HomeMy WebLinkAboutAgenda Statenent 1979/ 5/1 item 15 CITY OF CHULA VIS�A
COUNCIL AGEiVDA STATEM�iVT Iter� No. �;�� 15
5/1/79
For meeti ng of 4��+`�
Public hearing - Consideration of request for zone boundary adjustment from
R-1 to R-3, 233 Twin Oaks Avenue - Charlotte McBride
ITEM TITLE Ordinance j ��,lf - Amending the zoning map to change the zone from R-1 to R-3
by adjusting the zone boundary line between 233 Twin Oaks and 232 Second Ave.
�; feet to the east ������D r��E�,��i;�, r"���� ,�ti�G�TtON
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SUBMITTED BY Director of Plannin - � '
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i�;j�r
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X )
A. BACKGROUND
l . This item involves a request to rezone the westerly 321� feet of the property
located at 232 Second Avenue from R-1 to R-3. The request represents an adjustment of the
zone boundary to coincide with a proposed lot line adjustment between the properties 7ocated
at 233 Twin Oaks Avenue and 232 Second Avenue. The depth of the parcel on Twin Oaks Avenue
would be increased from 100 feet to 132.5 feet and the lot area increased from 5,000 sq.ft.
to 6,625 sq. ft. The lot on Second Avenue would become identical in both size and area.
(See exhibit A. )
2. The project is categorically exempt from environmental review as a class 3 (b)
exemption.
B. DISCUSSION
1 . Existing site characteristics.
The rezoning request involves two back to back level parcels, each developed with a
single family dwelling. The westerly lot, located in the R-3 zone, measures 50' x 100'
(5,000 sq. ft. ) and under the present provisions of the Municipal Code would be allowed
one additional unit on the property. The easterly lot, in the R-1 zone, measures 50' x 165'
and contains 8,250 sq. ft. An existing accessory building straddles the property line
between the two lots.
2. Proposed lot line adjustment.
The two property owners propose to adjust the property line between the two parcels
by shifting the line 32Z feet to the east, thus creating two identical lots, each measur-
ing 50' x 1322' with a lot area of 6,625 sq. ft. The lot on Twin Oaks Avenue would be of
KGL:hm EXH IB ITS
Agreement Resolution Ordinance� Piats 3 Notification List
Other Res.PCZ-69-H ENUTRONMENTAL DOCUMENT: Attached Submitted on
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Commission recommendation.
BOARD/COMMISSION RECOMMENDATION
On March 28 the Planning Commission voted 7-0 to recommend approval of the change of
zone from R-1 to R-3 by shifting the zone boundary line 25 feet to the east (vs. the 322'
requested by the a plicant) in accordance with resolution PCZ-79-H.
COUNCTL ACTION
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AGENDA TTEM �0:- . 5,5a
Meeting of 4/24/79
Supplemental page No. 2
sufficient size to allow for the construction of two additional units. However, the lot
on Second Avenue, which now meets the zoning ordinance with respect to lot size, wouZd
be rendered nonconforming as it would be reduced from 8,250 sq. ft. to 6,625 sq. ft.
C. ANALYSIS
1 . The Planning Commission concurred in principle with some sort of lot line adjust-
ment, since the increase in lot area of the R-3 lot would provide greater flexibiTity in
site development and more open space. The R-1 lot is presently developed and the reduction
in lot area wauld not affect its livability since it is a level lot with ample rear yard
area; however, the proposed lot line adjustment would result in creating a lot with less
than the minimum lot area of 7,000 sq. ft. in the R-1 zone. This reduction can be accom-
pTished only through the variance procedure which requires that a hardship be demonstrated
or that property rights are being denied, neither of which applies to the subject property.
2. The staff recommended and the Planning Commission agreed that the lot line should
be shifted easterly 25 feet instead of the requested 322 feet. This will result in the R-1
lot measuring 50' x 150' and containing 7,000 sq. ft. The R-3 lot would be increased in
size from 5,000 sq. ft. to 6,250 sq. ft. , which would allow for a maximum of three dwelling
units on the site. A shifting of the lot line by 322 feet as requested by the applicant
would still allow only three dwelling units.
