HomeMy WebLinkAboutAgenda Statement 1988/05/10 Item 15..~.._
tl~e Ci~~y Council of
.Chula Vista, California
Dated D
ITEM TITLE:
SUBMITTED BY:
COUNCIL AGENDA STATEMENT
Item 15
Public Hearing: PCS-88-4 -
subdivision map for Las Flores No.
Roy and Judy Shepard
Meeting Date 5/10/88
Consideration of tentative
2, Chula Vista Tract 88-4 -
Resolution /'3 ~j~ Approving tentative map for Las Flores
No. 2, Chula Vista Tract 88-4
Director of Planning ~~`
REVIEWED BY: City Manager ,;~{-~ ~ (4/5ths Vote: Yes No X )
The applicant has submitted a tentative subdivision map known as Las Flores
No. 2, Chula Vista Tract 88-4, in order to subdivide 1.17 acres located on the
west side of Las Flores Drive, north of D Street, into five single-family
residential lots.
The Environmental Review Coordinator conducted an Initial Study, IS-88-54, of
potential environmental impacts associated with the implementation of the
project. Based on the Initial Study and any comments received (attached), the
• Coordinator concluded that there would be no significant environmental impacts
and recommends that the Negative Declaration be adopted.
RECOMMENDATION: That Council concur with the recommendation of the Planning
Commission.
BOARDS/COMMISSIONS RECOMMENDATION: On April 13, 1988, the Planning
Commission, by a vote of 7-0, adopted the Negative Declaration issued on
IS-88-54, which is herewith forwarded for Council review and adoption, and
recommended that Council approve the tentative map in accordance with
Resolution PCS-88-4.
DISCUSSION:
Adjacent zoning and land use.
North - R-1 - Vacant
South - R-1 - Vacant
East - R-1 - Vacant
West - R-1 - Single family '
Existing site characteristics.
The 1.17 acres is zoned R-1 and is located on the west side of Las Flores
Drive, approximately 1,000 ft. north of "D" Street (this section of Las Flores
is presently under construction funded by an assessment district including
• this and adjoining properties). The easterly half of the site is relatively
level, while the westerly half slopes up more than 30 ft. to adjoin the rear
of single family lots which front on Second Avenue.
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Page 2, Item 1 5
Meeting Date 5/10/88
Tentative map.
The proposal involves the creation of five single-family lots -- three with
frontage on Las Flores Drive, and two panhandle lots which will receive access
via a 20 ft.-wide common drive. Because of the sloping terrain and extensive
use of retaining walls, the applicant has submitted cross-sections and a site
plan showing how units can be accommodated on the lots. These plans, along
with the subdivision map, indicate that all of the lots meet the size,
dimensional and setback standards specified in the Code for R-1 use. (The
Code allows up to 30~ of the lots in an R-1 subdivision to be reduced to 6,000
sq. ft. In this case, one of the five lots is 6,324 sq. ft. and the remaining
lots are 7,000 sq. ft. or greater.)
the rear of the property.
The panhandle lots will utilize a split-level form of development -- a
full-split on lot 4, and a half-split on lot 5 -- in order to reduce the
height and exposure of manufactured slopes between the frontage lots and the
panhandle lots and the need for retaining walls along the common drive. Staff
encouraged and endorsed this approach, but it has raised some issues regarding
the more extensive use of retaining walls in and around the panhandle lots at
A portion of the retaining wall along the southerly property line will reach
• 5.4 ft. at its highest point, and the retaining wall in and around the
terminus of the common drive will reach as high as 6.2 ft. Because of the
height and exposure of these walls, we have recommended a condition which
would require the use of slump block or equal decorative treatment. An
additional condition has been included which would require any fencing
abutting the common drive to be of decorative design per City standards for
exterior sideyard fencing.
The development of the panhandle lots are subject to the criteria contained in
Section 19.22.150 of the Code, which specify certain requirements for
panhandle development. One of the requirements is guest parking, which is
shown on the plans. Another is Site Plan and Architectural Review, which will
be required upon application for building permits. Since the common drive
does not provide a turn-around for fire equipment, the dwellings on lots 4 and
5 will also be required to have sprinkler systems per the requirements of the
Fire Marshal.
The Commission made the following findings in support of their recommendation
for approval.
FINDINGS:
Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative
subdivision map for Las Flores No. 2, Chula Vista Tract 88-4, is found to be
in conformance with the various elements of the City's General Plan based on
• the following:
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• Page 3, Item
Meeting Date 5 0 88
1. The site is physically suitable for the residential development and
the proposal conforms to all standards established by the City for
such projects.
2. The design of the subdivision will not affect the existing
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 General Plan designates the property for Medium
Density Residential development (4-12 du/ac ). The project
density of 4.3 du/ac is consistent with this designation.
b. Circulation - The development will be served by a local
residential street and common access drive, both of which meet
the City standard for single family use.
c. Housing - The project will provide additional single family
home ownership opportunities in an established, desirable
section of the City.
