Valley Center council rejects rezoning request for 135 North Ash

The Valley Center City Council voted down the second reading of Ordinance 14‑22‑25, a rezoning request for property at 135 North Ash Avenue, after debate over parking, setbacks and neighborhood character.

City staff told the council the applicant sought R‑4 zoning so two duplexes could be built on the lot. Staff said the parcel was about 25 feet narrower than the R‑2 duplex width requirement and that R‑4 would permit a 15‑foot setback on one side, compared with a 20‑ or 25‑foot setback under the current classification. The applicant was not present for the meeting; staff recommended approval.

Several council members expressed concern about on‑street parking near downtown and the precedent of approving higher‑density zoning in an established neighborhood. Council discussion focused on whether the lot should be rezoned to R‑4 to accommodate four units or remain at a lower density; one council member said staff review rather than return to the council would mean fewer public checks on site design and placement.

A motion to adopt the ordinance for second reading failed. The meeting record states, “All in favor of the motion, signify by raising your right hand. All opposed, same sign. Motion did not carry.” No official roll‑call tally was recorded in the transcript.

Because the application was for a zoning map amendment, any future proposal for duplexes or other development would require either a new rezoning application or compliance with existing R‑2/R‑1B development standards if refiled.

Background: Staff explained that R‑2 zoning requires a 70‑foot lot width for a duplex, while the R‑4 standard would allow narrower lot widths and shorter setbacks. The applicant previously explained they wanted units to face Ash rather than First Street to reduce the number of driveways facing each other; that orientation was raised in council discussion as a mitigation for driveway congestion but did not carry the motion to approval.