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Item 5 - TTM 84-02TE - Nicholas Krikoriantzble Mayor and Members of the City Council L. Bowersoxf City Mana)#5 R . Touwj Director of Planning gervicesN' 12, 1986: ive Tract M-22, 84-02TE: -- Nicholas Rrikoriantz, Ant: A request for a one-year time extension. 71M -lot division of land in the RR -C; Residential) zone located on Stone Canyon approximately 4000 feet east of Pomerado: Road. 275-240-08", 09 _ Sharon E. CrockettrZ - Assistant Planner Approximately, 12.74 acres gross? and 11.83 acres net! ►TION: Rural Residential C� Rural Residential C q PLANAND (See Attachment 2) TTM 84-02 {r vED None s, IENDATION A Negative Declaration issued August 1.4, 1984. 1: Deny the request for a time extension j i AUG Z2 1986 1TEM 5 t Agenda Report August. 12, 1986 Page 2 BACKGROUND A. Project Description On August 14, 1984 Council approvedTentative Tract Map 84-02. The tentative map proposed the divis om of 12.74gross acres into six lots with a minimuim lot_ size of onenet acrd. The property is located on Stone Canyon Road approximately 4000 feet east of its intersection with Pomerado Road and is under the RR -C (Rural. Residential) Zone designation.: The applicant is. requesting a one-year time extension to final the map.. Last year Council adopted Resolution P-85-095. This resol u- tion established a series of criteria the City will consider when evaluating the progress of each map. The criteria consisted of payment of fees, submittal and/or approval of grading and improve -r; meet plans , posting of bonds, : construction of improvements,, acquisition or granting of: easements., formation of landscape main- tenance districts, payment of deposits' for. engineering reviews., demolition work completed, and.completion of archaeological, biolo- gical or other environmental_ mitigation requirements. Staff has reviewed the files and has concluded that the applicant has not made sufficient progress toward finaling the map according to the above referenced criteria. Therefore,, -Staff is recommending that Council ' deny the request for the orae -year time extension for TTM 84-02. B. Correspondence Notice of this project has been sent. to all property owners within 500 feet of the site and the public hearing has been advertised in the PowaY'- News Chieftain. FINDINGS None of the criteria for granting a time extension. for this map have been met. The applicant has not paid the required fees, sub- mitted and/or had approval of grading and improvement plans, posted bonds, constructed improvements, acquired or granted easements, formed a landscape maintenance district, paid deposits for eng- neering reviews, or completed environmental mitigation require- ments. 2 OF 14 AUG 12 1986 ITEM 5 Agenda Report August 12, 1986 Page 3 RECOMMENDATION itis recommended that the City Council deny the requested time extension for Tentative Tract Map 84-02TE. JLB:RWT SEC:nm Attachments 1. Proposed resolution 2. Surrounding General Plan and Zoning 3. Tentative Tract Map 84-02TR 4. ; Resolution No. P-84-48 3 OFi4 AUG 12 1986 ITEM RESOLUTION NO. P- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA - DENYING TENTATIVE TRACT MAP 84-02T AS'SESSOW S PARCEL NUMBER 275-240-081, 09 WHEREAS, Tentative Tract, Map No. 84-02TE, hereinafter "Map" submitted by.Nicholas. Krikoriaatz, applicant, for the purpose of j subdividing the 'real property Situated in the City of Poway, County of San Diego, State of California,- described as all of= Parcel 61. and a portion of Parcel " 60 of Record of Survey Map No. 3842 Inta six lots, regularly came before the City Council for public hearing and action on August 12, 1986, and WHEREAS, the Director of planning Services has recommended denial: of the Map; and - WHEREAS, the City Council has read and considered said report and has considered other. evidence presented at the public- hearing. NOW,- THEREFORE, the City Council of the City of Poway does resolve as follows.- ollowseSection Section1. Find® _ t The City -Council makes the following finding in regard to � Tentative Tract. No. 84 02T and the Map thereof: r The. criteria for the granting of a time extension cannot be made according to Resolution No. P-85-095. The appli- cant has not paid the required fees, submitted or had approval of a grading and improvement plan, posted bonds, constructed improvements, acquired, or granted easements, paid deposits for.engineering reviews, or completed environmental mitigation requirements. Section 2,: Tentative Tract Map No.