HomeMy WebLinkAboutAgenda Statement 1974 /09/10 Item 18 Item No. 18
September 10, 1974
Ordinance No. 1548 AGE\D� ITEDf N0. [ 32 �
CHULA VISTA CITY COUNCIL MEETING OF: August 13 , 1974
ITEDITITLE: Ordinance No. 1548 - Amending Zoning Ordinance to change
the zoning on 18 parcels lying in the hillside area to the east of
I-805 - Second reading and adoption
INITIATED BY: Director of Planning
BACKGROUND
The ordinance was placed on first ieading at the
meeting of August 6, 1974 .
It is now ready for second reading and adoption.
ATTACHED: Resolution [ ] Ordinance [X] Agreement [ ] Plat [ ]
See EXHIBITS [ ] No.
Financial Statement: N.A.
Commission-Board Recommendation: Approval.
Department Head Recommendation: Place ordinance on second reading
and adoption.
City Dtanager Recommendation: Concur
,�
' AGENDA ITEDt N0. [ 5 ]
CHULA VISTA CITY COUNCIL DIEETING OF: AUgUSt 6� 1974
Public hearing - Consideration of change of zoning for various properties
east of I-805 by adding the "H" Hillside and "P" Precise Plan Modifying
ITEDI TITLE: Districts
Ordinance-- Amending Zoning Ordinance to change the zoning of 18 parcels
lying in the hillside area to the east of I-805
I�ir1ATE� sY: Director of Planning
q, BACKGROUND
1 . This is a City initiated proposal to apply the provisions of the recently
adopted Hillside Modifying District to a total of 18 parcels lying in the hillside
area to the east of .I-805 freeway. This proposal represents phase 1 of a two phase
program. Phase 2 would apply the "H" District to unincorporated areas in the form
of prezoning at a later date.
2. The "H" Hillside Modifying District was adopted by the City Council on
December 18, 1973 (Ordinance No. 1512) and became effective on January 18, 1974.
The Hillside Development Policy had been adopted earl�ier and became effective on
November 20, 1973.
3. At the meetings of February 14 and 19, 1974, the City Council discussed at
length the manner in which the "H" District should be applied. The Council then
made three motions:
a. That the Planning Commission consider the advisability of providing the
"H" overlay zone on those areas that are R-1 , excluding those that are in the
tentative map stage, deciding the rest on a case by case basis, "the rest"
referring to those other properties "that are in process but not up to the
tentative map stage. "
b. That those areas within the City currently zoned P-C be reviewed with a
view towards modifying them to reflect the principles of the "H" Modifying
District.
(continued on supplemental page)
ATTACHED: Resolution [ ] Qrdinance [ XJ Agreement [ ] Plat [ ]
See EXHIBITS [ XJ No. 1,2
Financial Statement:
Commission-Board Recommendation: Th2 Planning COmmiSS70fl voted 6-1 on April 24, 1974
recommen ing t at t e City Council enact the zone changes set forth in the attached
Resolution PCA-74-A, and recommending that the City Council , upon enacting the zone
changes, notify the County Assessor of the action taken, notice to include each parcel
by assessor map number, acreage, pred•ious zoning, new zoning, and the maximum residen-
tial density"and land grading allowed under the new zoning.
Department Head Recomnendation: Concur, except that Parcel No. 2 Case No. PCZ-74-A(2),
�ttie Holderness property,should be excluded from this action, since the City Council has
already rezoned that site to R-1-H-P. Prior to any action rezoning the subject
properties, Council should adopt the Statement of Overriding Considerations as recom-
mended by the Planning Commission.
City Manager Recommendation:
This ordinance is pursuant to prior City Council direction to apply the "Ii"
designation to the land east of I-805. The staff recommends the "P" designation
in supplement and in response to later Council comments.
i�
• . AGENDA ITEM N0. 5
gupplemental Page P;o, p
c. That the staff bring back as quickly as possible the step by steu plan
of the specific motions the Council needs to adopt to accomolisfi wfiat Council
stated they want to accomplish: The "H" Modifying District covering all oP t�e
undeveloped properties east of I-805.
4. In fulfillment of the objectives set forth by the Council , the staff fias under�
taken two projects:
a. A review and analysis of the E1 Rancho del Rey and Sports World area plans
which will lead to a revision of those plans to incorporate the provisions of
the "H" District. This plan was presented by Council on a preliminary 6asis at
the July 25, 1974 Council Conference.
b. This rezoning and prezoning program involvesgthesmi�"scel�l�aneousa'sma�l�lrpa'rcels
outside the E1 Rancho del Rey area.
