HomeMy WebLinkAboutAgenda Statenent 1978/7/11 item 21 CITY OF CHULA VISTA
COUNC I L AGENDA STATEMEiVT Iter� No. �y� 21
�/11/�s
For meeting of �#�#��
Public hearing - Consideration ofi rezoning 10 acres located on both sides of
Melrose Avenue, north of Otay Valley Road, from R-1 to R-3-P-12
ITEM TITLEprdinance #1819 - Amending zoning map to change the zone of 10 acres located on
both sides of Melrose Avenue, north of Otay Valley Road, from R-1 to R-3-P-12 -
First reading
f. �� S��G���ld i���^�D'€���:� ������� F��J�ilaN
SUBMITTED BY D. J. Peterson, Director of Plannin '
`��:�
ITEM EXPLANATION (4/5TN'S VOTE REQtJIRED YES NO X )
A. BACKGROUND
At the City Council meeting of June 27, 1978 consideration of rezoning 10 acres of
property located on the north side of Otay Ualley Road, west of I-805, was continued
to the meeting of July 5, 1978 to allow the staf-F to submit a detailed report concerning
the proposed development standards �or this property.
B. DISCUSSION
1 . Site.
The proposed 10 acre parcel is bisected by Melrose Avenue, and the plan calls for
the development of 24 units on 2 acres of land on the west side o� Melrose and 92 units
on approximately 8 acres located on the east side of Melrose. The total of 116 dwelling
units will establish a density of 11 .4 units per acre fior the project. While the adjoin-
ing area directly to the north is zoned R-1 and developed at a density of approximately
4z units per acre, the adjoining County area to the west and the residential development
located in the city on the south side of Otay Valley Road are developed at a density
between 102 and 112 units to the acre. The largest development is the Playmor tract
which has 536 units on 52 acres, resulting in a density of 102 units per acre.
The property is elevated from 5 feet to 40 feet above Otay Va11ey Road and is as
much as 14 feet below the adjoining R-1 residences to the north toward the east end of
the project, dropping down to the same elevation at the extreme west end of the project.
The buildings are located an average of 50 feet to 70 feet away from the adjoining
R-1 area within the exception of the last building at the extreme east end of the property
KGL:hm EX HIBITS �continued on supplemental page)
Agreement Resolution Ordinance X Plat Notification List
Res:�CZ-78-I
Other Precise Plan ENVIRONMENTAL DOCUMENT: Attached Submitted on
FINANGIAL IMPACT
STAFF RECOMMENDATION
Rezone the property �rom R-1 to R-3-P-12 in accordance with Planning Commission
Resolution PCZ-78-I.
BOARD/COMMISSION RECOMMENDATION
On P�lay 24 the City Planning Commission voted 7-0 to recommend approval of the change
of zone from R-1 to R-3-P-12 in accordance with Resolution PCZ-78-I.
A �' PR 0 VED
COlJNCIL ACTION by ti�a
Placed on first reading on July 5, 1978 Cw��' �,�,;�,�.�j.�
� � v_. �
1��,cr, ��'a'-'-�' -ti"�' u_�, .;�.' __. _��2��a
„�_
��.;,e�. � ....�'.,7
..............`.
..........................
Fo rm A-113 {Rev. 5/77)
AGENDA TTEM NO.=��� 21
� Meeting of 7/5/78
Supplemental page No. 2
which has one end of the building located within 15 �eet of the rear property line o�
an R-1 lot. However, the single family dwelling on that lot is located some 40 feet
from the rear property line; thus, the separation between the two structures will be
a minimum of 55 feet. The combination of building orientation, change in elevation,
fencing, and landscaping proposed will provide an excellent separation between this
development and the adjoining R-T area.
The site plan provides a total of 236 offstreet parking spaces, with half of these
to be covered with carports.
