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HomeMy WebLinkAboutAgenda Statement 1977/06/21 Item 23 Item No. 23 June 21, 1977 CITY OF CHULA VISTA 23 � - � COUNCIL AGENDA STATEMENT �. �temb�Z-�$= For meeting of ��1�/�� Public hearing - Consideration of rezoning .44 acre at Third Avenue Extension ITEM TITLE and Kimball Terrace from R-1 to R-3-p-12 - Michael J. Roark Ordinance 1751 - Amending the zoning map to change the zone of .44 acre at Tfiird Avenue Extension and Kimball Terrace from R-1 to R-3-P-12 SUBMITTED BY Director of Planning� SECOND B�l�iiva A(�D AGO't'TION ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND — — l . The applicant is requesting rezoning for a .44 acre parcel located at the north- westerly corner of Third Avenue Extension and Kimball Terrace from R-1 to R-3-P-12 for the purpose of constructing a 5 unit apartment complex. The proposed density of 12 dwelling units per acre is in conformance with the maximum limit for the Medium Density Residential designation of the General Plan. 2. A Negative Declaration on this project was certified by the Planning Cortmission on March 17, 1977 and is herewith forwarded. to the City Council . B. DISCUSSION 1 . Adjacent zoning and land uses. North - C-0 - Vacant South - R-1 - Single family dwelling East - R-1 & R-3-P-12 - Single family dwelling and vacant (approved cluster development) West - R-1 - Single family dwellings 2. Site characteristics. The subject property is a .44 acre vacant parcel located at the northwest corner of Third Avenue and Kimball Terrace. The parcel is triangular in shape, and slopes steeply from the southwest toward Third Avenue, having a maximum natural slope of 25%. An enclosed storm drain exists on the northeasterly portion of the site runnin9 parallel with Third Avenue. EXHIBITS �continued on supplemental page) Agreement Resolution_ Ordinance X Plat X Notification List X Other Res.FCZ-77-I ENVIRONMENTAL DOCUMENT: Attached X Submitted on FINANCIAL IMPACT . . STAFF RECOMMENDATION , _ , _ � . . , Concur with the recortmendation of the Planning. Commission. � BOARD/COMMISSION RECOMMENDATION , On March 17, 1977 the Planning Commission by a 7-0 vote certified the Negative Declar- ation on IS-77-11 : On May 25, 1977 the Planning Commission by a 5-1 vote recommended the change of zone from R-1 to R-3-P-12 in accordance with Resolution PCZ-77-I . COUNCIL ACTION A p p $ 0 Y E D � Placed on first reading 6/14/77. by the City Council l 5 I ��' Chula dis:.�., ,;��' �o:nia I � BBted„ � ���� Form A-113 (Rev. 5/77) , . AGENDA ITEM NO. �,� 2� Supplemental page No. 2 3. Proposed development. The applicant intends to construct a 5 unit apartment complex, which will consist of a combination of two and three stori.es and 10 parking spaces located under the units in addition to two surface parking spaces, for a total of 12 spaces. The complex will consist of four 2 bedroom units and one 3 bedroom unit. Vehicular access to the property is pro- posed via a driveway located on Third Avenue approximately 160 feet north of Kimball Terrace. 4. Character of area. _ The character of the Kimball Terrace area and other properties on the west side of Third Avenue north of "D" Street is that of a stable single family residential neighbor- hood. The subject application would introduce multiple family development into this single family area. The subject property possesses a strong orientation to Third Avenue, which tends to argue for some increase in density. If vehicular access is taken from Third Avenue rather than from Kimball Terrace the increase in density should have little impact on the homes on Kimball Terrace. C. DISCUSSION The strong orientation of the property toward Third Avenue makes development under the present R-1 zoning unlikely, and the attachment of the "P" Precise Plan Modifying District guidelines will ensure the compatibility of the multiple family development with the adjacent single family area. 1S� � ����a���� ����������� The Environmental Review Committee of the City of-Chula Vista hzs recommended that the: Planning Commission & City Council find that the p=oject noted belo�a will not result in any significant _ environmental impact. The pr.oject is described as £ollows : Rezoning of . 