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HomeMy WebLinkAboutAgenda Statement 1987/07/11 Item 31• COUNCIL AGENDA STATEMENT Item 31 Meeting Date 7~1! /-8T ITEM TITLE: Public Hearing: (a) PCZ-87-I - Appeal from Planning Commission denial of request to rezone 108.3 acres from R-1-H and R-1-P-4 to R-1-P-6 and R-3-P-12 in Rancho del Sur - Great American Development Company Ordinance ~~ ~ Rezoning portions of Rancho del Sur from R-1-H and R-1-P-4 to R-1-P-5 and R-3-P-12 ~DSECOND READING AND ADOPTION SUBMITTED BY: Director of Planning REVIEWED BY: City Manager ~ (4/5ths Vote: Yes No X ) 1. This item is an appeal from a decision of the Planning Commission to deny a request to rezone 108.3 acres located on the south side of Telegraph Canyon Road and bisected by Medical Center Drive and the extension of East Naples Street. • The property was annexed in January 1987 with a prezoning designation of R-1-P-4 which included all of the property with the exception of a 10-acre parcel already located in the City and zoned R-1-H and abutting the prezoned property immediately to the south. An additional 10 acres of land prezoned R-1-10 which was part of the original annexation is not included in this rezoning request. 2. The Environmental Impact Report for this project, EIR-87-3, is the preceding agenda item. RECOMMENDATION: That Council grant the appeal and, based on the findings contained in this report, enact an ordinance to change the zoning from R-1-P-4 and R-1-H as follows: 1. From the centerline of the San Diego Gas & Electric easement, the properties lying west of said area identified in the development standards as areas 4 and 5 shall remain zoned R-1-P-4. 2. All of the areas lying east from the centerline of the San Diego Gas & Electric easement extending to the center of Medical Center Drive shall be designated R-1-P-5. This includes planning areas 2 and 3 as identified in the development standards. 3. The area lying east of Medical Center Drive and north of the extension of Naples Street identified as planning area 1 shall be • zoned R-3-P-12. • Page 2, Item 31 Meeting Date~7T,~ /87 4. The area lying east of Medical Center Drive and south of the Naples Street extension identified as "future development," approximately 2-1/2 acres in size, shall remain as R-1-H. 5. The rezoning of the above named properties with the attachment of the P Modifying District shall be subject to the Precise Plan Design Guidelines as adopted for Rancho del Sur with the notation that the detached products as identified in areas 2 and 3 as well as the multiple-family area identified in area 1 shall be subject to the specified City's design review process requiring approval of the City's Design Review Committee as it relates to site plan and architectural approval. All improvements shown such as fencing, walls, landscaping, park development, and pedestrian paths shall be installed concurrent or prior to the issuance of building permits for specific phases. BOARDS/COMMISSIONS RECOMMENDATION: Commission, by a vote of 6-0 with application. The Commission's action is On May 27, 1887, the Planning one Commissioner absent, denied the discussed later in this report. DISCUSSION: ~jacent Zoning and Land Use Area Zoning North R-1 and C-0 South R-1-P 5.5 and R-1-H East R-1-H West R-1 and R-1-10 Land Use Single-family dwellings and office structures Single-family dwellings and hospital facilities Vacant property Single-family dwellings, park and school site Existing Site Characteristics The proposed rezoning request for R-1-P-6 encompassing all of the area lying east of Medical Center Drive was formatted to accommodate the development of some 286 single-family detached homes to be provided on lot size ranging from 3800 sq, ft. to over 7,000 sq, ft. The remaining area lying east of Medical Center Drive is proposed for multiple-family development at approximately 12 dwelling units per acre. A private recreational area of just under 2 acres was originally proposed and has since been modified and expanded to total nearly 4 acres and is now listed as a public park proposal. The project site is largely on a plateau sitting well above Telegraph Canyon Road with a combination of rather steep slopes and minor canyon penetrations tending into the development. The site is bisected by a 250' wide San Diego s & Electric easement running in a southwest to northeast direction. The main access to the development will be via Medical Center Drive and the extension of East Naples Street, with dedicated residential streets being proposed in a series of loops or cul-de-sacs emanating from Naples Street. • Page 3, Item 3a Meeting Date 7/1f~7 The extension of East Naples Street east of Medical Center Drive will provide the necessary access to the proposed multiple-family development planned at the northeast corner of Medical Center Drive and Telegraph Canyon Road. The proposed multiple-family area is a knoll which drops approximately 100 feet from the southerly property line to the northwest corner at the intersection of Medical Center Drive and Telegraph Canyon Road. General Plan The General Plan land use designation for the subject property is medium density calling for a range of 4 to 12 dwelling units per acre on a gross basis. Thus the General Plan would allow fora low of 432 dwelling units and a high of nearly 1300 dwelling units with a medium range of nearly 800 dwelling units. With the final recommendation from the staff, and with the applicant's concurrence, the project as planned will total closer to 486 