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HomeMy WebLinkAboutAgenda Statement 1981/01/20 Item 5b COUNCIL AGENDA STATEMENT Item '5 'b . ITEM TITLE: Meeting Date 1/20/81 Public hearing - Consideration of prezoning property on the north side of Main Street at Maple Drive to R-3-P-12 SUBMITTED BY: BACKGROUND Director of Planning @ (4/5ths Vote: Yes No~) 1. This item involves a request to prezone approximately 2~ acres of property located on the north side of Otay Valley Road on either side of Maple Drive to R-3-P-12 (multiple family residential, 12 dwelling units per acre, subject to a precise plan). The property is presently zoned R-S-6 in the county (single family residential, 6 dwelling units per acre). 2. On October 22, 1980 the Planning Commission adopted the Negative Declaration on IS-80-57 which is forwarded for City Council adoption. 3. This item was continued from the Council meeting of December 16, 1980 at the request of the applicant RECOMMENDATION: That Council adopt a motion to prezone the 2.56 acres to R-3-P-8, subject to the precise plan guidelines outlined in Resolution PCl-80-G. In addition, it is my recommendation that 10 ncil add the condition that Maple Drive be realigned and improved in approximate alignment Solution #2 (subject to the approval of the City Engineer). Additional vacations and/or cation of adjacent streets (Walnut, Maple. and Spruce) shall be required to comply with accepted engineering design stanards. Such dedications and vacations shall be resolved prior to the issuance of any building permit. PLANNING COMMISSION RECOMMENDATION: On October 22, 1980. by a vote of 5-2, the Planning Commission recommended that Council approve the request to prezone the property to R-3-P-12 in accordance with Resolution PCl-80-G. Copies of the Planning Commission minutes are enclosed in Council's packets. DISCUSSION 1. Adjacent zoning and land use: North South East West County R-S-7 R-2 & R-2-P R-3-P-12 County R-S-6 . Condominiums (Autumn Hills) Condominiums (Playmor) Condominiums (under construction) Single family dwellings and vacant 2. Existing site characteristics. a. The subject property is comprised of two parcels with a combined area of 2.56 acres, located on the north side of Otay Valley Road and Main Street at the southeast corner of Woodlawn Park area in the County. The westerly parcel is an irregularly shaped ~ontaining 0.88 acres and is completely surrounded by streets as follows: north - e Road; south - Main Street; east - Maple Drive; and west - Walnut Drive. Topographic- a y, the westerly 20% of this parcel slopes toward the east and is 5 to 10 feet below Walnut Drive and approximately 5 feet below Main Street. The remainder of the lot is relatively level. Form A-113 (Rev. 11/79) Page 2, Item Sb Meeti ng Date' 1/20/81 . b. The easterly parcel is located at the northeast corner of Maple Drive and Otay Valley Road (Main Street becomes Otay Valley Road at Maple Drive). This 1.87 acre parcel lies between 5 and 10 feet below Otay Valley Road and is characterized by a natural drainage channel (Poggi Canyon drainage system) which traverses the property from the northeast corner to the approximate mid-point of the frontage along Otay Valley Road. The channel which flows from north to south has cut a substantial crevice measuring approximately 10 feet wide and 10 feet deep. The drainage flows in an improved trapezoidal channel just north of the property with a side transitional structure located near the northeast corner. The drainage flow continues under Otay Valley Road via an underground box culvert and is picked up on the south side by a grass swale within the Playmor planned residential development. 3. Streets. The majority of the streets within Woodlawn Park are generally substandard in width and improvements, consisting of two lane (approximately 18-24 feet wide) paved surfaces with an A.C. berm and no sidewalks. Walnut Drive, Spruce Road and the portion of Maple Drive south of Spruce Road have right-of-way widths of only 25 feet. The northerly portion of Maple Drive is a cul-de-sac street serving approximately 80 dwelling units with a right-of-way width of 60 feet. The extreme northerly portion of Maple Drive is improved with typical subdivision standards (curb, gutter, sidewalk and street lights). Not only are the majority of streets within this portion of the county identified as Woodlawn Park substandard in width and improvements, but the problem is compounded by ~o additional factors: ..., a. According to the preliminary engineering data submitted to the city, substan- tial portions of improvements, such as along Lotus Drive, are located outside of the dedicated right-of-way. Discussion between the city's Engineering Department and the County has revealed that the County has no intent or plan to resolve the problem. Until the County takes proper action to resolve the problem, I strongly recommend that the