HomeMy WebLinkAboutAgenda Statement 1987/07/14 Item 32• COUNCIL AGENDA STATEMENT
Item 32
7/14/87
Meeting Date
ITEM TITLE: Public Hearing: PCZ-87-N - Consideration to rezone 0.33 acres
located on the east side of No rth Second
Avenue at the easterly ,terminus of "C" Street
from A to R-1 - Wayne Clark
SUBMITTED BY:
REVIEWED BY:
Ordinance ~~~ Rezoning. 0.33 acres from A to R-1-10
Director of Planning SECOND READING AND ADOPTION
City Manager
(4/5ths Vote: Yes No X )
This item involves a request to rezone 0.33 acres from A (Agriculture) to R-1
(Single-family residential/7,000 sq. ft. minimum lot size). The property is
located on the east side of North Second Avenue at the easterly terminus of
"C" Street.
The proposed rezoning is exempt from environmental review as a Class 3(a)
~emption. Environmental review would be required with development plans.
RECOMMENDATION: That Council deny the request as filed, but approve a
rezoning of the 0.33 acres from A to R-1-10 (Single-family residential/10,000
sq. ft. minimum lot size) -- the second reading of the ordinance to be delayed
until a parcel map has been approved for the property.
BOARDS/COMMISSIONS RECOMMENDATION: On May 27, 1987, the Planning
Commission, by a vote of 5-0 with one Commissioner absent and one abstention,
recommended that Council approve the rezoning from A to R-1 in accordance with
Resolution PCZ-87-N.
DISCUSSION:
The property is vacant and located on an east-facing slope above the
Sweetwater valley. Properties to the north and east are also vacant and zoned
for agriculture, while the properties to the south and west are zoned R-1 and
developed with single-family dwellings.
The front 20-30 ft. of the site slopes down from Second Avenue to a level area
or "bench" which is 8-12 ft. below street level and which varies in width from
30 ft. on the north to 55 ft. on the south. The property then slopes steeply
down toward the valley floor. A dense grove of eucalyptus trees occupy these
steep slopes on the central/easterly portion of the site.
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Page 2, Item 32
Meeting Date~~
The 0.33 acres i s currently a portion of a l arger 1 .64-acre parcel . If the
rezoning is successful, the applicant intends to file a parcel map for two R-1
lots of approximately 7,000 sq. ft. each. The balance of the larger parcel
woul d be merged with a 10.35 acre site lying to the east which i s presently
unzoned. The applicant has also applied to vacate a 14 ft. strip of Second
Avenue along the frontage of the property.
Since the property presently has only 50-75 ft. of depth which could be
considered usable, the staff had recommended that the Planning Commission
continue this item until the street vacation issue was resolved. The delay
would have also allowed the applicant to provide graphic information to
support the contention that the property could accommodate dwellings on 7,000
sq. ft. lots in a manner sensitive to the terrain and trees. The applicant
opposed the continuation on the basis that the street vacation was all but a
foregone conclusion, and that site development would have to abide by the
standards of the R-1 zone regardless.
The Commission concluded that the R-1 zone was consistent with adjacent zoning
and thus recommended approval of the applicant's request.
ANALYSIS:
~e request is consistent with both the General Plan designation of Medium
ensity Residential (4-12 du/ac) and the surrounding zoning pattern. The City
has established policy to encourage development which is sensitive to the
natural terrain and other site amenities such as mature stands of trees,
however, and this policy has a direct bearing on zoning issues. The General
Plan provides that the most difficult topography should be developed at lower
densities, and that care should be taken in the design of residential areas to
preserve the City's natural amenities. The City has also adopted a Hillside
P~todifying District and Hillside Development Policy which specifically address
zoning and development issues in the hillsides.
The rezoning of an area to R-1 indicates that the City believes a property is
appropriate for standard 7,000 sq. ft. single family lots. In the present
case, the site has an average natural slope of 50q. If this property was
subject to the provisions of the Hillside P+lodifying District, the most
restrictive standards would apply and these standards would allow grading of
no more than 10% of the site and limit density to 0.46 dwelling units per
acre. It is not suggested that such restrictive standards should be applied
to a "remnant" in-fill site, but the severe topographic constraints of the
property would suggest large-lot zoning and information has not been provided
on the development potential of the property which would indicate otherwise.
The applicant suggests that the rezoning and subsequent creation of two
standard 7,000 sq. ft. lots, 60 ft. in width, is consistent with the R-1
parcels directly to the south. The lot area, lot width and average natural
lope (ANS) of the three single family parcels immediately to the south of the
ite are as follows: 8,960 sq. ft./80 ft. width/25q ANS; 11,900 sq. ft./85
ft. width/27% ANS; and, 10,250 sq. ft./92 ft. width/33q ANS. It should also
be noted that these three properties and surrounding areas to the south have
been zoned R-1 since at least 1941 -- at a time when zoning was applied
without great regard to terrain.
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CONCLUSION:
Page 3, Item 32
Meeting Date ~7~I~/
The request is for zoning which would authorize substantially smaller lots
than adjacent parcels with similar and even less severe topography. In
retrospect, the resolution of the street vacation (which the Engineering
Department believes is supportable) and/or the provision of additional
information on the development potential of the property would likely not
affect our recommendation to rezone the property R-1-10. This zone requires a
minimum 10,000 sq. ft. lot, 70 ft. in width, and will result in a building
site of sufficient size to accommodate development in a manner more sensitive
to the constraints of the site. The 10,000 sq. ft. minimum lot size is also
consistent with the lot pattern of abutting single family properties to the
south.
In order to coordinate the zone boundary with eventual property lines, we have
further recommended that the second reading of the ordinance be postponed
until a parcel map has been approved. This may or may not result in a
decrease in the acreage involved in the rezoning.
WPC 3958P
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Chula Vista, Calirornia
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EXHIBIT 8 -
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