5. An Environmental Impact Report, EIR-74-2, has been prepared by staff in conPorm�
ance to the CEQA 1970 as amended. The Environmental Impact Report and Statement of-
Overriding Considerations were adopted by the Planning Commission on April 24, 1974.
6. The Planning Commission considered the proposed rezonings on April 24, 1974.
A total of 20 parcels were presented initially. Part of one parcel and the entire
acreage of another were deleted by the Planning Cortenission, as follows:
a. The proposed "Windsor Views" site, comprising 16.25 acres north of Telegraph
Canyon Road, was rertroved from the program since the owner had submitted a
rezoning request for R-1-PUD, accompanied by a PUD Plan and Tentative Map, one
week earlier. A 2-acre remnant of the original holding, lyin9 south of Telegraph
Ca Canyon Road (identified as Parcel 6 in the following analysis) was retained in
the program.
b. The second parcel deleted was a 31 .6 acre site, owned by Otay Land Company,
located at the northeast corner of Otay Lakes Road and Telegraph Canyon Road.
The Planning Commission determined that if the zoning is to be changed, it
should be done in conjunction with the previously cited revision to the overall
E1 Rancho del Rey plan.
7. City Council Action
a. The City Council considered the proposed rezonings on May 21 , 1974. After
hearing public testimony, and considerable discussion, the Council voted to
continue the matter and to assess the economic impacts of such rezoning within
the perspective of the more encompassing revision to the E1 Rancho del Rey
General Development Plan.
b. On June 11 , 1974, Council consid ered a memo from Councilman Egdahl sug-
gesting that modifications be made to the "H" District. The matter was referred
to staff for a report.
c. On �une 18, �1974, the Council considered a request hy J. R: Shattuck, owner
c. On JUne 18, 1974, the Council considered a request by J. R. Shattuck, owner
of one of the parcels involved, to rezone his prooerty from A-8 to R-1-H-P.
After public hearing and testimony the Council enacted the R-1-H-P rezoning.
It was adopted on second reading on June 25, 1974 and became effective July
26, 1974.
d. On July 25, 1974, the City Council held a workshop to consider the staff
presentation on the proposed changes to the E1 Rancho del Rey General Develop-
ment Plan and the relationship of the pending "H" Hillside rezoning proposals
to the modified plan. At this workshop Council acted not to revise the "H"
Modifying District regulations and to refer the staff prepared sketch plan
for E1 Rancho del Rey to the Planning Corrmission.
e. Since the City Council has already rezoned the 40 acre Holderness property
to R-1-H-P, the number of parcels to be considered is now 18. The Holderness
property is included in the discussion and statistical summary, however, for
purposes of continuity of parcel numbering and assessment of the total effect
of this program of rezoning.
a (continued on supplemental pa9e No. 3)
- AGENDA ITEM N0. 5
� Supplemental Page No. 3
B. ANALYSIS: INTRODUCTION
1 . The entire "H" District program, phase 1 and phase 2, is shown on the area map
following the introduction.
2. Phase 1 encompas�s nearly 250 acres of property within the city limits. The
locator map (following the area map) show the approximate location of the properties,
along with the owners of record and surrounding land uses. As noted on the locator
map legend, the E1 Rancho del Rey/Sports Worl•d properties are under separate study,
for revision to incorporate the principles of the "H" District, and thus are not
included as a part of this report. Other vacant properties not included are those
on which tentative maps have already been approved.
3. Environmental Impact. The Planning Comnission adopted EIR-74-2 on April 24,
1974. This EIR sumnarizes the long term impact of the application of the "H"
District in the following statement (page 51 ) .
"8.0 Relationship between local short term uses of the environment and the
maintenance and enhancement of lon term productivit . The local short term
use of the project site in accordance with the existing zoning and prezoning
would pr.incipally benefit the developers of the property in permitting them
to maximize their economic interest by developing the area with the maximum
number of dwelling units using all available methods of accepted engineering
practice. It is the intent of this project, by reducing the permitted residen-
tial density, to take positive steps toward the maintenance and enhancement of
long term productivity by providing a legal framework to control development.
It is the intent of the City by reducing density and grading to permit reten-
tion of open space, limit noise emissions, traffic, and pollutants, to main-
tain a modicum of amenity resources for use of the ultimate residents and
the cortununity at large.
"It is deemed that economic pressures on land use and retention make the
use for residential purposes the most productive available alternative.
