HomeMy WebLinkAboutAgenda Statement 1974 /06/25 Item 22 Item No. 22
June 25, 1974
Ordinance No. 1539 ' ` AGE�DA ITEDI N0. [ ZZ ]
CHULA VISTA CITY COUNCIL MEETING OF: JU1VE 25, 1974
ITEh1 TITLE: Ordinance No. 1539 - Amending Zoning Ordinance to change zone
on 40 acres of property located at the east end of
J Street (Holderness property) from A-(8) to R-1-H-P -
Second reading and adoption
INITIATED BY: Director of Planning
BACKGROUND
This ordinances was placed on first reading at the meeting
of June 18, 1974.
ATTACHED: Resolution [ ] Ordinance �] Agreement [ ] Plat [ ]
See EXHIBITS �] No. i
Financial Statement:
Commission-Board Recotmnendation:
Depaztment Head Recommendation:
Place on second reading and adopt.
City Dtanager Recommendation:
Place on second reading and adopt. •
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' � �AGE\DA ITEbI N0. �3a,b �
CHULF� VISTA CITY COWCIL TfEETI�G OF: June 18, 1974
Public hearing - Consideration of change of zone on 40 acres of property
located at the east end of J Street (Holderness property) from A-(8)
ITEM TITLE: t0 R-1-H, PCZ-74-A(2)
Ordinance - Amending Zoning Ordinance to change zone on 40 acres of
property located at the east end of J Street (Holderness property)
from A-(8) to R-1-H
ItiITIATED BY: Director of Planning
p, BACKGROUND
1 . On May 21 , 1974 the City Council held a public hearing to consider rezoning 19
parcels of property by adding the "H" Hillside Modifying District to the existing
zone. After hearing public testimony, and considerable discussion, the City Council
voted to continue the matter until mid-July, and to assess the economic impacts of .
of such rezoning within the perspective of the more encompassing revision to the
El Rancho de1 Rey General Development Plan.
2. On May 30, 1974 the subdivider of the Holderness property, Mr. J. R. Shattuck,
President of Shattuck Construction Company, addressed a letter (attached) to the
City Council requesting that the 40 acre "Holderness property" be rezoned from
A-(8) to R-1-H. This property is shown on Exhibit "A".
3. EIR-74-2 was adopted by the Planning Cormnission on April 24, 1974.
B. ANALYSIS
l . Surrounding zoning and land use:
North - A-1 (8) (County) Undeveloped
South - A-1 (8) (County) Undeveloped
East - A-1 (8) (County) Undeveloped
West - R-1 Single family homes
2. Development Proposal .
Preliminary discussions with the subdivider indicate that it is his intention to
(continued on supplemental page)
ATTACHED: Resolution [ ] Ordinance [X ] Agreement [ ] Plat [x]
See EXHIBITS (X ] No. 1 �2
Financial Statement:
Commission-Board Recommendation: The Planning Corrmission voted 6-1 on April 24, 1974
to recorrmend that the City Council rezone this parcel from A-(8) to R-1-H. The
Planning Comnission also voted 6-1 to recormnend that the City Council adopt the
Statement of Overriding Considerations
Department Head Recommendation: Concur, and further reCOrmnend that the "P" Precise
Plan Modifying District be added to the R-1-H rezoning.
City Dlanager Recommendation: Recommend R-1-1I-P zoning
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� � AGENDA ITEM N0. 3
� Supplemental Page No. 2
subdivide the Holderness property into approximately 115 residential lots and to
leave undeveloped and ungraded�approximately 10.4 acres. An informal presubmission
conference has been held and the tentative map is now being revised, pending
Council action on this rezoning request.
By comparison, the�R-1-H zoning on this property would permit 125 dwelling units
and require 10.4 acres of open space. Thus, the subdivider's plans conform to the
"H" Hillside Nbdifying District; in fact, the preliminary plan proposes 10 units
less than is allowed, due to the constraints imposed by the topography and the
existing San Diego-Otay pipeline, which crosses the northeast corner of the property.
� 3. "P" Precise Plan Modifying District.
Past experience with hillside-type developments (e.g. , Bonita Ridge Estates) has
illustrated that the use of the Precise Plan Modifying District has been indispen-
sable in giving the subdivider maximum flexibility in fitting pads into limited
development areas characteristic of these hill areas . The main advantage is the
ability to vary lot size, dimensions and setbacks. The only flexibility permitted
under conventional R-1 zoning is in varying lot sizes, but this is limited to
certain percentages. Although the applicant in this case has expressed a preference
for conventional R-1 zoning with the "H" modifier, staff believes that the allowances
permitted by the Precise Plan exceptions to the Zoning Ordinance would work to the
benefit of the subdivider in dealing with this property. (It is staff' s understanding
that the applicant is preparing another letter requesting the rezoning to R-1 -H-P.)
4. Natural open space.
It is anticipated at this time that should this rezoning be approved and the
property developed according to the applicant's plan, the natural open space
would be dedicated to the City and placed in an Open Space Maintenance District
in a manner similar to the three districts already formed. � The land would be
owned and maintained by the City (with City forces or private contractor) with the
cost of maintenance assessed to the residential lots within the subdivision. This
assessment, which would be part of the property owner's semi-annual tax bill , cannot
be accurately determined until a grading plan and the amount of landscaping is
finalized; however, based on past experience, the assessment should not exceed $60 per
unit per year.
D. FINDINGS
l . This rezoning constitutes good zoning practice in that it preserves natural
hillside areas, shapes urban development around topographic features, and encourages
the developer to utilize "Hillside Design Criteria" contained in Council Policy
Resolution #7088.
2. The rezoning is necessary for the public health, safety, and welfare by directing
urbanization toward existing usable land, and minimizing drainage, soil slippage
and other geologic hazard problems co�nonly associated with mass grading and construc-
tion on steeper slopes.
3. The proposed rezoning conforms to the General Plan. The R-1-H zoning, if
approved, would permit a density of 3.3 units per acre. The General Plan designates
this area�as "Medium Density Residential ," 4-12 D.U. ' s/acre. The proposed rezoning
also conforms to the Open Space Element of the General Plan, which shows the canyon
on this project as "proposed open space." Further, the applicant's preliminary
subdivision map conforms to the Hi•llside Modifying District regulations.
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