HomeMy WebLinkAboutAgenda Statenent 1978/9/26 item 15 CITY OF CHULA VISTA
COUiVCIL AGEfVDA STATEMEiVT It��" "°.-� ls
9/26/78
For meeting of =9��9���
Public hearing - Consideration of prezoning approximately 21 acres at the northwest
corner of "C" Street and North Second Avenue from R-2 (County} to R-1 , R-2,
ITEM TITLE or R-3-L
Ordinance 1�32 - Adopting R-1 prezoning for approximately 2l acres at the
northwes corner of "C" Street and North Second Avenue
� 5���.�i�� �C�I�iG AN� AD4P�i0N
SUBMITTED BY Director of Planning �
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ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X )
A. BACKGROUND
1 . This item involves a City initiated prezoning of approximately 21 acres of unin-
corpor�ted territory located west of Second Avenue and north of "C" Street in the
vicinity of Del Mar Avenue. The prezoning is prompted by the proposed annexation of the
area by the City as authorized by recent amendments to the State Law on annexations.
2. The Negative Declaration on IS-78-77 was certified by the Planning Commission on
August 23, 1978 and is forwarded herewith.
B. � DISCUSSION
l . Adjacent zoning and land use:
North I-L-F & R-3-P-20 Light industrial and vacant
South R-1 Single family dwellings and South Bay Pioneers
East R-3 & A-3-L (County) Vista Hili Hospital and vacant
West R-3-G-D & R-3-L-M-F 60 unit apartment & mobile home park
2. Site Characteristics.
The subject territory is well separated from areas to the north, east, and west by
topography. The portion of the area east of Del Mar is developed with well maintained
single family homes and the portion west of Del Mar is sparsely developed with non-tract
single family homes. The northwesternmost portion of the property is at a lower elevation
than most of the area and is within the historic flood plain of the Sweetwater River.
h�L:hm (continued on supplemental page)
EXNIBITS
Agreement Resolution Ordinance X Plat X Notification List
Other Res.PCZ-78-J ENVIRONMENTAL DOCUMENT: Attached X Submitted on
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Commission recommendation.
BOAf�D/C�OMMISSION RECOMMENDATION
un ugust 23 the City Planning Commission voted 4-1 , with two members absent, to
certify the Negative Declaration on IS-78�68", and to recommend prezoning the property
R-1 in accordance with Resolution PCZ-78-J.�1
COUNCIL ACTION
PLACED ON FIRST READING, SEPTEMBER 19, 1978�
PLACED ON SECOND READING AND ADOPTED ON OCTOBER 17, 1978
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{`�-'r�,b L�C. �l�tQ�J�w� re-s�►,�.�a l� f J
/��r,� Form A-113 (Rev. 5/77)
AGENDA �T.EM N0.=�j--;�� 15
� Meeting of 9/19/78
Supplemental page No. 2
3. General Plan designation.
The General Plan designates the easterly portion of the subject property as "Residen-
tial , 4-12 dwelling units/acre" and the westerly portion as "Residential , 13-26 dwelling
units/acre."
C. ANALYSIS
1 . The area bounded by Bayview Way, "C" Street, North Second Avenue and Del Mar
Avenue has been developed entirely with single family dwellings even though the properties
have been zoned R-2 in the County for almost 30 years. It is appropriate to prezone
these properties R-1 in order to retain arid preserve the residential character of the
neighborhood.
2. There are five lots on the north side of Bayview Way and three lots fronting on
North Second Avenue which are also developed with single family homes. The properties
on the north side of Bayview Way should also be prezoned R-1 in keeping with the area
to the south. There are some arguments which can be made to zone the properties fronting
on North Second Avenue to some R-3 classification. These lots, however, are relatively
small and will have problems developing with npartments because of the topography. In
addition, the multiple ownership of the properties would cause development problems.
These lots should also be prezoned R-1 at this time.
