The URL can be used to link to this page

Home My WebLink AboutAgenda Statement 1981/01/20 Item 6 't COUNCIL AGENDA STATEMENT .' . . ITEM TITLE: Item h Meeting Date 1/20/81 Public hearing - Consideration of application to prezone 3.54 acres at the northwest corner of Main Street and Walnut Drive to R-3-P-12 SUBMITTED BY: BACKGROUND Director of Planning ,-_.'..."" r: - \~' - (4/5ths Vote: Yes No -LJ 1. The applicant is requesting that 3.54 acres of property located at the northwest corner of Main Street and Walnut Drive within the Woodlawn Park area of the County be prezoned to R-3-P-12 (multiple family, 12 DU/acre). The property is presently zoned R-S-6 (single family residential, 6 DU/acre). 2. On December 10, 1980 the Planning Commission adopted the Negative Declaration on IS-81-19 which is forwarded for City Council adoption. RECOMMENDATION: That Council adopt a motion to prezone the 3.54 acres to R-l. PLANNING COMMISSION RECOMMENDATION: On December 10, 1980, by a vote of 5-1, with one member absent, the Planning Commis- ~ recommended that Council prezone the property to R-3-P-8 in accordance with ""olution PCZ-81-A. A copy of the minutes of the Planning Commission meeting is enclosed. DI SCUSS ION 1. Adjacent zoning and land use. No rth South East West County R-S-6 R-2-P County R-S-6 County R-S-6 Single family dwellings Playmor condominiums (10 DU/acre) Vacant ~ family dwell ings characteristics. 2. Existing site The subject property consists of three vacant parcels which are located on the north side of Main Street and bounded by Lotus Drive on the north and Walnut Drive on the east. Topographically, the site can be described as a relatively level knoll which slopes gently to the south and east and which is 2 to 10 feet higher in elevation than Main Street and Walnut Drive. The property is at the same grade as Lotus Drive. 3. Streets. The majority of the streets within the Woodlawn Park neighborhood are generally sub- standard in width and improvements, consisting primarily of two paved driving lanes with- out sidewalks. Lotus Drive has a right of way width of 40 feet, whereas, Walnut Drive has .'dth of only 25 feet. The boundary and topographic survey submitted by the applicant cates that the paved portions of Lotus Drive and Walnut Drive are not located entirely hin the established rights of way. The paved road of Lotus Drive encroaches on to the applicant's property an average of 15 feet with a lesser encroachment on Walnut Drive. Form A-113 (Rev. 11/79) Page 2, Item 6 . Meeting Date 1/20/81 The road alignment problem is compounded by the fact that the single family dwellings on the north side of Lotus Drive encroach into the right of way. The County Engineering Department is aware of the problem but does not plan any action to resolve the matter at this time. The encroachment appears to be the result of an inaccurate property survey made when the County paved the roads to coincide with existing street alignments in the Woodlawn Park area. 4. Proposed development plan. The applicant has submitted a schematic plan for the development of the site. The plan is very similar to the Playmor development to the south consisting of 39 units in 9 fourplexes and one triplex. Access is provided by a private loop street with two-way driveways on both Lotus and Walnut Drives. No access to Main Street is proposed. 