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HomeMy WebLinkAboutPlanning Comm Reports/1979/06/13 AGENDA City Planning Commission Chula Vista, California Wednesday, June 13, 1979 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Neeting of May 23, 1979 ORAL COMMUNICATIONS 1. Consideration of request for deferral of public improvements at 174 Las Flores Drive - Dr. James W. Brown 2. PUBLIC HEARING: Conditional use permit PCC-79-19, request to operate truck repair and maintenance facility, including the sale of parts and accessories, at 3650 Main Street in the I-L zone - South Bay Materials, Inc. (Gary J. Spradling) 3. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-12, Hudson Valley Estates Unit 2 4. PUBLIC HF~qRING: Tentative subdivision map for Chula Vista Tract 79-19, for conversion of Bonnie Brae apartments to condominiums at 4221 Bonita Road ORA[ COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of June 13, 1979 ]. CONSIDERATION OF REQUEST FOR DEFERRAL OF PUBLIC IMPROVEMENTS FRONTING 174 LAS FLORES DRIVE A. Background 1. On January 9, 1979, Tentative Parcel Map 79-4 of Lot 16 for Mr. James W. Brown and Betty A. Brown was approved by the Planning and Engineering Departments subject to several conditions. One of these conditions states that in the event that.an assessment district is not formed, construction of improvements in Las Flores Drive shall be constructed by the property owner prior to recordation of the Parcel Map. 2. On March 13, 1979, the City Council accepted a report concerning a proposed."D" Street and Las Flores Drive Improvement Act District. The report recommends the following: a. That no assessment district be formed for the construction of public improvements for Las Flores Drive and "D" Street; b. Engineering include in its work program for this area the establishment of a preliminary grade. This would provide a continuity in design for those properties which now have deferrals. c. City consider for inclusion in its 1979-80 Capital Improvement Program the construction of a storm drain system and 24' wide ribbon pavement (where necessary to provide access to properties with deferrals) in "D" Street and Las Flores Drive south of "D" Street. If monies are approved, City to establish reimburse- ment district for the cost of City participation. 3. When the City Council adopted the 1979-80 Capital Improvement Program, it budgeted $109,000 for the work in Item 2-c. No reimbursement district has been established yet, but it is intended that property owners will pay -- their proportional costs for these improvements. City Planning Commiss Agenda Items for Meeting of June 13, 1979 page 2 B. Recommendation 1. Based on the findings contained in Section D of this report, it is recommended by the Engineering Department that this request for deferral be approved subject to the following conditions: a. Execution of an agreement guaranteeing the installation of one-half of street and storm drain improvements fronting subject property upon written notice by the City. b. Posting surety in the amount of $6357.00 to cover the cost of construction. Any a~dition~l construction cost and/or cost increase above the amount of surety posted, due to inflation, shall be paid for by the property owner. C. Analysis 1. Las Flores Drive is an unpaved road with no curb, gutter, or sidewalk except for a small section just south of "D" Street which is paved with asphaltic concrete. It is in a depression with very steep slopes to adjacent properties on both sides. It is impractical to construct individual segments of Las Flores Drive due to the following reasons: a. grade and drainage problems b. No overall plan for the street presently existing 2'. The estimated costs for the permanent improvements are . as follows: EST. UNIT EST. ITEM DESCRIPTION UNIT QUANT. COST COST 1. Grading L.S. 1000 .2. AC Paving & Base 'S.F. 1075 1.20 1290 3. Conc. Curb & Gutter L.F. 65.2 5.50 359 4. PCC Sidewalk S.F. 293.4 1.75 513 5. 