44 -acres znd construction of a 5 unit apartment complex underground par};ing for 10 vehicles plus 2 on-site spaces and associated landscaping. Project Location : Northcaest corner of Kimball Terrace & 3rd Ave . Project Proponent: . htichael Roark 241 H St. . Chula Vista, CA The finding that the project will not have a significant effect o� the environment is based on the followinq reasons : 1. The project site is void of any significant natural or mar-mzde resources wnich cou].d be adversely effected by implenentation of the pro;ect and there are no kno�an geoloyic. hazards �•�ithin the immediate vicinity of the area which could substantially impact new development. 2. The proposed rezoning is in conformance �aith the General Plan land use elenent; all ootential impacts regarding trafiic circulation , parks and recreation and community services have been mitigated to an ir.significant level or eliminated; and the project is not anticipated to achieve short-term to the disadvantage o£ long-term environmental goals . 3. No impacts which could interact to create a substantial adverse cumulative effect on the environment are anticipated to result from the proposed action . 4. A HUD noise analysis has f�und that noise levels generating from vehicle traffic on Third Ave. are within the "normally" acceptable range indicating that no adverse acoustical imaact on hunan bei,gs will result. _, , � � i 1 � � 5� i i Mitigation measures included as part of the project to avoid significant impact: E. Analysis in support of findings . Change§ in growth rate and density The project involves a request for a zone change cahich would increase residential density on the project site. The existing R-1 zoning of the site would permit the development of �r�o single family dwellings while the proposed rezoning to R-3-P-12 �aould permit five dcaelling units . This rezoning is in conformance with the General Plan. �- Almost all of the property in the vicinity of the project is currently zoned for various multi family and a��mercial uses . The property inunediately to the north�•:est of the ,p�*aject on the south side of Third Ave. is zoned R-1 . That property has a similar topographi.c orientation to Third Ave . and a re�est for an increase in intensity could result from the approval of �his request. The g-i ,_rPa t� t}:e northcaest is of a simi.lar size to this project site and even considered cumulatively ,- there woLld be a population increase of about 20 people cahich is not signif�cant. � The sLbstan.tial topographic changes bet�aeen the project site and the existing sinale famil}� development to the sauth;•;est wi11 preclude any substantial impact on the charactea and stability of the developed single family area. , Therefore, althou,h there �:�ill be a cha nge in densi�y on the project site and potentially on -other properties, there will be no substantial adverse change in the environ:�ent. Given the zoning pattern of tne ger.eral area there will be little change in the cievelop*nent pattern in the area of the project. � l� s) . Schools . . � The project arez is served by the following schools with their current attendance and capacities : • Attendance Capacity Feaster Elementary ?' 416 - . �382 Chula Vista Jr. High , 1296 1200 Chula Vista Sr. Aigh 1309 1624 Thus the elementary and junior high school facilities are currently over capacity. Because of the scale of the project it will not have any substantial direct impact on the environment. Cumulatively, the school districts have indicated that if the developer will assist in a short range accommodation of the additional students , on a long term basis the students can be acco�nodated due to a decline in enrollment, changes in school boundaries and changes • ir. bussing patterns. There will be therefore, na substantial adverse impact on the provision of educational services . Parks The park service district in cahich this oroject is located has a requirement for 4 . 