2. Open Space.
The proposed 10 acre project is of�ering nearly 22 acres of usable open space which
will be distributed between private open space for each unit and the common open area
including a recreation room and swimming pool centrally located in the easterly portion
of the project. The private open space will consist o� balconies totalling 120 to 160
square �eet for the upper units and 250 to 300 square foot patios for the lower units.
3. Architecture.
The project is broken into 12 separate buildings with a maximum of 12 units in any
one building complex and a minimum of 4. Each structure is a two-story unit with a
pitched roof design using heavy asphalt shingle roof and a primarily stucco exterior
treatment featuring a combination of wood trim and diagonal wood siding attractively
located by the windows and on the balcony and patio areas.
In addition, the architect has provided a series o� wing walls and offsets between
the units, which adds to the privacy of each unit as well as creating an interesting
architectural feature.
4. Landscaping.
The applicant has submitted a conceptual landscaping plan which indicates a heavy
emphasis on trees and shrub planting on the peripheral slope banks, with the interior
usable open space planned for a combination of lawn and tree planting in anticipation
of its intended use by the residents.
5. Access.
Access to both portions o� the project will be via Melrose Avenue. The larger
portion of the development, located to the east, will have two large landscaped tra�fic
circles to minimize the e�fect of the parking lot in these areas. The architect has
designed the project to minimize the impact of the parking as it would relate to
the livability of the apartment units.
6. Cumulative Environmental Impact.
At the Council meeting of June 27 a question was raised regarding the analysis of
the cumulative impacts o� this project and others in the vicinity of Otay Valley
Road and I-805. Section 3.4.2 0� the E. I.R. dealing with school impacts not only
estimates the number of students from this project but also from other residential
projects in the area.
The traffic section (3.5.2) notes that the projections are based on all of the
projects being proposed and that the cumulative impact would result in the need to
signalize the intersection of Melrose and Otay Valley Road.
The introduction in the document notes that the E. I.R. deals with the cumulative
impacts.
7. Fencing and �lalls.
The applicant propos�s to provide fencing �or each o� the ground floor and upper
floor patio areas, as well as walls to screen the parking area adjacent to Otay Valley
Road on the west side of Melrose and peripheral fencing in those areas where there is
not a suf�icient difference in elevation between the subject property and the adjoining
residences and/or adequate depth to provide effective landscape screening.
. �
�` " _
AGENDA ITE� N0. -���� 21
• h1eeting of i/5/78
Supplemental page No. 3
8. Design Review.
These plans were submitted to the Design Review Committee on May 25 and were
unanimously approved with a notation from the Committee complimenting the architect
on the excellence of design of the project as it relates to the siting of the structures,
the building arrangement and relationship of the buildings to the usable open space.
9. Applicant's Presentation.
Since the hearing on June 27 was on the zoning question rather than the proposed
plan for development of the property, the applicant was not prepared to make a presen-
tation on the plan. Now that the plan has become an issue, the applicant desires to
make a presentation to Council at the July 5 meeting.
C. CONCLUSION
The staff has been working for many months with the principles and architect on this
project to develop a design which would minimize the impact of the project on the
adjoining single family reside�tial development to the north while, at the same time,
creating a desirable living environment for the future residents of this development.
They have responded favorably to all of our concerns and have addressed all o� the
issues that the staf� has raised. As a result, it is our opinion that they have
developed one o� the 6etter site plans that we have seen in some time. The plan
clearly illustrates that the requested density is appropriate for this site.
