HomeMy WebLinkAboutAgenda Statement 1973/02/20 Item 02a,bAGENDA ITEM N0. [ 2a ]b
CHULA VISTA CITY COUNCIL MEETING OF: February 20, 1973
ITEM TITLE: public hearing - Consideration of various revisions to the Chula Vista
General Plan'
Resolution - Adopting various revisions to the Chula Vista General Plan
INITIATED BY: Acting Director of Planning
Rarur_Rnii~.in
Assembly Bill 1301 (Gov. Code, Sec. 65860) requires the Zoning Ordinance and
General Plan to be consistent by July 1, 1973. This is a significant change from
prior law when zoning was not required by statute to be consistent with anything,
and not required by the courts to be consistent with anything but itself.
The proposed revisions are being presented in three parts: (1) revisions to the.
General Plan Map; (2) revisions to the Zoning Map; and (.3) revisions to the General
Plan text. The first two items are being presented at this time for immediate action
due to urgency of the deadline mandated by the State. The third item will be brought
to the Planning Commission and City Council in March, 1973.
This hearing is for consideration of changes to be made on the General Plan Map.
In the review of the Zoning Map and General Plan Map of the City of Chula Vista it
has become apparent that not only revisions to the zoning would be necessary to
implement the intent of AB 1301, but it would also be advisable to amend the General
Plan. These amendments are of four basic characters:
(1) Changes in land use designations that are desirable due to actions by the
City Council or other governmental agencies.
(continued on next page)
ATTACHED: Resolution [ ] Ordinance [ ] Agreement [ ] Plat [ ]
See EXHIBITS [ ] No.
Financial Statement: N.A.
Commission-Board Recommendation: The Planning Commission recommends revisions to
the General Plan map in accordance with Resolution No. PCM-72-26.
Department Head Recommendation: ConCUr
City Manager Recommendation: Concur
~~~
Supplemental page 2 for Item No. 2a,b
(2) The lowering of residential densities proposed on the plan in some areas to
protect existing stable single family and two-family neighborhoods.
(3) The reclassification of large very high density residential (27-43 DU/Ac.)
to high density residential (13-26 DU/Ac.) due to the difficulty of developing
properties under the R-3-H zone.
(4) Redesignations that reflect a deviation from the current General Plan.
The following is a description of these revisions and the reasons and/or justifica-
tion behind them.
1. Over the past several years there have been various changes in zoning or other
City Council actions that were not in strict conformance with the General plan. The
Planning Commission is now proposing that various revisions in the General Plan be
made to bring the General Plan into conformance with these zone changes.
(a) City action rezoning the area north of Seavale adjacent to Broadway from C-.T
to R-3.
Pro osed revision: Redesignation from thoroughfare commercial to high density
res~ ent~a .
Analysis: Due to the topography this property is not oriented toward Broadway
and is not suitable for thoroughfare commercial use.
Recommendation: Change from thoroughfare commercial land use designation to
high density residential.
(b) City action rezoning the area north and south of E Street adjacent to I-5
from C-T to C-V.
Proposed revision: Redesignation from thoroughfare commercial to visitor
commercial.
Analysis: The property has good freeway access and it was the intent of the
rezoning to insure that freeway oriented uses would be established.
Recommendation: The area north and south of E Street adjacent to I-5 be
redesignated from thoroughfare commercial to visitor commercial.
(c) City action rezoning the area north and south of H Street adjacent to I-5
from C-T to C-V.
Proposed revision: Redesignation from thoroughfare commercial to visitor
commercial use.
Analysis: This property has good freeway access and it was the intent of the
rezoning to insure that freeway oriented uses would be established.
Recommendation: The area north and south of H Street adjacent to I-5 be
redesignated from thoroughfare commercial to visitor commercial.
