HomeMy WebLinkAboutAgenda Statement 1975/03/25 Item 13 Item No. 13
March 25, 1975
Ordinance No. 1617 � AGENDA ITEPt N0. [ 13 )
CHULA VISTA CITY COWCIL DtEETING OF: March 25, 1975
ITEPI TITLE: Ordinance No. 1617 - Amending zoning ordinance to change zone on
approximately 4.6 acres located in the 400 block of Otay Lakes
Road from R-E to R-E-P
iNiT1ATED sY: Director of:Planning
BACKGROUND
following a public hearing held on March 18, 1975, this ordinance for zone change
was placed on first reading. It is now before Council for second reading and
adoption.
ATTAQiED: Resolution [ ] Ordinance [ ] Agreement [ ] Plat [ ]
See EXHIBITS [ ] No.
Financial Statement:
Commission-Board Recommendation:
Department Head Recommendation: Place ordinance on second reading and adopt.
City hfanager Recommendation: Concur
._i1
� • • � ;�cr:r�i�:� i•rr„i ���o. � .�1� �
ciiu�n visrn ci•r�• cow�cii. �,n.crl�c or: �qarch 18, 1975
Public hearing - Consideration of change of zone for approximately 4.6 acres
, located in the 400 block of Otay Lakes Road from R-E to R-E-P
1TI:�t 'fi7'Le: Ordinance - FUnending Zoning Ordinance to change zone on approximately 4 .6
�' acres located in the 400 block of Otay Lakes Road from R-E to R-E-P
INITIA7'rD �Y: Director of Planning
I3ACI:GROU\D
4lith the approval of the Bonita Ridge Estates subdivision Units 1-4 in 1974, two
parcels of land �•iere left fronting on Otay Lakes Road with no access from that
subdivision. These parcels, plus one . 54 acre parcel south of Otay Lakes Road, are
� characterized by steep topography, drainage and access problems, which, in staff's
opinion, should be addressed through the Precise Plan process. -These issues and
recommended conditions are discussed in detail in the staff report to the Planning
Commission on February 26, 1975, a copy of �vhich is attached .
FIf�DINGS
� 1 . The proposed R-E-P zone �,�ould require property o1•+ners to submit grading and
house design plans for review prior to submission of a detailed development plan.
Joint access drive�•:ays serving adjoining o�:;nerships would also be required. In
. this manner the o.•mers �aould be permitted to develop in accordance �•iith the previously
existing zone density (R-E), but the precise plan requirements o-iould require certain
critical information to be submitted to determine if the proposed developments are _
feasible within the site constraints.
2. The proposed R-E-P zoning (20,000 sq. ft. lots or about 2.0 units/acre) conforms
to the General Plan Land Use Element, �ahich designates the area as "lo�•r density
residential 1-3 DU/Acre. "
ATTACHED: Resolution [ ] Qrdinance [ XJ Agreement [ ] Plat [ ]
See EXHIBITS [ y� \o. 1�2�3
Financial Statement:
,
Co;nmission-Board Recommendation: The Planning Commission voted 6-1 on February 26, �
1975 to recom�nend that the City Council rezone the property from R-E to R-E-P subject
to the conditions set forth in the attached resolution, PCZ-75-A.
Department Head Recomnendation: ConCUt'
Citp �lanager Recommendation: Concur
.
- . . ' �f— �
� City' Planning Commission
• Agenda Items for .tM1eeting of February 26, 1975 � Page�����T
2. PUBLIC HEARI��G: Rezoning PCZ-75-A, 4.6 acres, 400 block of Otay Lakes Road,
,� from R-E to R-E-P, City initiated • �
� A. BACY.GROUhlD
1 . The Bonita Ridge Estates subdivision, approved in 1974, created a
situation whereby a triangular-shaped property fronting on Otay Lakes Road
was not included in the subdivision design (see locator) . At the time of
review of the Bonita Ridge Estates subdivision, it Yias determined that the
two parcels on the north side of Otay Lakes Road could best be developed o-iith .
` access taken from Otay Lakes Road. The property, comprising about 4 acres �
• north and east of the road and 0.54 acr.e south and tiaest, is o�•med by three
parties. All the parcels are characterized by steep topography, averaging
31%, and development will be faced with grading and access problems �•rhich
vrould best be resolved before final development plans are draam. �
2. A parcel map for 3.52 acres has been submitted for City review (see
Exhibit A). It is anticipated this map �yill be revieo-ied after this rezoning
matter is resolved.
