HomeMy WebLinkAboutAgenda Statement 1977/08/23 Item 18 Item No. 18
August 23, 1977 ' ' � : , � CITY OF CHULA VISTA � � j�
COUNCIL AGENDA STATEMEiVT Item No. �d'
For meeting of'��� g�3�77
Public hearing - Consideration of proposed amendment to Section 19.28.070 A
ITEM TITLE of the Muni.cipal Code to incorporate a sliding scale of permitted net
� Pesidential density within tfie R-3 and R-3-M zonal regulations
Ordinance 1760_ - Adopting an amendment to Section 19.28.070 A of the
Municipal Code to incorporate a sliding scale of permitted net residential
SUBMITTED BY density within the R-3 and R-3-M zonal regulations
Director of Planning SECOND READING AND ADOPTIOPl
ITEM EXPLANATION (4/5TH'S POTE REQUIRED YES . NO X )
A. BACKGROUND
1 . The City Council , during the past twelve months, has expressed concern over the .
density and location of Chula Vista' s several R-3 zones. This concern has increased as
citizens have protested proposed R-3 developments near their single family neighborhoods.
As a result of such protestations, Council has zoned several areas amid considerable
controversy.
2. The R-3 problem was first clearly identified in the Central Chula Vista Corrmwnity' s
"neighborhoods-in-transition" study, where several single family residential enclaves are
zoned R-3 and have experienced piecemeal apartment house development. This unplanned
mixture of dwelling types and the resultant increase in residential density in the said
enclaves have had an erosive effect upon the Central Community's residential enjoyment
and sing7e family fabric..
3. Several months ago Council considered the Planning Department's comprehensive
program for the improvement of the order, amenity, and stability of this municipality's
R-3 zones, and instructed staff to proceed with the several projects constituent to the
said program.
4. The proposed amendment is one of the projects discussed in the above paragraph.
Its provisions are designed to regulate net residential density in the R-3 and R-3-�4
zones through the application of a sliding scale, which employs lot area and the number
of bedrooms per dwelling unit as density limitation factors.
5. The Environmental Review Committee, meeting in regular session on April 28, 1977,
conducted an Initial Study, IS-77-34, on the proposed amendment; recormnended the finding
that the said proposed amendment would not have a significant impact upon the environ-
ment; and issued the attached draft Negative Declaration.
EXHIBITS
Agreement Resolution_ Ordinance X Plat_ Notification List_
OtherRes,P�A-77-2 ENVIRONMENTAL DOCUMENT: Attached x Submitted on
FINANCIAL IMPACT
STAfF RECOMMENDATION
Concur with Planning Cortonission.
,
BOARD/COMMISSION RECOhU1ENDATION
On July 27, 1977 the Planning Commission, by a 5-1 vote ;with one member absent)
certified the Negative Declaration on IS-77-34 and recommended that the City Council
adopt an amendment to Section 19.28.070 A in accordance with Resolution PCZ-77-2.
COUNCIL ACTION
Placed on first reading 8/16/77 �
Placed on second reading and adopted 8/23/77
� �, `� . .
, � Form A-113 (Rev. 5/77)
' �� AGENDA ITEM N0. 6
Supplemental page No. 2
B. PROPOSED AMENDMENT
R-3 -- APARTMENT RESIDENTIAL ZONE
19.28.070 Area, lot width and yard requirements.
A. The following minimum area, lot width and yard requirements shall be observed
except as provided in Sections 19.16.020 and 19.16.080, and as modified for conditional
uses. The minimum requirements shall be designated on the zoning map:
( Proposed addenda)
Setbacks in Feet
District Building Site Area per Ext. One Both
Classif- Site Width Dwelling (3) Side Int.S. Int.S.
ication (Sq.Ft. ) (Ft. ) (Sq.Ft. ) Front Yard Yard Yards Rear
R-3 7,000 65:.i 1 ,350(41 15(1 ) 10(1 ) 5(2) 10(2) 15(2)
R-3-M 7,000 65 2,000� 15(1 ) 10(�i ) 5(2) 10(2) 15(2)
R-3-T 2,000 22 2,000 15(1 ) 10(1 ) 0 0 20
R-3-G 7,000 65 2,500 15(1 ) 10(1 ) 5(2) 10(2) 15(2)
R-3-H 10,000 80 800 15(1 ) 10(1 ) 20(2) 50(2) 20(2)
R-3-L 7,000 65 3,500 15(1 ) 10(1 ) 5(2) 10(2) 15(2)
The following are exceptions to the above chart:
(Add to exceptions)
4. The net residential density permitted under the "Area per Dwelling" column of
this section' s table is maximum. On lots containing less than 15,000 sq.ft. ,
the net area required for each dwelling unit established within the R-3 and
R-3-M zones shall also be governed by the standards contained within the follow-
ing table.
