HomeMy WebLinkAboutAgenda Statement 1975/05/13 Item 25 Item No. 25
May 13, 1975
Ordinance No. 1621 ; . AGENDA ITEM N0. [ Z 5 ]
CFNLA VISTA CITY COIPJCIL MEETING OF: May 13, 1975 '
ITEM TITLE: Ordinance No. 1621 - Amend the zoning map to change the zone on
approximately 29 acres located north of Telegraph Canyon Road,
west of Nacion .Avenue extended to R-1-P - Second reading and adoption
INITIATED BY: Director of Planning
BACKGROUND:
On May 6, 1975 Council introduced the ordinance rezoning the subject property.
The ordinance should now be placed on, second reading and adopted.
ATTACHED: Resolution [ ] Ordinance [ J Agreement [ ] Plat [ ]
See EXHIBITS [ ] No.
Financial Statement:
Commission-Board Recommendation:
Department Head Recommendation: AdOpt ordinanCe.
City Manager Recommendation: concur
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: ' • __ _ AGENDA ITEM N0. , ���3 a.,b] � `=J�
CHULA VISTA CITY COUNCIL MEETING OF: May 6, 1975
Public hearing - Consideration of rezoning property on north side of
Telegraph Canyon Road, west of Nacion::Ave. extended from R-3-T to R-1
ITEM TITLE: Ordinance - Amending Zoning Ordinance to change zone on approximately
29 acres located north of Telegraph Canyon Road, west of Nacion Avenue
extended to R-1
INITIATED BY: Director of Planning
BACKGROUND: '
1 . Following lengthy consideration of the project known as "Hilltop Terraces," a
260 unit Planned Unit Development, the applicant has decided to redesign the project
into a 162 lot subdivision, named "Hi9ltop Vista. " Accordingly, the conditional
R-3-T zoning, extended by the City Council in November 1969, to become effective
upon approval- of a Planned Unit Development site plan, is no longer justified. The
new project is a conventional R-1 subdivision and is discussed in the following
agenda item. The staff report to the Planning Commission on March 12 is enclosed
for Council 's reading.
2. EIR-74-1 , prepared for the Planned Unit Development, has been reviewed by the
Environmental Review Committee against the reduced density project and itshas been
determined the EIR is adequate since no new impacts will result. The Planning
Comnission certified EIR-74-1 on March 12, 1975. The surrnnary of findings from
the EIR is enclosed.
ATTACHED: Resolution [ ] Ordinance [X] Agreement [ ] Plat [ ]
See EXHIBITS [X] No. 1 , 2 , 3
Financial Statement:
Commission-Board Recommendation: The Planning Comm955ion voted 7-0 on March 12, 1975
recommending that the City Council adopt the rezoning of the 29± acres from R-3-T
to R-1 in accordance with Resolution PCA-74-M.
Department Head Recommendation: ConCUr. In addition, it is recommended that the
Council certify that EIR-74-1 was prepared in accordance with CEQA, 1970, as amended
and that the findings therein have been considered in the action on the proposed
rezoning.
City Dfanager Recommendation: Concur with Department Head '
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R[SOLUTION N0. PCZ-74-M . {�y�'���
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RESOLUT10P1 OF THE CITY PLAP��dif�C, COt•ihiISSION R[COi�iMENDII�G TO �
, TIiE CITY COUP�CIL THE CHANGE OF ZO�iE FOR APPROXIhiATELY 29 ACRES
LOCATED t�ORTH OF T[LEGRAPH CA(JYON ROAD, llEST OF NACION AVENUE
EXTEIlDEO, FROi�i R-3-T TO R-1 .