/ � , �,
! �'
RESOLUTION N0. PCZ-78-I
RESOLUTION OF THE CITY PLANNING COMMISISON RECOMMENDING TO
THE CITY COUNCIL THE REZONING OF ]0 ACRES ON BOTH SIDES OF
MELROSE AND NORTH SIDE 0� OTAY VALLEY ROAD FROM R-1 T0 R-3-P-12
WHEREAS, a duly verified application for rezoning of property was filed
with the Planning Department by American Building Arts on April 28, 1978, application
No. PCZ-78-I, and
WHEREAS, said application requested a change of zone for 10 acres
located on both sides of Melrose Avenue and the north side of Otay Valley Road from
R-1 to R-3-P-12, and
WHEREAS, the City Planning Commission set the time and place for a
hearing on said zone change, and notice of said hearing, together with its purpose
was given by the publication in a newspaper of general circulation in the City at
least 10 days prior to the date of said hearing, and
WHEREAS, a hearing was held at the time and place as advertised, namely
7:00 p.m. , May 24, 1978, before the Planning Commission and said hearing was there-
after closed, and
WHEREAS, following a public hearing held on May 10, 1978 on the draft
Environmental Impact Report on the development of subject property, the Planning
Commission adopted EIR-78-11 as the City's Environmental Impact Report for the
project.
NOW THEREFORE BE IT RESOLVED AS FOLLOWS:
1 . From facts presented to the Commission, the Commission finds
that public necessity, convenience, general welfare and good zoning practice require
the rezoning for 10 acres on both sides of Melrose Avenue and the north side of Otay
Valley Road from R-1 to R-3-P-12, subject to the condition that no direct access
shall be allowed from Otay Valley Road.
2. Findings of fact in support of said determination are as follows:
a. The subject property is separated from the adjoining single
family residential area by a difference in elevation and is subject to acoustical
impacts from the adjoining streets and freeway. The residential use allowed in the
requested zone will be compatible with the existing residential areas and will provide
a buffer between the commercial on the south side of Otay Valley Road and the resi-
dential areas to the north.
b. The proposed density of 12 dwelling units per acre is
, ,,, consistent with the designation of 4 to 12 units per acre o� the General Plan.
;�;
c. The subject property is bounded by a freeway, major
street �nd collector street and is subject to acoustical impacts. Attaching the
"P" zone to the zoning will enable the development of plans which will address this
issue.
d. The attachment of the "P" zone will enable the City to
prohibit direct access to an� from Otay Valley Road.
3. The Planning Commission �ecommends to the City Council that said
rezoning be granted.
4. That this resolution be transmitted to the City Council .
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 24th day of May, 1978, by the following vote, to-wit:
AYES: Commissioners R. Johnson, 0'Neill , Chandler, G. Johnson, Smith
Renneisen & Pressutti
NOES: None
ABSENT: None
� � ����
Chairman
ATTEST:
�
_ .� �v� "��t--G�-�it�'�-��GL
Secretary
�,:� �,
,
. ; _
� _ _.._ . _ �
^_ _ __.. _, ,
�
, _
--J � ,
� ; , , . ; _
— � j .. � , _ - -
�- ..--r ' /� � '� ,, f .
------._—•--.—�-`_.�^'"!. �.� . ; �, . . . :'/` i � ��\` _r _..�_..._.
� `.
i
. . . _ � _ ' �/ \ i1 /\ r . .
� � \, ��� ,�� �_!\ j� �� 3 _ �� _
� � / ,_
_1 .� ..s .� _a __-e .:� . ,� � ` ` � �—. ....__
:• /� � J � K� ` \
y �
�,� _ - i ! �../ � ' � � l�i� . �
- ; � � � j ; 1 _ ��' �
� � , :% � � �� � �� <�,� _ � I � , - - � .
� �; j'� � � `.� � t I
�� � ��� ���� i'�� "' � I I � _.
� (� �� �, � �����`� � _ �1 � - r '` +� � -� _� - � �` ��,
f s r., ■�o� , ;� ���\ - - J,-� ,1 .��_.—�. 0
'i �' `ti< /;.� \`-,_.-�_ - ' i r i';� 1 _� ',.,� `
! PROPOSED �i %, � .��. --- - �,--- � ' ' _`= "i � `q`� ,
� :_��` ;' ' � ii+i :
. �
-i ; _� ,r� - �, � ; 1 � +� _ `�' ��
, �
.
. _
, , .