city refrain from any further annexa- tions. b. As the result of testimony presented by area residents during the Planning Commission hearing on this parcel, the Planning Commission asked the staff to reevaluate the intersections of Walnut Drive, Maple Drive, and Otay Valley Road where they intersect with Main Street. Analysis of this segment of Main Street, which intersects three roads within a distance of 220 feet, revealed that obvious problems would ensue as the adjacent areas develop and traffic increases. In the opinion of the city's traffic engineer the most critical problem with the intersecting streets relates to the inadequacy of stacking distances available in Otay Valley Road for vehicles wishing to make left turns, and the conflicts with turning movements created by having three streets inter- secting in such close proximity. The logical solution to the problem is to close at least one of the streets and realign the others as necessary to provide a safe and efficient intersection. I have prepared three alternative solutions. Exhibits showing each solution are enclosed in Council's packets. . Page 3, Item, 5~ . Meeting Date 1/20/81 (1) Solution No.1 provides for the closing of a portion of both Walnut and Maple within their present alignments. A new section of Walnut would then be dedicated and improved to line up with a continuance of the street to the north. This alignment, however, would present problems because of the creation of a four-way intersection with Lotus and Maple. In addition, road grades and the configuration of property lying west of Walnut would make portions of the site difficult to develop. . (2) Solution #2 calls for the vacation of Walnut and Maple with a realign- ment of Maple to concide with Otay Valley Road to the south. This alignment offers the advantage of creating an intersection which could be signalized at some future time. It should be noted that as Walnut Avenue proceeds northerly, it connects with Max Avenue which intersects with Orange Avenue, thus functioning as a restdential collector street. The disadvantage to this alignment comes from the fact that the applicant would have a relatively small (approximately 3/4 acre) parcel left on the west side of Maple, making it more difficult to integrate the parcel with the larger remaining parcel to the east. In addition, Maple Drive would be aligned so as to direct traffic into a cul-de-sac street as opposed to Walnut. It should be noted that as Walnut Avenue proceeds northerly, it connects with Max Avenue which intersects with Orange Avenue, thus technically functioning as a residential collector street. However, recent traffic counts taken on Walnut Avenue at Main Street indicate very low volumes (under 400 vehicles a day). Since the vast majority of the area north of Walnut is already developed, no substantial increase in traffic is anticipated for Walnut. (3) Solution No.3 provides for the closing of Walnut and Maple, having Maple and Walnut "T" into Lotus Drive. Lotus Drive would then be extended, allowing it to intersect with Otay Valley Road approximately 200 feet east of the Main Street intersection (Main Street becomes Otay Valley Road just east of Walnut; see map.) This solution provides for a safe intersection because Lotus would be offset sufficiently with Otay Valley Road to the south and the land area created east and west of Lotus would be more closely balanced. 4. Annexation. The applicant has petitioned for annexation to the City of Chula Vista. The completion of said annexation is dependent upon an equitable tax transfer agreement between the City of Chula Vista and the County of San Diego and upon the prezoning of the property. ANALYSIS 1. The subject property is designated on the Chula Vista General Plan for medium density residential, 4 to 12 dwelling units per gross acre, which would permit a density range of 10 to 31 units on the 2.56 acres. The density of the adjacent development is as follows: north - 7 units/acre; south - 10 units/acre (authorized). The requested ~~oning of R-3-P-12 would permit 12 units/acre which is at the extreme upper end of the ~ensity range of the General Plan. , Page 4, Item ~';L,-- Meeting Date 1/20/81 . 2. The adjacent zoning pattern and topographic conditions present a rationale in favor of zoning the area to a category other than detached single family. The develop- ments on two sides are attached condominium units and the subject property is somewhat removed from the majority of the Woodlawn Park, being located at the extreme southeast corner. In addition, the land configuration and the location and cost of undergrounding the drainage channel probably makes single family development difficult. 