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HomeMy WebLinkAboutAgenda Statement 1975/02/04 Item 02abcAGENDA ITEM N0. [ 2abc] CHULA VISTA CITY COUNCIL MEETING OF: February 4, 1975 Public hearing - Consideration of change of zone for 3.96 acres located at the northwest corner of Palomar Street and Second Ave. from R-3-G-D to R-3-M-P ITEM TITLE: Ordinance - Amending Zoning Ordinance to change zone on 3.96 acres located at the northwest corner of Palomar Street and Second Ave. to R-3-M-P Resolution - Approving Precise Plan for the development of property at the northwest corner of Palomar Street and Second Avenue INITIATED BY: Director of Planning A. BACKGROUND - SYNOPSIS 1. The applicant desires to construct 78 apartment units on 3.96 acres of property on the northwest corner of Palomar Street and Second Avenue. The locator and site plan are contained in the detailed staff report to the Planning Commission dated January 8, 1975, a copy of which is attached. In conjunction with the rezoning, the applicant also requests that the Precise Plan for the development be approved. 2. The subject property has been considered by the City Council and Planning Commis- sion on 8 previous occasions. On the last occasion, Council was appareniyly ready to formalize its approval by approving the site plan for 78 units, but at tMe last moment the owner of the property asked that the application be filed. B. ANALYSIS 1. The proposed 78 units on 3.96 acres equates a density of 19.5 units/acre, which is between the R-3-M (22 units/acre) and R-3-G (17+ units/acre) allowable densities. By comparison, the surrounding R-3 projects, with the exception of Jay L Jay Apart- ments south of Palomar, are higher in density. 2. The design of the site plan and thematic architectural treatment of the buildings, and the extensive open space amenities being provided, produce a desirable project at a density only slightly higher (8 units total) than the existing R-3-G zoning would allow. C. FINDINGS 1. Good zoning practice argues that an increase of 8 units on the subject site will, (continued on supplemental sheet) ATTACHED: Resolution [X] Ordinance [X] Agreement [ ] Plat [ ] See EXHIBITS [X] No. 1, 2, 3,4,5 Financial Statement: Commission-Board Recommendation: The Planning Commission voted 7-0 on January 8, 1975 to recommend approval of the rezoning to R-3-M-P in accordance with Resolution PCZ-74-0 and approval of the Precise Plan, subject to the conditions set forth in Resolution PCM-74-26. Department Head Recommendation: Concur City Manager Recommendation: Concur ~~ ~.~ AGENDA ITEM N0. 2a,b,c Supplemental Page No. 2 subject to approval of a precise plan, not pose a noticeable burden on the surround- ing community or public facilities. The development proposed under the requested R-3-M-P zoning will add a well designed apartment complex having more amenities than are normally required. 2. The proposed R-3-M-P zoning, allowing 19 units per acre under the provisions of the Precise Plan, is in conformance with the General Plan which designates the site for "High Density Residential, 13-26 DU/Acre." -~, ~~ /~i City Planning Commission I~~~~ 1 Ayenda Items for ~~eeting of January 8, 1975, page 3 X11 3. PUBLIC HEARING: Rezon.in~PCZ-74-0, 3.9_6 acres at northwest corner of Palomar Street and Second Avenue from R-3-G-D to R-3-M-P, Ray L. Huffman Construction, Inc. A. .BACKGROUND 1. Re uest The applicant desires to construct 78 apartment units on 4± acres at Second Avenue and Palomar Street (see locator) fora density of 19 units per acre. The present zoning (R-3-G) allows 17.4 units per acre. The proposed zoning (R-3-M) would allow 21.7 units per acre. The "P" Precise Plan Modifying District would be attached for the purpose of conditioning approval of the rezoning to the proposed. density of 78 units on the Precise Plan which is enclosed as Exhibit A. 2. Previous Actions ' ., The subject property has been considered by the City Council and the Planning Commission on eight previous occasions: two subdivisions which were approved; and rezoning requests to R-3, R-3-6-2, R-3-B-3, R-3-B-2-D and R-3-M (twice). Summary of the actions taken is as follows: R-3 denied R-3-B-2 denied R-3-B-3 filed at applicant's request;~~ R-3-B-2-D approved October, .1968 R-3-P1 Council rezoned the property instead to R-3-G-D, April, 1'973 R-3-M-P filed at applicant's request, February, 1974. In th^ last case the City Council approved the.R-3-M-P zoning on appeal from the Planning Commission's recommendation of denial. On February 26, 1974 the City Council was ready to formalize its approval and adopt the Precise Plan for 78 apartment units, but at the last moment the o~~~ner of the property asked that the matter be filed. . The Precise Plan before the Planning essentially the same as the previous story structures are now proposed. Commission at this time as Exhibit A is plan, except