- 8.4-02TE, a copy of which is on file: in the Planning Services office, is hereby denied. APPROVED and ADOPTED by the City Council of the City of Poway, State of California, this 12th of August, 1986.` Carl R. Kruse, Mayor ATTEST: Marjorie R. Wahlsten, City Clerk AUG 12 1986 ITEM 5 4OF1, I 'i '4 6 OF 14 UG 12 1986 ITEM 5 RESOLUTION NO. P-84-48' .RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA. APPROVING TENTATIVE TRACT MAP 84-02. ASSESSOR'S PARCEL NUMBER 275-240-08. 09 WHEREAS, Tentative Tract Map No. 84-02. hereinafter "Map" submitted by Nicholas Krikoriantz, applicant, for the purpose of subdividing the real property situated in the City of -Poway, County of San Diego, State of California, described as all of Parcel .61 and a portion of Parcel 60 of Record of Survey Map No. 3842 into 6 lots, regularly came before the City Council for public hearing and- action` on July 10, 1984; and WHEREAS, the Director of Planning Services has recommended APPROVAL of the Map subject to all conditions set forth in the Planning Services Department` report; and WHEREAS, the City Council has read and considered said report and: has considered other evidence presented at the public hearing. NOW, THEREFORE, the City Council of the City of Poway does resolve as. follows: Section 1: Findings: The City Councilmakes the following findings in regard to Tentative Tract No. 84-02 and the Map thereof; 7OF14 . The-: tentative `tract, is consistent with all applicable interim and proposed general and specific plans, - The design or improvement of the tentative tract is consistent with all applicable interim and proposed generals and specific plans; • The site is physically suitable for the type of development proposed; • The site is physically suitable for the density of the development proposed. The design of the subdivision is not likely to cause, substantial environmental damage and avoidable injury to humans _ and wildlife or their habitat; The tentative tract, is not likely to cause serious public health problems; • mem s4.- Z.' AUG 12 1986 ITEM 5 r Oki :, ResolutionNo. P-84-48 � Page 2 y g. The design of the tentative tract will not conflict with - . any easement acquired by the public at large::, now of record, for access. throw h: or use of the g property within. the proposed subdivision... h. That thisro ect will not create adverse P j a.mpacts on the environment and a. Negat ive Declaration is issued.. i. The effect of subdivision approval on the housing needs of the San Diego region has been considered and balanced. against the public service needs of Poway residents and available fiscal, and environmental resources J. The design of the subdivision has provided, to the extent feasible, for future passive. of natural heating . or cooling opportunities in the subdivision. Section 2. Tentative Tract Map No. 84-02,`a copy of which ia'on file yin the. Planning Services office, is hereby approved: subject to all of the - following conditions:: - 1. Lots 3 and 4 shall be combined to provide a single minimum s two acre lot. with Less than 25 percent slope. 2. Thatonion of the p property which lies above the 700 foot contour line shall be granted to the City as an open space easement to avoid, unnecessary Landform disruption 3. Any residential construction proposed in areas of 15 to 25 percent natural slope shall utilize multiple foundations or other structural techniques (extended foundations) which minimize the amount of grading. 4. In areas where grading is necessary, contour grading shall be used to approximate natural landforms and natural rock outcro PPings shall be retained.. 5. Each lot shall be provided with City sewerservice by the extension of gravity sewer mains in Stone Canyon Road. { 6. Stone Canyon Road shall. be dedicated to a width of 60 feet in an alignment as approved pproved by the City Engineer. Upon application by the subdivider, the City will process a vacation of those portions of Stone Canyon Road no longe y needed as a result of the street's relocation. E 8° AUG 12 1986 t T E M 5 Resolution: No. P-84-48 Page 3 7. Stone canon Road, abutting the tract, shall be improved to semi -rural collector street standards, and shall be widened to provide a 20 foot width of pavement south and east of improvement centerline. Concrete curb, gutter; and sidewalk shall also be constructed along the tract side of Stone Canyon Road,- and the improvements shall be tapered to meet existing street improvements at the ends of the tract 8. Upon vaction of a portion of Stone: Canyon Road, a substandard lot will .result. ( Lot 8).