The project at hand would balance this avenue of productive potential with
the limitations inherent in the environment encompassing the project's site
and setting. "
Also included in the Council packet is the Statement of Overriding Considerations,
which has been recortunended for adoption by the Planning Commission. In essence,
the Statement outlines the adverse consequences of the proposed rezonings, but
sets forth the overriding factors which outweigh such adverse impacts .
4. Land Use Surtunary of the Project. (Including the Holderness property)
a. Number of parcels involved - 19
b. Total acres - 246.69
c. Maximum parcel size - 40 acres
d. Minimum parcel size - 1 .5 acres
e. Average parcel size - 13.0 acres
f. Maximum average natural slope - 30.2%
g. Minimum average natural slope - 8.0%
h. Median average natural slope - 17.4%
i . Maximum number of dwellings permitted on all parcels - 629
j. Grading permitted - 142.6 acres (57.8%)
k. Natural open space pneserved - 104.09 acres (42.2%)
5. Existing and proposed zoning.
The existing zoning on the parcels affected is: A-8, R-1 , R-1-D, and R-1 -10.
The proposed zoning is R-1-H, R-1-H-P, R-1-10-H and R-1-10-H-P. The purpose of
the "P" Precise Plan Modifying Zone is to provide the developer of the affected
parcels more flexibility in site design, in recognition of the difficulty of
getting access to, and fitting standard lot sizes and dimensions to those properties.
The developer would be limited to the density and grading set forth by the •"H"
District, but would be able to set aside standard lot sizes, dimensions, setbacks,
etc. , as authorized by the "P" District. The product is anticipated to be a lower
density PUD-type development. The following text discusses each parcel in detail .
6 (continued on supplemental page No. 4)
, . , AGENDA ITEM N0. S •
Supplemental Page No. 4
The exhibit sheet showing each parcel , topography, and surrounding zoning and
land uses is part of the Planning Comnission Resolution PCZ-74-A, attached to
this report.
6. Conformance of rezoning program to the General Plan.
Most of the areas affected by �this proposed rezoning are designated on the
General Plan as the residential 4 to 12 dwelling units per acre. The proposed
rezoning will assign densities to the properties which are significantly lower
than the General Plan and thus interpreted in the strict sense, the rezoning will
not conform to the General Plan. However, since the effect of the rezoning is to
reduce the intensity of the land use below that designated on the General Plan, .
and in the same categories, i .e. , residential , it is felt that any General Plan
amendment can await the October meeting of the Planning, Commission when applica-
tions for 6eneral Plan Amendments will be considered.
C. SPECIFIC PARCEL APIALYSIS
1 . Parcel No. 1 - Exhibit Sheet No. l . Case No. PCZ-74-A(1 ) .
Existing zoning: R-1
Proposed zoning: R-1-H-P
General Plan designation: R-12 dwelling units per acre
Size and Location
14.8 acres located north of East J Street, the end of the San Simeon
subdivision; overlooks the site of the proposed Plaza del Rey Regional
Shopping Center.
Surrounding Zoning and Land Use
North - P-C Vacant
South - R-1 Single family homes
East - A-1 (8) County) Vacant (prezoned P-C)
West - R-1 Single family homes
Discussion
This parcel is a remnant of the San Simeon subdivison Unit 2, and has been
retained in the ownership of the developers of that tract. It is characterized
by very steep slopes into Rice Canyon, averaging 30.2%. Access to the property
is blocked from East J Street by the residential lots backing up to it. There-
fore, the most appropriate access would seem to be from Rice Canyon. Considering
the limited access situation, and the isolated location of the parcel , it
would be extremely difficult to develop it in any fashion, except with custom
foundations and units strictly designed to fit the topography. The low develop-
ment potential of this property is reflected in its assessed value of $255 per
acre. The difficulty of this property would also justify the addition of the
"P" Precise Plan Modifying District to make certain exceptions to the Zoning
Ordinance in order to develop the property' in the best manner.
Recomnendation
Rezone from R-1 to R-1-H-P. Development subject to submission of a precise
plan to conform to the following guidelines:
a. Access to the parcel shall be from Rice Canyon.
2. Parcel No. 2 - Exhibit Sheet No. 2. Case No. PCZ-74-A(2).
This .is- the 40:�acre Nolderness Property which has already been rezoned from A-8
to R-1-H-P at the request of the owner. It is included in the sequence of parcels
only for continuity. No further action is required on this parcel .
(continued on supplemental page No. 5)
I;
' ' - AGENDA ITEM N0. 5
Supplemental Pagei5'
� _. _
3. -3: Parcel No. 3 - Exhibit Sheet No. 3. Case No. PCZ-74-A(3).