~~ ~~
Sui>>}r1f.~~~~ental p~~gr~ 3 for Ttc~~~>> flE~,.2a,1
(d) Ciia~ ~~ctic.n rezonirr~ a s!~,:a.ll ~~rea on tl~e south side of f1 St:roct ~.~.ppraxim~~.tely
hai ~ L',kiy~ ~)3tt-J (~?n 1>F'C1i d4!<:IV dI1Cj f--J fr~('F'.Wd,}' t0 t.-U.
Pro~~c~;e`d revi~.lgri: I~~'dF'SliJri~itlorl from iilc)ii dE'n5lty 1"eSld('nt~idl to profeS;lOrlal
--_ r_~t___..._.__~_______._. ______ -
arrd adnri ni strati vc ofi=i ce usc~.
Analvsis: TI~~~ C-P zon establishes a logical boundary to prevent potential
__~_._._
expansion of the C•-T zoning along this portion of H Street.
Recorr~,rerru~~~tion: This area be redes~ignatecl from high density residential to
profess-ionai aiid administrative office use.
(e) City action rezoning property on the north side of L Street west of 6road~~ray
to I-L-f'.
Proposed revision: Redesigna.tion from high density residential to research
and 1 i~~ri ted}ir~dust.ri a1 .
An~s~is: The residential use to the north and Gvesi: are oriented toward
River1avrn; the cornr,ercial zoning to the east is primarily oriented toward
Broadtiti~ay; the industrial zoning t.o the south is oriented across L Street
toward this property.
Reca;rr~rendation: Tl~e area on the north side of L Street west of Broadway be
red~sgriated nrom high density residential to research and limited industrial,
(f) Cit;~ action rezoning the area south of doss Street west of Industrial to R-3,
C-7 and I-L.
Pro~~osed revision: Redesignation of the area south of floss Street to the
SDGEcE ease~~ient from research and limited industrial to high density residential;
the area south of the easement to Palomar from research and limited industrial
to high density residential except the commercial uses adjacent to the inter-
change r~;hich are to be revised from research and limited industrial to thorough-
fare commercial; tiie frontage on the south side of Palomar from research and
limited industrial to thoroughfare commercial, and the area to the south to
high density residential.
Analysis: This area demonstrates many of the problems created by AB 1301. The
area north of the SDG&E ease„~ent contains a mobile home park and is shown on
the General Plan as research and limited industrial. If we rezoned this area
to an industrial classification the use would be nonconforming and subject to
abatement. The area south of the easement is fragmented into many individual
lots which makes them inappropriate for industrial zoning.
Recommendation: Adoption of the proposed revisions of the General Plan from
research and limited industrial to high density residential and thoroughfare
commercial.
(g) City action rezoning the area at the southeast corner of Third Avenue and C
Street to I-L.
Proposed revision: A change of the General Plan designation from thoroughfare
con~mercna1 and high density residential to research and limited industrial.
Analysis: This area is de~~e1oped with an industrial use and the General Plan
should be changed to reflect the zoning and land use.
Reco~rnnendation: The area at the southeast corner of Third Avenue and C Street
be redesignated from thoroughfare commercial and high density residential to
research and lir,rited industrial.
(h) Cit~,r_action rezoning norti~ side of Third Avenue Extension to C-0.
Proposed re_visi_on: A revision of this area from retail commercial to profes-
son'al aricf ~adui~iiistrativr co~n~nercial.
Anal,ysis_: This area is devc~lol~ed with uses that conform to the professional
arid~ ~d;,+inistrativc~ office c.l~rssif~icati~~n, By lir,~it~ing the development of this
area to C-0 tyiaci uses, it r:~ill insure less land use conflicts with ti~re area to
the south of Thircl /lvenue L>;tension.
Recc,i~r:uencfatir;n: i,c~clas<;if ic<<t.ion of the area on t.hct north side of Third Avenue
1;~.:( ~n•;inn 1~rt~1~~ rc~!~~il ~~~ ~,~:~r~ci~il to I~rc~f'c~ss~ional ~rnd ~~dmini ~trat~ive office,
. , ~_:
Supplcmenfi:al page 4 for Item No. 2a,b
(i) Cit.<_ <~ cti orr_ rezoning the ar::a east of Fourth l;venue north of Davidson to C-U
ai1~1 ~ ( -~O-(-`..
