HomeMy WebLinkAboutAgenda Statenent 1978/6/27 item 4,4A CITY OF CHULA VISiA
COUiVCIL AGENDA STATEMEiVT ;te� �°. 4,4a ;
For meeting of 6/27/78
Public hedring - Consi�ieration of rezoning 10 acres located on both sides of
ITEM TITLE Me1rose Ayenue, north of Otay Valley Road, from R-1 to R-3-P-12
Ordinancer..-:�- Amending the 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
SUBMITTED BY Director of Plannin
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X )
A. BACKGROUND
1 . The applicant is reques�ing the rezoning of 10 acres lbcated on the north side of
Otay Valley Road just east of the I-805 freeway from R-1 to R-3-P-12. The site is bisected
by Melrose Avenue with approximately 8 acres located on the east side of Melrose.
2. The Environmental Impact Report (EIR-78-11 ) on this project was certified by the
Planning Commission on May 10, 1978 and forwarded to the City Council on P�ay 15, 1978.
B. DISCUSSION
1 . Adjacent zoning and land use:
North R-1 Single family residences
South C-V-P Vacant
East - I-805 freeway
West R-1-A & R-1-B Condominiums and vacant
(County)
2. Existing site characteristics
The subject 10 acres is divided by Melrose Avenue with two acres located on the west
side of Melrose Avenue and eight acres on the east side. Both sites are at a higher eleva-
tion than Melrose or Otay Va11ey Road. However, the larger parcel is lower than the
single family residential properties to the north. The smaller parcel on the west side
of Melrose Avenue has been partially graded and is at approximately the same elevation as
the existing residential development except for a knoll at the south end of the property.
A drainage channel skirts a portion of the smaller parcel on the west side.
KGL:hm EXHIBIT S tcontinued on sup lemental a e)
Agreement Resolution Ordinance� Plat� Notification List
Other Res.PCZ-78-T ENVIRONMENTAL DOCUMENT: Attached Submitted on 5/15/78
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Commission recommendation.
BOARp/COMMISSION RECOMMENDATION
On May 24 the City Planning Commission voted 7-0 to recorr�nend approval of the change
of zone from R-1 to R-3-P-12 in accordance with Resolution PCZ-78-I.
A P R O V E D
COUNCTL ACTION � ��
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Fo rm A-113 (Rev. 5/77)
AGENDA ITEf� N0. 4, 4a
Meeting of 6/27/78
Supplemental page No. 2
3. Proposed developments
There are currently a number of projects proposed in the immediate area which will
affect the character of the area significantly. A motel restaurant project is proposed
on the south side of Otay Valley Road at I-805 with the remaining area west to Melrose
Avenue proposed for a retail shopping center. A 50 unit condominiu� project has recently
been approved on the west side of MeTrose Avenue south of Otay Valley Road with a narrow
commercial area retained along the Otay Valley Road frontage adjacent to the condominiums.
4. General Plan
The subject property is designated on the General Plan Land Use plan for medium
density residential , 4 to 12 dwelling units per acre. The rezoning request for R-3-P-12
is consistent with this density.
C. ANALYSIS
1 . The subject property abuts a freeway, a major street, and a residential collector
street. The proposed zoning, R-3-P-12, would permit a maximum density of 12 units per
acre which is higher than the present zoning would allow but within the density range of
the General Plan. The proposed zoning would allow greater flexibility in designing the
development to offset the adverse impacts of noise and traffic from I-805 to Otay Valley
Road.
2. The attachment of the "P" Modifying District will restrict access to the two
sites to Melrose Avenue, there6y reducing any potential traffic hazards fram access
onto Otay Valley Road which is anticipated to carry a high volume of traffic in the
future.
3. The adjacent single family residential development to the north wi1T be protected
and separated by the difference in elevation 6etween the properties and the requirement
of a zoning fence along the zone boundary line.
4. Other than the applicant's presentation, there was no public testimony at the
Planning Commission hearing, either for or against this item.
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June 29 , 1978
City of Chula Vista
276 Fourth Avenue
Chula Vista, California 92010
Attention: Council Members
Gentlemen:
Subject: Rezone Application
10 Acres Melrose Avenue North of
Otay Valley Road
The application of American Building Arts to rezone the
subject property from R-1 to R-3-P-12 was postponed to
July 5, 1978 to permit a response to questions raised at
the June 27, 1978 hearing. This letter should answer most
of the questions presented. Members of the development
team will be present at the July 5th meeting to answer any
other questions which may arise.
One question dealt with the justification for the rezone.
Approximately eight studies have been undertaken in the last
year and a half to arrive at a plan which would permit the
practical and economical development of the property. The
plan presented represents the best use of the property
taking into account all applicable factors .
For example, an apartment plan was rejected because the
neighborhood was residential in character and because a
general plan change would have been required. A commercial
proposal was rejected for similar reasons and because of the
availability of existing commercial .