1/2' Storm Drain L.F. 32.6 25.75 839 24" RCP 6. 1/2' Water Main L.F. 32.6 11 359 8" AC 7. Sewer Lateral Ea. 1 400 400 8. Water Service Ea. 1 325 325 $5085 10% Contingencies 636 Attorneys Fees 636 TOTAL COST $6357 City Planning Commis$ ~ ~ Agenda Items for Meeting of June 13, 1979 page 3 FINDINGS: The Engineering Departiaent has reviewed' the request for deferral of public improvements and recommends approval based on the following: 1. The installation of segmental public improvements for Las Flores Drive would be impractical at this time due to existing conditions of the surrounding properties and the City plan to complete the design work. DRAWN BY I T I T L. E ___~T__._~.__ DEFERRAL OF PUBLIC IMPROVEMENTS DAT.~___5__- .~._____,J TENTATIVE PARCEL MAP 79- 4 City Planning Commission Agenda Items for Meeting of June 13, 1979 page 4 2. PUBLIC HEARING: Conditional use permit PCC-79-19, request to operate truck repair and maintenance facility, includin~ the sale of parts and accessories, at 3650 Main Street in the I-L zone - South Bay Materials, Inc. (Gar~ J. Spradlin~) A. BACKGROUND 1. The applicant is seeking approval of a conditional use permit in order to locate and operate a truck repair and maintenance facility including the sale of miscellaneous parts and accessories at 3650 Main Street in the I-L zone. 2. An Initial Study (IS-79-62) of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on May 16, 1979. The Environmental Review Coordinator 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-79-62 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 to approve the request for a truck repair and maintenance facility at 3650 Main Street, subject to the condition that a total of seven offstreet parking spaces be provided or assigned for the proposed use prior to the issuance of a business license. C. DISCUSSION 1. Adjacent zoning and land use. North I-L Mini-warehouses South I-L Vacant and parking East M (County) R-V storage and mini-warehouses West I-L Vacant, towning service and box factory 2. Existing site characteristics. The project site is a 2.5 acre landlocked parcel which receives access via a 36 ft. wide paved access drive from Main Street. The site is developed with an "L" shaped, 16,800 sq. ft. industrial structure, presently occupied by a building materials sales operation. 3. Proposed plan. The applicant proposes to occupy approximately 4,800 sq. ft. of floor area located at the southeast corner of the building. The total area of the parcel Planning Commission Agenda Items for Meeting of June 13, 1979 page 5 devoted to the proposed use is approximately 27,000 sq. ft., which includes the open areas immediately to the south and east of the building. The entire area will be completely fenced (chain link) with gates'at two locations. The plan shows seven parking spaces adjacent to the south side of the building. Two of the parking spaces are difficult to get in and out of because of an existing ramp located in front of the spaces. However, there is ample room on the site to provide the seven required spaces along the south fence line. 4. Proposed use. The repair and maintenance of trucks will be conducted inside the building within three bays with overhead doors located on the east side of the building. The doors will be kept closed during operations and no work will be performed in the open yard. There will also be the miscellaneous sale of parts and accessories in connection with the maintenance and repair work. The proposed use would be completely surrounded by other industrial uses and has good access to Main Street via the 36 ft. wide driveway. The use would not adversely affect the residential area to the north and is well suited to this location. D. FINDINGS 1. ~hat the proposed use at the particular