Pro}~ _sed r~c:v~s ~~~n: Re cir.:~s-iynati-:rn cf t}~-o area from very high density rc~sidontal
1:0 pr"Oie~Sllinu} ~~IlCi adi~littl~tru~:lv~i Oifli:c. COlli;l~C1"'Cial.
Ant~l~~sis: f?ecru:;e of the minimal lot size in this area, development in the
very high density residential classification stems illogical. Because of its
proxin-ity to t}re court, civic confer ar~d do~~rnto•trn area, professional and
adrii ni strati ve o ~ fi ce 1 and uses seem appro;~r~i ate.
Recoo~!~;enation: Reclassification of the area east of Fourth Avenue north of
Uavi clson ~1~0ii every hi ~h densi t_v residential to professi anal and administrative
ofi=i ce cornrnerci al .
(j) Ci t__;/ action rezoning an area east of tf,e Eroadtray conrnerci al frontage south
of G Street to C-0.
Proposed revision: Reclassification from very high density residential to
professional an~i administrative office commercial.
Analysis: The C-0 zoning acts as a deterrent against the encroachment of
heavier ~conirnercial zoning along the side streets in this area.
Recorrunendation: The area e«st of the Brc>ad•way commercial frontage south of G
Street or~1 redesinated from very high density residential to professional and
administrative office commercial.
(k) City action rezoning to C-O-P the area on Fourth Avenue just north of H Street.
Pressed revisior-r: Redesignate from very high density residential to professional
and administrative office commercial.
Analysis: The City has committed itself to an expansion of Qay General
liospital in this area.
Recommendation: Reclassification of the General Plan in the area on Fourth
~,veni±e just north of h Stre^t from veryf high density residential to professional
and administrative office commercial.
(1} Cites-ction rezoning an area on the north side of I Street approximately halfway
between Fourth and Fifth E'wenues io C-0.
Fro~osed revision: Change in General Plan designation from retail commercial
to professional and administt°ative office commercial.
Analysis: Qecause of the orientation of this lot tot•rard I Street, it is
inappropriate for retail commercial use. Professional and administrative office
commercial would be more compatible with the adjoining residential uses.
Recommendation: redesignation of the area on the north side of I Street
approximately halfway between Fourth and Fifth Avenues from retail commercial
to professional and administrative office commercial.
(m) City action changing the zoning, in 1363, from C-1 to R-3 for property
on the north side of J Street approximately 300 feet west of Third Avenue.
Fro~osed revi_s_ion: Chance in designation from medium density residential to
iiigi density residential.
An~,lvsis: This property is developed with multi-family units; it would he
inappr=opriate to rezone the site into conformance tirith the General Plan.
Recommendation: Reclassification of the proper°ty on the north side of J
Street ap;~rir;:i,,~ately 300 feet adest of 1-}rird P,venue from mediui- density
residential to high density residential.
~~ ~~~
Suppl e!iic~ntal pa(~e 5 for I tern No. 2a b
(n) Cii:v a~:~tini~l rer.or~r-iny the area at t:he nort:';~rrest corner of l~hird Avenue and J
Stre'~t to t;--i;.
Pr0i10`~C'd 1"_^~'1S1C)rl: I~C'd'S1CJnai:lCrl fY',.;nl th%)r't?liC]ilidre Cotllillercial t0 1"etail
COmii!c?r"C-I a 1 .
Analysis : Retai 1 co-~!mcrci al 1 and use r~~~oul d ha r~utch more coa!lpati bl e with
adjoinin;;~ usr~s and zor~iny and ~;ould accallru)date the current zoning and land use.
Rc~corlll~endation: Reclassification of the area. at the northr,rest corner of -I~hird
itvenue~~ar~d J street fr~or;l thoroug}~fz~re commercial to retail commercial.
(o) Citty_ action rezoring the area at ti)e north~,~est corner of Third Avenue and K
Street to C-C.