� Existin9 zoning: R-1 -D
' Proposed zoning: R-1-H
General Plan designation: 4-12 dwelling units per acre
Size and Location
� Ten acre site directly south of Telegraph Canyon Road, 1/2 mile east of
Freeway 805. Present site of the Elks Lodge, lying below Rancho Vista
Estates subdivision Unit 2.
Surrounding Zoning and Land Use
� North - R-3-G-P, R-3 Vacant
South - R-1 (County) Vacant
East - R-1 (County),C-C-P Vacant; church :
West - R-1 Single family homes
Discussion
� Approximately half of this site has already been graded and developed for the
Elks Lodge. A revised grading plan is now being processed which will lead to
an expansion of the parking facilities on the property. The pur.pose of assign-
ing the R-1-H zone to this property would be to control potential residential
development on the remaining portions of the,_site (in the northwest corner) , -
� which is characterized by very steep slopes�of 24%. '
Recwnmendation
Rezone from R-1-D to R-1-H.
I �
4. Parcel No. 4 - Exhibit Sheet No. 3. Case No. PCZ-74-A(4) .
�
Existing zoning: R-1
Proposed zoning: R-1-H
General Plan designation: 4-12 dwelling units per acre.
.
Size and Location
A 2.5 acre parcel whose southern boundary is 475 feet north of Tel:egraph Canyon
Road, 1/2 mile east of the freeway 805; overlooks the Alliance Church site.
Surrounding Zoning a�d Land Use
� North - A-1 (8) (County) Vacant (prezoned P-C)
South - R-1 Vacant
East - R-1 (County) Vacant (prezoned P-C)
West - C-C-P Alliance Church
Discussion
The developable portion of the property is located on a knoll overlooking the
Alliance Church on Telegraph Canyon Road. From the knoll the site slopes to
the north�aest with an average slope of 16. 5%. One structure presently exists
on the site.
Recorrnnendation
Rezone from R-1 to R-1-H.
.,�$
, .,GEt�Dt, IT[h; MO. . S ,
� Suppleme�ital Page 6
5. Parcel No. 5 - Exhibit Sheet No. 3. Case No. PCZ-74-A(5).
� Existing zoning: R-1
Pro�osed zo�ing: R-1-H
Gemeral Pla�s desi9nation: 4-12 d�•relling units Per acre.
Size and Lacation
� . This is a 1 .5 acre parcel directly south of the precedin� property. Southern
boundary of the parcel is 230' north of Telegra�h Canyon Road, 1/Z mile east
of Free�•ray 805. Parcels overlooks the Arch�vay 1nn.
Surroundinc� Zoninq and Land Use
, North - R-1 Sir.gle family homes
South - C-C-P Arch:•;ay Inn
East - P-C Vacant
� 4Jest - C-C-P Alliance Churcfi
Discussion
This presently undeveloped parcel is L-shaped, north of the Arclia;ay Inn and
slopes to the southarest �•:ith an 18.3% average natural slope. It is presently
undeveloped.
Reco�iendati on
�
Rezone from R-1 to R-1-H. •
6: Parcel No. 6 - Exhibit Sheet I7o. 4. Case No. PCZ-74-A(6).
i Existing zoning: R-1
Proposed zoning: R-1-H
General Plan designation: 4-12 d�•ielling units per acre.
. Size, and Location
A 2 acre parcel located south of Telegraph Canyon Road, 1 .4 miles east of
� Free�vay 805. This is the remnant of the site of the proposed developmer�t
known as "lJindsor Vie�as".
Surroundinq Zoninq and Land Use '
North - R-1 Vacant (Proposed "4Jindsor Vie�•is" PUD)
, South - R-1 Crops
East - R-1 Telegraph Canyon Road
West - R-1 (County) Crops '
Discussion �
� This is a 2 acre parcel , split off from the main portion of the original
18.4 acre "lJindsor Vie�as" site by Telegraph Canyon Road (16.2 acres remain
north of the road, on which development plans have been filed). This
remnant siopes steeply dovm to Telegraph Canyon Road, at 24% a�•erage
natural slope. It �•rould logically be developed in conjunction �vith tfie
larger holdings surrounding it on tlie south side of Telegraph Canyon Road.
- s In its present conf,iguration, it arould be very difficult, if not impossible,
� to improve the property without substantial off-site grading rights.
Recommendation �
Rezone from R-1 to R-1-H. .
,l�b .