� . �
y
`� '\ .,. �'...` _r� � �.' . i�-� _�---- � i 1� _ _ �- I __ .--- �
..`� �9 CF .t, �'1 -`'� _ 'f I � �.1- i �+'' tV �+�-- r""."—_—'+.
�� r /�\ .�1F � ~�' ��� f . � , ;{t . — _ —_�. _—
l _ /_\ .,JF sf � _,..,'l_ y,`�` � f i 'y 1 —_
J i � J` ' � � � ���`F SF � ; j � �K ��"— —
� � � � � I � �� � 1, ' �
j/ � �� -- � ! � � �� �l � --
\ // - -__ � '1 ----- � � � � ! � �I 1} -� .. \`�J �
Y' I�� ��.V;�C. VRGs'c'S I # t I } 1 � .. . - .
j � � L'7
1....�'""�'h 1_.�i�--__.__ � ; ' ti'"7.. . . .
1
� � ; ; � '
r � �
— �' /F F
'... , � �" .: .: — \
! '—_" _" ...r.+J ,t. . � � j+ � �� 3.J �_—° i�tm�
. •
:__--- . �OT.+Y��V�LL�Y --�st,�� r— : — _�-'=,..s
� � < i . � Y _� __ _ �
r.�. ,_s�� � ` i � � � .�
___.�� � " _�\ YACANT \\��\\�� � � , f'+t� {
% , ^ 7��t_ a �� � �_� V::CA�iY , `�"��1�\\� � � i � ; I -- !
.,/� v� �\,-� SPAC£i (���� �\ � •\�\`\�� , } , I � (7 j . �
V ��� ��� �� � ' 3 � Jj �
��\. ,'�� � �� � � 1 I �.+.� i t? �
- �% \ �%N-. � � � � . \; �' � Q , 1� -�
� 1'� ��'t -_— � ��
� 'ii � �� . - ..�I f — �' �1 �� ��� � ��i�
� . �" � ' _. �._ ! . ___ '_ , ,
. a �.., j
� �
� � t _ �� __1� _� � �-C�i00MW1USIS—t '_ `l, f"�
_. _ , 1`�,��] -`` � _� -_ -� � i
��
= ` � �`a'"� `°JI -�� ��'' ��\- � � - '�� : ;,�,°�;:"
_��.� ��-���_�__'1 �1--�" \�_� ' _ �� � , .
' � ^ ^-
�- — r---� -- � " : � ;
_----�-, � ` _ _ — i � - 4 MF � , ' 1
,
�— �i l .-= —'t � l- --- ' - -_ � —_ � �-'i / ,... -.� y
— _ , `_ -- — -• — '
� �� � � ` 1 - -� � � � a ,-�'i4(-;v"d "�i -—
�_ 1j J _. l� t - __ rI� '. � � I
� ,� ; , � �
— .-�-- ��� '� � ��---_-' �--_�, , . -:�' ��,/--__; � ` � 1 �- -
� . ..
r_____—, �--_\\,` ��----- I a ,� i
�, ��
�''�_ _- -- , � \ - -� � � ! �
/"" �i ', � - - ± j1 �" i _ , i
_ .
-_`. '1 � . �' � j - � �` � _ -'�
_—, , __ � . . ' _ _ �
.
_ ., . _ , L -— � —
� ' I
�
--�- — � �
�
' ` ' `ST;^-, '
__ .�, ._.. �. .;. ���Y �-v� CHUI�A ,/�`V' ' ---- -----------
� ,_... . ._:. ..: ; .
� .._ __� ..,, _ _ �. z� ..: _ .
. ._� �. .._. _a.. _�,. _
�� r >��,'"� �T � y:;�`j i�CJ�i t'^..�s� i � i
„� ,�
�
=''�.`�'�-' I.��"��i�;�
r�c�-t-;-� Pca-�-i
p' ��,� ='-GO� REZCNE 10 ACRES FRGM
---'� -- R-� TO R-3-P-12—NW
GORNER OF I-�i5 S
OTAY VALLEY ROAD
l� �
