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HomeMy WebLinkAboutAgenda Statement 1978/01/03 Item 05,5aCITY OF CHULA VISTA COUNCIL AGENDA STATEMEiVT Item No. 5. For meeting of 1/3/78 ITEM TITLE Public he~ingrr~~- Consideration of tentative map for B.B.& K. subdivision Resolution ~9.~~i- Approving tentative map for B.B.& K. subdivision SUBMITTED BY Director of Planning _ ~;. ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES N0~) A. BACKGROUND 1. The applicant has submitted a tentative subdivision map proposing to divide 4.7 acres into 10 single family residential lots and one lot to be retained for an existing church. The property is located in an R-1 zone between Monserate and Melrose Avenue, north of Kellogg Elementary School, at the terminus of Jamul Avenue. 2. On December 14, 1977 the Planning Commission certified the Negative Declaration on IS-78-33 which is herewith forwarded to City Council. B. DISCUSSION Adjacent zoning and land use: North R-1 Single family dwellings South R-1 Kellogg Elementary School East R-1 Single family dwellings West R-1 Single family dwellings 2. Existing site characteristics. The subject property is a 4.7 acre parcel located between l~1onserate and Melrose Avenues and between Inkopah Street and the Kellogg Elementary School. The site is vacant except for a church located on the southwest corner of the property. The property slopes in a northwesterly direction and has 12:1 slopes adjacent to a portion of the north property line. A natural drainage channel which flows in a westerly direction is located on the properties to the north. The channel traverses the northwestern corner of the property converting to an underground drainage system located on the two properties to the west. These two adjacent properties have rear yards which are lower than the buildab KGL:hm EXHIBITS -~~ontin ~ _d on s~~nnlemental _oaaPL Agreement Resolution X Ordinance Plat X Notification List Res:~S-78-1 Other Tent. map ENVIRONMENTAL DOCUMENT: Attached X Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Concur with the Planning Commission recommendation ,~ ~ ~ ga ~y.~ V~~ i, ~ ~• J n <w ~.' 1 V'v `V y ~%~ (Y Gy "yv Y ~ (,X Jy~~ j„~ / l+ / ,~ ~ a. ............... ,~. BOARD/COMMISSION RECOMMENDATION n December 14, 1977 the Planning Commission voted 5-0 (with 2 members absent) to certify the Negative Declaration on IS-78-33 and recommend approval of the tentative map for B.B.& K. subdivision in accordance with Resolution PCS-78-1. COUNCIL ACTION AGENDA ITEM N0. 5, 5a ~leeti ng of 1 /3/78 Supplemental page No. 2 portions of the surrounding properties, thus forming a substantial depression. Jamul Avenue is stubbed out at the west line of the site and serves the existing church. 3. Proposed subdivision The developer intends to extend Jamul Avenue easterly to Melrose Avenue through the approximate center of the property. Ten single family residential lots are proposed on the north side of Jamul Avenue and one 2-acre lot on the south side. The 2 acre lot is being retained by the church for future expansion. Each residential lot contains more than 7,000 sq. ft., except for lot 3 which has a lot area of approximately 6800 sq.ft. 4. Drainage The natural drainage will be relocated on the north side of lots 1, 2 and 3 and impro~. with a concrete channel extending offsite across lot 441 and 442 of the adjoining Country Club Park subdivision and extending easterly across lot 17 and 18 of Cindy Park subdivision. The drainage in Jamul Avenue will be underground to the northwestern corner of lot 1 along the west property line. The City has funds available to install a low flo: channel within the naturay drainage course on the adjacent properties. C. ANALYSIS 1. Even though the developer is entitled to have 30% of the lots smaller than 7,000 sq. ft., the opportunity exists to make each lot 7,000 sq. ft. or more. This can be accomplished by reducing the width of lot 10 by 4 feet and increasing the width of lot 3 by 4 feet to a total of 64 feet, thereby making lot 3 more developable. 2. As indicated earlier, the rear of two lots to the west of the subject property are located in a depression and are subject to flooding. The depression could be filled and the drainage placed underground so as to eliminate a catch basin on the rear of these two lots. The underground drainage from Jamul Avenue could also be shifted westerly onto the adjacent property, allowing more of lot 1 to be used for building purposes. At the Planning Commission meeting one of the property owners expressed a desire to have the area filled. 3. The fencing at the rear of lots 1 through 10 should be placed at the top of the slope and a gate provided on each lot. The gate will enable the property owner to maintain the slopes which would be planted and irrigated in accordance with the City Landscape Manual, with emphasis on shrub and tree planting and erosion control planting. ~~ ~; ~~~'~ ' ~ , PROJECT TITLE: BB&K Subdivision Project Location: Jamul Ave., east of Monserate & west of P~Ielrose Av: Project Proponent: L. R. Blankenship 821 2nd Ave. Chula Vista CASE N0. IS-78-33 DATE: November 17, 1977 A. Project Setting The proposed subdivision involves 4.70 acres of property located south of Inkopah St. bet:aeen rlonserate and Melrose Aves. The site slopes from southeast to northwest where it is traversed by a natural drainage course (Exhibit 1). Raparian vegetation is present, however, there is no significant vegetation or wild- life kno~•an to be present on site. Adjacent land uses include single family dwellings to the north, east and west and Kellogg Elementary School to the south. The site is void of any substantial mineral resources though some alluvial soils are most likely present. There is an inferred extension