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HomeMy WebLinkAboutAgenda Statement 1978/06/13 Item 24 Item No. 24 June 13, 1978 Ordinance No. 1798 Otay Lakes Road Bonita Vista High School � CITY OF CHULA VISTA � � � z4 ' ' COUNCIL AGENDA STATEMEVT Item No.==��_��= For meeting of -������ 6/13/7 Public hearing - Consideration of prezoning and rezoning of 30 acres, east ITEM TITLE of Otay Lakes Road, north of Bonita Vista High Schoo.i, from R�E�and L-C(County) to R-1-15-P Ordinance �1795- Amend the zoning_map to prezone and change the zone of 30 acres east of Otay Lakes Road from R-'E�and L-C (County) to R-1-15-P �. SUBMITTED BY Director of Planning � SECOND RE�;t�ii;G Fif�D AGOPTION ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1 . This item involves an application for rezoning and prezoning of 30 acres of property located on the easterly side of Otay Lakes Road and directly north of the Bonita .Vista High School from R-E and L-C (County of San Diego) to R-1-15-P (single family residential - 15,000 sq. ft. lot size subject to a precise plan. ) B. DISCUSSION • 1 . Adjaeent zoning and land use: North L-C (County) Vacant South R-1 Bonita Vista High School East L-C (County) Vacant , West R-E Vacant 2. Existing site characteristics. The subject property is "L" shaped with the southerly 20 acres in the City of Chula Vista and the northerly 10 acres in the County. Topographical.ly, the property is essentially two separate ridges divided by a small canyon approximately _in-.the middle of the southerly 20 acres. The average natural slope is approximately 22-1/2%. A portion of the SDG&E transmission easement traverses diagonally across the northwest corner of the northerly 10 acres and a portion of the southerly 20 acres. The ease- ment takes up about 4.6 acres with another 0.7 of an acre separated from the bulk of the site by the easement leaving approximately 25 acres of developable land. The property will take its access via a public street which will intersect with Otay DJP:Ife EXHIBITS Continued on Su lemental Sheet No. 2 Agreement_ Resolution_ Ordinance X Plat X Notification Cist_ OtherRes. PCZ-78-G ENVIRONMENTAL DOCUMENT: Attached Submitted on 5/15/78 FINANCIAL IMPACT � STAFF RECOMMENDATION Concur with Planning Co�nission recortmendation BOARD/COMMISSION RECOMMENDATION . On May 10 the Planning Cortmission voted 7-0 to recommend approval of the prezoning and rezoning in accordance with Resolution PCZ-78-G _ ' . ' g p P R.p J E D � COUNCIL ACTION by the Ordinance placed on first reading on June 6, 1978 City C�'�'-:1��1 o_ ��� . � , p Chula Vistz, Ga'-1=ernia � • /� d.......:.........:.._. Dated......(0_-.....�_3_-...� . , Form A-113 (Rev. 5/771 6/13/78 . . � Item No.-�--7�24 For- me2ting of �{€x{�� Supplemental Sheet No. 2 , Lakes Road opposite to Ridgeback Road. This road will also provide secondary access to a parking lot at Bonita Vista High School . 3. Present zoning. If the entire 30 acres were zoned R-E in accordance with present zoning of the 20 acres located in the City, the maximum number of lots which could be obtained would be 42 to 43 since nearly five (5) acres of the site is encumbered by the SDG&E easement. Thus the proposed rezoning to R-1-15 with the "P" attachment will allow the applicant to increase the yield by approximately 33%. 4. Hillside Modifying District development. If the property were zoned R-1-H 50% of the site would have to be left ungraded and a maximum of 56 lots would be permitted. 5. Proposed R-1-15-P zoning. The applicant has requested that the 30 acres be rezoned and prezoned to R-1-15-P (single family residential - 15,000 sq. ft. lot size and subject to approval of a precise plan). Conventional development under the R-1-15 zoning would require that each lot contain 15,000 sq. ft. Estimating that streets would require approximately 20% of gross developable area (4.9 acres) , the net developable area would be 19.6 acres (24. 5 - 4.9 = 19.6 acres). The maximum number of lots allowed would be approx- imately 56 and the entire gross developable area could be graded. 