYSIS
1. The most southerly lot on Second Avenue represents the most difficult lot
to develop because the majority of the site is on a 60% grade and will require
special construction techniques to support the building. It should be noted that
the terrain is similar to the lot located directly to the north which was developed
with a single family home a number of years ago.
2. The creation of the three panhandle lots will allow the developer to
utilize a portion of the property which was previously incorporated into the four
lots fronting Las Flores Drive in the earlier subdivision design. The new layout
makes a much more efficient use of the property.
E. FINDINGS
Based on the requirement that the subdivision design must be consistent and
compatible with the General Plan elements, the staff offers the following for the
Commission's consideration:
1. Land Use Element - consistent. The General Plan designates this site for
Medium Density Resldentla development (4-12 dwelling units per gross acre). The
proposed project density of 3.9 dwelling units per acre is consistent with this
designation.
2. Circulation Element - consistent. The development will extend Las Flores
Drive in conformance with General Plan standards.
3. Housing Element -consistent. Inasmuch as the subdivision contains fewer
than 50 lots, it is exempt from the requirement to address the need to provide
10% of the units for low and moderate income families.
4. Conservation, Open Space, and Parks and Recreation Elements - consistent.
None of the areas proposed for conservation or open space on the various plan
diagrams of the General Plan are affected by the subject proposal. The developer
will be assessed fees in lieu of park land dedication.
5. Noise Element - consistent. The lots will not be subject to objectionable
noise levels.
6. Seismic Safety and Safety Elements - consistent. The development is not
adjacent to any known fault systems. Extension of public improvements, right-of-
way widths, and turn-arounds meet or exceed safety element standards. Although a
portion of the property is within the Sweetwater Vall'ey 100 year flood plain, the
preliminary grading plan indicates dwelling units will be elevated above said flood
level.
City Planning Commission
Agenda Items for Meeting of October 24, 1979 Page 6
7. Scenic Highways Element - consistent. The site does not abut a Scenic
Hiqhway or gateway.
8. Bicycle Routes - consistent. No bicycle routes are proposed on or adjac-
ent to this site.
9. Public Buildings Element - consistent. Public buildings are neither
proposed nor required on the site.
COUNTY
NORTH
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City Planning Commission
Agenda Items for Meeting of October 24, 1979 Page 7
2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 80-4, Twin Oaks Condominiums, 203 Twin Oaks Avenue
A. BACKGROUND
1. The applicant has submitted a tentative subdivision map for Twin Oaks
Condominiums, Chula Vista Tract 80-4, proposing to convert 10 existing apartment
units and construct an additional 14 units on the same lot in a one lot condominium
project at the southeast corner of Twin Oaks Avenue and "E" Street in the R-3 zone.
2. An Initial Study, IS-79-7, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Committee on August lO,
1978. The Committee concluded that there would be no significant environmental
effects and recommended that the Planning Commission adopt the Negative Declaration.
B. RECOMMENDATION
1. Adopt the Negative Declaration on IS-79-7 and find that this project will
have no significant environmental impact.
2. Based upon the findings contained in Section "D" of this report, adopt
a motion recommending that the City Council approve the tentative subdivision
map for Twin Oaks Condominiums, Chula Vista Tract 80-4, subject to the condition
that a construction permit be obtained for the wheelchair ramp and driveway on
"E" Street prior to approval of the final map.
C. DISCUSSION
1. Existing site characteristics.
a. The subject property is a 0.85 acre level parcel located at the
southeast corner of Twin Oaks Avenue and "E" Street. The site is presently
developed with l0 one bedroom single story attached apartment units which front
on Twin Oaks Avenue. The offstreet parking is located directly behind (east)
the units.
b. On September 8, 1978 the Design Review Committee approved the design
and site plan for 14 additional one bedroom units. The new units will be housed in
a 3 story structure located to the east of the existing units. The first floor
will be devoted primarily to parking and utility areas. The units will be located
on the second and third floors.
2. Storage plan.
The applicant has submitted a storage plan for the condominiums. The existing
units will each have 150 cu. ft. of adjacent storage built into the private patio
areas. The new units will have 195 cu. ft. of storage built into the private
balcony area of each of the units. The amount and location of the storage meets
the requirements of the Code.
3. Requirements.
The developer was given a copy of the City requirements relating to standard
fees and improvements at the subdivision conference meeting held on September 24,
1979.
City Planning Commission
Agenda Items for ~leeting of October 24, 1979 Page 8
D. FINDINGS
Pursuant to Section 66473.5 of the Subdivision I~P Act, the tentative subdivision
map for Twin Oaks Condominiums, Chula Vista Tract 80-4, is recommended for
approval based on the following findings:
1. The site is physically suitable for residential development and the
proposed development conformns to all standards established by the City for such
project.
2. The design of the subdivision will not affect the existing improvements:
streets, sewer, etc., which have been designed to avoid any serious health
problems.
3. The subdivision is consistent with the General Plan Elements as follows:
a. Land Use Element - The General Plan designation for the site is High
Density Residential, 13-26 dwelling units per gross acre. The
density of the project of 28 units per net acre is consistent with
this designation.
b. Circulation Element - The adjoining streets are improved to handle
the present traffic flow.
c. Housing Element - ~hile the conversion of the existing 10 units will
reduce the City's apartment unit inventory, it will offer an expanded
choice of ownership. Since the development contains less than 50 units,
it is exempt from the requirement to address the need to provide for
low and moderate income families.
d. Conservation, Open Space and Parks and Recreation Elements - No parks
are planned on the site and the developer will be assessed fees in
lieu of park land dedication.
e. Noise Element - The property is not subject to objectionable noise
levels.
f. Seismic Safety and Safety Elements - The development is not adjacent to
or on any known fault systems.
g. Scenic Highways Element - The site does not abut a Scenic Highway or
gateway.
h. Bicycle Route Element - No bicycle routes are proposed adjacent to
the site.
i. Public Buildings Element - No public buildings are proposed on the site.
LOCATOR
UNIT CONDO. AT
THE NE CORN,E,R
TWIN OAKS 8, E
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