of a verified fault suspected to be located approximately 300' to the southeast (Exhibit 2). B. Project Description The applicant proposes to subdivide the existing parcel into 11 separate lots for the construction of 10 single family homes. The existing church :gill remain on parcel 11. Jamul Ave. which currently terminates at the western boundary of the church property, will be fully improved and extended eastward to Melrose Ave. The western portion of the on-site natural drainage channel will be filled and an underground system provided to carry drainage into the existing facility in rlonserate. Approximately 7000 cu._yrds. of earth will be excavated. An estimated 3' average depth of cut and fill is proposed with a maximum cut of 6' and dill of 15'. A portion of the eisting church parking lot will be regraded and paved. A ne~a concrete retaining wall, 2-5' in height, will also be constructed along the Jamul Ave. frontage. C. Compatibility with zoning and plans The proposed subdivision will result in a net density of 2.58 d~.aelli; per acre. This density is in conformance with the current R-1 zoning. Residential development of the project is inconsistent with the parkland/open space designation on the General Plan, however. (Exhibit 3) D. Identification of environmental effects 1. Geolocxv The California Division of Mines & Geology "Report 123", identifies an inferred segment of a verified fault, associated with the Sweetwater fault zone, as extending to within 300' southeast of the project site. The subdivision should be investigated to insure that the inferred fault alognment does not intersect the proposed project. 2. Soils The project is located within course. Some alluvial soils General development standards that no environmental effect an adjacent to a natural drainage should be expected to be present. required by the City will insure will occur due to on-site soils. 3. Drainage A natural drainage channel, adjacent to t northwestern portion of the subject site. proposes to provide an underground system which will connect to the drainage system The City has plans to install a low flow natural drainage course adjacent, to the 4. Schools he north crosses the The project proponen in the northwest in Monserate Ave. channel within the north. The local schools are currently operating in excess of capacity The developer will be required to obtain assurance from the Chula Vista Elementary and Sweetwater Union High School Distric that adequate educational services will be available to new students from this development and assurance from the school district relative to adequate facilities, no substantial impac'~ is anticipated. 5. Parks The project site is located within City park district "7.01 which is void of neighborhood parkland. The closest par}:lands are Greg Rogers Park, approximately 1/2 miles from the subject park districts eastern limits. (Exhibit 4) This park includes 35 acres of developed and undeveloped land area, little league baseball fields, picnic facilities and a tot lot. Plans for expansion are also being considered. Though the project will result in the private development of the last vacant parcel of land within park district #7.01. There is a large com~nur.ity park facility within close proximity of the project area. r1o substantial adverse effect on parks is anticipated. Fees ir. lieu of land dedication will be required to assist in the future purchase of neighborhood parkland within the subject district E. ?~litiaation necessary to avoid significant impacts 1. An investigation of the inferred fault discussed in Section D of this Negative Declaration should be conducted by a qualified geologist and subsequent recommendations incorperat into the project. 2. The developer is required to obtain ~•~ritten assurance from the appropriate school district that adequate educational services will be available to new students. 3. Park fees in lieu of land dedication will be required. F. Findings of insignificant impact 1. The project site is void of any significant natural resour A geological investigation of the site and subsequent recommen- dations will insure that no geologic hazard will be imposed on future residents of the project. 2. The proposed subdivision is a residential use and not in conformance with the parkland land use designation on the land use lement of the General Plan. Proposed mitigation will insur adherance to the parks & recreation element of the General Plan 3. Potential impacts can be reduced to an acceptable level by incorporating recomu-nended mitigation into the project. No impacts are anticipated ~•~hich will interact to create any sub- stantial cumulative effect on the environment. 4. The project is not anticipated toeffect ar.:bient noise or air quality nor is any health hazard expected to result. Project Perspective The project will result in the private residential development of ti last vacant parcel of land that could be purchased for park purpose within park district X7.01. To provide neighborhood parklands in accordance with adopted City policy and park standards, the purcha of de~.~eloped lands would then be necessary. Such a purchase ~•:ould result in a substantially higher expenditure of residential construe ta:~ funds and the increased cost would likely preclude the purchase of a neighborhood park site to serve this area. i • ! , ' G. Persons & Orcranizations consulted City of Chula Vista Planning Dept. Eng. Dept. Fire Dept. Phillips & Reynolds & Assoc. - Agent for applicant Documents IS-78-31 Report 123 published by the Calif. Div. of Mines & Geology The Initial Study application and evaluation forms documenting the finc;inos of no significant impact are attached. G~ _ E:IVIRO:?"pit.::L~~L REVIEi'7 COORDIidATOR ELI 3 ( rev. 5/77 )