location.is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed use will be located within an industrial area on a site connecting directly to a major collector road that ties in to the I-5 and I~805 freeways, 2. ~hat such use will not, under the circwnstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The subject site is bounded by other industrial uses, such as mini-warehouses, storage, and vehicle maintenance facilities. All work will be conducted within the building and therefore should not be detrimental or injurious to adjacent uses. 3. That the proposed use willcomply with the regulations and conditions speci- fied in the code for such use. The use will be located within an existing industrial structure. 4. That the granting of this conditional use will not adversely affect the general plan of the city or the a~opted plan of any governmental agency. The proposed use is consistent with the General Plan designation for this area of limited industrial use. ,, ~ ~ ~ .... --- r c .... [_2 NEGATIVE DECLARATION PROJECT TITLE: SPRADLING TRUCK REPAIR SHOP Project Location: 365~ MAIN STREET Project Proponent: GARY SPRADLING 225 BROADWAY, SUITE 1725 SAN DIEGO 921~i CASE NO. I5-79-62 DATE: MAY 16, 1979 A. PROJECT SETTING & DESCRIPTION THE APPLICANT PROPOSES TO ESTABLISH A TRUCK MAINTENANCE A~D REPAIR SERVICE FOR LARGE COMMERCIAL TRUCKS, WITHIN AN EXISTING INDUSTRIAL STRUCTURE LOCATED AT 365~ MAIN STREET. APPROXIMATELY 48~± SQ. FT. OF FLOOR AREA WILL BE OCCUPIED. ALL SERVICE ACTIVITIES WILL BE CONDUCTED WITHIN THE BUILDING AS WILL STORAGE OF PARTS AND SUPPLIES. SEVEN' PARKING SPACES FOR 6 EMPLOYEES AND CUSTOMERS ARE pROPOSED ADJACENT TO THE BUILDING. HOURS OF OPERATION ARE PROPOSED TO BE FROM 8 A.M. TO 6 P.M., MONDAY THRU SATURDAY. B. COMPATIBILITY WITH ZONING AND PLANS THE PROPOSED USE IS ALLOWED IN THE I-L ZONE WITH THE APPROVAL OF A CONDITIONAL USE PERMIT. THE PROJECT IS NOT AT VARIANCE WITH THE LIMITED INDUSTRIAL LAND USE DESIGNATION OF THE GENERAL PLAN. C. FINDINGS OF INSIGNIFICANT IMPACT 1. THE PROJECT SITE IS CURRENTLY DEVELOPED AND VOID OF ANY SIGNIFICANT VEGETATION OR WILDLIFE. THERE ARE NO SIGNIFICANT NATURAL OR MAN-MADE RESOURCES KNOWN TO BE PRESENT, NOR ARE THERE ANY SUBSTANTIAL GEOLOGICAL HAZARDS WITHIN THE VICINITY. 2. THE PROPOSED PROJECT IS NOT AT VARIANCE WITH THE GENERAL PLAN OR ASSOCIATED ELEMENTS AND WILL NOT ACHIEVE SHORT TERM TO THE DISADVANTAGE OF LONG TERM ENVIRONMENTAL GOALS. 3. NO IMPACTS ARE ANTICIPATED TO OCCUR THAT COULD INTERACT TO RESULT IN ANY SUBSTANTIAL CUMULATIVE EFFECT ON THE ENVIRON- MENT. 4. MINIMAL INCREASE IN TRAFFIC IS EXPECTED TO OCCUR DUE TO PROJECT IMPLEMENTATION AND NO SIGNIFICANT INCREASE IN TRAFFIC RELATED POLLUTANTS OR NOISE WiLL RESULT. D. INDIVIDUALS & ORGANIZATIONS CONSULTED CITY OF CHULA VISTA D. J. PETERSON DIRECTOR OF PLAN~4ING BILL ULLRICH ~ASSOC. ENG. TED MONSELL FIRE CAPTAIN GENE GRADY DIRECTOR OF BUILDING AND HOUSING MERRITT HODSON ENVIRONMENTAL CONTROL COMMISSIONER GARY SPRADLING - APPLICANT DbCUMENTS IS-78-6~ IRONGATE MINI STORAGE The Initial Study Application and evaluation forms documenting the findings of no sicnificant impact are on file and available for public revie%{ at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. -- E~JVIRO~J~JTAL REVIE~'J COORDI~IATOR E~ 3 (roy. 5/77) City Planning Commission Agenda Items for Meeting of June 13, 1979 page 6 3. PUBLIC HEARING: 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 six 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. TheCommittee 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-79-58 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section "E" of the 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. Any portion of buildings located within the lO0 year flood area shall be flood-proofed. bi Conversions of garages within the flood plain shall not be allowed. Said restrictions shall be included in the