- This lot shall be merged with the parcel: northwest°of Lot 8 or shall be adjusted through a boundary_adjustmentP in order to avoid a remnant, non -buildable lot prior to final -map approval. �9. To minimize access to Stone Canyon Road, common driveways shall be provided wherever possible to the satisfaction of the Director of Public Services. Access.. for- Lots 1 and 2 shall be from the cul-de-sac street proposed by Tentative Tract. Map 83-03 Should that cul -de --sac not be dedicated or improved by the time this project develops, temporary access. will be allowed onto Stone Canyon, provided the subdivider, through a recorded easementr agrees to relocatethe access point to the cul-de-sac when it is built and provided adequate sight distance can be provided to . the satisfaction of the City Engineer. Access rights• to Stone Canyon Road shall be relinquished. for Lots I and 2. 10. The subdivider shall share in the cost of construction of the cul=de-sac street propsed on. TTM 83-03 The shared cost shall be based on the proportional, number of hots served by the cul-de-sac and the applicant. may provide the City with a bond or other acceptable security for the cost of those improvements to the satisfaction of the Director of Public Services. Section 3: Tentative Tract Map No. 84--02, a copy of which is on file in the Planning Services, office, is hereby approved subject to, the following Standard Conditions: I. APPLICANT SHALL CONTACT THE DEPARTMENT Ci? PLANNING AND BUILDING SERVICES REGARDING COMPLIANCE WITH THE FOLLOWING; CONDITIONS: A . SITE DEVELOPMENT 1. Site shall be developed in accordance with the approved site plans on file in the Planning Services Department and the conditions contained herein. . 2 9 of 1 � AUG 1 1986 ITEM5 Resolution No. P-84-48 Page 4 2 Approval of this requestshall not waive compliance with all ` sections, of the Zoning Development Code and all other,applicable City Ordinances in effect: at the time. of building permit issuance. 3. The developer shall integrate an. appropriate variety of approved roof materials and colors into the design of the residential development• in. a wanner- which. is both compatible and complementary among each of the residential units. 4 The applicant shall comply with the latest adopted Uniform Building Code, Uniform. Mechanical Code, Uniform Plumbing Code, National Electric Code, Uniform Fire Code, and all other applicable codes and. ordinances in effect at the time of building permit issuance. 5 Prior to the issuance of building permits for combustible construction, evidence shall be submitted to the Director of safety Services that water supply and facilities for fire protection. is available. Where: additional fire protection is required by the: Director of Safety Services, it shall. be serviceable prior to the time of construction. 6. For 'a new residential dwelling unit(s), the applicant shall pay development fee at the established r -ate.. Such fees -may include, but not be limited to Permit and Plan Checking Fees , School Fees tin accordance with City -adopted policy and/or ordinance), Water and Sewer Service Fees. These fees shall be paid' prior to building permit issuance. 7. Street names shall be approved by the Planning Services Department prior to the recordation of the: final map . and street addresses shall be provided prior to the issuance of building permits. B. PARKING AND VEHICULAR ACCESS No Conditions � C. LANDSCAPING 1. Existing onsite trees shall be retained wherever possible -and. shall be trimmed and/or topped.. Dead, decaying or potentially dangerous trees shall be approved for removal at the discretion of the Planning Services Department during the review of the Master Plan of existing on-site trees. Those trees whish are approved for removal shall be replaced. on. a tree -for -tree basis as required by the Planning Services Department. 2. Street trees, "a minimum of 1.5 gallon size or larger, shall be installed in accordance with. the -City of Poway Ordinance and shall be planted at an average of every 30 feet on interior streets and 20 feet on exterior streets. 10 c- O 14 AUG 12 1986 ITEM 5 f Resolution No. P-84-48 Page 5 Da SIGNS 1. Any signs proposed for this development shall be designed and approved in conformance with the Sign Ordinance. E.