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Home My WebLink About10/05/1976 Item 9a - Revised Tentative Tract Map No., 465 Portion of Val Vista Estates - 1000 Los Osos Valley RoadSepterrber 27, L976 MEMORANDIM: FROl.t: SUBJECT: TO AGE}IDA fiTT # ) AppnovED ( ) ( ) coNflNUED tQ City Counci-l Agenda Item, October 5, L976 trLichard D. Mill-er, AduinistraLi-ve Officer Planning Corlltn'fssion and Commr:nity Development Department Staff Rewised Tentatlve Tract Map No. 465 - Portion of Val Vista ?A odrreo es Estat€s.i.1000-Los 0SoS'Vdllev Road _ Val Vista Estates, appu-cant On June L5, 1976, the Pl-anning Corrmission reconmended approvaL of the EIR rezoning and Tentative Tract Map No. 465, Va1 Vista Estates for an 81 unit single fanil-y subdivision adjoining Laguna Junior lligh School. Mter receiving and upholding an appeaL on the EIR, and requiring a supplement revising the draft EIR, the City Couneil accepted the final EIR, adopted the rezoning from "Ut'-to"R-I", and approved a portion of the Tentative Tract No. 465. The proposed subdivision adjoining Laguna Lake between Prefumo Creek and the Junior l{igh School inl-ets, accessible from an extension of Laguna Lane and including a long cu1-de-sac ending at a public park was approved as recommended. The portion northwest of Lhe Junior Hlgh School grounds, invol-wing 35 lots along an extension of Descanso Street alignment and a second lakeside cul-de- sac, was rejected, The Council inplied that the denial of this portion was due, in part, to unacceptable design features including long, straight street, off-set inter- section at Descanso and Los Osos Valley Road, excessive grading or dr4inage problems, and visual ptomin"tt"e and abrupt urban edge. Some of the Council seemed to desire a planned unit development concept or opLional subdirrision design alternatlvesn although the configuraLion of the property, its terrain and envlrons in staff opinion, are not conducive to either. To resolve the possible int,erreLations and influence of the adjoining undeveloped Morganti property upon this portion of Tract 465, staff has prepared a prelin- inary specific plan indicatlng one way the prea night logically develop, consid- ering the Councilrs apparent concerns, using a curviLinear street subdivision design, open space concepts similar to those of the approved portion of Tract 465, artd conventional single f"'nily lots. (See attached aerial photo-urap.) This sehematic plan has been refined for the portion of the Curci property whichVal Vista Estates intends to develop iunnediatel-y. The resultant Revised Tentative Map and Prelim:inary grading plan will be presented and reviewed verbally at the meeting, but generally described proposes 31 lots on Descanso extended and two cul-de-sacs. Although lnvolwing a smaLl porLion of the Morganti property to enable proper alignment of the Descanso intersection with Los Osos Valley Road, the design appears to respond to the apparent concerns of staff, Commission and Council" Staff considers the rev:ision to be an improvement over the original proposal, courpatible wiLh potential adjoining development. On Septenber 2r., L976, the Plarming Conmission unanimously recommended this revised tentative map of a portion of Tract No. 465 to the City Cotrncil, subjectto the seven flndings and sixteen conditions it,eeized below. SUGGESTED COI]NCIL ACTION: A) That, the Council, after consideration of the revised Tentative Map of a porEionof Tract No. 465 and the Planning Cornmisslon and staff recommendations and reports thereon, makes the following findings: 1. The tentative map is consist,ent with the general- plan. 2. The design and i"mprovements of the proposed subdivision are consistent wj-th the General P1an. 3. The site is physically suitable for Lhe type of development proposed. .s 4 5 Tract 465 Sept. 27, L976 Page 2 The site is physically suitable for the proposed density of deveropment.The design of the subdivision and the proposed iroprovements are not likelyto cause substantial enwironmentsf damage or substantially and avoidablyinjure fish or wildlife or their habirai.The design of the subdlvision or the type of lmprovements are not likelyto cause public health problems. The design of the subdivision or the type of improvements will nor con_flict with easement.s, for access through or use of property within theproposed subdirrision. B) That the Rewised rentative Map for a portion of Tract No. 465 be approvedsubject Lo the following conditions: I 6 7 ) 5 RS:j j Attach. J 4 The subdivider shal1 dedicate and lmprove an additi.onal 17 feet of right-of-way on Los Osos Valley Road at Descanso (Lots 1_3).No access to- Los.osos valley Road from Lots l-3 shaLl be pernitt,ed andshall be so noted on the flnal map. subdivider shal1 install a solid wal1and landseaping across Los osos vitrey Road frontages, Lots 1-3, accep-table to Lhe Archltectural Review Conrmission, as part of required subdivi-sion improvement,s, A1l lakeshore lots (lots 24-3L) shall be considered sensitive sires and alldevelopment proposals shal1 be subjact to Architectural Review comrn-issionapproval. Such shall be noted on final map.The city shaIl be given a flood control and naintenance easement acrossLots 24-31 from the lakeshore property line up to the 126 elevation.The subdivider shal1 instalr slreet trees acceptable to the city and theresha1l be a 10 foor streer rree easemenr along "ri-*tr.".l;o;;;g"".The portion of the Morganti property shown as an extension of Descansostreet shal1 be dedicated t,o ttre city and. improved to city stand.ards.sidewalks and street trees may be deferred on northwest side of Descansobetween Los Osos Valley Road and Vista De1 Arroyo.The drainage swale across the Morganti property shall be indicated. as anacceptable existing point of storn drainagl disposal from the northwesterlytraet boundary to lts outlet at 1ake, and agreement t,o this affe., ;;-;;;;;on final map. A11 grading sha11 be per rhe City Grading Ordinance.credit fox park/open space and lake dedicatLon and.for in lieu fees shallb-e deterur-ined by the city councir- prior to final nap approval.WateT and sewer reinbursement and connec.fion charges "n"ff be paid forLots 1-31 prior to final map approval-. The subdivider sha11 dedicate to the city one foot (1r) reserve strip atthe northwesterly tract boundary adjaeent to Descanso Street and at streetstub of vista Del collados and vista DeI Arroyo, to control access,acceptable to the City Engineer. Drainage easement across rear of Lots L9-21 shaLl be shor,m on final map,width and improvement sha11 be acceptable to the city Engineer.A lot width varianee is granted for Lots 9 and 10. -; Proposed street name tDescanso courtr sha1l be changed to Vista Der Brisa.Finai- nap shal1 note that Lot 32 is not a buildable site.subdivider shall show on final map and install curb return on northwestcorner of Descanso Street and Los Osos Valley Road. 7 *6. * see letter of Septenber 22r.Lg76, from subdlviderts rfepresentative regardingthis ccrndition. Ct, ll,7 ( o 9 10 11 L2 I.J L4 l5 l6 Seromra e nJ I