Proposed_ revision: Redesiynation From professional and administr"ative office
colrl~~lerci al to retail Co!i1111erCl a1 .
Ana~sis: Tire uses on this proper"ty cannot be accommodated by the professional
and administrative office classification, they are primarily retail uses.
Recommendation: Reclassification o-f ti)e area at the north~,~est corner of Third
(avenue ana ~ Str"eet -From professional acrd administrative office commercial to
retail cor,rlrercial.
(p) City action_ rezoning an area on the south side of J Street, just to the east
od Uroad~~;ay, to I:-3.
Proposed revision: Change the classification from medium density residential
to high density residential.
Analysis: This proposal ~~rould bring the General Plan into line with the land
use and zoning. It ~~roul d be inappropriate to rezone fire property R-1 or R-2.
Recommendation: The area on the south side of J Street, east of Broadway be
reclassified from medium density residential to high density residential.
{q) City action rezo!riug the area south of K Str"eet, east of Broadway from R-1 to
R-3-G and C-T-P.
Proposed revision: Redesignation from mediu!ri density residential to thorough-
fare commercial and high density residential.
Analysis: The commercial zone change was granted to provide adequate commercial
depth adjacent to Broad~~ray. The remaining property is inadequate width for
single family or two family development, therefore, the lowest density multi-
family zoning is applied.
Recommendation: Revision from medium density residential to thoroughfare
corunerCial and high density residential for the area south of K Street, east
of B ro a dr~r ay .
(r) 'Cif action. Various rezonings to i~-3 and C-0 south of L Street to the east
of Broad~:ray.
Proposed revision: l;edesignation of areas from medium density residential
to high density residential and professional and administrative office conuner-
cial. ,
Analysis : Most of the area i s developed i n conformance with the existing
zoning. Tire only vacant area is large and appropriate for multi-family
development or is ready for redevelopment.
Recon,;;hnci~:~tion: Revision from medium derisity residential to high density
resid~etial and pr~oi'essional and administrative office commercial for tare
area south of L Str.~et to the east of Lrc~)citray.
~~ 7
Supp1 cmer7tal page G fo.r I•te~n kdu• 2a,b
~;) C7~~•__ac(_ion rezonin~~ r,~c~si: side o~ Secr~nJ llvr~r~u.~ jus% sou{:h of State 54 to f~~-3.
Prr~hr~s~,r' r_cv~_~ic~n: Cha~~ge in C~~r~r~~ral Pl~..n frc,ni research and l~inritr:d indust~r~~ial
to high u,~ri~,i~c~~ resic;E~ntial.
l`tna l~~s i s : Uue to tf~i~ i reerJay ri rxht of ~.~Jay and the to;.~c,graphy of the area
tii~'is {iropcr~ty f~ras no orientation toward tf,e -industrial coning to the west.
The c~xist.~i r,g R-3 zoni nq seems appropriate i-or the pro;~erty.
f~ecor;r~rendat_io_n: Revision from research and liir~ited industrial to h~ic~h density
rt~siceri~t.~ial i-or property on the t;~est side of Second {ienue just south of
~~.ry
J ~~,te H7 gf11',~a~! 54.
(t) City action rezoning on the east side of Third Avenue north of 0 STreet to
It-~-G.
k'ro~osed revision: Change in General Plan designation from medium density
r•esidenti~l to h~~gh density residential.
/';nalvsis: This area is partially developed r•r~ith multi-family units but the
bul { of tf-.e area i s vacant. Developn,~nt could taf:e p1 ace as either mul ti-
family or single family. C)ue to drainage tfircuyh the area, ho~•Jever, deve7op-
rnen~t costs ~,~ould be f~~igf~~.
Recon;mend~?tion: Revision in the General Plan for the area on `the east side
of Third r\%r/~nue north of D STreet from medium density residential to high
density residential.
(u) City action changing zoning to R-3 for the area on the north and south side
of E Strut, 500 feet east of Second Avenue.