� �
,GEIrDA ITEM• h0. 5 '•' "
� Supplemental Rage 7.
7. Parcel No. 7 - Exhibit Sheet No. 4. Case No. PCZ-74-A(7) .
' � Existi� zoning: R-1 � .•
Pro�.osed zoning : R-1-H
Ger�ra,l Plan designation: �4-12 d�•ielling units per acre. .
Size and Location
' 9.7 acres di�•ectly south of Telegraph Canyon Road, 1 .4 miles north of Freeway
805. This site is directly south of the proposed "ldindsor Vie�•rs" property.
Surroundinc� Zoning and Land Use �
. M1orth - R-1 Telegraph Canyon Road; Vacant
South - A-1 (8) (County) Crops
� East - A-1 (8) (County) Crops
IJest - R-1 Vacant
Discussion
Originaliy a 10 acre parcel lying south of Telegraph Canyon Road, the north-
east corner of this parcel is cut off by the road, leaving 9.7 acres. The
site is immediately east of a prcposed junior high school site. It is
characterized by sever.e slopes, averaging 23.1%.
� Recommendation
Rezone from R-1 to R-1-H. •
8. Parcel fdo. 8 - Exhibit Sheet No. 4. Case I�o. PCZ-74-A(8).
Existing zoning: R-1
Proposed zoning: R-1-H
General Plan designation: Junior High School Site
-Size and Location
, 30+ acre site, the northeast corner of �•rhich is 300 feet south of Telegraph
. _ Canyon Road on the east side of the ne�•ily constructed Brandywine Avenue.
Surrounding Zoning and Land Use
North - R-1 (County) Crops
. South - R-1 Hospital Site (under construction�
. East - R-l ; A-1 (8)(County) Crops
West - R-1 ; R-1 (County) Crops.
Discussion '
. This property is owned by the S��reet�•�ater Union High School District. It is
� planned for a junior high school sometime in the future. The slope of the
property is moderate, to�•iards the north�•�est at about 10.7% average. Land
use immediately north of tlie site is presently in crops. Access to the
property �vould be via Brandy���ine Avenue from Telegraph Canyon Road. Rezonin9
I is recommended because of the possibility of use of the site for other than
s school purposes. Althou9ii this and other properties have moderate slopes,
� the "H" District.will encourage coordinated develonment of this site �•+ith
adjacent more severe sloping sites. �
Recomnendation
Rezone from R-1 to R-1-H. �
,�k� .
� � .
. . _ive�� 1 �•I '1 . S • . •
- Suaplemental .Page 8.
9. Parcel No. 9 - Exhibit Slieet Pto. 4, Case No. PCZ-74-A(9). ,
Existing zoning: R-1 � �
Proposed zoning: R-1-H �
General Plan designation: Hospital . .
Si.ze and Location
This is a 30+ acre parcel , the nortfieast corner of s•rhich is 1300 feet south
of Telegrap;i Canyon Road, east of arandy�•rine Avenue, directly south oP the
future Junior High School site.
Surroundinq Zoninn and Land Use
North - R-1 Vacant
South - R-1 (County) Crops
� East - A-1 (II) (County) Crops .
IJest - R-1 (County) Vacant .
Discussion
This parcel is partially under development for the Community Hospital , but
approximately 14.5 acres remain in an undeveloped state. The average
natural slope of the property is 17.3Y. 'fhat portion of the site to �•rhich
. the R-1-H zoning �•rould 'oe applied lies south of the hospital and west of the
access road to the hospital (Dora Lane).
�
Recommendation , .
Rezone from R-1 to R-1-H. �
10. Parcel ho. 10 - Exhibit Sheet No. 4. Case No. PCZ�74-A(10�.
Existinn, zoning: R-1
Proposed zoning: R-1-H �
General Plan designation: 4-12 dwelling units per acre.
Size and Location
A 10 acre parcel , the northeast corner of which is 1430 feet south of
Telegraph Canyon Road, taest of BrandyYiine Avenue extension. It is ad�acent
to and west of the future junior high school site.
Surrounding Zoning and Land Use
North - R-1 (County) Crops; Vacant
South - R-1 (Ccunty) Vacant "
East - R-1 Vacant
k'est - R-1 Vacant
Discussion
This parcel is presently undeveloped. This property is the flattest of all
the parcels being considered, with an average natural slope of 8%, and is
mostly developable. The eastern boundary of the site is the approximate
alignment of Brandywine Avenue from which access would be taken.
r
Recommendation
Rezone from R-1 to R-1-H.
.yg
�ur . � �
y a.
� . Supplemental Page 9.