CC&R~s. c. The top and toe of manufactured slopes shall be rounded and the horizontal contours shall be blended into the existing contours in accordance with the grading ordinance. Landscaping will be required in accordance with the Landscape Manual of Chula Vista. d. The developer shall submit plans for the development of each lot prior to approval of the grading plan to insure that the proposed grading allows for the practical development of the lots. Retaining walls may be required in order to provide adequate pad width. Lots 3, 4, 5, and 6 shall "daylight" into the westerly slope at approximate elevation 36'. e. 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 lO 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 June 13, 1979 page 7 f. 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. g. 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. h. 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. The owner shall dedicate to the City, by grant deeds, one foot control - lots in Las F1 ores Drive as determined by the City Engineer prior to approval of the final map. j. The developer shall be responsible for the construction of a gravity sewer to serve the subdivision. The sewer shall be constructed northerly 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. k. 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. 1. 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 10 feet behind the sidewalk. m. 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 page 8 Agenda Items for Meeting of June 13, 1979 3. The tentative map shall be revised as follows: 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. Delete general note No. 14. c. On general note No. 16 change Standard Drawing ll5 to CVDS 8. d. Place a soils engineer's certificate on the map. e. Show proposed pad elevations for lots 1 and 2. f. Show proposed grading along the westerly line of lots 3, 4, 5 and 6. g. ShQw the storm drain to be constructed in Las Flores Drive and identify as proposed. h. Indicate whether the existing building on lot 4 is to remain or to be removed. If it is to be removed, then the proposed drainage easement shall be centered on the lot line between lots 4 and 5. i. Identify the proposed drainage facility that is within that portion - of the drainage easement that crosses lot 2 and connects to the proposed 18 inch C.M.P. culvert. j. Show a 4 foot strip of land along Second Avenue, adjacent to lot 1, as proposed right-of-way for street purposes. k. Add a note stating that any portion of a building located within the lO0 year flood plain shall be floodproofed to at least one foot above the 100 year flood water surface elevation. 1. Show spot elevations on Las Flores Drive within the subdivision. m. Indicate the method of providing lots 1 and 2 with sewer service. n. Change the location of the proposed sewer main within the subdivision so it is 5 feet west of, and parallel to, the ultimate centerline of Las Flores Drive. 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'x140' parcel which is developed with a single family dwelling. City Planning Commission Agenda Items for Meeting of June 13, 1979 page 9 2. Tentative subdivision map. The developer proposes to divide the property into 6 lots with an average lot size of approximately 15,000 sq. ft. Two of the lots will front on Second Avenue. The most northerly lot will contain 8,960 sq. ft. (80'x112') and the southerly lot 10,300 sq. ft. (92'x112'). The remaining 4 lots will each have 64 feet of frontage along Las Flores Drive and will contain approximately 19,000 sq. ft. of lot area. These lots will also be raised one foot above the 100 year flood level by importing approximately 13,000 cu. yds. of fill. An additional four feet of right-of-way will be dedicated in front 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. l, 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. The developer has also been exploring the possibility of a 1913 Act for the installation of improvements for Las Flores Drive. 