- RECREATIO[+F - 1. Parkland Dedication or payment of Park Fees at the established. rate shall be made prior to building permit issuance. E . EXISTING : STRUCTURES No Conditions G. ADDLT10KAL APPROVALS.' REQUIRED: 1. Development Review or Minor Development Review shall be accomplished prior to. the issuance of - a building permit. II. APPLICANT SHALL CONTACT THEPUBLIC SERVICES DEPARTMENT'' REGARDING. COMPLIANCE WITH THE FOLLOWING CONDITIONS: a. GRADING 16 Grading of the subject property shall be in accordance with the Uniform Building Code, City Grading Ordinance., approved grading: k plan and geotechnical report, and. accepted grading practices... 2 A so i is 'report shall, be prepared by a qualified engineer licensed by the State of California. to perform such work prior to building permit issuance.. - 3.1 A geological report shall be prepared by a qualified engineer or geologist and submitted at the time of application for grading .plan c'ieck I;- STREETS AND SIDEWALKS 1. The developer shall pay a pro -rata share for the installation or modification of the traffic signals at Stone Canyon 'Road and Pomerado Road prior to final map approval. 2. All interior and exterior public streets shall be constructed to public street standards.' 3. Sidewalks 4.5 feet in width shall be required on one side of Stone Canyon Road - decomposed granite. o 1 AUS 12 1986 ITEM r Resolution too. P-84•-48 x {_ Page 6 4. Reciprocal access and maintenance and/or agreements shall be prov,ded insuring access to all '.parcels over private: roads,. -drives or parking areas and maintenance thereof tol the satisfaction of the Director' of Public Services. 5. Street striping and signing shall be installed to the satisfaction of the Director -of Public Services. 6. All street structural sections shall be submitted to, and approved by the. Director of Public Services. 7. Street improvement. plans prepared on, standard size sheets by �a i Registered Civil Engineer. shall ` be submitted, for approval by_ the Director o;f. Public Services.Plan: check and inspection" expenses I shall be paid by the developer. 8. All exterior street improvements shall be constructed prior to issuance of building permits:, to the satisfaction of: the Director A - of' Public Services. 9. Street improvements that include, but are not. limited to: X a. Sidewalks e.. Cross: gutter b. Driveways: t., Al ley gutter c. Wheel: chair ramps X g. Street paving d. Curb and,gutter ` ht.: Alley paving shall be constructed prior to the occupancy of tka units to the satisfaction of the Director of Public services. 10. All damaged off-si.te public works facilities, including parkway trees, 'shall be repaired or replaced prior to exoneration of bonda and .improvements, to the satisfaction of the Department of Public Services., I 11. Prior to. any work being performed in the public right-of-way, an encroachment permit shall be obtained from the Public Services office and appropriate fees paid, in addition to any other permits required.. 12. Street improvements and maintenance shall be made in accordance with City Ordinance standards for semi -rural streets - collector. ( 6Q foot right-of-way). 13. The developer shall pay the Traffic Mitigation Fee at. the established rate prior to final map. z - 12 OF Vt- AUG 12 1986 ITEM: 13 OF Z4 AUG 12 1986 ITE M 5 Resolution No. P-84-48 Page 7. J. DRAINAGE AND - FLOOD- CONTROL. 10 A drainage system capable of handling and disposing of all, ` surface= water originating within the subdivision,: and all surface waters, that may flow onto the subdivision from. adjacent landsir shall. be required. Said drainage system shall include any easements and structures as required by the Director of Public Services to properly handle they drainage.. 2. The Master Plan of Drainage: Fee shall be paid at the established rate in accordance with the Drainage Ordinance- prior to final maps approval.. Ks UTILITIES 1. All proposed utilities: within the project shall be installed underground" including, < existing utilities along Circulation. Element.- roads and/or highways less than 34.5 KV. 2. utility easements shall be provided to- the= spec.if ication of the: serving utility companies and the. Director' of Public Services s.` 3. 'The developer shall. be responsible for they relocation. and undergrounding of existing public utilities,; as teggired. 4. Mater, sewer, and fire protection systems plans shall be designed and constructed, to meet requirements of the City of Poway. 5 Prior to -acceptance of property for sewer :service, annexation to the 'sewer, improvement area shall occur. 