Proposed revision: Reclassification of the General Plan from medium density
residential to high density residential.
Analysis: The area on the north side of E Street is developed with multi-
fami ly d~~~el l i ngs and the property on the south side i s very 1 arge a•Ji th adjoining
single family d~•Jellings oriented a~~Jay from this property. The R-3 zoning seems
appropriate.
Recommendation: °evision from medium density residential to high density
residential fior the area on the north and south side of E Street, 500'± east
of Second Avenue.
(v) City action: The area on the west side of Second 'venue between E and H has
been sho~Jn as high density residential on the General Plan. The lots fronting
on Second Avenue have consistently been retained in the R-1 classification and
the R-1 zone WdS changed from an arbitrary distance from Second Avenue to the
rear lot lines of the Second Avenue lots in 1970.
Proposed revision: Redesignate the density category from high density residential
to medium density residential in this area.
Analysis: The General Plan change aJOUId seem to implement G policy that the
City has fol loured i n this area for some time.
Reconunendation: The area on the Jest side of Second Avenue between E and H be
redesignated from high density residential to medium density residential.
(w) City action: There are two areas east of Third Avenue, one on'the south side
and one just to the north of I Street, which have been zoned and developed
~~Ji th multi -family structures for some t irne.
Pro~~osed ryevision: Redesignation from medium density residential to high
density resideirti~al on the G~::~n~~ral Plan.
Aral vsi s : I t ti~~oul d be inappropriate to rezone these nrul ti -farm ly units to R-1 .
Reconrn~end~~_tion: Redesignation of these areas to high density residential from
n~c~di i~~.r dens ty resi dc~r~ti al .
/[~
Supplemental wage 7 for Item No. 2a b
(x) Ci i.y`«ct:ion zoning the ~~.r°ea at the r~or•theast corner of J Street and Third
~,~. en~rc= C- C.
Pi"l=?(? t'd l~r"rl~ ICn: f~~'.CEsl~)ridt1011 Oi tiliS area fr"Oln thol"Olit7hfdre Conr!II(_'rCldl
t0 .rE?tc: INi~CQiiii~i;"'rC i al . ,
AI_ia'l,ys i s : Thoroughi~are colnnrcrci al land use sec~rns inappropriate for this area
ol~ Ti~i rd I~verTUe.
Reconrr,endatior~: Red~signation of the area at thc~ northeast corner of J Street
any, Ti~~i-rd hver~ue i trom thoroughfare con;rnerci al to retai 1 corns~rerc~i al .
(y) CitS~ act:icn rezoning the area north of K Street east of Third Avenue to C-C.
Fro~~osed_revis~ion: Change in General Plan from professional and administrative
office coi.rl:rc~rci~l to retail commercial.
/-',nalvsis: This area is improved Faith retail uses, it would be inappropriate to
rezone this GO.
Recor;rmendation: Redesignation of the area from professional and administrative
office commercial to retai~i commercial.
(z) City action: Some years ago the area on the south side of F: Street east o~F the
cerii;i~.rc~ial area vas granted a use varit.nce for apartments. In 1970 it was
rezoned to R-3-G.
Proposed revision: Change in designation on the General Plan from medium density
residential to high density residential.
Anal;-sis: This area is zoned and developed avith apartment units.
Recommendation: The area be redesignated from medium density residential to
hi gi, density residential .
(aa) City action rezoning the area at the northeast corner of Third Avenue and
Palomar to C-C-P.
Proposed revision: Change in designation from high density residential to
retail commercial.
Analysis: This area was committed for commercial development and the ormers
are no:r preparing working drawings.
Recommendation: The area at the northeast corner of Third Avenue and Palomar
be redesignated from high density residential to retail commercial.
(bb) The Otay/Albany school/park site is changed from conceptual form to its final
configuration.
RecomrrrenGation: The revision showing final configuration be adopted.
(cc) City action rezoning the area on the south side of 6onita Road, adjacent to
Sandalr•rood Drive.