units which is very close to the low end of the General Plan range. With the exception of the isolated areas such as the Community Hospital and the commercial office area immediately to the north, the General Plan designation for the surrounding area is a 4 to 12 dwelling unit range. roposed Development ~fte applicant has submitted a subdivision map and precise plan guidelines for the development of the entire project setting forth the more traditional 6,000 to 7,000 sq. ft, lot pattern for areas 4 and 5 (the area lying west of the San Diego Gas & Electric easement), while proposing lots in the 3,800 to 4,500 sq. ft, for area 2 (approximately 70 lots lying north of Naples Street and west of Medical Center Drive). Area 3, which is identified as the site lying south of East Naples Street, has been earmarked for 4,500 to 5,000 sq. ft, lots which is very comparable to the area immediately adjacent to the south known as Fox Hills. The primary difference between area 3 and the adjacent Fox Hills development lies in the fact that the Fox Hills project was developed at approximately 5.5 dwelling units per acre with private streets utilizing reduced front setbacks; whereas area 3 on the applicant's proposal will feature public streets and more traditional front yard setbacks. The multiple-family area located on the east side of Medical Center Drive has a net area of 16.6 acres and, thus, at the proposed 12 dwelling units per acre, the applicant would be allowed to develop a total of 200 dwelling units as opposed to the 220 units identified in the original application. The reason for the discrepancy lies in the fact that the applicant's original estimate for this site was shown at 19.5 acres which apparently included to the center line of Medical Center Drive and also included the extension of East Naples Street which is now proposed for dedication, thus the net area of the site is now 3 acres smaller. • • ANALYSIS: Page 4, Item 31 Meeting Date~/T~ /~7 The rezoning requested is closely interrelated with the Precise Plan Design Guidelines which are included as part of the package as well as the proposed subdivision map for this area. The applicant's original request for R-1-P-6, 6 dwelling units per acre, for all of the area lying west of Medical Center Drive has gone through significant refinement with the applicant, his planning consultant, and the applicant's engineer working closely with staff to develop a density and lot configuration for areas 4 and 5 (those areas lying west of the San Diego Gas & Electric easement) to be more in keeping with the traditional lots which lie adjacent to these areas immediately to the west. The end result is the development of a subdivision map with a combination of 6,000 and 7,000 sq. ft. lots which can be accommodated under the present R-1-P-4 zone rather than the R-1-P-6 rezone originally requested by the applicant. Area 2 which features a 50 ft. wide by 75 ft. deep lot running adjacent to the easement as well as a 50x80 to 100 ft. lot in the interior--will provide smaller detached lot for the area lying north of Naples Street. Area 3 which is immediately adjacent to Fox Hills will feature a 50x90 to 100 ft. long lot, thus providing a 4,500 to 5,000 sq. ft. detached product. The development now roposed for areas 2 and 3 can be accommodated in the R-1-P-5 rather than 1-P-6 zone as originally requested by the applicant. All of the ngle-family detached homes will feature public road systems with setbacks, maximum building area and patio standards included in the Precise Plan Design Guidelines. The applicant had originally proposed a private park area located partially within the San Diego Gas & Electric easement; however, after further consultation with the City Parks Department, the applicant has agreed to expand the park to nearly 4 acres in size with nearly 2.8 acres lying under the easement and developed in a more intense fashion with three lighted tennis courts being the primary recreational facility included in the park. Generally speaking, an applicant is required to provide dedication and/or improvements of parkland area in accordance with locations and criteria defined in the Chula Vista General Plan. In this instance, with the close proximity of Greg Rogers Park, it was not anticipated that an additional public park area would be needed. However, in reviewing the proposed housing development and the applicant's willingness to expand the park size if the City were willing to take on the overall maintenance of the park area, it was the conclusion of the Parks & Recreation Director that an expanded public park facility with the lighted tennis courts as well as other amenities would be a welcome supplement to the Greg Rogers facility. The applicant has included a pedestrian walk system which will link the proposed park with the existing Greg Rogers Park. For consideration of the ~panded park facility, the applicant will be requesting a waiver of certain ark fees which are required payment in lieu of park development. The decision to waive in part or all of the required park fees will be a decision for the City Council to evaluate based on the recommendation of the Parks & Recreation Director. C7 Page 5, Item 31 Meeting Dated/1 ~~~ The proposed multiple-family development called for in area 1 requests the density of 12 units per acre on the net 16.6-acre site, thus allowing for a maximum of 200 dwelling units. A preliminary grading plan, as well as a schematic development proposal provided by the developer, anticipates the creation