6. Zoning in the general vicinity. The residential areas to the south are zoned R-1 and the areas to the north in the City are either R-1-10-P or R-E-P. The remaining areas are zoned P.0 and are undeveloped. The R-1-10 and R-F areas have been allowed to reduce the minimum lot sizes in order to preserve large natural slope areas within the developments. 7. General Plan The General Plan designates this area for low density residential , 1-3 dwelling units per gross acre. The proposed zoning would be consistent with the General Plan density designation. C. ANALYSIS 1 . Although the subject property has an average natural slope of 22-1/2�, the site is more tied geographically to the adjoi�ing properties which have already been graded than to the area to the north, therefore it would be of very little value to require this applicant to preserve 50% of the site in its natural state when the number of lots permitted under the .R-1-10 and the R-1-15 are approximately • - . the same. The R-1-15 zoning with �"P" modifying district attached allows the entire site to be graded for a conventional type of development. A small canyon running through the property is not easily visible from the existing public streets and can be filled without altering the general appearance of the area. 2. Development of the subject property would violate the west-to-east criteria which has been discussed by Council within the E1 Rancho del Rey area. However, it seems likely to staff that most of the traffic generated by the devel- opment would be_ tributary to Bonita Road rather than Telegraph Canyon Road and the recently widened Bonita Road can handle additional tr.affic better than can Telegraph Canyon Road. Also, the developer has been working on the subject �prop- erty prior• to the time of discussion by Council of the west-to-east criteria. Staff has kept the developer a�d his engineer informed of the development of this west-to-east criteria as it evolved and the developer chose to proceed with the , � preparation of the tentative map. � � f � • ' RcSOLUTIOi; 'r;0. PCZ-78-G RESOLUTIOi; OF THE CITY PLAili;Ii;G COi•ii•tISSIOi! RECO?ii•tEi;DIiJG TO ' TNE CITY COUi�;CIL THE CHAi�GE OF ZOPJI(dG ki;D PRE'OiJIi9G FOR 30 ACRES, �HST OF OTAY LAY.ES ROAD, i;ORTH OF BOPlITk VISTA HIGH SCHOOL, fROi•1 R-E Ai�;D L-C (COUilT'i) 10 R-1-15-P 4;HEREAS, a duly verified application for change of zone and prezone �•�as ' filed t•;ith the Planning Department by V & V Development Company on February 17, 1978, and 4lHEP.EAS, said application request2d a change of zone and orezone from R-E and L-C to R-1 -15-P for 30 acres located east of Otay Lakes Road and north of Bonita Vista High School , and !•1H�REAS, the Planning Comrr.ission set the time and place for a hearing on said application, and notice of said hearing, together �•riih its purpose .•:as gi��en by the publication in a ne�•�spaper of general circulation in the City at least 10 days prior to the date of said hearing, and - l�lHEREAS, a hearing vras neld at said time and place, namely 7 :00 p.m. , hiay 10, 197H, before the Planning Commission, and said hearing was thereafter closed. PJO!•! THEREFORE BE IT RESOLVED AS FOLLO;•!S: l . From facts presented to the Commission, the Commission finds that public necessity, convenience, general �velrare and good zoning practice require the change of zone and prezone from R-E and L-C to R-1-15-? for thz 30 acres eas� of O�ay Lakes Road, and north of Bonita Vista High School . 2. The findings o� fact in support of said determination are as follot��s: a. Zone Change. l•!herein the public necessity; convenience, general �•relfare and good zoning practice require the change requested. The proposed zoning is in keeping ��rith the existing zoning in the immediate vicinity. b, 4Jhere such change is in substantial conformance �•�ith the General Plan of the City of Chula Uista. The General Plan designation for this area is lot•r density residential • 1-3 d�,aelling units per gross acre. The proposed zone change is consistent ��rith this density. c. Precise Plan. The "P" I•iodifying District nay be applied to an area �•�nen tiie r"ol ioo-�ing circumstances are evident: a . The subject property, or the neighborhood or