11 . Parcel No. 11 - Exhibit Sheet No. 4. Case No. PCZ-74-A(11 ).
Existing zonir�g: R-1 ' �
Proposed zoning: R-1-H
General Plan designation: 4-12 d�velling units per aci•e. ,
Size and La�ation
A 10 acre pa�cel , the northeast corner of tvhich is 1600 feet _south oP
Telegraph Canyon Road. �
Surrounding Zoninq and Land Use
tVorth - R-1 (County) Vacant
South - R-1 (County) Vacant
East - R-1 Crops; Vacant
4lest - R-? Vacant
Discussion �
This 10 acre parcel is presently undeveloped. It is moderately slooing,
to the south�vest, at 10.8%. Access to �the property �vould be from a local
street off Brandywine Avenue.
Recommendation
Rezone from R-1 to R-1-H. �
12. Parcel No. 12 - Exhibit Slieet No. 4. Case No. PCZ�74-A(12).
Existing zoning: R-1
Proposed zoning: R-1-H
General Plan designation: 4-12 d�•relling units per acre,
Size and Location
10 acre parcel , the northern boundary of which is 2750 feet south of
Telegraph Canyon Road and 2000 feet south of the Elks Lodge property.
It is directly east of Greg Rogers Park. .
Surroundinq Zoninq and Land Use
North - R-1 (County) Vacant; 4 single family houses; SDG&E easement
South - R-1 (County) Vacant
East - R-1 Vacant
West - R-1 Greg Rogers Park •
Discussion • �
This parcel is imnediately east of Greg Rogers Park. A north-south canyon
runs through the center of the property, making it difficult to develop
without massive grading. The average natural slope is 14%. The nor•th�•rest
corner of this property is traversed .by the SDG3E transmission line
easement. . •
Recommendation
-�-
Rezone from R-1 to R-1-H. .
�g
.1 1 . �
Supplemental Page 10.
13. Parcel No. 13 - Exhibit Shect No. 5. Case No. PCZ-74-A(13).
Existing zoming: R-1 _ �
Proposed zor.iin9: R-1-10-H-P ' �
General �la��o designation: 4-12 d�•ielling units per acre.
Size an�i Lucation •
Th���s 1s a 20+ acre parcel , located .south of the future Orange Avenue
er<?ension, east of Oleander �venue. It is just north of the Valle Lindo
St�ool and the 6on Vivant To�•rnhouses (6randyerine Unit 2).
Surrovndinq Zoninq and Land Use
Nbrth - R-1 Orange Ave. ; City property; Apollo III subdivision
South - R-1 , R-1-P, P-C Valley Lindo School ; To�•mhouses; Vacant
� East - A-1 (3) (County) Crops
West - R-1 Single family homes
Discussion '
This irregularly-shaped parcel , originally part of the Apollo III suLdivision,
lies south of the Orange Avenue extension. Apollo III and City o�aned property
lie directly north of Orange Avenue in this location. The sub�ect parcel con-
tains the drainage outlet for Poggi Canyon, and the southeast sector is
characterized by very steep slopes of 3�4�, o-ihich lead up to a �vater tank.
� Taking into account the flat canyon bottom drainage area as rrell as the steep
hill , the average natural slope is 16.4% for the entire parcel . Access to
the property is from Orange Avenue and Brandy�•+ine Avenue. Development of the
property will probably be limited to the southeast portion, since the ma�or
drainage improvement �vill consume most of the land ad�acent to Oran9e Avenue.
Because of the irregular shape of the parcel and the limiting physical
restraints of the property, the "P" Precise Plan t�lodifying District is
indicated as being appropriate as �aell as the liillside �-todifying District.
Recommendation
Rezone from R-1 to R-1-10-H-P with the folloa�i�g conditions :
a. Plans shall shoti•i ultimate drainage improvements.
b. Plans to be contingent on determination of responsibility for
improvement of Orange and Brand�n•iine Avenues.
14. Parcel No. 14 - Exhibit Sheet No. 6. Case No. PCZ-74-A(14�.
Existing zoning: P-C
Proposed zoning: R-1-10-H
General Plan designation: Elementary School Site.
Size and Location
12 acres of property bordered on the north and east sides by the pro,�ect
site known as "Deerpark East"; liest east of Qrandywine Avenue, directly
� opposite Qrandy�aine Unit l .