of slope banks along Telegraph Canyon Road as well as Medical Center Drive leaving a building development area of approximately 12 acres. Thus, the density within the buildable area would be just under 17 units per acre or very close to the City's traditional R-3-G garden apartment development. This density would afford the applicant the opportunity to provide a substantial amount of common open space throughout the project while complying with the City's parking standards. The immediate area to the south of area 1, while zoned R-1-H, is now owned by the Sweetwater School District with the original plans calling for the construction of a junior high school. The District has since indicated that it is highly unlikely that they will be building a junior high school at this location; thus, the ultimate land use plan between the proposed multiple-family residential development planned for area 1 and the Chula Vista Community Hospital further to the south is unknown at this point. It is staff's recommendation that the area identified as future development lying along the east side of Medical Center Drive be retained in an R-1-H zoning ~ttern until a more cohesive development program is developed for this entire ea. It is staff's opinion that the multiple-family dwellings being provided in area 1 provides an excellent mixture of housing types to supplement areas 2, 3, 4, and 5 while retaining the overall density for the entire 108 acres near the low end of the General Plan range. We, therefore, support the rezonings as listed in our recommendation. COMMISSION ACTION: In denying the proposal, the Commission expressed concerns with the crowded street scene and reduction in private open space which can occur with small-lot single family developments such as those proposed for development areas 2 and 3 -- the areas proposed for rezoning to R-1-P-5, with 124 lots generally 50 ft, wide by 75-100 ft. deep and containing 3,750-5,000 sq. ft. in area. (As noted above, the overall proposal is at the low end of the General Plan range of 4-12 du/ac, and the majority of single family lots are consistent with the City's R-1 standards -- the 162 lots in the area to remain R-1-P-4, to the west of the SDG&E easement and adjacent to areas of traditional lot development.) As discussed in these three companion reports, the applicant and staff have made a concerted effort to distinguish the smaller-lot product in development areas 2 and 3 from less successful experiences of the past. The Rancho del Sur program includes public rather than private streets, as well as increased ront and rear setbacks and the ability to accommodate off-street parking in he driveways. All development within these areas will be subject to development standards and site plan and architectural approval by the Design Review Committee. In addition, compensating open space in the form of the SDG&E easement as well as a four acre public park site is included within the project. C7 Page 6, Item 31 Meeting Date^T/1 , ~ The staff concurs with the Planning Commission's concern over the development of small lot subdivisions which do not provide adequate compensating open space, proper setbacks and public streets. However, we do not agree that such is the case with the Rancho del Sur project. The development standards clearly provide for traditional front yard setbacks on public streets with landscaping parkways expanded and emphasized on the major streets. In addition, the neighborhood public park was expanded to nearly four acres with three lighted tennis courts, a cabana, picnic tables and other amenities planned at a cost of over $600,000 excluding land value. Two other factors were critical in the staff's analysis of the project: (1) the property configuration, orientation and proximity to the Fox Hills development; and (2) the limited number of small lots (124) as a percentage of the total detached housing proposed (286). FINDINGS: The P Precise Plan Modifying District may be applied to areas when the following is evident: that the property or area which the P Modifying District is applied is in an area adjacent and contiguous to a zone allowing different land uses and development of a precise plan will allow the area so esignated to coexist between land uses which might otherwise be compatible. The attachment of the P Modifying District will enable the City o control vehicular access and provide site plan and architectural review for the mixture of housing types planned for the area in accordance with precise plan design guidelines being adopted for the area. These guidelines will include both sign and landscaping controls to ensure compatibility with the existing developments in the area. The basic underlying zoning regulations do not allow the property owner and/or the City appropriate control or flexibility needed to achieve an efficient and proper relationship among the uses allowed in the adjacent zones. The attachment of the P Modifying District is in keeping with the prezoning of the property with the zoning breakdown more in keeping with the variety of developments planned for the area. The maximum density of 12 dwelling units per acre planned for the eastern portion of the property is in keeping with the upper end of the General Plan range while the proposed 4 dwelling unit per acre maximum planned for the west end of the property is in keeping with the lower range of the General Plan. FISCAL IMPACT: Not applicable. WPC 3983P • ~" ;e C~t~ Cc~.n it Chula Visfiu, i;v:;if~rnia ~. _ _~.~o J i. / ~ G I,_.,