3. This rezoning is categorically exempt from the provisions of CEQA,
1970, as amended, since it does not change the uses permitted or the residential �
density. .
, B. ANALYSIS
l . Surrounding Zoning and Land Use
North - R-E-P Vacant
South - A-1 (8)(County) Vacant
' East - R-1-10-P Subdivision under construction
West - P-C; A-1 (8)(County) Vacant
2. Site Development Constraints � •
As previously noted, the topography on the .properties is very steep, posing
special grading difficulties because of the small size of the site. In addition,
it is important to coordinate access requirements since only one access point
onto Otay Lakes Road �aill be permitted, in accordance with Council policy to
minimize the number of intersections on major streets. Development constraints
' which are not knot�rn at this time but o-�hich are commonly associated with steep
topography are: soil stability and drainage.
, C. FINDI�GS .
l . Good zo�:ing practice requires the proposed zone change.
: The proposed R-E-P zone would require property owners to submit grading and
house design plans for review prior to submission of a detailed development .
plan. Joint access drive�•rays serving adjoining otti�nerships would also be required.
In this manner, the oamers would be permitted to develop in accordance with ihe
previously existing zone density (R-E) , but the precise plan requirements v:ould
require certain critical information to be submitted to determine if the pro-
. posed developinents are feasible within the site constraints. .
I �� 7 .
City Planning Corrunission . �
Agenda Items for Meeting of February 26, 1975 � Page 3
2. The proposed zone change substantially conforms to the Chula Vista
� General Plan.
The proposed R-E-P zoning (20,000 sq. ft. lots or about 2.0 units/acre) conforms
to the General Plan Land Use Element, which designates the area as "low density
residential 1 -3 DU/Acre. "
D. RECOt9i�1ENDATION .
Adopt a motion recommending that the City Council approve the zone change
PCZ-75-A for 4.6} acres of property located at 405=411 Otay Lakes Road from
' R-E to R-E-P with development subject to:
1 . The dedication of an additional 18 feet �of right of way adjacent to
parcel 593-140-10 (see Eichibit A).
2. Approval of a Precise Plan conforming to the following conditions :
' ' a. There shall be one driveway serving the properties north of Otay
• Lakes Road and one driveway serving the property to the south.
, b. Prior to submission of parcel maps or development plans, a study
plan sho,•iing the following information shall be submitted for staff
review:
(1 ) Proposed grading
(2) Soil conditions '
� . (3) Drainage courses
(4) Preliminary foundation and structure design. Homes built
, on these properties shall be designed to fit the topography
of the site. This means that split or tri-level structures
- shall be used rather than flat pad foundations.
(5) The "Design Criteria for Hillside Development" Pianual shall
be used to evaluate development plans on these properties.
c. Grading:
Site grading shall be minimized to that necessary for the access
road and minimal site preparation. For those parcels located
on the north side of Otay Lakes Road, slopes which are not inmied-
iately adjacent to the houses, as well as natural open spaces,
shall be included in Open Space htaintenance District n4. for the
, parcel on the south side of the road, slopes not immediately
adjacent to the house, as ���ell as natural open spaces, may be
included in a future Open Space t�iaintenance District for that area.
d. Equestrian Trail :
. Development of the property north of Otay Lakes Road shall provide a
designated equestrian trail system connecting to both the northerly
. and easterly boundaries.
e. Setback:
ibi � The minimum building setback from Otay Lakes Road shall be 25' .
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�` LOCATO�
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• � ' RESOLUTION N0. PCZ-75-A ��'��
, • RESOLUTIOi� OF THE CITY PLAtlNItJG CO��J9ISSION RECOiMiENDING �
TO THE CITY COUi1CIL THE CHAt7GE OF ZONE FROht R-E TO R-E-P �
FOR APPROXIh1ATELY 4.6 ACRES LOCATED IN THE 400 BLOCK OF
OTAY LAKES ROAD - .