4 acres of park area, there are no park facilities within the service district. This project will resuit in the need for . O1 additional acres of park land cahich is not a substantial amount . The project propon�nt will be reauired . to pay the necessary park fees to4:ard purchase and development of park facilities . Additionally there is an �:isting corununity park facility 1/4 mile �o�st of the project. Cumulatively, as development takes place there �rill be less vacar.t land and a decreasing opaortunity to obtain nec�ssary neighborhood facilities in this service district. To mitigate that impact, an evaluation of. the vacant land in the district ard cahich sites caould be more appropriate for park purposes should be carried out and purchase of necessary land undertaken. Traffic Hazards Tnis segment of Third Ave. has slight sight distance problems associatcd cai*_h vehicles entering onto anci ezisting from the site due to alignment and arade of Third Ave . l,n increase in traffic could aagravate the problem. The e:;isting average daily traffic is 6146 triis cahicti rpovides a level of service B. The project will result in 40 additional trins on Third Ave . There are other aopro•✓ed, planned and probable future �roject which will also add traffic to Third Ave . Ho�•:ever, these increases in traffic are not substantial. enough to siynifcan�ly lower the service level of this 4 lane coliect-or road. 7 �' . � , _-: Without a substantial change in the service 1eveI``there will be �•�'- '-'=" °_= adequate breaks in the traffic flow to permit safe right hand turns into and out of the project. The applicant has also agreed to eliminate the southerly project entrance limiting access to the most northerly drive�,aay which has adequate sight distance for safe ingress and egress . The Initial Study Application & Evaluation forms documenting. the fin� ' r.g of no signiF���act , are attached. �-v (�%� � �•iro � ntal Revie.: Coordinator CASE N0. IS-77-11 DATE : Feb. 24 , 1977 E\ 3 (rev. 2-4-77) � � i � �(� � i . � ' J'� (n � I �O i � W i i �i� J , _ � Q , � • F�� Q • w � -- ,as'* R-3 P-12 �' +� a N ab'- �' KIMBALL T , F,Q , , � -18�3 . _ � . �'*_`'� ��'' NpR --- � ' TN , - 93�i_• - e� 3 E.Gt�RNER L�LOT/O ��p'± //4 SEG /36 MAP 5p5 W 0� 50� 100� � � Q � � _ F- �� D �� STREET CASE N0. PCZ-TT-I � HEREBY CERTIFY THAT THIS ZONING MAP ACREAGE .44 WAS APPROVED AS A PART OF ORDINANCE SCALE I°� 200' 1751 BY THE CITY COUNCIL ON �uNE 21. 1977, DATE JUNE 22. 197T p� ��� �LER� 6 D E 77 DRAWN BY • CHECKED BY ZONING MAP - 349 � ,---�--=----- j�l 8 ' � � ',� J ,� �. Z � . I I W r � � � ___J . IFI � � � . �\�, '. 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' ' • ' ' _ -_ . i ' � � � l � SF.SF'SFSF �A� � 3-p-� SF�SF I____� j ' � , R3=G- =t= ° R-:I I __"�' ___ i i ir"`_f"rl�-�_T _ T_ ; � � ' SF SF'SF tlF �i i i i -' i'SF '�-r-r--�-; i � D � ST. � ---t ___ � - - -- "3_ LOCATOR . - , ' , _ �cz-�7-i � - ' � PCM-'77-9 4RIETTA � REZONE FRO'.7 R-I TO � � � '—- • ----' - � W - , R�3-P'12-d�R£CtS£ `� Q _ � PLAN AT NWC OF KIMBA►I� _____ W (� � . rc4on�;,^r g -u�oC mic c1rr , ' __'__ Q ___ " l \ ` ; I"�_" i . " � � �/ 4 ���� ET - - -- - - - � : --- - -- - � - p �, 1-- - � -- W - - --- --- -- ;--- � �.- - -- r -- � � OAKS Q '__ __ .__ W ___ W W " " __ _ /VO� i Z U " �N ST. --- Z --- Z Z - - -- TH . � -- 3 � w w ~ u _ - - ' > > : - - --- - - � -- -- - RESOLUTION N0. PCZ-77-I • RESOLUTION OF THE CITY PLAtIN1NG CON�NISSION RECOtRAENDING TO � THE CITY COUPlCIL THE LHA��GE OF ZO�IE FOR .44 ALRE AT THIRD AVENUE EXTEtdS10�1 AtlD KIMBALL TERRACE FkOtA R-1 TO R-3-P-12 � WHEREAS, a duly verified application for rezoning of property was filed with the Planning" Department by Michael J. Roark'�on febr.'15, 7977, application No. PLZ-77-I, and ' . h'HEREAS, said application requested a change of zone for approximately � .44 acre located at the northwest corner of Third Nvenue and Kimball Terrace, . more particularly described in said application, from R-1 to R-3-P-12, and