Single-family detached and detached variations were also
studied. Approximately 35 units would have been possible.
Taking into account the value of the property, as appraised,
and the substantial earth work, the City requirements for
offsite improvements and undergrounding of utilities , units
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438 Camino Del Rio South, Suite B-118, San Diego, California 92108/ (714) 299-9210 ��/��
Contractor's License No. 295196 U
City of Chula Vista
June 29 , 1978
Page Two
selling at over $100 , 000 would have to be offered. Twice
as much excavation would have been required for that plan.
The attached Exhibit provides a more specific example of
the price breakdown for a single-family detached unit.
Marketing studies have recommended that units priced in
excess of $60 ,000-$65, 000 are not marketable at that
location. Units priced between $50 ,000 and $60 ,000 have
been recommended.
In addition, noise problems would have been intensified.
For example, the plan, as presently proposed, shows a
buffer wall along Otay Valley Road and a substantial land/
landscaping barrier region between Otay Valley and the
units. The single-family detached plan would have resulted
in lots in closer proximity to Otay Valley with a resulting
increase in the noise levels .
FHA/VA Officials have made other minor noise alternative
suggestions which will be incorporated in the final plan
to satisfy their requirements . HUD Officials have indicated
preliminary acceptance of our proposal to have the project
federally insured. A complete application must be processed
before a definite commitment can be obtained.
After much discussion with the Chula Vista Planning Staff,
it was decided that condominiums would provide the best use
of the land in light of the project objectives -
(1) Affordable housing,
(2) Minimum earthwork and environmental
disturbance, and
(3) Architecturally pleasing designs.
To that end, over two acres of landscaping has been planned.
A complete amenity package with emphasis on adult 's and
children' s activities was adopted. For example, tot lots
with playground equipment for children complement a pool,
spa, clubhouse and meeting room for both adults and
children.
Use of wood and wood trim has been added to the elevations
to impart a pleasing appearance . Row housing has been
strictly avoided. It was and is our goal to develop a
project with value today and with potential for value in
the future at affordable prices . Our goal is to price the
City of Chula Vista
June 29, 1978
Page Three
units within the $50 ,000 to $60 ,000 price range. Both two
and three bedroom units are proposed for young families
and families just established.
The Chula Vista Staff rejected plans calling for 144 units
and 124 units. We concurred with the Staff that the final
plan, showing 116 units, was the best design presented.
The density proposed is sufficient to permit the implemen-
tation of a life-enhancinq land plan with multiple amenities
without requiring a sacrifice of the plan objectives .
Briefly, the following public approvals have been obtained:
1) Chula Vista Planning Staff;
2) Zoning Commission (present usage fits the
General Plan) ;
3) Design Review Board, in which we were
commended for the design and were told
the concept would be used as a model for
future similar developments;
4) Open Neighborhood Meeting held at the
Sweetwater High School , in which there
were no adverse comments .
All of those approvals have indicated that the plan proposed
under the rezone application is the most ideal use to which
the land can be put.
We are proud of our project and urge the City to approve our
application for a rezone of the property. We believe the
project will be an asset to Chula Vista and to homebuyers
who will have an equity investment and a pride of ownership
which could otherwise be lost.
Very truly yours,
AMERICAN BUILDING ARTS
��� �'F '--------,
Way�1e S. Vroman
Vice President
WSV/so
Attachment
EXHIBIT
to
AMERICAN BUILDING ARTS ` LETTER
to
CITY OF CHULA VISTA
June 29 , 1978
Subject: Estimated Single Family Sales Price
Assumptions : (1} approximately 35 lots using 3. 3
uniLs/acre, •
(2) 1800 sq. ft. units (average) ;
(3) $27 . 00/sq. ft. construction
costs .
I . Direct offsite estimates - including export,
excavation, curbs , gutters , utilities ,
sidewalks, slope landscaping, streetlights,
signs , paving - $ 456 ,000
2. Indirect offsite estimates - including
permits , school fees , engineering fees - 137,000
Total $ 593,000
3. Land at approxim�tely $35 ,000/acre - $ 350 ,OQQ
Total bond/offsites $ 943 ,000
4 . Per �ot cost - $ 26 ,960
5. Direct construction costs :
1800 sq. ft. x $27 .00/sq. ft. - $ 48 ,600
6. Total lot and direct construction - $ 75, 540
EXHIBIT
Page Two
7. Indirect calculated at 40s of direct - includes
FHA/VA points, marketing/advertising, model,
closing costs , commissions , profit and
overhead, interest - $ 30 , 200
8. Sales Price $ 105,740
9 . Sales price per sq. ft. $ 58. 74
Comments: (1) Past market studies show single-family
resales under $65,000 .
(2) The approximately $60 per sq. ft. sales
price is moxe comparable for areas like
Del Cerro, La Mesa, etc .
(3) The project proposed with the rezone
application shauld permit sales of 2/3
bedroom units within a price range of
from $5� , 000 to $60 ,��0 .