, FlHEREAS, properties comprising approximately 4.6 acres, located
_. adjacent to Otay Lakes Road, as shown on attached exhibit, rrere not included
in the devetopment plans of the adjacent subdivision, and
F7HEREAS, the steep topography of the property and the City Councit
policy to minimize intersections on major streets will present development
constraints on the property mhich could best 6e resolved under Precise Plan
development, and
WNEREAS, the City planning Cormnission set the time and place for a
hearing to consider rezoning the property from R-E to R-E-p, and notice of
said hearing; together with its purpose was given by the pubtication in a
netvspaper of general circulation in the city at least ten days prior to the
_ date of said hearing, and
WHEREAS, the rezoning is categorically exempt from the provisions of
. CEQA 1970, as amended, since it does not chan9e the uses permitted or the
residential density, and
4JHEREAS, the hearing to consider said rezoning was held at the same
time and p7ace, namely 7:00 p.m., February 26, 1975, in the Council Chamber,
Civic Center, before the planning Cortmission and said hearing xas thereafter
closed.
NOW TNEREFORE BE IT RESOL4ED AS FOLLOIJS:
1. From facts presented to the Comnission, the Corrmission finds that
public necessity, convenience, general o-�elfare and good zoning practice require
the change of zone for approximately 4.6 acres located in the 4�0 block on both
sides 'of Otay Lakes Road, as shoom on attached Exhibit A, from R-E to R-E-P,
rrith development subject to:
, , a. The dedication of an additional 18 feet of rtght-of-way adjacent
to parcel 593-140-10 (see Exhibit A).
b. Approval of a Precise Plan conforming to the folloiing conditions:
' (1) There shall.be one driveway serving the propertjes north of
Otay Lakes Road and one driveway serving the property to the south.
(2) Prior to submission of parcel maps or develop�ent plans, a
i b'7 � � �
• � � study plan showing the following information shall be submitted
' . � ' for "staff review: ' �
_ (a) Proposed grading
(b) Soil conditions .
� (c) Drainage courses
(d) Preliminary foundation and structure design. . Homes
' built on these properties shall be designed to fit the
topography of the site. This means that split or tri-level
sfructures shall be used rather than flat pad foundations.
• (e) The "Desig�f Criteria for Hillside Development" Manual
shall be used to evaluate development plans on these
properties.
_ (3) Gradin9: •
, Site grading shall be minimized to that necessary for the
.. _. access road and minimal site preparation. For those parcels
located on the north side of Otay Lakes Road, slopes which are
. . not irtenediately adjacent to the houses, as welt as natural open
spaces, shall be included in Open Space hiaintenance District �4,
For the parcel on the south side of the road, slopes not immed-
iatety ad,�acent. to the house, 'as well as natural open spaces, .
= mdy be included in a future Open Space Maintenance District for
• , that area. _ •
- (4) Equestrian Trail:
DeYelopment of the property north of Otay Lakes Road shdll
' - prov.ide a designated equestrian trail system connecting to both
the northerly and easterly boundaries. '
(5) Setback:
� . The minimum building setback from Ot�y Lakes Road shall be 25�,
; 2. The findings of fact in support of said determination are as
follows:
a. The R-E-P zone requires property owners to submit grading and
' house design plans for review prior to submission of a detailed
development plan. Joint access driveways serving aQjoining owner-
ships are also required. � •-
b, Owners are permitted to develop in accordance with the previously
� b , � _
' �- - existing zone density (R-E), but the Precise Plan requirements
� necessitate submission of certain critical information to determine
if proposed developments are feasible within the site constraints. �
c. R-E-P zoning conforms to the General Plan Land Use Element,
which designates the area as "low density��residential ," 1-3 �U/Acre.
. 3. The Planning Comnission�recommends to the City Council that said
change be granted.
4. That this resolution be transmitted to the City Council.
PASSED and APPROVED by the CITY PLANNING COh�•1ISSION of CHULA VISTA, CALIFORNIA,
this 26th day of February, 1975 by the following vote, to-wit: -
AYES: Comnissioners Floto, Pressutti , Chandler, Rice, Rudolph and Starr
: NOES: Comnissioner Smith
ABSENT: tlone
: � Chairman
ATTEST:
�4��,1 j7����e-��
• Secretary
,. . -
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� • ' � � � EXHI�IT A
� PCZ-75-A
REZONE 4.G AC.Fr7JM
R-E TO R-E-P—
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