HomeMy WebLinkAboutAgenda Statement 1976/07/13 Item 13 Item No. 13
July 13, 1976 � . ��,� 13
- • CITY OF CHULA VISTA ITEM NO.� '
COUNCIL AGENDA STATEMENT ' � �(13 �6
FOR MEETIN6 OF=�=�'��_
PubliC Hearing - Consideration of prezoning and rezoning 18.25 acres, north
ITEM TITLE: of "E" Street, east of Hilltop Drive, from R-1 and R-3-G-D to R-3-P-13
Ordinanceq1692 - Amending the zoning map to change the zoning and prezoning
designation for 18.25 acres, north of "E" Street, east of Hilltop Drive,
from R-1 and R-3-G-D to R-3-P-13 - First reading
SUBMITTED BY Director of Planning SECCND READIhG AND ADOPTION
A. ITEM EXPLANATION�
1 . At the City Council meeting of March 2, 1976 it was reported that when the R-3-B-3
zoning classification was eliminated in 1969 and replaced with the R-3-G classifi-
cation of the newly adopted Zoning Ordinance, the area north of "E" Street and
east of Hilltop Drive received an increase in densi�y. By placing the property
in the R-3-G district (17.4 units per acre) the density was increased approximately
3 units per acre over the previous zoning designation. The City Council referred
the matter to the Planning Comnission for a recortunendation of a possible zone
change to a density as originally zoned or to an appropriate density more in keep-
ing with good zoning practice and the General Plan.
2. An Initial Study (IS-76-24) of possible adverse environmental impacts of this
project, PCZ-76-F, was conducted by the Environmental Review Cortunittee on April 22,
1976. The Comnittee concluded that there would be no significant impact and made
a draft Negative Declaration which was certified by the Planning Cortunission on
June 14, 1976.
B. DISCUSSION
1 . Adjacent zoning and land use:
North - R-1 Vacant (approved R-1 lot split) and I-805
South - R-1 Vacant and "E" Street
East - R-1-15-F Church a(nd I-80d5
West - R-1 EXHItStIT�r�1�T IACHtUe family subdivision)
Agreement Resolution Ordinance X Plat X Other � P�7CrF
Environmental Document: Attached Submitted on
STAFF RECOMMENDATION: Concur with Planning Cormnission recortunendation
BOARD/COMMISSION RECOMMENDATION� On May 24, 1976 the Planning Cortunission voted
6-0 reconmiending that the City Council certify the Negative Declaration and approve
the change of prezoning and zoning from R-1 and R-3�{GB �bHt-0-1P-E3 �n accordance
with Resolution PCA-76-F. by the
Citq Council
COUNCIL ACTION�
of
Ordinance placed on first reading 7/6/76 Chu18 V18LB� Cslifornia
69 �' Dated.......7._�.�3.�_✓_...L........._.�_
Fnrm A-113 (Rev 5-751
' � . ITEM NO.=��,� 13
Supplemental Page 2
2. Zoning Boundaries.
The boundary line separating the R-1 and R-3 zones in this area was established
at 150 feet east of Hilltop Drive in order to provide for single family develop-
ment fronting on Hilltop Drive. and backing up to the R-3 zone. The slopes would
then act as a buffer between the two uses.
Recently the staff has met with developers who plan to develop both the R-1 and
R-3 properties. Their preliminary plans are to subdivide the majority of the
R-1 area for single family homes. The preliminary subdivision design calls
for the closing of Hilltop Drive and incorporating the R-1 portion east of
Hilltop Drive within the R-3 development. Flower Street will be extended
easterly through the R-3 area and will connect with "E" Street.
3. Unincorporated Area.
The owner of the property has also acquired 2.3 acres of land presently in the
County, the triangular shaped property located north of "E" Street and adjacent
to I-805. This property is also included in this hearing. The total area
under consideration in this request is slightly more than 18 acres.
4. Site Characteristics.
The majority of the 18+ acres of land is located within the Sweetwater Valley
Flood Plan and is subject to inundation. Approximately 3.3 acres on the westerly
portion of the site consists of relatively steep slopes (25% average slope). A
grove of eucalyptus trees is located on the slopes and is split between the R-1
and R-3 zones.
5. General Plan.
The site is designated on the General Plan as Medium Density Residential , 4-12
dwelling units per gross acre. The Scenic Highways Element has designated "E"
Street in this area as a gateway to Chula Vista. The site is also subject to
unacceptable noise levels from the I-805 Freeway (IS-76-24) and development of
the property will have to comply with the goals and objectives of the Noise
Element of the General Plan.
6. Density of the Buildable Area.
The acreage of the site is divided as follows:
Gross acreage 18.0+ acres
Streets (Flower St. ext. ) 1 .9
Net Acreage TS.T
Slopes and tree area 3.3
12.8
Additional slopes (grading
and filling) 0.5
Buildable Area �
Based on the present R-3-G zoning of 17.4 units per acre, the applicant could
build 280 units (16.1 x 17.4) whereas the original R-3-B-3 zoning at 14.5 units
per acre would have allowed 233 units. Since the total number of units would be
located on the buildable area of the site (12.3 acres) the density m' that
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Supplemental Page 3
portion would be approximately 23 units to the acre with the R-3-G zoning and
19 units per acre under the R-3-B-3 density.