that a mixture of one and tt~o 3. The Initial Study (EA-73-6) which resulted in a negative declaration for the previous plan and became final in Februar°y, 1973 has been reviewed against the new plan and has been found by the Environmental Review Coordinator to by applicable; therefore a revised Initial Study is not required. B. ANALYSIS - 1. Surrounding zoning and land use: North - R-3-G-D (City)and R-3 (County); majority vacant South - R-3; Jay L Jay Apartments at 2100 sq. ft. per unit East - R-3 and R-2 (County); apartments at 1800 sq, ft. per unit West - C-C-P; Handyman Center i% ~ ~ ~ "7 ' ~. / ~ 4.". City Planning Commission Ayenda Items for Meeting of January 8, 1975 page 4 2. Legal Lot. The development site is a legal lot, having been created by Parcel Map tdo. 86 recorded January 15, 1969. 3. Analysis of Precise Plan. The previous staff recommendation for approval of the R-3-M-P zoning included guidelines for development ~•rhich vrould have produced a better plan than was typical of. other R-3 type projects in Chula Vista. These guidelines, which included a density limit of 78 units, the mixture of one and t~•ro story design, and the use of a registered building designer, have been met. The colored elevations of the buildings,. which vrill be on display at the meeting, show a strong thematic treatment of the elevations, 4rith substantial detail given to building features, such as 4•rindotvs and roof lines. The one and t~•ro story mixture will create a variety of interesting building lines from~the street and also from interior views. 4. P,s to the proposed density being too high for the area--a previous concern •of the Planning Commission in its denial of the rezonin is 2 units per acre more than the current zoning and adds onlye8funitsetoewhaty the current zoning would allo~•r. By comparison, the surrounding R-3 projects, with the exception of Jay L Jay, are higher in density. The site is located on a major street (Palomar) and Nrill consequently pose no traffic problems. 5. Parking. ;~ 108 resident spaces and 12 guest spaces are required onsite; 120 spaces are shown. - In addition, the street frontages on Second Avenue (150'.±) and Palomar Street (550'±) gill provide substantial additional parking. 6. Open Space. A recreation building, swimming pool and Jacuzzi are being provided in the center of the project with good accessibility from all units. In addition, landscaped open areas and barbeque areas are provided throughout the project. The usable open space per unit amounts to approximately 520 sq. ft. 500 sq. ft. per unit required under the R-3-M zone. Each unit will haveuant85ssq. ft. private patio area in addition to the common open space. C. FINDINGS 1. Good zoning practice argues that an increase of 8 units on the subject site will, subject to approval of a precise plan, not pose a noticeable burden on the surrounding community or public facilities. The .development proposed under the requested R-3-f~-P zoning will add a r•rell designed apartment complex having more amenities than are required for the prospective residents thereof. 2. The proposed R-3-M-P zoning, allowing 19 units per acre under the provisions of the Precise Plan, is in conformance with the General Plan ~~rhich designates the site for "High Density Residential, 13-26 DU//1cre." i %% 1 ~> City Planning Commission Agenda Items for Meeting of January 8, 1975 D. RECOMMENDATION page 5 1. Adopt a motion recommending that the City Council rezone the 3.96 acre site, located at the norths~~est corner of Second Avenue and Palomar Street, from R-3-G-D to R-3-M-P, development subject to approval of the Precise Plan. 2. Adopt a motion recommending that the City Council approve the Precise Plan, as shown in Exhibit A, subject to the following .development guidelines. a. A maximum of 78 apartment units in one and two story structures shall be allowed. b. Development of the property shall be subject to site plan and architectural approval. c. Landscaping and irrigation of the property shall emphasize specimen plantings along the street frontages and at the three entrances. The plan shall be subject to review and approval by the City's Landscape Planner. d. The architectural theme of the roofing on buildings 2 and 3 shall ' ` be carried around the exterior boundary on all sides. e. All utilities shall be underground. ;, , f. Prior to the issuance of any permits, residential construction tax shall be paid in the amount of X140 per unit for one bedroom units and X150 per uni t for tt~ro bedroom units. g. Prior to the issuance of permits, letters shall be s;ibmitted to the Planning Department from the school districts indicating that school facilities will be available to serve the project's anticipated students. h. Installation of necessary public improvements shall be requirred as conditions of issuance of the building permit. ' i. A grading permit shall be required. j. Street lights shall be installed in the number and location ~s determined by the Traffic Engineer. k. Precise plan shall be revised to have only one access into the two adjacent parking lots in the approximate center of the Palomar Street frontage. 