3. The remaining area lying between Del Mar and North Third Aven es presents the
most difficult area to resolve with respect to zoning. This area is �omprised of a
number of lots ranging in size from 7500 sq. ft. to approximately 2 a res, which have
been partially developed with single family homes fronting on Del Mar Avenue. The
northerly lots al1 have severe topographic problems. A 4:1 to 2:1 slope essentially
bisects the lots to the north, becoming less severe to the south approaching "C" Street.
The Planning Commission is of the opinion that R-1 zoning of this northerly area is the
most appropriate because of the topography and surrounding land use.
4. The first three lots on the west side of Del Mar, north of "C" Street, represent
an area which could 6e considered as appropriate for low density multiple family develop-
ment, such as the R-3-L (12 units per acre) with access limited to "C" Street. All
things considered, however, staff still feels that the dominant single family character
of the Del Mar, Bayview, Nixon Place and Shirley Street neighborhood merits the protec-
tion afforded by the R-1 zone. Staff is not persuaded by the arguments that the
presence of the mobile home park and sma11 apartment complex to the west and the I-L and
R-3-P-20 zoning to the north warrant a multiple family zone on the subject property.
Those areas are we11 separated from this single family neighborhood by topography. Staff
believes the situation in this unincorporated area is analogous to several situations
encountered in the "neighborhoods in transition" studies which resulted in the rezoning
of numerous areas from R-3 to R-1 in order to protect adjacent single fami1y areas.
5. A petition has been received bearing the signatures of 85 property owners
representing 97% of the property owners in the area in support of R-1 zoning for the
area. An additional petition bearing the signatures of 230 residents of the City
adjacent to the area has also been submitted. Copies of the first pages of the two
petitions are enclosed.
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PrOJLC'� TI'?'LE: C St./2nd Ave . Prezoning and Annexation
Projec� Locatic.^.: 21 acres of County territory north of C St.
between North'Third and Second Ave.
Project Prcpone:�t: City of Chula Vista Planning Dept. �
C:�SE ::0. IS-78-77 D11TE : Revised August 3 , 1978
A. Project Setting
The proposed project involves approximately 22 acres located
north of C Street between North Third Ave. and Second Ave . The
subject property includes 52 separate parcels which are primarily
on relatively large lots developed with single family homes. Two
parcels totaling 2. 18 acres are vacant.
Elevations slope from 85 ft. ASL to 25 ft. ASL in the southwest
and in the northwest to 15 ft. ASL which is located within the
Sweetwater River flood plain. (See Exhibit #1)
Alluvial soils may be present in the area located within the
flood plain. No major natural resources are known to exist within
the vicinity, however. Special Report 123 , pubZished by the Calif.
Div. of Mines and Geology, indicates that an inferred earthquake
fault may be located in the northwest corner of the project area.
B. 'Project Description
The project entails the prezoning and annexation of a County island
into the City of �hula Vista in accordance with the provisions of
the Municipal Organization Act of I977 (MORGA) The site is currently
zoned R-2 in the County and, R-3-L and R-1 prezoning is proposed.
{See Exhibit #2) The prezoning would permit the same or lower
density than that allowed by the current County zoning.
C. Compatibility with zoning and plans
Proposed R-1 prezoning is in conformance with residential densities
designated by the General Plan.
p. Identification of en.vironmental effects
. 1. Environmental hazards described in Section J of Exhibit
� B- Evaluation Sheet will not effect the proposed action.
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2. Grow�h Tn�ucing Influences
A:-�nexation to the City of Chula Vista would aliow the extension
of City Services to the subject property. These services ,
connection to the City sewer system for instance , could
encourage further development of vacant properties involved.
,
3. Sewer Capacity.
The proposed annexation will make sewer services available to 52
parcels and an addition�l 168 potential units. Additional flows
generated will have the potential ta further exacerbate existing
capacity conditions at the Metropolitan Sewage Treatment facility.
Due to the number of dwelling units concerned , however, limited
impact would be experienced.
E. Findings of insisignificant impact
l. The project area has been subject to urbanization for many
years and since the proposed actions will not result in any
great physical change , and due to site characteristics, no
natural resources nor hazards will be affected.