• d. Conservation - The site or surrounding area is not known to
contain any irreplaceable natural resources or endangered
species.
e. Park and Recreation, Open Space - The subdivider is required
to pay Park Acquisition and Development fees in lieu of
dedicating and improving parkland.
f. Seismic Safety - The site is not located adjacent to an
identified or inferred geologic fault.
g. Safety - The site is within the General Plan standard for
response time of both police and fire services. Lots 4 and 5
will be required to provide sprinkler systems in lieu of a
turn-around for fire equipment.
h. Noise - The dwellings will be required to meet the standards
of the U.B.C. with regard to acceptable interior noise levels.
i. Scenic Highway - The site does not abut a scenic route or
gateway.
j. Bicycle Routes - The adjoining public street is not a
designated bike route.
• k. Public Buildings - No public buildings are planned or proposed
for the site.
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Meeting Date 5 10 88
4. Pursuant to Section 66412.2 of the Subdivision Map Act, the
Commission certifies that it has considered the effect of this
approval on the housing needs of the region and has balanced those
needs against the public service needs of the residents of the City
and the available fiscal and environmental resources.
CONDITIONS:
The map is recommended for approval subject to the following conditions:
1. Specific methods of handling storm drainage are subject to detailed
approval by the City Engineer at the time of submission of
improvement and grading plans. Design shall be accomplished on the
basis of the requirements of the Subdivision Manual and the Grading
Ordinance #1797 (as amended).
2. The developer shall grant to the City street tree planting and
maintenance easements along all public streets within the
Subdivision. Said easements shall extend to a line 10 feet from the
back of sidewalk.
3. Lots shall be so graded as to drain to the street or an approved
• drainage system. Drainage shall not be permitted to flow over slopes.
4. Lot lines shall be located at the top of slopes.
5. The developer shall obtain notarized letters of permission for any
offsite grading prior to issuance of grading permits.
6. An erosion and sedimentation control plan shall be included as part
of the grading plans.
7. All buildings proposed for occupancy shall meet current Federal Flood
insurance standards.
8. Prior to approval of the Final Subdivision Map, the owner shall
request reapportionment of the assessment for the subject property
for the Las Flores Assessment District. The owner shall be
responsible for all costs incurred in the reapportionment of
assessments.
9. The Declaration of Covenants, Conditions and Restrictions shall
include provisions assuring maintenance of the private drainage
system (brow ditches, storm drain and hydraulic structures).
10. The relationship between the existing buildings and walls and the
proposed slopes located in the backs of lots 4 and 5 shall conform to
• CVDS 20. The developer shall submit evidence that the pro osed
grading will not de-stabilize the retaining wall located westerly of
the property.
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Meeting Date 5 0 88
11. Exposed retaining walls, including the retaining wall along the
southerly property line, and the retaining wall extending from the
dwel 1 i ng on 1 of 4 to the toe of the temporary slope on 1 of 5, shal 1
be of slump block or equal decorative treatment subject to review and
approval of the Director of Planning.
12. Any fencing abutting or adjacent to the common drive shall be of
decorative design per City standards for exterior sideyard fencing
subject to review and approval of the Director of Planning.
13. The dwellings on lots 4 and 5 shall be provided with fully automatic
residential sprinkler systems acceptable to the Fire Marshal.
14. Plans for lots 4 and 5 shall reflect stairways to connect both levels
of the rear yard on lot 4, and the front and rear yard of lot 5
subject to review and approval of the Director of Planning.
15. The following are Code requirements:
a. The developer shall pay Traffic Signal Participation fees in
accordance with City Council policy prior to issuance of
building permits.
• b. The developer shall pay all applicable sewer fees, including
but not limited to Sewer Participation Fee, prior to issuance
of building permits.
c. The developer shall underground all existing overhead
facilities lying within the Subdivision. All utilities
serving the Subdivision shall be undergrounded.
d. Al l grading work shal 1 be done i n accordance with the City of
Chula Vista Landscape Manual and Grading Ordinance 1797 as
amended.
e. The developer shall install street trees in accordance with
Section 18.28.10 of Chula Vista Municipal Code.
f. The developer shall comply with all applicable sections of the
Chula Vista Municipal Code. Preparation of Final Maps and all
plans shall be in accordance with the provisions of the
Subdivision Map Act, Subdivision Ordinance and the Subdivision
Manual of the City of Chula Vista.
g. The developer shall pay Park Acquisition and Development fees
prior to recordation of the Final Map. Residential
Construction Taxes shall be paid prior to the issuance of
• building permits.
h. Development of lots 4 and 5 shall comply with the panhandle
lot provisions of the Municipal Code (Section 19.22.150).
FISCAL IMPACT: Not applicable.
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WPC 5043P