1. The fire flow requirement shall be a mininnrm '500 GPP~ for fiWe hours duration based on a minimum of twenty PSI residual operating pressure in the street main from which the floty is measured at the time of measurement. NOTE: If ~•rood shingles are used as roof covering the fire flow requirement shall be increased an additional 500 GPM. ,---_ • City Planning Coir~nission Agenda Items for Meeting of January £3, 1975 page 6 m. Three fire hydrants shall be required, to be located as follovrs: (1) At driveway north of Palomar entrance Street located on the west on th side of Second Avenue, , e north side of the drive~:ray entrance. (2) On the north entrance west of side of Second A Palomar Street, at venue th the first parking lot entrance. , on e east s ide of the parking lot (3) On the north side of Palomar Street, at the most westr?rly drive~rray entrance, on the east side of the driveway entrance. n. The type of hydrant shall have one 4" outlet and tyro 22" oWtlets. Installation shall be in accordance with standard specifications. o. Protection of fire hydrants shall be provided and maintained at all times. '• p. Water supplies,.including hydrants, shall be installed in an operable condition prior to any combustible construction being commenced on the site. q. Access to fire hydrants shall be provided and maintained at all times. Hydrants shall not be obstructed in any manner. r. Access for fire apparatus shall;iie provided and maintained in a passable condition to within 150 feet of any combustible construction at all times. • • s. Turnarounds for fire apparatus shall be provided as indicated on the site plan. Turnarounds shall be clearly marked as such and shall npt be obstructed, in any manner, at any time. • t.~ Any other requirement for fire protection as may be determirned by reed. ,-- ,, 'i --..,. ~ ~~~ f.~ ~ i _ r~ I t i I~ ~! 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PCZ-74-0 4~~~~~ rM RESOLUTION) OF THE CITY PLANNING COMMISSION RECOMMENDING TO ,99 a TFIE CITY COUNCIL THE CHANGE OF ZONE FOR 3.96 ACRES LOCATED AT THE NORTHWEST CORNER OF PALOMAR STREET AND SECOND AVENUE FROM R-3-G-D TO R-3-M-P WHEREAS, a duly verified application for a change of zone was filed with the Planning Department by Ray L. Huffman Construction, Inc. on the 13th day of December,-1974, Document PCZ-74-0, and WHEREAS, said application requested 3.96~acres located at the northwest corner of Palomar. Street and Second Avenue, more particularly described in said Document, be reclassified from R-3-G-D to R-3-M-P, and WHEREAS, the Initial Study (EA-73-6 ), which resulted in a negative declar- ation fora previously proposed similar plan and became final in February, 1973, was reviewed against the new plan and found by the Environmental Review Coordin- ator to be applicable; therefore, a revised Initial Study is not required, and WHEREAS, the Planning Commission set the time and place fora hearing on .said application for change of zone, and notice of said hearing, together with its purpose, was given by the publication in a newspaper of general circulation in the City at least ten days prior to the date of said hearing, and WHEREAS, a hearing was held at said time and place, namely 7:00 p.m., January 8, 1975, Council Chamber, Civic Center, 276 Fourth Avenue, beforie the Planning Commission, and said hearing was thereafter closed. NOW THEREFORE BE IT RESOLVED r~S FOLLOWS: 1. From facts presented to the Commission, the Commission finds that public necessity, convenience, general welfare and good zoning practice require the change of zone from R-3-G-D to R-3-M-P for 3.96 acres located at the north- west corner of Palomar Street and Second Avenue, subject to approval of the ~~Precise Plan for development of the property. 2. The findings of fact in support of said determination are as ,follows: a. An increase of 8 units on the site, subject to approval of the Precise Plan, will not pose a noticeable burden on the surrournding community or public facilities. ~~he development proposed will add a well designed apartment complex having more amenities than are required for the prospective residents thereof. b. The R-3-M-P zoning, allowing 19 units per acre under the provisions of the submitted Precise Plan, is in conformance with the General Plan which designates the site for "High Density Residential, 13-26 DU/Acre." a~ i~ 3. The Planning Commission recommends to the City_Council that said change of zone be granted. 