2. The project is in conformance with the Chula Vista General
Plan and associated elements and is not anticipated to achieve
short term to the disadvantage of long term environmental goals.
3. Effect on sewer capacity will be limited and no impacts
which could interact to create a substantial cumulative effect
on the environment are anticipated.
4. The project will not have any effect on traffic or
associated emissions nor will the project result in any
hazard that could prove detrimental to human beings.
F, Individuals and orqanizations consulted
City of Chula Vista Planning Dept.
Public Works Dept.
Fire Dept.
County of San Diego - Jeff Harris , Env. Analysis Div. Comm. Svs. Agency
LAFCU - Bill Davis , Env. Management Specialist �
Documents
1. Sz�ecial Report 123 , published by the Calif. Div. of Mines & Geology
2 . Fed. Flood Insurance Maps .
Ti:e Initi�? S�ua•� apr�lic��ion an�: e�•alsa*ior. �c�r^s docu^ienting th�
��acincs o� no sicni =ica:� inp�c= are a�taci-ned.
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RESOLUTION N0. PCZ-78-J
RESOLUTION OF THE CITY PLANNING �C0�4MISSION RECOMMENDING TO
THE CITY COUNCIL THE PREZONING OF APPROXIMATELY �1 ACRES
LOCATED NORTH QF "C" STREET AND WEST OF SECOND AVEPdUE TO R-1
WHEREAS, under the Municipal Organization Act of the State of California
cities may annex an area not in excess of 100 acres which is substantially
surrounded by the city, and ,
WHEREAS, the City of Chula Vista is considering such annexation of Z1
acres located on the north side of "C" Street and west side of Second Avenue,
and
WHEREAS, the City Planning Department initiated an application to consider
prezoning said 21 acres to R-1 , R-2, R-3-L or some combination of these zones,
and
4JHEREAS, an Initial Study, IS-78-77, of possible adverse environmental
impacts of the proposed prezoning was conducted by the Environmental Review
Committee on June 22, 1978 which concluded that there would be no significant
adverse environmental impact and issued a draft Negative Declaration, and
WHEREAS, the City Planning Commission set �he time and place for a public
hearing for the purpose of considering the prezoning of the subject 21 acres , and
notice of said hearing, together with its purpose was given by the publication in
a newspaper of genera7 circulation in the City at least 10 days prior to the date
of said hearing, and
WHEREAS, a hearing was held at said time and place, namely 7:00 p.m.
Augus� 23, 1978, before the Planning Commission, and said hearing was thereafter
closed.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1 . The Commission finds that in accordance with the Negative Declaration
on IS-78-77 and the findings stated therein, this prezoning will have no signif-
icant adverse environmental impact and certifies that the Negative Declaration
was prepared in accordance with the California Environmental Quality Act of 1970,
as amended.
2. From facts presented to the Commission, the Commission finds that public
necessity, convenience, general welfare and good zoning practice require the
prezoning of approximately 21 acres, located on the north side of "C" Street,
west of Second Avenue, as shown on the attached plat, to R-1 and R-1-F.
3. The findings of fact in support of said determination are as follows:
a. The majority of the properties within the proposed annexation
boundaries are developed with single family homes and new single
family construction has occurred recently in the area.
b. The R-1 zone will preserve the single family residential char-
acter of the area as well as the slapes on the west side of
Del Mar Avenue.
c. The density of the R-1 zone is consistent with the General Plan
designation for this area of inedium and high density residen-
tial use.
4. The Planning Commission recommends to the City Council that said
prezoning be approved.
5. That this resolution be transmitted to the City Coun�il .
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 2�rd day of August, 1978 by the following vote, to-wit:
AYES: Commissioners Pressutti , R. Johnson, Chandler and G. Johnson
NOES: Commissioner Smith
ABSENT: Commissioners 0'Neill and Renneisen
- Chairman
ATTEST:
��o�� '�!�
- Secretary
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PGZ-TB-J 1 � ��`,
PREZONING APPROX.2IAC. /V ' i ', �•
FROM R-2(COUNTY)TO R3-L, O� � � �/
R-2, OR R-I. `ti
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