3. Determining the density which should be applied to the property is made somewhat difficult because the net usable area of the two parcels will be affected significantly by the following factors: a. The dedication of land for street widening purposes; b. The restrictions placed on building locations due to the alignment of the drainage system; c. The existing and proposed slopes; d. The establishment of building setbacks; e. The ultimate status of Spruce Road (Spruce Road would be incorporated into Lotus Drive under Alternative No.3); and f. Elevation of the project and the effect of traffic noise coming from Otay Va 11 ey Road. 4. The Planning Commission has recommended prezoning the property R-3-P-12 as requested by the applicant. In my judgment such a density is inappropriate based upon .he high concentration of density already existing in this part of Chula Vista and the otential for additional increases with vacant or underutilized properties located to the west and north of the subject site. 5. As noted in the "Discussion" section, paragraph 3 b (2) on streets, alternative No.2 offers the best alternative to providing a long term solution for intersection problems in this area and, therefore, the City Engineer and I have recommended that it be incorporated into the rezoning consideration. 6. The applicant has prepared a plan for the development of the property, which has numerous problems relating to building and parking setbacks, landscaping depth, pedes- trian circulation, lack of private open space and other factors so it is not being addressed by this report. If the City Council adopts the R-3-P-12 prezoning, the applicant will rework his plan for submission to the Design Review Committee. CONCLUSION 1. Density. In my judgment the subject property should be developed at a density below that of the various developments located at the intersection of Otay Valley Road and Melrose. That intersection is appropriate for medium density multiple family development, but as we move to the west toward the older single family area, the density should be reduced. This is reinforced by the very recent construction of three large detached single family homes across Maple Drive from portions of the subject property. A density of 8 dwelling ~nits per acre would allow for a slight increase above the present County zoning without ~erpetuating the expansion of 12 units per acre with no logical boundary. The plan prepared by the applicant does not convince me that the site could best be developed at a higher density (12 dwelling units per acre). , . Page 5, Item ~~. Meeting Date 1/20/81 2. Street Alignments. Of the three alternative solutions to street alignments in the area, Alternative No.1 is the least desirable because of proposed street grades, the creation of a four-way stop with Walnut, Maple and Lotus, and the small fragmented parcel left just west of Walnut. Solution No.3 presents the best alternative for developing the applicant's property since the site is essentially divided into equal areas. In addition, Lotus Drive, which will connect to future redeveloping areas to the west, would function as the residential collector road. The disadvantages to Alternative No.3 stem from the fact that the offset between Lotus Drive and Otay Valley Road at Main Street would be 250 feet at best. While such an offset is acceptable to the City's Traffic Engineer, a four-way intersection is preferable in this case to minimize left turn conflicts while at the same time retaining the ability to signalize the intersection in the future if necessary. Alternative No.3 would also present difficult engineering problems in attaining an acceptable curve radius for Lotus Drive. Solution No.2 offers the most acceptable solution from a traffic standpoint since a four-way intersection at Maple and Otay Valley Road is offered. Although through traffic wanting to go north or west would initially be directed onto Maple, thus requiring a left turn onto Lotus Road, the existing and projected traffic volumes would make the intersection acceptable. The most significant drawback eto Solution No.2 is the reduction of land area left to the west of Maple Drive (approximately 3/4 of an acre). The average east-west depth would be approximately 160 feet making the site more difficult to develop. From the standpoint of traffic safety and an overall circulation pattern, both myself and the Traffic Engineer favor a realignment solution similar to Solution No.2. Detailed engineering drawings would have to be prepared by the applicant's engineer to determine the precise alignment of Maple Drive and the configuration of the lot left on the west side of Maple Drive. FINDINGS The subject property should have the IIplI zone attached because it poses unique physical problems due to access control required along Otay Valley Road and the location of a major drainage system bisecting the easterly portion of the site. The attachment of the zone will allow for the development of a plan with sufficient flexibility to achieve an efficient design. KGL:hm . I<-~-f., ~it~il of Chula Vista, California Dated 1-a20-J'1