6. Developer shall construct a light system conforming to City, of Poway Standards at no cost to thee public, s.ub j ect to. the following; a. Cut-off luminaries shall be installed which will provide true 90 degree cutoff. and prevent. projection of light, above the horizontal frog' the lowest point of the lamp or light emitting refractor or device. b. All fixtures shall use a clear, low pressure sodium vapor light source. c. Advance energy charges and District engineering charges shall be paid by the developer. d. Annexation to the lighting district shall be accomplished: - and evidence: of annexation and payment of lighting fees shall be presented to the City prior to final map. 13 OF Z4 AUG 12 1986 ITE M 5 Resolution No. P-84-48. Page. 8 Lam. GENERAL. REQUIREMENTS' ANN= APPROVALS 1. Prior to- recordation, a, Notice of Intention to. form Lighting Districts shall be filed with the City Council.. The; engineering costs involved in district formation shall be borne by the developer. 2.. Fi.nal parcea and tract maps shall conform to City standards and procedures. ` All, provisions, of the Subdivision Ordinance of the: Poway. Municipal Code shall be met as they. relate to the division of land., 4. Prior to tina.l map: approval, all of the above improvements and requ cements shall be, installed and provided, or deferred by guaranteeing installati on, within two years- from map recordation. or prior to building, permit issuance, whichever occurs first., by the execution of a performance agreement, secured with sufficient securities. in `a form. approved by the. City; Attorney. All necessary processing. fees, d.e.pos-.its, and charges shall be.paid prior to final. map approval..: 5:." Prior to final :map approval,. all dedications shall be Made and. easeme.n,ts�. granted as. required above,, 6- The' tentativemap ` app,r.oval shall: expire on August 14, 198.6 unless an application, for time extension is received 80days prior to expiration irr accordance with the- C.tys Subdivision Ordinance. APPROVED and ADOPTED by the City Council of the City of Poway, State of California,,this 10th of July,1984.. Bruce J. Ta yo r ATTEST )ICts .,;,�,• Marjorie K.. Wahisten, City Clerk: 1,4 OFT AUG 121986 ITEM" 5 I SUED BY. NAMED DEP MENT p1STRlBUTION' AMOUNT WHITE -CUSTOMER C, WHITE- PINK- CUSTOMER SERVICE 00 YELLOW' -RETAIN ROTH & ASSOUIATES CULTURAL RESOURCE MANAGEMENT Michael Toomey 54 F Street Chula Vista, California 92010' August 1, 1986 Dear Mr. Toomey,: At Your request, on July 25,. 1986 Roth and Associates staff conducted an archaeological walk -over on the 11.83 acre property locaL d. alung 5 t« ue. Caaay ou Road immediately north til Wild: F i wer Lane and the Green Valley Knolls project area. The subject property has been slightly •disrupted by, a degree of vegetation clearing and alien habitation and trash disposal. . Because it was known prior to this survey that portions of archaeological. site W'-2030 occur within the Green Valley Knolls property and continue northwest across Stone Canyon R.oad,there was a high. probability that cultural resources would be found in this area as well. Visibility ranged from excellent along the' road to poor at the higher elevations. All exposed bedrock was examined: for evidence of past milling activity and rodent back - dirt piles were inspected for _cultural debris; The occurrence of cultural material` in rodent backdirt indicating, a possible subsurface component.. Nocultural material was observed.. Since a search; of the records had recently been conducted for the adjoining -Green Valley Knolls project, it was not considered necessary to request a new one. No further archaeological investigation is warranted for this particular parcel. Sincerely Linda Roth 2707 CONGRESS STREET SHITE 2J: SAN DIEGO. CALIFORNIA_ 92110 Bus.. (619) 2954111 Res.: (619): 755,4376 a r n 4 '.� - �:.� _jjii ig P t �. ��'4: }... 7: F Y M1 9 P fi g .. � DEPARTMENT OF ANTHROPOLOGY E: CULTURAL RESOURCE MANAGEMENT CENTER COLLEGE OF ARTS AND. LETTERS SAN. DIEGO STATE UNIVERSITY SAN, DIEGO CA 92182-0377' (619)2WI33ao 'ARCHAEOLOGICAL SITE FILES RECORD SEARCH PROJECT Source of` Request: Roth' and Associates Date; of Request: 6/2/86 C Date Request Received; 6/5./86 Project Fderrtificati`on. Green Malley Knoll's Project The San Die eta State University files show. no recorded sites tes wiwi thin the project area nor within one mile ofthe project boundaries. . XXL The San Diego State University files l es show recorded si to locations wi the uthe project area and/or, within one mile of the praject.. Recordcheck by Kaye Mi 11er. uaze v'4/86 ' The- San. Diego State University files show that the following archaeolo.9 ieal_F reports have been: published on projects within one mile of your proposed pro ject ., See: attached. Iis.ting t Archive check by Be. sy Lawlor Da _ 6/10/86 tarry Lf Leach:, Director . Cultural Resource Management Center r Department of Anthropology ` j- - THE CALIFORNIA STATE UNIVERSITY _ . Lor vor 4 C34t14.1711VC- 40/ • Se Wee; 'N.