7. Suitability for Apartment Use
Because the property is adjacent to the freeway, a major street, church, and is
physically separated from existing single family areas by topography, the R-3 .
zoning can be considered as appropriate. Placing the property in a multiple
family zoning classification in conjunction with the precise plan requirement
would permit preservation of the slopes and the trees thereon. In addition, the
possibility of effective noise attenuation is greater. in multiple family develop-
ment than in detached single family development.
8. Determination of Zoning Designation
Experience with the R-3-G zone which allows 17.4 DU/acre indicates that this
density allows sufficient room for 2 story buildings, off-street parking and a
- comfortable amount of open space. The application of this density to the build-
able portion of the site (12.3 acres) would permit approximately 214 units. For
purposes of determining the proper zoning under the "P" Modifying District in
order to allow 214 units on the buildable area, the net site area (16.1 acres)
must be utilized as the density regulations under the "P" (precise plan) dis-
trict relates to net site area. Therefore: 214 units = 16.1 net acres = 13.3
units/net acre. This is then rounded to arrive- at -the recanmended zoning of
1�3P-13. This density conforms to the General Plan maximum range of 12 units
per gross acre (18 acres x 12 = 216 units) .
6 � �
� DRAFT '(�EGATIUE DECLARATIOd OF ENVIROIJMENTAL I'1.PALT . '
On Aoril 22 , 1976 • a draft Negative Declaration of Environmental Impact
Nas recarnen ea y tne nvironmental Review�Committee of the City �of Chula Vista.
The pro,�ect is described as follows: Rezoninq from R-1 , R-3-G-D-F and
CountY A-1 (4 ) to R-3-Pl101F
1'OJeC oc2 7on: Vortn o� t e E St./BOnita . a out eas or
Hillton Drive.
It is the finding of the Environmental Review Crnmittee that the project will not
haYe d significant effect on the environment for the following reasons:
_ ' 1. The project will result in a lowering of the permitted
density in this area thus reducing potential impacts on the
urban support system. Although final deterr,iination must await
the evaluation of precise plans , it is evident the adverse
effects due to soil types and the presence of ground water
� can be mitigated by sound soil engineering and structural
design. The site is protected from flooding hazards due to
�rater velocity but is subject to inundation which can be
. mitigated by filling of the site. There is a mature stand
of Eucalyptus trees on the site which can be protected thru .
the precise plan process. --
2. The project conforms to the long term goals of the City
_ �, ' of Chula Vista including implementation of the Scenic Routes
Element throuah tne imposition of precise plan requirements.
Therefore no short term goal will be attained to the dis-
. advantage of these long term goals. _
3. There are no facilities incorporated into the project
�hich would accelerate or stimulate growth near this project.
4: The site is subject to acoustical and air quality impacts
from the adjacent freeway. Potential impacts on human beings
can only be evaluated when precise plans £or shielding and
. insulation have been developed. There are no residents or
jobs that will be displaced by the project.
NOTE: This environmental evaluation is limited to the con-
sideration of various rezonings of the project site.
• Information for the Initial Study was prepared by: • �
Citv of Chula Vista Planninq De�t. P.O. Box d u a is a
The Initial Study Application and Evaluation is on file rritt� the Environmental
Review Coordinator of the City of Chula Yista and may be rewieYred at the Planning
Oepartrent of the City of Chula Vista bet�een 8:00 a.m, and 5:00 p.m,
• G' � _ ,
Environc�a keview Coorainacor
GISE NU;IBER IS-76-24 . '
Date� April 22 , 1976 � .
Et� 3 (rev. 3-20-75) � . "
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CASE NO. P�,"�=T6=F � HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE _18,2!5__ �/AS APPROVED AS A PART OF ORDINANCE
1692 BY THE CITY COUNCIL ON JULY 13, 19T6
�CALE I" � 400' — .