Proposed revision: Redesignate the low density residential to medium density
residential and a portion of the visitor conrnercial to retail commercial.
Analysis: The residential area is developed 4•rith R-1 subdivisions and low
density residential is not appropriate. The C-fd center is being occupied at
. this time.
f:ecommenc:ation: The area on the south side of Bonita Road adjacent to Sandalwood
Drive be redesignated on the General Plan as medium density residential and
retail commercial.
d) Ci_t~.~ action rezoning thc~ area on t.h~a south side of East J Street just west of
~t:he fire station to C-fd.
P~~ot~osed rr~wi~:ion: F:^ciesignate the area from medium density residential to
retail co~;~~i~~r~cial.
i~,nalysis_: The city has recor;nized this neighborhood center by zoning it C-iV.
f:~~,:.n~;e~~;^rnL (i~•.r: The ~~rt~„ on th;~ ,oath side of ~.:ast: J Str~~ot just r~rc~st of
1 iu' ~~1 i'C' i.;: t ;t:?n i~~ r'r'i_~~ ;l ~~ilrtE.C~i ,i', 1"C't.i? I i (i,ulY,l"rC I <il .
--fi;i ~,~~.~
SuE;i~1;=~r~ental pare £3 for Item hdo. 2,a,b
(,~e:) Ci t~ :rct, i on rezor~~i'~,E tl;e area north n i~ Orange Avenue around M^'I rose Aven!Ae
~~- 3 r!;ci L- iz.
Pra~~~~~~cd_ revisi~~n: '~t:~~ic~n~rtL• i,hE., C-~~~! cr~~rter and i~riuir density residential area
as rc~r,::ri! cnrr,i~rc~i~_1 and hi~iir iic~,i~ty rc~ic#~:>ntial.
Anal~~sis: Ti~ris ~zorald be a rc:cogr~~ition of existing zoning and development.
~~ ___. _
Recor,~mencat.ion: The nr°ea nortl~~ of Orange ~',vcnue around f~lelrose Avenue be
redesicn~~ted fro,n me;iium density residentia~i to high density residential ar~d
rel:ai 1 corn;.=•rc~i al .
(ff) Ci t~ act. i on_: Ttwo park sites ~i n the design of the L.arkiaven Subdivision.
,~,nal,ysis_: This chan~~,- ~•.~ould redesignate these areas from medium density
residential to open space.
RecommendaY4ian: P,evision of General Plan designating Lark{~aven pail: sites as
open space.
(gg) Cit~actiorr: The area on the north side of Bonita Road near the golf course
restaurani_: eras involved i n an c>:changc of land and subsequent rezoni ngs t~rhi ch
changed th~~= configurat:ion of the R-3-G zoning in fire area.
Recommer-~d~~.(:ion: The configuration of the hi;~h density residential and open
space land uses be revised to conform to the new zoning patterns.
(hh) City___act~ion: There are ttvo areas along Otay Lakes Road Nrhose zoning requir°es
a med~iurn c~.nsity designation. Ono is just north of Bonito 6e1 Air subdivision
developner~t and is zoned R-2-20-G. The other is just north of the SDG&E easement
and is zoned R-1-10 ar~d R-1--10-P.
Proposed revis~icn: Redesignation of the areas from lo4•r density residential to
medium density residential.
Analysis: These proposed revisions to the General Plan vrill bring it into
conformance with these long standing zoning districts.
Recommendation: The areas along Otay Lakes Road be redesignated from low density
resident~ai to medium density residential.
(i i) The iial ecrest Park site i s proposed to be shown on the General Plan just to the
west of Halecrest Elementary School. This property has been leased from the
State as excess high~•ray land.
Recommendation: That this park site be sho4,rn on the General Plan.
(jj) City action: The area along Telegraph Canyon Road occupied by the- Elks Club is
zoned R-1-D.
Proposed revision: Redesignation of the General Plan from high density residential
to m~d-ium density residential. '
Analysis: It is not too relevant what land use designation this unclassified
use is given. The proposal ~,~ould bring the General Plan into conformance with
(kk
Supplemental page 9 for Item No. 2a,b
(11) City action: The P-C plan for Brandywine included a new park site and the
precise location of a school.