IJHEREAS, on t�ovember 25, 1969 the City Council rezoned 29± acres of
property located north of Telegraph Canyon Road and between Hilltop Drive and
the extension of t•7acion Avenue, from R-1 to R-3-T, to become effective if and
when a Planned Unit Development was filed and approved for development of the
property, and
WHEREAS, on October 7, 1974 an application was initiated by the City
Planning Corrmiission for consideration of rezoning the property from R-3-T to
R-1-5-PUD, and
WHEREAS, an application for a single family subdivision tentative map
� was filed by Dale Construction Company on February 27, 1975, and
I�JHEREAS, said tentative map. proposes 164 single family lots on 43.9 acres,
including the 29± acres presently zoned R-3-T, and
WHEREAS, the Environmental Review Corrnnittee has revie�aed the tentative
map for 164 lots, compared it to the impacts discussed in EIR-74-1 , prepared for
a previous Planned Unit Development proposal for the site, and detennined that
there o-+ill be no ne�•� impacts, not previously discussed, resulting from the 164 lot
subdivision, and
41HEREAS, the Planning Correnission set the time and place for a hearing on "
said application for change of zone, and notice of said hearing, together �•:ith
� its purpose, tvas given by the publication in a newspaper of general circulation
in the City at least ten days .prior to the date of said hearing, and
I-0HEREAS, a hearing tiaas held at said time and place, namely 7 :00 p.m. ,
October 23, 1974, P�ovember 13, 1974, December .11 , 1974, January 8, 1975, and
t•tarch 12, 1975, Council Chamber, Civic Center, 276 Fourth Avenue, before the
Planning Commission and said fiearing ��as thereafter closed.
NObJ THEREFORE 6E IT RE�OLVED AS FOLLOWS:
1 . From facts presented to the Cortunission, the Co„ ission finds that
public necessity, convenience, general welfare and good zoning practice require
the change of zone from R-3-T to R-1 for approximately 30 acres locat2d north
, of Telegraph Canyon Road, between Hilltop Drive and Nacion Avenue extended.
2. The findings of fact in support of said determination are as follov�s:
a. Praviniic �17Tnc rllr` hinhnt^ riancitv" R-�-T rlavalnnmont havo nnt hn�n
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compatible with the predominant land uses surrounding the site.
� b. The lower density permitted in the R-1 zone is appropriate in an
area with the topographic features found on this property.
� c. Although the General Plan designates "high density residential "
- for the area, the lower density� is compatible with the General Plan
designation.
3. The Planning Cormnission recortenends to the City Council that said
change of zone be granted.
4. That this resolution be transmitted, along �aith the application, to the
City.Council , and a copy of this resolution be transmitted to the owner of the
property.
� PASSED AND APPROVED BY THE CITY PLANIJING COMf�1ISSI0P� OF CHULA VISTA, CALIFORNIA,
this 12th day of March, 1975, by the following vote, to-wit:
AYES: Correnissioners Floto, Pressutti , Starr, Smith, Rudolph, Rice and Chandler
. NOES: None
ABSENT: None
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Chairman
ATTEST:
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Secretary
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City Planniny Co�iission
� Agenda Items for Meeting of 14arch 12, 1975 , page 3
, 4. PUaLIC HEARIIvG (Cont. ) : Rezoninq PCZ-74-P1 - Approximately 40 acres on .north
side of Tele9raph Canyon Road from R- I to ft-3-T conditional )
to R-1-5-PUD, Dale Construction Company
A. BACKGROUND
1 . This item was continued from December 11 , 1974, along with the PUD
site plan, PUD-73-1 , and the tentative subdivision map PCS-74-7 for the Hilltop
. Terraces .development on 40 acres located north of Telegraph Canyon P,oad. (Please
refer to locator. ) .
2. The applicant has no;�i submitted a revised tentative map �•�hich proposes
a standard subdivision consisting of 164 lots. Therefore, the .PUD Site plan
and previous tentative map are superseded. The applicant has submitted a letter
requesting that the PUD-73-1 and PCS-74-7 be withdrao-m.
3. The remaining item--rezoning--still needs to be resolved since 17 acres
of the 40 acre site are zoned R-1 and the remaining 29 acres are zoned R-1 with
the provision that the zoning is to become R-3-T upon approval of a PUD Site
Plan. (Please refer to Exhibit A. ) The purpose of this hearing is to formally . .
, remove the "conditional R-3-T" zoning, so that all 40 acres are designated R-1
with no conditions attached. .