DA T E JULY 14.1976 � , �Q� 7-/S�7lo
EPUTY pTV CLERK DATE
DRAWN BY 9� ZONING MAP -
GHEGK�o BY�, � 329
' � s� ati •
. � RESOLUTION I�O. PCZ-76-F J r
/'
RESOLUTI0�7 OF THE CITI' PLANtII11G LOPJ�tISS10N RECO�L'9ENDIRG TO THE
G TY COUI�CIL THE CHkI;GE OF Z011iNG AND PREZONIRG FOR 16.25 ACRES
LOCATED IIORTH OF E STREET, EAST 0� HILLTOP DRIVE, FROM R-1 ARD
, R-3-G-D TO R-3-P-13
WHEREAS, adoption of the revised comprehensive zoning ordinance in 1969
resulted in a change of zone from R-3-B-3 (1 unit per 3,000 sq. ft.) to R-3-G
(1 unit per 2500 sq. ft.) for tertain properties located north of E Street,
- east of Hill[op �rive, anG
41GEREAS, on M3rch 2, 1976 the City Council directed that consideration be
given to changing the zoning and prezoning of 18.25 acres located north of E
Strcet, east of Hilltop Urive to a density as originally zoned or to an appropriate
densi*_y more in keeping with good zoning practice, and
WHERE/15, the City Planning Ca�mission set the time a� place for a hearing
to consider a thange of zoning and prezoning for the 18.25 acres fro� R-� and
R-3-G-D to R-3-P-13, and notice of said hearing, together with its purpose, was
. given by the publication in a neo-ispaper of general tirculation in the Lity at
- . - leas[ 10 days prior to the date of said hearing, and
, F`HEREAS, a hearin9 was held at the tine and place as advertised, nameiy
. 7:00 p.m. on I�ay 24, 1976, before the Planning Cortcnission and said hearing o-ias
thereaf[er closed, and
. kHEREAS, the Comnission found that in accordance with the Negative Declara-
' tion issued on IS-76-24 and the findings stated therein, this change of zaning �
and prezoning will liave no adverse environ,renWl impacts, and certified that the
Negative Declaration was prepared in accordance with CEQA, 1970, as amended.
NOV7, THEREFORE, 6E [T RESOLVED AS FOLLO:JS: � - - -
1. From fa[ts presented to thc Cmmission, the Lamnission finds that
public necessity, convenience, ge�� - :7 r:elfare and gooE zoning practice require
the change of zoning and prezoning for 18.25 acres located north of E Street,
� east of�Hilltop Drive (as sho�an on the attached locator,plat) from R-7 and
R-3-G-D to R-3-P-13, with development subject to the following conditions:
a. The grove of eucalyptus trees on the site shall be preserved.
� R�noval of any trees shall be subject to prior approval by the
Director of Planning.
- ' . b. Resculpturing of the slope area north of the existing eucalyptus '
. trees r�ill be permitted, hor:ever, no buildings will 6e pertnitted
on the slopes. The slope shall undulate, retaining a 258-30'G
grade and shall be hydroseeded rrith cucalyptus seeds in a pattern
��� similar to that of the existing trees.
c. Open recreational areas shall be streened `rom the freeway by a
cambination of walls, landscaping and/or buildings to ninimize the
. effects of noise from I-805.
� d. Special attention shall be given to the site plan and architecture
of the project in order to create an aesthetically pleasing appear-
ance from the free��+ay and E Street, thereby contributing to the
- � enhancement of the designated gateway into the city.
e. The slopes rtay be encroached into with active recreational uses,
however, special attention shall be given to the blending of any
struc[ures, walis, stairs, etc., into the slopes through the use of
landscaping and wood materials. � _
f. The property shall be elevated to at least one foot above the
100 year flood level as established by the Director of Public Florks.
The entire area lying riithin the flood plain shall conform to the
_ � standards set forth 6y the "F" hbdifying District.
, � . g. The developer shall offer for dedication to the City, a public
right of r�ay for street purposes. The proposed ro=_d shalt extend
from Hilltop Drive to E Street in an align�ent approved by the
Director of Public 4JOrks. �
. 2. The findings of fact in support of said determination are as follows:
' a. The establishment of maximum density of 13 units per acre results
in development being consistent e:ith the City's intent in 1967 to
limit the density to 14.5 units per acre.
b. The atlachment of the Precise Plan 1lodifying District permits -
development �:hile preserving the existing slopes and trees on the
site. .
c. The mazimicn density allowed will be consistent �+ith the density
� range established by the General Plan.
d. �The adjustrient of the zoning boundary line will provide for the
planning of R-7 and R-3 developr,ents in a rianner which respects the
� natLral fea Wres of the site.
3. In accordance with Section 19.56.041 of the Municipal Code the Precise
Plan Idodifying District is applied based on the follo:ving findings:
� - a. The property is unique to the area by vir we of the topography;
the application of the "P" Modifying District riill insure that the
��?}/ existing topography and vegetation will be preserved.
-2-
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b. The basic underlyfng zone does not allo:� the City the appropriate
density control needed to achieve proper relationship with the
. uses allooied in adjacent zones.
4. The Planning Cortmission recormends to the City Louncil that said
change of zoning be adopted.
5. That this resolution be Crxnsnitted to the City Council. �
PASSED AND APPROVED BY THE G TY PLANNIhG LOP's115SI0N OF CHULA VISTA, LALIFORNIA,
this 24th day of Nay, 1976 by the following vote, to-wit:
AYES: Comnissioners Starr, Rudolph, Floto, Chandler, Pressutti and Johnson �
NOES: None
ABSENT: Lortnissioner Smith
,; � /� '
- . �.+�fr:_ i �' - ���. � ,.
—� , Chairman
, ATTEST:
. /�,-�(�.. �/i'/.�i�%c�
� Secretary
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