HomeMy WebLinkAboutAgenda Statement 1986/11/18 Item 14COUNCIL AGENDA STATEMENT
Item 14
Meeting Date 11/18/86
ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
Public Hearing: PCS-86-7M - Consideration of tentative
subdivision map for Weisser Subdivision, Chula Vista Tract
86-7, Victor Weisser
Resolution ~~,~~-Cra Approving tentative map for Weisser
Subdivision, Chula Vista Tract 86-7
Planning Director
City Manage r
(4/5ths Vote: Yes No X )
The applicant has submitted a tentative subdivision map known as Weisser
Subdivision, Chula Vista Tract 86-7, in order to subdivide 3.8 acres of
property located south of Naples Street between Fourth and Fifth Avenue in the
R-S-7 zone into 18 single family residential lots.
An Initial Study, IS-86-55M, of possible adverse environmental impacts of the
project was conducted by the Environmental Review Coordinator on September 12,
1986. The Environmental Review Coordinator concluded that there would be no
significant environmental effects and recommended adoption of the Negative
Declaration.
RECOMMENDATION: That Council concur with the recommendation of the Planning
Commission.
BOARDS/COMMISSIONS RECOMMENDATION: On October 22, 1986, the Planning
Commission, by a vote of 4-0 with 3 Commissioners absent, adopted the Negative
Declaration issued on IS-86-55M (which is herewith forwarded for Council
review and adoption) and recommended that the City Council approve the
tentative map in accordance with Resolution PCS-86-7M.
On November 5, 1986, the Montgomery Planning Committee, by a vote of 6-0 with
one absent „ concurred with the recommendation of the Planning Commission.
DISCUSSION:
Existing site characteristics
The project site consists of 3.8 acres of land located south of Naples Street
between Fourth Avenue and Fifth Avenue within the Montgomery Community of
Chula Vista. There is an existing single family dwelling located on the
northern portion of the property facing Naples Street. The site contains some
trees along the northeasternmost corner of the property, with the balance
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containing groundcover of annual grasses. The site slopes from 65 feet above
mean sea 1 evel i n the western end of the site, to 85 feet mean sea 1 evel at
the eastern end.
Adjacent land uses consist of residential single family dwellings completely
surrounding the property. To the east on the east side of Fourth Avenue are
apartments and a mobilehome park. To the west on the west side of Fifth
Avenue is the Sweetwater Union High School District office, along with some
two family dwellings.
Proposed development
The tentative map proposes the creation of 18 single-family lots served by an
L-shaped cul-de-sac off Naples Street. All of the lots will conform to the
6,000 sq. ft. minimum lot size required by the underlying R-S-7 zone, and will
accommodate three- and four-bedroom, two-story dwellings with two-car garages.
The cul-de-sac will be single-loaded with sidewalk and on-street parking on
the south side only. A 4 ft. retaining wall with planting strip will separate
the street from the properties to the north that front on Naples Street. We
have recommended a condition of approval which would require the wall to be
topped with a minimum 5 ft. high capped fence with pilasters and would extend
the wall westerly to the front setback of Lot #2 in order to maintain a
consistent appearance along the northerly boundary of the street. A
homeowners association would maintain the wall, fencing and landscaping.
Lot #16 on the map represents a difficult building site due to the necessity
to maintain certain building setbacks. The subdivider has submitted a site
plan showing how a two-story dwelling can be fitted to the parcel, and this
has also been made a condition of approval.
An additional condition has been recommended which would establish garage
setbacks at 22 feet measured from the inside edge of sidewalk; this is
consistent with the County ordinance requirements of a 50' setback measured
from the street centerline. Also concrete driveways would be required, as
well as access to rear yard areas with downslopes in order to allow
maintenance of these areas.
The subdivider will attempt to deed Parcel "A" to one or both of the abutting
property owners to the north and south of the parcel once the final map is
recorded.
Conditions of Approval
The following conditions of approval were adopted by tf~e Planning Commission:
1. The subdivider shall be required to pay Park Acquisition and
Development in lieu fees prior to recordation of the final map. RCT
fees will be required prior to issuance of building permits.
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2. Prior to action by Council, the school districts shall notify the City
in writing that they have reached an equitable agreement with the
subdivider regarding school facilities.
3. The retaining wall along the northerly right-of-way of the cul-de-sac
shall be constructed of split-faced block or equivalent and topped
with a 5 ft. high capped fence and interspersed with 2 ft. wide
pilasters. A wall of consistent design shall be carried westerly to
the front setback line of Lot #2.
~+. A landscape and irrigation plan, including details on the design and
extension of the wall noted above, shall be submitted for review and
approval by the City Landscape Architect prior to the approval of a
final map. The CC&R's shall provide for a homeowners association to
maintain the landscaping, irrigation systems, and wall. A copy of the
CC&R's shall be filed with the City making the City a party thereto
prior to the recordation of the final map.
5. All garages approximately perpendicular to the front property line
shall maintain a setback of 22 ft. from the inside edge of the
sidewalk.
6. All driveways shall be PCC in accordance with City standards.
7. A fencing plan for the rear of all lots shall be submitted prior to
the issuance of building permits. Where applicable, the plan shall
provide for maintenance access to down-slope portions of rear yards.
8. A minimum of two fire hydrants shall be required: hydrant #1 to be
located at the southwest corner of Naples Street and Weisser Way;
hydrant #2 to be located on the south side of Weisser Way between lot
nos. 11 and 12.
9. The developer shall dedicate to the City the street shown on the
Tentative Map within the subdivision boundary for public use.
10. The developer shall be responsible for the construction of full street
improvements in the street shown on the Tentative Map within the
subdivision boundary. Said improvements shall include but not limited
to: A.C, pavement, base, concrete monolithic curb, gutter and
sidewalk, sewer and water utilities, drainage facilities, fire
hydrants and sewer lights and signs.
11. The developer shall dedicate to the City additional right-of-way along
PJapl es Street to mai ntai n a 42' hal f width of the street adjacent to
the subdivision for public use.
12. The developer shall be responsible for the construction of street
improvements along Naples Street adjacent to the subdivision. Said
improvements shall include but not be limited to: A.C. pavement,
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base, concrete monolithic curb, gutter and sidewalk, sidewalk ramps,
sewer and water utilities, drainage facilities, fire hydrants, street
lights and signs. The developer shall also be responsible for
constr ucting transitions to the existing improvements in Naples Street
to the satisfaction of the City Engineer.
13. All work within the public right-of-way shall be done in accordance
with the Standard Specifications for Public Works Construction, the
San Diego Area Regional Standard Drawings and the Design and
Construction Standards of the City of Chula Vista.
14. Lots shall be so graded as to drain to the street. Drainage shall not
flow over slopes.
15. Sewers serving 10 or less units shall have a minimum grade of 1%.
16. An erosion and sedimentation control plan shall be prepared as part of
the grading plans.
~7. The knuckle and cul-de-sac shall be designed and built in accordance
with City standards.
18. Vehicular access rights of Lot "A" to Fourth Avenue shall be
relinquished on the Final ~~lap to the satisfaction of the City Attorney.
19. Parking shall be prohibited on the north side of the internal street.
20. A 7.5 ft. street tree and maintenance easement shall be established
along the street frontage of all lots.
21. Lot #16 shall be developed with a two-story dwelling in conformance
with the plot plan submitted by the subdivider.
Conclusion
The tentative map as conditioned conforms with the applicable County zoning
standards and the City's subdivision regulations, and thus it is appropriate
to recommend approval.
WPC 3314P
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