Surrounding Zonin9 and Land Use '
North - P-C Vacant
South - R-1 Vacant
East - P-C Vacant
West - R-1-5 To:•rniiouses
Discussion
�� This 11 .9G acre property is owned by the Chula Vista City School District,
and at thc timc the t3randy�•iine Gencral Devclopmr_nt Plan was bcin9 considcred
in November, 1970, the site �aas to he for the school to :erve t M s devele��-
ment. Since that time, staff has received an indication from the District
1 � � j Y � .
-� � Supplemental Page 11 .
that the site may no longer be needed. This makes the site potentially
, available for residential devclopment. . �
The site is traversed by a branch of the La F�acion fault, measurinn 70'
wide. Considerin9 the earthquake fault, the stcepness of the topogra��hy
(23.9%), and the relatively small size of the parcel , the highest zoning
. category which should be assigred to this property separately is R-1-10-H.
Recommendation
Rezone subject parcel to R-1-10-H. �
15. Parcel No. 15 - Exhibit Sheet No. 7. Case No. PCZ-74-A(15).
. Existing zoning: R-1
Proposed zoring: R-1-H
General Plan designation: 4-12 d�•relling units per acre.
Size and Location
6+ acre parcel lying east of 6randyriine Avenue, south of "Deerpark East"
and proposed school site. Southern boundary of the property is 880 feet
north of Otay Valley Road. �
Surroundinq Zonin� and Land Use
North - P-C Vacant
South - I-L Crops
East - I-P Vacant: Salvage Yard
4lest - R-1 Brandywine Avenue; Vacant
Discussion
This 6+ acre parcel is a moderately sloping property to the south tot•�ards
Otay Valley Road; average natur.al slope is 15.1%.
Recommendation
Rezone from R-1 to R-1-H.
16. Parcel No. 16 - Exhibit Sheet No. 7. Case No. PCZ-74-A(16).
Existing zoning: R-1
Proposed zoning: R-1-H
6eneral Plan designation: 4-12 d�velling units per� acre.
Size and Lecation
This is a 3.4 acre property lying west of 6randywine Avenue, south oP
Brandywine Unit 1 . Southern boundary of the property is t380 feet north
of Otay Valley Road.
Surroundinq Zoninq and Land Use �
* North - R-1-5 Townhouses
� South - I-L Crops .
East - R-1 Vacant
West - R-1 Vacant � -
Discussion
This 3.4 acre parcel lies ti•.est of arandy�•iine Avenue, immediately south of
Qrandy�•;ire Unit l . It is characterized f�y a modcratc slope to the south
at 1Z.7N•
Reconmendation
��
Rezone from R-1 to .R-1-II.
.v_ . r . .
. . - Supplemental Page 12.
17. Parcel No. 17 - Exhibit Sheet t�o. 7, Case No. PCZ-74-A(17). �
Existing zoning: R-1 �
Proposed zoning: R-1-H
General Plan designation: 4-12 d�aelling units per acre.
Size au�d Location �
9.8 acres lying west of 6randywine Avenue; the southern boundary is 480
feet north of Otay Valley Road.•
Surroundinq Zonin9 and Land Use
P�orth - R-1-5 To�anhouses
South - I-L Auto Dismantling; 2 single family liomes
East - R-1 ; I-L Vacani; Cr•ops
West - R-1 Single family homes
Discussion •
This parcel is characterized by moderate to steep slopes towards the south,
a��era9ing 17.6X. Tiie property lies south of 6randy�•iine Unit 1 and east oP
Princess hianor Unit No. 5. In the northern section of the property there
is a knoll which is the most developable parC of the site, and would be the
most logical area for homes to be built. The southern portion �•iould be
preserved as open space as a buffer between residences and the industrial
uses to the south.
Recommendation
Rezone from R-1 to R-1-H.
18: Parcel No. 18 - Exhibit Sheet No. 8. Case �o. PCZ-74-A(18).
Existing zoning: R-1-10
Prroposed zoning: R-1-10-H-P •
General Plan designation: 4-12 derelling units per acre.
Size and Location
10+ acre parcel lying east of Otay Lakes Road, immediately south oP the
Bonita Ridge Estates subdivision and west of Bonita Vie�a Terraces PUD.
Surrounding Zoning and Land Use
North - R-E-P Vacant (Bonita Ridge Estates subdivision);
lJater Tank
South - A-1 (8) (County) Otay Lakes Road; Vacant (prezoned P-C)
East - R-E, R-1-10-P Vacant (I3onita View Terraces subdivision)
_ West - R-1-10-P Vacant (6onita Ridge Estates Unit 1 subdivision)
Discussion .