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RESOLUTION ?!0. PCZ-79-H
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDIN� TO
THE CITY COUNCIL A CHANGE OF ZONE FROM R-1 TO R-3 BY ADJUSTING
THE ZONE BOUNDARY LINE BETWEEN 233 TWIN OAKS AND 232 SECOND
AVENUE 25 FEET TO THE EAST
WHEREAS, a duly verified application for rezoning was filed w�;th the P;anning
Department by Charlotte Lyn McBride on February 22, 1979, application No. PCL-79-H,
and
WHEREAS, said application requested the �hange of zone -�rom R�-�� to R� :� �y
sh�ifting the zone f�oGandar�� line 32.5 feet east to coin,r,�de t�+ith a pr�oposed �lc���
�i �n? adjustrnent be�Lwe�n parcels at 233 Twin Oaks and 232 Ser,n�� Ave���?c�, anc�
WNEREAS, the proposal is categorically exempt from environm�r?;ri revie�r as a
c�ass 3(b) exemp�ic�n_ and
WHE�EAS, the C�ty Pianning Commiss�on set the time and place fi°�r a hear���ng
on said change of zon�, and notice of said hearing, together with ii;�� purpa�;c�, was
given by the publica�ion in a newspaper of general ci;culation in ����c City �'
ieast 10 days prior �o the date of said hearing, and
WHEREAS, a hearing was held at the time and place as advertieN<.'_ name��y;
"1:00 p.m. , March 2�, 1979, be-fore the Planning Commission ar�d said �3�arin� t.k-s
thereafter closed.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1 . From facts presented to the (;ommission, the �:urr�m��� r�n f��z��`- t}�,�i; , �.ablic
�ecessity, conven�ence, general welfare an� good zoning practice reu.;ire thc�
�,I�ange of zone from R-1 to R-3 subject to the condition that �ci�e lc�?: �t 2�� `z��cond
Avenue contain a minimum of 7,000 sq. ft. (50' x 14�' ) hy sh�i s=ting i.'_�: z�,�?_� �x?undary
line easterly 25 feet instead of 32.50 feet.
2. The findings of fact in support of said determination arP �, fol�l�;ias:
a. The 1 ot 1 i ne ad j ustment wi 11 i ncrease the area of the ii--3 1 a i;..
thereby providing greater flexibility in site developm�nt an�i 6pen
space. The zone boundary should correspond with the Nropert�� �iine
in order that the property on Twin Oaks Avenue not be split zoned.
b. Adjusting the zone boundary 25 feet to the east will not affe�t the
General Plan. The R-1 lot will still have a minimum �f 7,00(� sq. ft.
3. The Planning Commission recommends to the City Council that said change
�f zone be approved.
4. That this resolution be transmitted to the City Council and a copZ� trans�
mitted to the applicant.
; ;
PASSED AND APPROVED BY THE CITY PLAPJNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 28th day of March, 1979, by the following vote, to-wit:
AYES: Commissioners Pressutti , R. Johnson, Williams , Smith, G. Johnson, 0'Neill
and Stevenson
NOES: None
ARSENT: None
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ATTEST: '
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SCAI.£ � IN. = SO FT. '
LEGAL DESCRIPTION = EXISTING ZONING =
PORTION OF LOT 5 IN - PARCEL 4 = R-3
QUARTER SECTION 137 PARCEL 3 = R- 1.
MAP N0. 505, MAP OF '
CHULA VISTA . AREA
PARCEL 4 = 6�625 SQ. FT_.
� � PARCEL 3 = 6,625 SQ. FT.
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APPLICANT�S �
PROPOSAL EXHfBIT A �
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REZGNc .02 AC.FROM
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PCZ-79-H
STAFF PROPOSAL RE�orv� .02 ac.�oM
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CASE N0. Pcz-79-H � HEREB'Y CERTIFY THAT THIS ZONING MAP
ACREAGE �= o� WAS APPROVED AS A F34RT OF ORDINANCE
tas4 BY THE CITY COUNCIL ON MAY � , 1979
gCALE i' _ �oo'
DATE ��c. io, is-� �� �
C1TY CLERK ATE
°��"" 8Y ZO NlNG MAP - 3'�5
CHECKED BY
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