65 on-site parking spaces are provided for the 39 units. The plan has taken into account the additional street dedication required for Main Street, the realignment and dedica- tion of Lotus Drive and the possible vacation of Walnut Drive adjacent to the site. The net area of the property is 3.37 acres, which would allow a density of 40 units (12 X 3.37) if the R-3-P-12 zoning is approved. 5. Proposed street alignment. The staff has been studying the realignment of the existing street patterns in the vicinity of Walnut Drive and Maple Drive in order to minimize the traffic conflicts .used by the offsets in certain streets intersecting Main Street/Otay Valley Road. One tion under consideration is the closure of Walnut Drive with a realignment of the Spruce/Maple Drive streets to better align with Otay Valley Road. A complete discussion of the problem and alternatives is included in the report for the rezoning at Main Street and Maple Drive. 6. General Plan. The Woodlawn Park area is designated for Medium Density Residential, 4 to 12 dwelling units per gross acre, on the City's General Plan. The proposed zoning of R-3-P-12, which permits a density of 12 units per net acre, is in keeping with the upper end of this designation. ANALYSIS As mentioned previously, this 3~ acre site is located within a county area known as Woodlawn Park. The Woodlawn Park community is approximately 80 acres in size (see attached Boundary and Topographic Survey) consisting largely of single family detached homes built on lots varying in size from 6,000 sq. ft.. to 20,000 sq. ft. in area. Many of the homes are older, however, two relatively new single family homes border the subject property on the west and three large, new single family homes were recently built on Maple Drive. The only departure from the existing development pattern occurred several years ago when the County approved a planned unit development of some 80 cluster units on 11+ acres in .e northeast corner of the community. Outside of that P.U.D. approval, the typical nsity within the area is approximately 3 - 4 dwelling units per acre. Page 3, Item 6, , " . ~1eeting Date 1/20/81 The County authorized an increase in density for the entire area when they recently made the transition from their old zoning designation, R-l-B (7,500 sq. ft. minimum lot size) to the new R-$-6 (6 DU/acre). Given the street widths and alignments, the number of higher density developments existing in this area, and the lack of any formalized community zoning plan, it is my conclusion that authorizing any density other than R-l (approximately 4 - 5 DU/acre) would be inappropriate. The topography of the area, together with the existence of Walnut Drive (either in its present loca- tion or realigned position) makes this property the logical place to transition to the single family density which characterizes the areas west and north of the subject property. . f~~ -3p ~=CiIOf - ChUIJ \/ista, (~L-:!jfl.Jrnja Dated / ...JC. cfl ----- . pre ~r~'A^00 ~:, )/~)~"(;'-~ \I4." ..UJ. /' J n- ~ . "l ,,"-, ':';r~r ~'I ~ I ~ ~~ '-.. '>-4 /'!J?i I \ ~ ~!?: R S.~ - .d)--" U 0.5 -" . / ~ '\.]