- ,e e ,`•,,'fir 1 G' AREA SUBJECTED TO SURVEX . WITHIN SUBDIVISION BOUNDARY Nr , �j NO CULTURAL RESOURCES NOTED I 1 1 1 , ,\0 I 11 \` \‘- r wl mac+ !',� /3c 120 `, os \ 1 1 c", - Sri "I I 4: •A�?, �� \ �, / 1 r (02 /. /3 AC, 174%f 4. /94C. 1 ' I 1 . I I. 1 "` 4) 1 I - f 1 (' 1 J k .1 ■ mak■ ii is minim ami E■ WILD FLOWER LANE --�;� 8,5 ^PDOPO5'E© 8" YC e„...,:6474/E/7 M,l, . Q 0 PER 7 84-! R. o� r EXIST/NG LOT L /NE 27Z 1111ir11111sl1111■■a 11( .1 .SV8O/Il/5/c W .50LI /0441/ •-) : , IMRLQO.VEMME,V T.S 'Tb T! -r/5 Ci/4,0E-54C : - GREEN VALLEY KNOLLS PROJECT /l�I coAhi 1.NCT/QN 14777477/5 Amp NORTH rIw 9590 \ N... �' q.' 1 gazi isommaimmisousio,jir ?a2 toe Sol Dien Museum of M REPORT ON ARCIIA MLOGICAL SITE FILES RECORD SEARCH Source of Request: Roth & Associates'- Linda Roth .. Date of Request: 2 June- 1986 (postmark 4 June 1986) Date Request Received: � e 5 June 1986 Name of project: Green. Valley Knolls The Record, Search for the above referenced project has. been completed. The project area, map is returned herewith, along with archaeological site fossas far the following site: in -the vicinity of the project area:;. t -248. W-2025 Tit -205 � W-288 W-2028 W-24 51 W-190 W-2029 v465,7 - W -2021, W-2/030 T -2910 -2031, Inaddition$ bibliographic- information. is enclosed for thefollowing F viroa�mntal Impact Studies located in the Vi cinity of the project area. EIS= EIS -299 EIS -367 EIS -461 EIS -470 Record Search, by: Ken hedges -Dane: 6 June. 1986,Signeds A WI i a 1350 El Prado; Balboa Park. Sark Diego. California 92101 619/239-2001 s e An educational. non. -profit corporation founded In, 1915 collecting,forposterity anddisplaying the life and history of man 40 a � ;��_ ' : � �• '` '� `� ••.p 101"10 !V Agenda Report i July 10, 1984 BACKGROUND page 2 A. Project Description The proposed project is a division ofapproximately 12 net acres into 7 single family, residential lots ranging in size from 1. to.4 acres:,. The property is located primarily on the east and south sides of Stone Canyon Road approximately 4000 feet. east of pomerado Road. The property is designated. Residential Rural C'by the General Plan and is also zoned Rural Residential C. This zoning permits single. famil residences on. lots of 1p,,2, or 4 net acres based on natural: slope y categories of 0-15 percent, 15-25 percent, and 25-45 percent, respectively. The surrounding area is Rural Residential C in. all: directions (;see Attachment 4). The project site lies north, of and; adjacent to a 14 lot subdivision (TTM 83-03, Harris) approved by the City Council, in 1963. It should be noted, that under the lot configuration proposedr Lot 4 does not meet the lot size/ slope critei;la for th}� 2040. It is 1.24 net acres and has a slope of 47.4 percent. Ali ot.,er proposed lots meed the. size slope criteria. Irk the. J.9;tial stades 4f map preparation, standard requirements were followed which produced a subdivision design consistent: with the City's size/slope..crlteria. This method produced a 7 lot subdivi ion;as shown in Attachment. 5 The proposed design (Attachment 6) shows a realignment of the 4 westerly lots to a north -south orientation. This realignment. creates more regularly shaped lots with all lots other than Lot 4 meeting the size/slope criteria,. Although Lot 4 has a slope of 27 percent, ` the northerly l/2 acre of the lot is a. buildable site with a slope of approximately 17 percent. Although the proposed design is better than the initial design, it is Staff's understanding that the City Council; wishes to see a project which both. meets the size/s,lope criteria and is indicative of good r subdivision design. The initial. designmeets. the size/slope _ criteria, while the proposed design -represents a better subdivision in terms of access, lot shape, and lot orientation, but neither satisfies both of: these concerns, t In this case, combining Lots 3 and 4 of the proposed project is recommended and will result in..,a 2.4 acre lot with a slope `of' about 21 z _ <pe:rcent. � a ` f l es g ci R= 09-14- eai �.1� �a� z. It should also be noted that a small ~substandard lot ( Lot S) will result from the vacationn of a portion of the newly aligned Stone Canyon Road. This lot should be merged or- -'boundary adjusted with the lot on thenortheastside of Stone Canyon Road to avoid the occurrence: of a substandard lot. 2 of 19