The knoll on the �aestern boundary of this 1Q acre property represents the
most developable part of the site. Other��iise the site generally slooes
sharply doam toa�ard Long Canyon to the northeast, �aith an average natural
� r slope of 2G.9%. Access to tfie property �•iill be from the Qonita Ridge
Estates subdivision `�1 , from ��hich a cul-de-sac is now proposed, . and pos-
sibly from Otay Lakes Foad. � �
Preliminary staff analysis indicates that an additional access point to
Otay Lakes Road is not desirable due to its proximity to the entrance to
6onita View Terraces PUD (700' ±), its location on a relati��ely high speed �
curve, and the necessity to place a breal: in the firture median for left .
turn movei�icnts. A continuous riJge route from Qonita Rid�e [states to thc
north through to (3onita Vie�a Terraces to the south, a�ith an entrance o����osite
y� [3onita Vista Junior Hi9h School , appears to be thc most desirable, and «rould
' become feasible if the [3onita View Terraces PUD is not built as presently
approved. ,.,
. . �� . Supplemental Page 13.
Recommendation
_ Rezone subject parcel from R-1-10 to R-1-10-H-P, with development sub�ect
to submission of a precise plan and access points approved by the City.
The detaiis of this circulation system are to be approved prior to formal '
submissian of development plans. ,
19. Parcel No. 19 - Exhibit 5heet No. 9._ Case �to. PCZ-74-A(19).
Existing zoning: R-1
Proposed zoning: R-1-H
General Plan designation: 4-12 dwelling units 'per acre.
Size and Location •
A 15.2 acre parcel located east of the future city par-k (Elmhurst} and
west of College Estates Unit r8.
Sur•roundinq Zoninq and Land Use
North - A-1 (4) (County) Vacant
South - R-1 Single family homes , College Estates Unit 4
East - R-1 Sinyle family homes, College Estates Unit 8
West - R-1 Future City Park
Discussion
� .
This area represents the undeveloped remainder of the College Estates land,
lying bet�•reen the future city park and College Estates Units 4 and 8.
Rutgers Avenue is proposed to extend do�an ttie canyon tiaithin this parcel to
the north.
The parcel has moderate to steep slopes co�verging into the canyon bottom
with an average slope of 16.2",. The knoll in the northti•rest corner and
gently sloping land adjacent to Unit 4 represents the most developable
part of this pr•operty. Other�•iise the canyon in the property represents
an opportunity for visual and physical separation by the application of
the "H" District.
Recor�nendation
Rezone from R-1 to R-1-H.
D. PROPERTIES 4lITH APPROV[D PLANS
Properties other than parcels 1-19 described above were not included in this
proposed rezoning since plans for their development have already 5een approved.
In the event that the tentative map for any of these previously approved projects
expires, or if plans for a pattern of development different from that approved
are submitted, consideration should be given to bringing tl�em into substantial
conformance to the "H" Flillside hiodifying District and Development Policy.
E. FINDINGS
The findings of fact supporting tlie proposed rezonings are as follows:
1 . * It is considered good zoning practice to preserve important geographic
amenities, drainage courses, and the shape of urban development based on ,
the framework of existinn topoyraphy. -_.
2. It is �ecessary for public health, safety, and welfare by directing urban
developinent to�•:ards eaisting usable land and minimizing draina9e, soil
slippage, and other 9eologic hazard problems commonly assoeiated with
mass 9radin9 and construction on steeper slopes.
3. It promotes public safety and �•relfare by reducin9 the density in hillside
areas to an intensity of development which can be adequately accommodated
�K by the street systcm without undue congest'ion.
.li[. �i. • 1 • ,
• T' �
, - Supplemental Page 14,
4. It encourages developers to utilize design criteria contained in the adopted
Hillside Development Policy (adopted by City Council on IJovember 20, 1973, �
Resolution No. 70II8) . Appl �cation of these ciiteria is intended to permit
maximum possible intensity of development vrithin the context of environmental
management.
5. :t promotes preservation of natural hillside areas as an inherent amenity
of urbanization, as stated in the objectives of the Hillside Development
Policy.
6. It reduces the intensity of urbanization to a level which can be properly
served by the present capacity of the C�ty of Chula Vista's purcliased sev�er
system rights. •
7. The "Procedural t•tatters" section of the Hillside Development Policy provides
for the interests of the developer by explicitly stating that a rezoning
request to remove the "H" District may be applied for, and that the City
Council may approve the request if it is able to find that the "fi" District
regulations are not needed in order for the proposed project to satisfy the
intent of the "H" t•lodifying District and fiillside Development Policy.
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