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HomeMy WebLinkAboutPlanning Comm Reports/1990/08/29 AGENDA Special City Planning Commission Workshop Chula Vista, California Wednesday, August 29, 1990 - 5:00 p.m. Conference Rooms 2 & 3 1. REFERRAL: Low density and estate housing Presentation by Bob Leiter, Director of Planning City Planning Commission Page 1 Agenda Item for Meeting of August 22, 1990 4. REFERRAL: Low density and estate housin§ A. BACKGROUND On June 27, 1990, the Planning Commission requested that staff prepare an analysis and proposed guidelines for designation of housing types in the "low density" General Plan land use category, and specifically to propose a definition of an "estate housing" to be used in this context. On July 10, 1990, the City Council referred the same matter to staff, and requested that staff consult with the Planning Commission prior to forwarding recommendations to the City Council. The "lo~ density" residential category has been defined in the General Plan as having a range of 0.5 to 3 dwelling units per gross acre, and a "midpoint" density of 2 dwelling units per acre has been utilized for this category. The text of the General Plan describes the overall character of the low density category as follows: "This category includes single family detached dwellings on large rural, and estate-type lots. This is the predominant character of existing residential neighborhoods within and adjacent to Sweetwater Valley. This is also the appropriate residential land use for areas with variable terrain or relatively steep slopes and the areas adjacent to the proposed Greenbelt. In addition, under the concept of cluster development, single family detached dwellings on minimum 7,000 square foot lots may be permitted." With regard to the clustering of development, the General Plan has the following policies which define the types of cluster development that would be allowed in "low density" category: "1. The clustering shall result in a housing type which is consistent with those prescribed for the residential land use category in Section 4.1. (of the General Plan). 2. The site plan that results from clustering shall retain the same overall character as that described in the General Plan residential land use category. The introduction of some units characteristic of higher density types within the categories is permitted, as long as the predominant character of the project remains the same as the underlying General Plan category. 3. The number of units permitted within the gross acreage of the project shall not increase through clustering. 4. The maximum net density within any residential cluster shall not exceed; a. 4.5 units per net acre in the low density range b. 10 units per net acre for the low-medium density range." City Planning Commission Page 2 ,Agenda Item for Meeting ~ August 22, 1990 -- B. ANALYSIS 1. "Estate" Housin9 In order to apply the policies referenced above, it is necessary to further define the "estate housing" type. In reviewing this matter, consideration was given to the City's existing "Residential Estates" (R-E) zoning category (Section 19.22 of the City's Zoning Code). The stated purpose of this zone is "to promote and preserve an open, rural environment on large parcels of land. The R-E zone is designed to accommodate suburban single family homes and compatible agricultural uses with requirements for the community services and facilities appurtenant thereto." This purpose appears to be consistent with the character of development described in the "low density" category of the General Plan. The R-E zone classification calls for a minimum lot area of 20,000 sq. ft. (approximately 1/2 acre). However, the R-E zone also permits a range of lot sizes, as follows: "In the R-E zone, if the overall net density of lots per acre meets the requirements of the particular zone classification, the minimum lot size may be reduced to 75% of said minimum for not more than 25% of the lots within the area being subdivided." Therefore, an area which is zoned R-E could include up to 25% of the lots in the 15,000 sq. ft. (approximately 1/3 acre) range, as long as a sufficient number of larger lots are included so that the resulting net density is equivalent to that which would result from 20,000 sq. ft. lots on the entire site. This type of density mix could thereforeinclude a mix of 1/3 acre, 1/2 acre, 1 acre, and larger lots. Staff feels that this type of residential estate density mix would be consistent with the intent and policies of the General Plan, while providing a degree of flexibility in the site planning process. An alternative to this approach would be to set more specific "low- density residential" categories, to be applied either at the General Plan or General Development Plan level. For example, the City could establish a "low-density-rural" category with a density range of 0.5 to i unit per gross acre, or other specific subcategories. While this would provide greater certainty regarding rural-type densities at an earlier stage in the planning process, it would be necessary to do more advanced topographic analysis and site evaluation, which is normally done at the Sectional Planning Area Plan (SPA) level, unless development patterns have already been established in a given area. Staff would recommend that this alternative not be pursued. 2. Cluster Development As noted earlier in the report, the General Plan allows clustering of development in the "low density" residential areas. However, the policy on clustering requires that "the predominant character of the project remains the same as the underlying General Plan category." Therefore, while clustered development and smaller lot sizes are permissible in the "low density" areas, it is important that the majority of areas designated as "low density'~ within a project be reserved for "estate" residential development. City ~lanning Commission=. ~. Page 3 o Agenda Item for Meetin. f August 22, 1990 It should be further noted that clustering is not a mechanism for the achievement of higher dwelling unit yields, but a method of improving the townscape planning or livability of a project. While the actual lots might be smaller ih area than ~hose within a standard residential subdivision, the area of the land saved through the utilization of clustering must be marshalled into usable, "in project" common greens or private parks. The common green should directly,serve, and be adjacent to all of the lots within the cluster project. 3. Reduced Street Standards In conjunction with a review of a proposed estate housing definition, staff also considered the possibility of modifying other development standards to reinforce the concept of "estate character" within residential projects. In discussions between Planning and Public Works Departments, consideration was given to reduced street and sidewalk standards in projects that are designated exclusively for estate-type densities. Wh~le we are not recommending adoption of specific standards at this time, it was agreed by both departments that, on a case-by-case basis, consideration could be given to reduced standards during the SPA plan review. C. RECOMMENDATIONS In order to implement a consistent policy regarding housing types in projects which include "low density residential" General Plan designations, it is proposed that the following guidelines be endorsed by the Planning Commission and forwarded on to the City Council for final action: 1. In projects containing a "low density residential" General Plan land use designation, the predominant character of development in those areas designated as "low density" shall be estate housing. The General Development Plan for such projects shall designate developable areas within the project which will be restricted to "low density-estate" housing types. Such areas shall be limited to densities and lot sizes which are consistent with the "Residential Estates" (R-E) zoning classification. 2. The General Development Plan may also designate areas within the project where residential development with lot sizes smaller than "estate housing" standards may be allowed, through the use of clustering or other density arrangements which are consistent with General Plan policies. These areas shall be designated as "low density-general" in the General Development Plan. Areas containing this designation shall be limited, so that the predominant character of the area is "estate." 3. In the Sectional Planning Area (SPA) plan for a project, the density categories for housing types within the low density areas shall be further refined, in order to ensure an appropriate mix of estate lot sizes. 4. In the SPA plan, consideration will be given to reduced street and sidewalk standards for local streets in the "low density-estate" areas, based on consideration of projected traffic volumes, topography, public safety, street-maintenance costs, townscape planning, and other unique characteristics of such areas.