FlHEREAS, the Flanning Lomnission set the time and place for a hearing on � said application, and notice of said hearing, together with its purpose, was given 6y the publication in a newspaper of general circul;tion in the City at - least 10 days prior to the date of said hearing, and � WHEREAS, a hearing was held at said time and place, namely 7:00 p.m., � March 23,�1977, April 20, 1977 and May 25, 1977, before the Planning Co�rmission, and said hearing was thereafter tlosed, and � h'HEREAS, on IAarch 23, 1977 the Planning Comnission found that in accordance Nith the findings in the tlegative Declaration on IS-77-11, the proposed project will not have any significant adverse environmental impacts, and certified the . Neyative Declaration! . � NOF! THEREFORE BE IT RESOLYED AS FOLLOWS: . . 1. From facts presented to the Co;rcnissior,, the Loamission finds that public necessity, conveniente, general welfare and good zoning practice require � � the change of zone from R-1 to R-3-P-12 for .44 acre located at the northwest - corner of Third Avenue Extension and Kimball Terrace, subject to the following conditions: � . a. Street improvements and dedication of street right of way shall � be provided as shown on the preliminary City Drawing �70. 71-79D. b. One 20,G00 lumen street light shall be installed on Third Avenue ' at the north�est corner of thz site. . c. The precise plan shall be subject to the following guidelines: 1) All main structures �hall maintain a 25 ft. setback from alt � streets. 2) Any structures, fencing or landscaping located within 25 feet of Third Avenue shall be approved by the Zoning Administrator and Traffic Engineer. l 1 `I - 3) Yehicular access to the site shall be limited to fhe ' northerly 120 feet of street frontage along Third Avenue. - 4) Access to the site from Kimball Tercace shall be . restricted to pedestrians. 5) The landscaping on Kimball Terrace and the area adjacent ' to the single family uses shall tonsist of heavy tree - planting. � . 6) The tandscaped areas above the box culvert shall not 6e , deep rooting. Any trees shall be subject to approval by � the Department of Public Works. 7) Private usable open space shall be 80 sq. ft. for one � and two bedroom units and 100 sq. ft. for three bedroom _ . units or more. ' 2. Fhe findings of fact in support of said determination are as follows: a. The subject property is a .44 acre triangularly shaped parcel ' - having a maximum natural siope of 25% oriented toward Third Avenue. . While access to the site from Kimball Terrace is possible, the , natural access is from Third Avenue. Good zoning practice dictates that the proper±y be developed with orientation to:•:ard Third Avenue � . � and that this development be consistent with other properties in the imnediate area that front on Third Avenue. b. The proposed density of 12 dwelling units per acre is in conform- . ance with the 6eneral Plan designation for said property of 4-12 � dwelling units per acre. c. The "P" Precise Plan Modifying District is appropriate due to the followir.g condition;: � 1) The subject property is uniGue with respect to other properties � � . in the imnediate vitinity because of its steep topography . (25%) and its irregular shape. 2) The change of zone permits a land use which is different than the adjacent single family area; attachment of the "P" ' Precise Plan pbdifying District and the guidelines contained herein will foster compatibility between the di`ferent land uses. 3. The Planning Lortmission recomrends to the Lity Council that said change' . of zone be granted. 4. That this resolution be trxnsmi'.`eG to the City Council and a copy be - � transmitted to the applicant. , • -Z- . ( ? S�_ _ PASSED At�D APPROVED BY THE LITY PLAIiNI1�G COtR1I5SI0�1 OF CHULA VISTA, CALIFORNIA this 25th day of May, 7977, by the following vote, to-wit: � AYES: Cor,missioners Starr, Pressutti, Renneisen, R. Johnson and 6. Johnson NOES: tomnissioner Chandler ABSENT: Cortmissioner Smith � �; � �� � ' Chai� ATTEST: / ��'_��lL �� �v-��L� . �Secretary . � , l �r' .