area in �•ihich the property ,/ is located, .is unique by virtue of topograohy, eeological character- �� `6 istics , access, configuration, traffic circulation, or some social FCZ-78-G . Page 2 or historic situation requiring special handlina o� tne developmeni on a precise plan basis. The subject property has an average natural slope of 22-1/2:S and is very rugoed terrain. The attachment of the "P" t•todifying District �vill permit the property to be araded and developed �•�ith conventional housing �•rhile at the same time retain nearly five (5) acres of land in natural open space and allo�•:ing for the development of a 1-1/2 acre private park. b. The basic or underlying zone regulations do not allo:•� ihe property oo-mer and/or the city appropriate control or flexibility ne�ded to achieve � an ef�icieni and proper rela�ionship. among iha uses allo�,red in the adjacent zones. The attachment of the "P" zone will allo�•i a reduction in the minimum lot size and place the land saved into a usable open space area . The precise plan guideiines �:rill insure 'the proper development of those lots less than 1 �,000 sG. ft. in area. 6E IT FURTHER �ESOL�!ED that the Ciiy Planning Commission reco��m2nds to �he City Council the approval of the zoning and prezoning for 30 acres, east o� Otay La�:es Road, north of Bonita Uista High School , from R-E and L-C (County) io R-1 -15-P, subject to the following precise plan guidelines : 1 . The minimum lot size of 15,000 sq. ft. may be reduced by approximately 25X to a minimum lot size of 11 ,000 sq. ft. privided the square fooiage saved in the lots is used for open space of �•rhich ai least 60';_. mus: be usable and developed for active recreational use. 2. The maximum lot coverage of those lots less than 15,000 sq. `t. shail not exceed 30� during initial construction. All other zoning requiremen�s shall be based on the R-1-15 standards . , 3. Lots shall have a minimum pad area of 6500 sq. ft. and a pad depth o� 90 feet. 4. Only single story or split level d�•:elling units shall be permitted on _ corner lots. This r•estriction shall be covered in the CCER's for tne subdivision. 5. Decorative fencing per city standards shall be provided �•�ithin the exterior side yard of the corner lots and on the property lines adjaceni I 1 `v� to the orivate, open space of Lots 101 and 103. �� � PaSS�� Ai;D APPRO"�D BY THE CITY PLAi;idIi•;G COi•i�•1ISSIOi� OF CHULA UISTA, CALIfO°„IA this l0in day of t4ay, 1978 by the follo�;rina vote, to-�•�it: i;'iES Commissioners Pressutti , Smith, Chandler, R. ,;ohnson , G. Johnson 0'il2ill and Renneisen i;OcS: idone ABSEidT: P;one ,�''��,--� i-- �; ���� JCnairman ATT�ST: ° -.: S2cretary _ _ = - 1� 6 � . . � �l i�9�' ; �l � ay ] ' . . '' j xr o'��� � R'� ; ; ] Mo ` LQCATGR j �TN +��-78-G a ' � . PCS-78-2 f n'�C?i�3 PnEZC.VE 3pRCRES '- -� °-�m � 'n0Y FE 9 L-C (COUNTI) TO R'I-17'?-E.1ST OF 6iAY�AXES �• ` �,�� �7 �P aCo fiQ "iGR7H OF BONITA HIGH : ,= ! ,����%"� q SCHOQL-T'tPlTATIVE SUBDIVISIGV - f�. • �.�/� l - I��1�l :A1P ,'Z.�57 LOTS. 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EASEMENT � � � � � � � N£ CAmer /4 SEC./8 � `�'« '.::::56dS��:;:2:<,-:.�./ _ 659'± -- ::1�::�>:::��".�.:p>`fS<;�>�:[::-�r:::�:.r::::;:.,;.;: '>} ".:: 5:::»?[:;:, S'':;<:i.ss;.?;_d.. .��:::<';�':�:?<::t::E'.�'.��::;_�:;:">:''`::[::'>:i�ii<�� � PREZOPIE ,";*� J o:: � IEGO / " :�,'>M< � ..:.::::.......:::..:::� . � . :.,... .:.. . ... ....._ . aa�.�.sa , CIT OF A-Vt$7 ::>:66p'L:::�,�:-.-�-. -... ::h::�..-.-.: �...: ..:�,..::: <a::°;;�. ��J`:"i"_', _ -<?t:�'� "�:::<?>'.'F<:'';'_":��i0i�:�a;ri.:`',::?f'::��E :;: ?`;i[';:;:.:_`.:€;;:::i»;`:=;r ;: , RE ZO NE — — - � - ; � I; P r :;- :: : :: ::: : ::: : :: : : : ::: - , :. :_: : :; : : : : :;: :: : : ; : : s . :. . ::: . : : : :« : ,�+:::: ::: : :. ; _�, o� _ _ _, . _ . � '�'o��, 9� � El e4�K Ro � e ,�� �9��s I � � i tio g � R� ll I �o,9O _ _i o' zo�o aoo� I � I i i I ( i CASE N0. �-7�B-o � HEREBY CERTIFY THAT THIS ZONING MAP ACREAGE 30.0 WAS APPROVED AS A PART OF ORDINANCE SCALE 1°- 400' 179B BY THE CI Y COUNCIL ON �NE13,19T8, DATE JUNE 16.19T8 � CITY LERK DAT DRAWN BY CHECKED BY --- � ` �ONIIVG MAP — ��Q