Recommendation: Designate the precise location of the Brandywine Park and
school site.
(mm) City action rezoning the area south of Brandywine to I-L.
Proposed revision: Redesignation of this area from medium density residential
to research and limited industrial.
Analysis: This revision would bring the General Plan into conformance with
the I-L zone.
Recommendation: The area south of Brandywine be revised from medium density
residential to research and limited industrial.
(nn) City action no rezoning is necessary for the area east of North Second and
Edgemere, north of C Street; the property lies in unincorporated territory.
Proposed revision: Redesignation of this area from medium density residential
to open space.
Analysis: This revision would bring the General plan into conformance with
the adopted plan for the Sweetwater 1lalley Regional Park.
Recommendation: The area east of North Second and Edgemere, north. of C
Street be redesignated from medium density residential to open space.
(oo) City action rezoning the area west of I-5, north of Palomar Street and south
of L Street on and off ramps from I-L to I.
Proposed revision: Redesignation of this area from research and limited
industrial to general industrial.
Analysis: This revision would bring the General Plan into conformance with
the I zone.
Recommendation: The area west of I-5, north of Palomar Street and south
of L Street on and off ramps from research and limited industrial to general
industrial.
2. There are various stable single family or two-family areas that are shown on
the General Plan as high density residential. They are as follows:
(a) South of E Street, north of Davidson, Fourth Avenue to Broadway.
(b) North of E Street, approximately mid-block between Third and Fourth.
(c) Area at the northeast corner of E Street and Second Avenue.
(d) South of H Street, west of Fourth Avenue.
(e) South of I Street, between Fourth Avenue and the Broadway commercial.
(f) West of Broadway between H Street and L Street.
(g) East of Fourth Avenue, J Street to L Street.
Recommendation: That these areas be redesignated from high density residential to
medium density residential.
3. There are certain areas that are shown as very high density residential on the
General Plan. The R-3-H has large setback requirements that make these small lots
impractical to develop under that zoning. The areas involved are as follows:
(a) East of the professional and administrative office designation on Church
Avenue between E and F Street.
~~ ~~~
~~ Supplemental page 10 for Item No.
2a,b
(b) South of E Street, east of Fourth Avenue.
(c) South of Center Street, to the east of Third Avenue.
(d) South of Parkway, east of Fourth Avenue .
(e) South of F Street, west of Fourth Avenue
(f) South of G Street, west of Fifth Avenue.
(g) South of H Street, east and west of Fourth Avenue.
The area west of Fourth Avenue, south of H Street, is proposed to be changed from
very high density residential to medium residential and high density residential.
Due to a stable single family area just to the west of Fourth Avenue, all other areas
are proposed fora change to high density residential.
Recommendation: That these areas be changed from very high density residential to
high density residential and medium density residential.
4. There are two areas where a proposed change is a deviation from the General
Plan:
(a) The Fire Department has indicated the need for afire station south of Orange
Avenue to the east of I-805. The proposed change in the General Plan would
show a schematic location of this site.
(b) The City has substantially reduced the amount of General Industrial areas in
the city, and is very likely to reduce it even further when the Bayfront Plan
is implemented. In the review of the General Plan it became apparent that one
area was well suited fora heavier land use. The area is bounded on the north
by the County Park and on the south by Otay Valley Road and the Otay River
flood plain, on the west by I-L zoning and on the east by a collector road
and agricultural reserve area.
The topography is relatively flat adjacent to Otay Valley Road but rises
sharply on the northern side. This will encourage location of any structures
away from the park area.
Good access to the property is provided to I-805 via Otay Valley Road. The
lots are relatively large and will encourage good site design.
Recommendation: That the designation of this area be revised from medium
density residential to general industrial.
The Planning Corixnission recommends that the above changes be made to the General
Plan Map to make the General Plan and zoning consistent as required by AB 1301.