4. Requirements. The developer must comply with the following requirements: a. Pay the Park Acquisition and Development fee 'of $450 per unit, plus $25 for each bedroom in excess of one bedroom, prior to recordation of the final map. b. Pay the Residential Construction Tax fee of $230 per unit prior to the issuance of any building permits. 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. City Planning Commission Agenda Items for Meeting of June 13, 1979 page l0 h. Facilities must be flood proofed.as required by the appropriate utility companies. 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 four lots fronting on Las Flores Drive will be raised above the 100 year flood level, thus, conversion of the garage for living area shall be prohibited unless tha garages are elevated out of the flood area. 3. The majority of the conditions regarding offsite improvements are necessary in the event that the proPosed subdivision construction to the south does not precede this development. E. FINDINGS Based ~n 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 Residential 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. City Planning Commission Agenda Items for Meeting of June 13, 1979 page ll 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 Valley 100 year flood plain, the preliminary grading plan indicates dwelling units will be elevated above said flood level. 7. Scenic Highways Element - consistent. The site does not abut a Scenic Highway or gateway. 8. Bicycle Routes - consistent. No bicycle routes are proposed on or adjacent to this site. 9. Public Buildings Element - consistent. Public buildings are neither proposed nor required on the site. \ f LOCATOR (~ \ IPcs-?S-~- ~ I TENTATIVE SUBDIVISX3N I FOR 6 LOTS- HUDSON \\ ~VALLI~ ESTATE~ \ ~ A-3(I) \ COUNTY t, ~,.~ NORTH ', . R'2 o' Ioo' 200' \ ~ COUNT~ i ~ i \ \ \ ~ COND I T I ONAL DF_CLARAT ON, · PROJECT TITLE: HUDSON VALLEY ESTATES 02 SUBDIVISION Project Location: NORTHERLY OF LAS FLORES AND SECOND AVE. Project Proponent: POLETTA SUE HUDSON 14 BARCELONA DR. RANCHO MIRAGE, CA 9227~ CASE NO. IS-79-58 DATE: MAY 9, 1979 A. PROJECT SETTING THE PROJECT INVOLVES 2.58 ACRES OF PROPERTY LOCATED ALONG THE WESTERN SLOPE OF A CANYON BETWEEN THE NORTHERLY EXTENSION OF LAS FLORES DR. AND sECOND AVE. CURRENTLY THE SITE IS DEVELOPED WITH ONE SINGLE FAMILY DWELLING, FRONTING ON SECOND AVE. AND SEVERAL SMALL, WOODEN SHEDS LOCATED ON THE SLOPE OF THE CANYON. ADJACENT USES INCLUDE SINGLE FAMILY HOMES ALONG SECOND AVE., VACANT LAND TO THE NORTH, SINGLE FAMILY HOMES TO THE EAST ALONG MINOT AVE. AND VACANT PROPERTY ALONG THE EAST SLOPE OF THE CANYON, AND HORSE STABLES AND CORRALS TO THE SOUTH ON THE ADJACENT WESTERN SLOPE OF THE CANYON. THE SUBJECT PROPERTY HAS AN AVERAGE NATURAL SLOPE OF 15% AND MAXIMUM SLOPE OF 6~%. RUNOFF FROM SECOND AVE. DRAINS DOWN THE CANYON WALL TO THE FLOOR OF THE CANYON AND PROCEEDS NORTH TO THE SWEETWATER RIVER FLOOR PLAIN. HOWEVER, ELEVATIONS (35 FT. ELEVATION AND BELOW) OF THE SITE ARE WITHIN THE 1~ YEAR FLOOD PLAIN AND ARE SUBJECT TO INUNDATION AND PROLONGED PONDING. THE SITE IS COVERED WITH NATIVE VEGETATION AND MOST LIKELY SUPPORTS WILDLIFE PERVALENT IN OPEN CANYON AREAS WITH LIMITED HUMAN ACCESS. A LARGE GROVE OF MATURE EUCALYPTUS TREES IS LOCATED ON THE EASTERN PORTION OF THE SITE WHICH EXTENDS EASTERLY AND SEVERAL LARGE CALIF. PEPPER TREES ARE LOCATED IN THE CENTRAL PORTION OF THE PROPERTY. THERE ARE NO KNOWN GEOLOGIC HAZARDS WITHIN THE PROJECT VICINITY, HOWEVER, UNCOMPACTED FILL AREAS AND EXPANSIVE SOILS ARE PRESENT. B. PROJECT DESCRIPTION THE APPLICANT PROPOSES TO SUBDIVIDE THE SUBJECT PROPERTY INTO 6 SEPARATE PARCELS AND CONSTRUCT SIX SINGLE FAMILY ~OMES. TWO LOTS WILL FRONT ON SECOND AVE. AND THE REMAINING