4. The Environmental Revie��i Committee has revie�aed the new tentative map,
which proposes 164 single family lots in place of the former proposal for 260
townhouses. The ERC determined that no new impacts will result from the new
subdivision and thus determined that the Environmental Impact Report EIR-74-1 ,
adopted by the Planning Commission on March 13, 1974, adequately discusses the
environmental impact of the ne�a subdivision and associated rezoning.
B. ANALYSIS
- 1 . Surrounding zoning and land use:
I•�orth - R-1 Single family homes
South - R-1 ; R-3 Single family homes; apartments
East - C-V-P vacant
West - R-1 vacant
2. Appropriateness of Zoning. _ •
,� Since the matter before the Planning Commission was advertised for rezoning
to R-1-5-PUD last December, it is listed as such in this agenda; ho�•�ever, the
circumstances justifying the R-1-5-PUD zoning no longer exist. The site plan
ti•rhich would have been considered to support a to��mhouse concept has been �vithdrao-m
and replaced with a single family subdivision map. Therefore, the current zoning
of R-1 is considerzd most appropriate under the present circumstances. It should
be noted that the staff, Planning Commission and City Council have all expressed
misgivings about the "conditional R-3-T" zoning as being too high a der�sit;� for
this area. The submission of an R-1 tentative map supports those misgivings and
simultaneously offer•s an alternative form of deveaopment.
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City Plaruiing Conunission '
Agenda Items for Meeting of I�arch 12, 1975 page 4
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C. FItJDIPIGS
1 . Good zoning practice requir��s the zone change.
Since previous plans for higher density R-3-T development have not been wholly
compatible with the surrounding area or the physical constraints of the site,
it is found and concluded that the existing R-1 zoning is appropriate. The R-1
zone a�ill allo�•r single family development �•�hich is inore compatible with the .
, predominant land uses surrounding the site. Furthermore, the lo�•rer density .
permitted in the R-1 zone is appropriate in an area �•iith the topographic features
found on this property.
2. The R-7 zone is in substantaa2 confornance to the General Plan.
Strictly speaking, the R-1 zone (4 6 DU/acre) is a lower density than the General
• Plan designation for the site, aihich presently is "high density residential "
13-26 DU/acre. Ho�•�ever, the lower density is certainly compatible with the
Gereral Plan designation. This matter �•iill receive additional attention at the
, time of the next General Plan review.
D. RECOt4t�ENDATION _
. kdopt a motion recommending that the City Council rezone the 29 acres (ref.
Exhibit A) of property located north of Telegraph Canyon Road and 4rest of
I-805 from R-1 (R-3-T conditional ) to R-l . ,
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� LzR 79-1 ��,��'i
' FORE14'C�RD ' 1� '
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Tlie intent of lhis report is to provide thc City of Chula Vista and other
interested parties with an assessment of existing conditions and areas of
concern �vhich ���itl or may be effected by the i�nF.lementation of fhe pro-
posed project.
The preparation of this report is to insuie satisfaction of the California
Public Resources Code, Chapter 1433, Statutes of 1970 (California En-
vironmental Quality Act of 1970), as amended by Chapters 97l and 1154,
Statutes of 1972, Guidelines for Implementation of the California Environ-
mental Quality Act of 1970, February 3, 1973. The report is further in
compliance with the City of Ghula Vista Ordinance I`TO. 1459 - Chula Vista
Environmental Revie�v Procedures.
SU?1i'iARY OF FIIlDIiJGS
1. . The land form �•rill be essentially irreversably altered.
, 2. The provision of the lined drainage channel t•till limit future alternatives in
dorrnstream drainage improvements.
3. Endemic species of vegetation will be destroyed.
4; The hunting territory of several depleted species �•iill be reduced. ' �
5. If no parl: site is pro��ided, the ability to provide adequate park facilities
in this area erill be reduced.
6. The relatively high cost of the proposed ur.its o-rill not encourage a L•ride range
of economic groups to reside in this area of Chula Vista.
7. Continued cumulative long range development in the Telegraph Canyon drainage
basin �•iill have a significant adverse effect on do�•instream properties unless
do��rnstream facilities are improved in the future.
8. There arill he an irreversable coru�itment of resources such as labor, building
materials, petrolium products and conmiunity services.
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A1AR g 5974
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