4. That this resolution be transmitted, along with the application, to the City Council, and a copy of this resolution be transmitted to the applicant. PASSED and APPROVED by the CITY PLANNING COMMISSION of CHULA VISTA, CALIFORNIA, this 8th day of January, 1975, by the following vote, to-wit: AYES: Commissioners .Rudolph, Smith, Rice, Pressutti, Chandler, Starr and Floto NOES: None ABSENT: None ~~ ~ ~ Chairman ATTEST: °J~~~-~iQ-f=~J Secretary G~ , ~~~ /tea RESOLUTION N0. PCfi-74-26 RESCLUTION OF THE CI'(Y PLANNING COf`1f~ISSION RECO!~MENDIfJG TO ~~~~ TF(E CI"fY COUPJCTL THE APPROVAL OF TIDE PRECISE PLAN FOR RESI[)ENTIAL DE!!ELOPfjENT OF 3.95 ACRES AT THE NORTHWEST CORNER OF PALOP~AR STREET A(dD SECOND AVEP~UE -WHEREAS, application PCZ-74-0 for a change of zone from R-3-G-D to R-3-M-P for that certain property located at the northwest corner of Palomar Street and Second Avenue was recommended by the City Planning Commission for adoption subject to the approval of a Precise Plan, and WHEREAS, Ray L. Huffman Construction, Inc. submitted a Precise Plan for development of subject property with 78 apartment units, and WHEREAS, the City Planning Commission, at a public hearing held a't 7:00 p.m., Wednesday, January 8, 1975, in the Council Chamber, 276 Fourth Avenue, considered the Precise Plan for development as submitted by Ray L. Huffman Construction, Inc., NOW THEREFORE BE IT RESOLVED AS FOLLOWS: The City Planning Commission finds the Precise Plan for residential development of property at the northwest corner of Palomar Street and Second Avenue conforms to the General Plan and ordinances of the City of Chula Vista, and recommends approval subject to the following development guidelines: 1. A maximum of 78 apartment units in one and two story structures shall be allowed. 2. Development of the property shall be subject to site plan and architectural approval. 3. Landscaping and irrigation of the property shall emphasize specimen',. plantings along the street frontages and at the three entrances. The plan shall '~be subject to review and approval by the City's Landscape Planner. 4. The architectural theme of the roofing on buildings 2 and 3 shall Ibe carried around the exterior boundary on all sides. 5. All utilities shall be underground. 6. Prior to the issuance of any permits, residential construction tax shall be paid in the amount of $140 per unit for one bedroom units and $150 per unit for two bedroom units. 7. Prior to the issuance of permits, letters shall be submitted to the Planning Department from the school districts indicating that school facilities will be available to serve the project's anticipated students. 8. Installation of necessary public improvements shall be required as conditions of issuance of the building permit. A grading permit shall be required. 10. Street lights shall be installed in the number and location as determined by the Traffic Engineer. 11. The Precise Plan shall be revised to have only one access into the two adjacent parking lots in the approximate center of the Palomar Street. frontage. 12. The fire flow requirement shall be a minimum 1500 GPM for five hours duration based on a minimum of twenty PSI residual operating pressure in the street main from which the flow is measured at the time of measurement. If wood shingles are used as roof covering the fire flow requirement shall be increased an additional 500 GPM. 13. Three fire hydrants shall be required, to be located as follows: a. At driveway entrance located on the west-side of Second Avenue, north of Palomar Street, on the north side of the driveway entrance. b. On the north side of Palomar Street, at the first parking lat entrance west of Second Avenue, on the east side of the parking lot entrance. c. On the north side of Palomar Street, at the most westerly driveway entrance, on the east side of the driveway entrance. 14. The type of hydrant shall have one 4" outlet and two 22" outlets. Install- ation shall be in accordance with standard specifications. 15. Protection of fire hydrants shall be provided and maintained at all times. 16. Water supplies, including hydrants, shall be installed in operable condi- tion prior to any combustible construction being. commenced on the site. 17. Access to fire hydrants shall be provided and maintained at all times. Hydrants shall not be obstructed in any manner. 18. Access for fire apparatus shall be provided and maintained in a passable condition to within 150 feet of any combustible construction at all times. 19. Turnarounds for fire apparatus shall be provided as indicated on the site plan. Turnarounds shall be clearly marked as such and shall not be obstructed, in any manner, at any time. 20. Any other requirement for fire protection as may be determined by need. PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA this 8th day of January, 1975, by the following vote, to-wit: AYES: NOES: Commissioners Rice, Rudolph, Floto, Starr, Chandler, Pressutti and Smith None A6SENT: None ATTEST: -.~, , /; ~`~ !F L S =L~S~__ Chairman __ ~ . j ~,.