FOUR LOTS WILL FRONT ALONG LAS FLORES DR. CONSTRUCTION PADS FOR THE FOUR DWELLINGS UNITS TO BE LOCATED WITHIN THE FLOOR PLAIN WILL BE RAISED TO THE 36 FT. ELEVATION ONE FOOT ABOVE THE 1Z0 YEAR FLOOD PLAIN ELEVATION. A 1~ FT. WIDE DRAINAGE EASEMENT AND 18" CMP CULVERT WILL BE PROVIDED TO FACILITATE STORM RAIN OFF INTO THE CANYON. DEDICATION OF LAND FOR STREET PURPOSES AND ASSOCIATED PUBLIC IMPROVEMENTS WILL BE INSTALLED ON SECOND AVE. AND LAS FLORES DR. SEWER HOOK-UP WILL CONNECT WITH THE SYSTEM CURRENTLY BEING INSTALLED TO REPLACE THE ROSEBANK PUMPING STATION. C. COMPATIBILITY WITH'ZONING AND PLANS THE PROPOSED SUBDIVISION WILL RESULT IN A NET DENSITY OF 2.5 DU/AC WHICH IS IN CONFORMANCE WITH THE CURRENT R-1 ZONING AND MEDIUM DENSITY RESIDENTIAL LAND USE DESIGNATION OF THE GENERAL PLAN. D. IDENTIFICATION OF ENVIRONMENTAL EFFECTS 1. SOILS A SOILS REPORT PREPARED FOR THE SUBJECT PROPERTY, INDICATES THAT ON-SITE SOILS CONSIST OF LOOSE ALLUVIUM, UNCOMPACTED FILL AND TERRACE DEPOSITS. TO ENSURE STABLE CONSTRUCTION, RECOMMENDA- TIONS AS STATED IN THE SOILS REPORT SHOULD BE INCORPORATED INTO THE PROJECT. 2. NOISE A NOISE ANALYSIS OF NOISE GENERATED BY VEHICLE TRAFFIC ON SECOND AVE. WAS CONDUCTED. THIS ANALYSIS INDICATES THAT LOTS i AND 2 (AS DESCRIBED ON THE TENTATIVE SUBDIVISION MAP), ADJACENT TO SECOND AVE. WILL BE SUBJECTED TO UNACCEPTABLE NOISE LEVELS GIVEN AN ESTIMATED 9~ ADT FOR SECOND AVE. IN 199~. A NOISE ANALYSIS SHOULD BE CONDUCTED BY A QUALIFIED ACOUSTICIAN TO VERIFY EXTERIOR NOISE LEVELS AND SUBSEQUENT RECOMMENDATIONS FOR REDUCTION OF EXTERIOR NOISE LEVELS (TO MEET A 45 DB INTERIOR NOISE ISOLATION LEVEL) SHOULD BE INCORPORATED INTO THE PROJECT. 3. LAND FORM AESTHETICS THE PROJECT ENTAILS SUBSTANTIAL GRADING. TO REDUCE POTENTIAL SILTATION AND INSURE AESTHETIC QUALITY, MANUFACTURED SLOPES SHOPES 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. 4. FLOOD HAZARD LOWER PADS AND LAS FLORES STREET IMPROVEMENTS ARE LOCATED WITHIN THE SWEETWATER RIVER 1~ YEAR FLOOD PLAIN. THE APPLICANT PROPOSES TO RAISE THE DWELLING PADS TO I FT. ABOVE THE FLOOD LEVEL TO AVOID FLOOD HAZARD. THE SEWER SYSTEM WILL HAVE TO BE DESIGNED TO MINIMIZE THE INFLOW OF WATER DURING INUNDATION AND DESIGNED IN CONFORMANCE WiTH THE FLOOD PLAIN ORDINAINCE. 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 1~ YEAR FLOOD AND HAVE NO PONDING DURING A 1~ YEAR FLOOD. 5. SCHOOLS LOCAL SCHOOLS ARE CURRENTLY OPERATING OVER CAPACITY. THE FOLLOWING CHART CONTAINS THE MOST CURRENT SCHOOL ENROLLMENT AND CAPACITY F~GURES AND NUMBER OF NEW STUDENTS ANTICIPATED DUE TO THE PROPOSED PROdECT. NEW STUDENTS SCHOOL ENROLLMENT CAPACITY FROM PROdECT ROSEBANK 491 476 4 HILLTOP JR. HIGH 14~4 144~ 2 HILLTOP SR. HIGH 1499 1484 i 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. 6. PARKS THERE ARE CURRENTLY NO DEDICATED PARK FACILITIES WITHIN THE PARK DISTRICT 2.~1 WHERE THE PROJECT IS PROPOSED TO BE LOCATED. GIVEN THE POPULATION OF THIS DISTRICT PARK ACREAGE REQUIREMENTS IS 3.6 ACRES. BASED ON THE CITYtS PARK ACREAGE REQUIREMENT FACTOR OF 2 ACRES/I~ POPULATION, APPROXIMATELY .~34 ACRES OF PARKLAND WOULD BE REQUIRED TO SERVE THE PROJECT. THE PROJECT PROPONENTS WILL BE REQUIRED TO PAY FEES IN LIEU OF PARKLAND 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 IMPACT 1. RECOMMENDATIONS STATED WITHIN THE PREPARED SOILS REPORT SHOULD BE INCORPORATED INTO THE PROJECT. 2. AN ACOUSTICAL ANALYSIS SHOULD BE PREPARED AND SUBSEQUENT RECOMMENDATIONS INCORPORATED INTO THE PROJECT. 3. GRADING AND HYDROSEEDING SHOULD BE ACCOMPLISHED AS DESCRIBED IN SECTION D3 OF THIS NEGATIVE DECLARATION. 4. BUILDINGS PADS SHOULD BE RAISED ABOVE THE FLOOD PLAIN LEVEL AND LAS FLORES DR. DESIGNED TO AVOID FLOOD DAMAGE. THE SEWER SYSTEM WILL HAVE TO BE DESIGNED TO MINIMIZE THE INFLOW OF WATER DURING INUNDATION AND DESIGNED IN CONFORMANCE WiTH THE FLOOD PLAIN ORDINAINCE. 