~. V{j r ' ~~~ - -- r-- /.0 ill/I. ' , \ .. // ::'I;~~ j ~1 ~ _1/ 1U<l J I V ~I:~., _P..JJ~ iI .:~ '11/), 'I ~ ~~~ /.~: ." I ~~ I~C I. ,);r-;--__ t.~ ['\""22. ~, n' :! , - ~ ~ "1 ~ ~/ -I''''' I \ \ j) r ' , \ I LOTUS AAll&,L~' !1J I 0)" ~ ~II ;,~~' ."~'I,,"'f;:\.~_~-~.. \.. - _... .../ -_/ /" I . p."" ~ ""',- '~\~:"~? r J 1 I . I I --::-." O'm..,_,.\. 4'J<" r-T.L ~ . "0 J, 8 I I I I ~~'''.'...,',''..'.,...'.,._~'..,.....'..'.....,'-......"'~!~. Po @jVI .' I i I I'~ _~~~.. ~~.i-V.; ~ ".. ~ 'Ii r ~ COUNTY :~1;~~' . .", \Q I ~ r" "~.' e ,~i 1 ~\~jI\' >j~A" ~'ST~~~) 13.;L OTAYm'"ov/~~,~ F ?; L rl 1:- ~ (r:. .~ -'))- ~ ..: 1\ : '~ f / Ii fJl\ d ~\ '\ Ii - L- l:fj .1 ~ _::l ~ ~. ,~ 1/ /1/ J \~ ~~-Nc>oP: ~.O .II :;-- ~ ! ~ ~ ~' R- ~ / i '--- i' ~ . rm f'fq ~ ~~~ ./."/ !i --- 1\ lmm~. R-3 ,I! __ 1\ _~~ ' , ....... ,."..,,:.;; 'J '...'.......) ~9q~l;9D; . .:. ~~ 'Ijr. PCZ SQ.~".'., .: ; REOUE'~"1'O ;PR'H6NF~je~1 r' . COUNT Y :..AND TO R-3-P-12 . ~ i " ST~~. R.ECO~END~ :T~ ;jf. p,~:::Z~ " I R-3-P-8 '~~_'\J .., ,,,~ PROJ: PACFIC EN.GINEERING . . . #. .. 'r. _ . (i (11" ',,- """- . - ~ ...1 I \ ~ -1 , 1 I , , l , . 'J. i & '. 1 ~ ~"~'~\_ ~- Ie. \ \.~ LEGEND . '":':" ~~.. - , t"\ ,-4.. .. -- I \ J....... __ ""'.E'CT ~ ,~'NoftNm, ZON~ 'OU/ACI CITY.". CCJ.JNTY ~tjS""~ ~.Y -- v)~-r--0 AU~ HIL.L.JJ 11.6_.0 _~ (1" COUNTY N I NOS' """ f, Y' ~ - ~ PARK ':. _ ~"/.. ,/@ twn_.....LAS 10~"'". It~~-/Z tlZ' CITY c& - ...-;: ~... \:.#0 _ ~ tv"" -; ~'--....:-...'::- _ ~ ~ I I"'~ ....STA ~ orAY .JJ_ tIO It-.JI-G ",.., t:rrY .. L ....'~. - \... " ,.. . (/) ...- ,\. . '- - Ml.l T t. rA\ .'- ~~.:S:.~,-"...;- _ J-Jl I \ \ /' ~ WOOOSlOE Vc..LAGI!' 4/.._ .. ItS G (I".' CITY .l.~~jl~:~'~'~~..l T~ __I..J-_~@ aLNWOOO APT$ 3'....0 It'~~'1I (/1) CITY ...-- - . .. -/L SF' I -':::::::~:::::~::::::::::::::~::~:::~%ll:i'&:;:::::::::: i @ ItANt:HQ ItIOS 5..,_.538 I./. ~ I J:'!-'X~-->>' _.X.' "'1~1j~ . . =-- ., aN _Z I. \R S ' 1- LdJtf! . ., . ~~~~\~ I ~~~ ~ J1--' ~ -,... T, - - ::} . .:;::: I L. ~ I-J--r ~ -, k . ..'1 ft I ('0'" r-K I~ II ~-..f/ ~ ~.., 'j'. ~~~~~. · ~ I \ f r r;-"'~(, VAC) .:::~:t ~::: t::-i ~ r , i ~~, ~~.. ,.' ~. \11!t~ ~t I Wi ji~~J.t.~~*::::::::::......, . I CT\ ......... J VAC ~~ '- ~f s1":}:~:~.~,: I :::~:~:~ - ~;:::...., ,..:::::~~::::.:.:.......... _ \ f SF-r~~, '..I'~F · COUl\/TY I. :~1~ ~ (2). ~2it.$fJ.t:~~ . ," S ~ '.....- ,,-.. . .:........ -~ . I I.. · 'A"'C n-~V. ::::{ . i= , :::7-:AC'"": ~ .i~ ) , ~ 1 . ~ . ; ~~7,-i iC-N . (f3\ N~ I~r . I \Hm. :;;;0,. rnrT1\~~~~'';:<;' :.... :.:'.':.:':':;;,0:.,'.',.-....,..... ~ ~ ~ '" I ...... ) [B t:t1 '.1 '<Y' jtjjt..:.. -,'~ ' :.' ,'. '.' , C 1)'1 ~\ - l..!Llffi~~'( ~~~ J;fi:: .>-. '~~. ':'. ~.~i~i~~:~:::ti:~:~:::::::~::~:::i:::~::::::::::~~f -~ - ::,:.:.,:. f"'t:l'()'" ,':"-. '::"'7A., ....' .:. .'~ ~ if:- ........>. _" ~1 ~ ~ ". 0.:--"".~~<"-%~~ . '. ~.....- .:.>> \ . .~..... ~ ..."., '. .......0 ..~,..,; 0; .... .i~~.'11in\ t:r1 . ;f;p~..' . ...~."'. --. ~ j11~. iil ;~ll -il~~~<;'~~A~;}~t~ r~ II~ ~~~ CD B3 H!ffiUEBffil JEB fB ~~ sit;:: !!!~ t:: '. ,. .. . -------------.".. .....,... .........., ,........ \.... I CITY OF ,- -SAN -DIEGO---- EXHIBIT A . I I (PACIFIC ENGINEERING) Noii~H' ( OCfOb.,r~. 1980 ) , ~ 4 ~ . . . ~ i · ~ ~ >-( - - ~ LAND. USE PCZ-SO-G ' . J "-- .... .