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 1~ YEAR FLOOD AND HAVE NO PONDING DURING A 1~ YEAR FLOOD. 5. WRITTEN ASSURANCE OF CLASSROOM SPACE FROM THE APPROPRIATE SCHOOL DISTRICT WILL BE REQUIRED. 6. PARK FEES WILL BE REQUIRED. F. FINDINGS OF INSIG~IFICANT IMPACT 1. THE PROJECT WILL NOT REMOVE ANY SIGNIFICANT VEGETATION AND THERE ARE NO KNOWN NATURAL OR MAN-MADE RESOURCES PRESENT. BUILDING SITES WILL BE RAISED ABOVE THE 1~ YEAR FLOOD PLAIN AND RECOMMENDATIONS STATED WITHIN A PREPARED SOILS REPORT WILL BE FOLLOWED TO MITIGATE SOILS AND SLOPE STABILITY RELATED IMPACTS. AESTHETIC QUALITY OF RESULTING LAND FORM 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 SIX 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 D. J. PETERSON DIRECTOR OF PLANNING BILL ULLRICH ' ASSOC'. ENG. TED MONSELL FIRE CAPTAIN GENE GRADY DIRECTOR OF BUILDING & HOUSING MERRITT HODSON ENVIRONMENTAL CONTROL COMMISSIONER POLETTA SUE HUDSON - APPLICANT 2. DOCUMENTS EIR-78-1 HUDSON VALLEY ESTATES ~1 IS-79-35 FUENTEZ PARCEL MAP CHULA VISTA IMPROVEMENTS PLANS The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA. EN 3 (rev. 5/77) City Planning Commission Agenda Items for Meeting of June 13, 1979 page 12 4. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract 79-19, for conversion of Bonnie Brae apartments to condominiums at 4221 Bonita Road A. BACKGROUND 1. The applicant has submitted a tentative subdivision map for Bonnie Brae, Chula Vista Tract 79-19, for the conversion of an existing 20 unit apartment complex at 4221 Bonita Road in the R-3-G-D zone into a one lot condominium project. 2. The project is exempt from environmental review as a class l(k) exemption. B. RECOMMENDATION Based on the findings contained in Section D of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Bonnie Brae, Chula Vista Tract 79-19, subject to the following conditions: 1. Each unit shall have a minimum of 80 cu. ft. of storage provided adjacent to the unit, subject to the approval of the Director of Planning. 2. All storage areas located within the carports or ground floor areas (patio or accessory building) shall be secured with security type hinges utilizing a non-removable pin, a solid core door, and a single cylinder deadbolt (minimum 1 throw) lock. 3. The developer shall be responsible for the installation of a street light standard conforming to City standards with a 250 watt high pressure sodium vapor luminaire. The developer may enter into an agreement with the City of Chula Vista to install said street light. A surety bond to guarantee the installation of the installation of the street light shall be posted with the City prior to approval of the final map. 4. The final map shall indicate those areas subject to infrequent inundation, which are the areas of the subdivision below the water surface elevation that is expected to result from a 100 year storm. 5. The owner shall grant an easement for street tree purposes to the City along Bonita Road prior to recordation of the final map. The width of said easement shall be equal to the distance between the property line and the face of the existing block wall, approximately 3.5 feet. City Planning Commission Agenda Items for Meeting of June 13, 1979 page 13 C. DISCUSSION 1. Existing site characteristics. The project site is a 0.85 acre parcel located on the north side of Bonita Road adjacent to the Chula Vista Municipal Golf Course and within the 100 year flood level of the Sweetwater River flood plain. The site has been raised one foot ab6ve flood level and was developed in 1973 with a two story 20 unit apart- ment building. Thirty-two parking spaces, 20 of which are located in carports, are located in front, between the units and the street, and comply with the present requirements of the city code. A swimming pool and jacuzzi are located in the center of the apartments. 2. Condominium requirements. a. Private open space~ Even though the apartments were constructed prior to the present city requirement for private open space, each unit has either a private patio or balcony which exceeds the minimum size required by ordinance. b. Storage areas. Ten of the 20 units have 70% to 100% of their required 256 cu. ft. storage area located adjacent to the unit. The applicant proposes to provide the required storage for two of the units under the stairwell close to the entrance of the lower unit. The remaining 8 units would have storage provided in a divided storage room located at the north end of the carports. The latter solution places the storage in a relatively secure area, but well over 125 feet away from four of the units. Since five of the ten units now without adjacent storage are located on the upper floor, the proposed location would not be convenient for the residents of those units. A total of 256 cu. ft. of storage is being provided within the carport area. Staff is recommending that a minimum of 80 cu. ft. of storage be provided adjacent to each unit with the design solutions to be submitted to staff a minimum of two weeks prior to consideration of the tentative map by the City Council. The developer has indicated that a "lender set-aside" letter will be provided which will ensure that the storage areas will be constructed and secured with locks as required by the city. c. Each unit has an individual gas and electric service meter and there is one house meter for the common areas and recreational facilities. The water is provided by one central meter which will be the responsibility of the homeowners' assocition as will the house meter. 3. Requirements. In addition to any conditions of approval, the developer will be required to fulfill the following ordinance requirements: a. Pay the residential Construction Tax for condominiums of $375 per unit plus $25 for each bedroom in excess of one (total $8,500) prior to recordation of the final map. City Planning Commission Agenda Items for Meeting of June 13, 1979 ~ page 14 b. Pay the Park Acquisition and Development fee of $200 per unit (4,000 total) prior to recordation of the final map. c. Each of the tenants of the proposed condominium project shall be given 120 days written notice of the intention to convert prior to termination of tenancy. Evidence of delivery of the written notice shall be submitted to the Director of Public Works prior to approval of the final map. d. Each of the tenants of the proposed condominium project shall be given written notice of exclusive right to contract for the purchase of their respective units. Evidence of the delivery of said written notice shall be submitted to the Director of Public Works prior to approval of the final map. e. The subdivider shall file with the City a Declaration of Covenants, Conditions and Restrictions naming the City of Chula Vista as a party to said Declaration and authorizing the City to enforce terms and conditions of the Declaration in the same manner as any owner within the subdivision. Said Declaration shall be subject to approval of the City Council concurrent with approval of the final map. D. FINDINGS As required by Section 66473.5 of the State Map Act, the tentative subdivision map for Bonnie Brae, Chula Vista Tract 79-10, is found to be consistent with the Chula Vista General Plan based on the following: 1. The conversion of apartments into condominiums does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. 2. Housing Element - While the conversion of existing apartments into condo- miniums will reduce the inventory of rental housing, it will permit an expanded choice of housing ownership. PCS CONDO. CONVERSION FOR 20 UNITS- 4221 BONITA RD.  C.V. COMMUNITY GOLF COURSE O' 200' CONDOS. BEAUTY/ \ MARKET \ \ \ \ \ ~ '*'.SEWER EAS~ ACCESS EA BLOCK EXISTING O' 25' Grophic Scale 1-79-1~ ~ONDO, CONV~ION ~R 20 UNITS- 4221 BONITA - STORAGE ~COVERED