Area requirements per dwelling unit based upon lot area
and the number of bedrooms per dwelling unit
REQUIRED AREA PER DWELLING UNIT �
(Square feet)
Lot Area (Sq.Ft. ) Studio & One Bedroom Two Bedroom Three Bedroom Four Bedroom
or more
R-3 R-3-M R-3 R-3-M R-3 R-3-M R-3 R-3-M
15,000 or more 1 ,350 2,000 1 ,430 2,080 1 ,510 2,160 1 ,590 2,240
10,000 to 14,999 1 ,500 2,200 1 ,580 2,280 1 ,660 2,360 1 ,740 2,440
7,000 to 9,999 1 ,700 2,500 1 ,780 2,580 1 ,860 2,660 1 ,940 2,740
Less than 7,000 2,000 3,000 2,080 3,040 2,160 3,120 2,240 3,200
C. ANALYSIS
l . The proposed amendment is in part designed to improve the environmental quality
of the smaller building sites within the R-3 zone by the reduction of their net residen-
tial density. This reduction would provide additional space for landscaping, onsite
recreation, and offstreet parking.
2. Since most of the smaller R-3 building sites are situated within the Central
Chula Vista Coimnunity, and many of these lots are located within or in adjacency to
"neighborhoods-in-transition," the proposed sliding scale of residential density would
tend to lessen the land use friction between older single family dwellings and new
multiple family developments. The sliding scale would also ameliorate the environmental
problem caused by the development of dwelling groups--existing single family dwellings,
augmented by rear yard duplexes or apartment houses--on small parcels of land.
• ' AGENDA ITEM N0. 6
Supplemental page No. 3
3. The proposed amendment's sliding scale is not based upon a straightline mathe-
matical reduction in density, but upon reductions which have been carefully tailored
to the involved parcel sizes and number of bedrooms per dwelling unit.
4. Since small apartment house sites are often unable to physically accortonodate
the open space, recreational areas, or offstreet parking required by tenants, site
consolidation within the Central Chula Vista Coirmunity is desirable. The proposed
amendment, which includes a density bonus for large sites, would promote the said
consolidation.
5. In addition to building site (lot) area, the proposed amendment employs "the
number of bedrooms per dwelling unit" as a limiting factor of net residential density.
More bedrooms generally means more persons, and more persons means a higher residential
density in terms of persons per acre. These factors indicate that dwelling units with
more bedrooms tend to have a greater need for parking and open space than units with
fewer bedrooms. In addition, bedrooms occupy physical space on the site so that for a
given number of units in an apartment complex, a more crowded condition will exist if
the units are 3 bedroom as compared with one bedroom units. All of these factors were
considered and.tested against actual developments which have been constructed �uring the
process of developing and refining the recommended sliding scales. Tables I and II present
the results of staff's testing of the recorrunended sliding scales against a number of
existing multi-family developments.
. • RESOLUTION N0. PCA-77-2
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE
CITY COUNCIL THE ADOPTION OF AN AMENDMENT TO THE MUNICIPAL CODE
TO INCORPORATE A SLIDING SCALE FOR PERMITTED NET RESIDENTIAL
DENSITY WITHIN THE R-3 AND R-3-M ZONAL REGULATIONS
WHEREAS, the City Council of the City of Chula Vista has concern over
the density and location of several R-3 districts in the city, and
WHEREAS, the City Council directed that a study be undertaken and
recormnendations submitted for appropriate methods of controlling the density
of development on small parcels in the R-3 and R-3-M districts, and
WHEREAS, the City Planning Corrunission set the time and date for a public
hearing to consider a proposed amendment to the Municipal Code designed to
incorporate a sliding scale for permitted net residential density within the
R-3 and R-3-M district, and
WHEREAS, a hearing was held at said time and place, namely 7:00 p.m. ,
July 27, 1977 in the Council Chamber, City Hall , 276 Fourth Avenue, before the
Planning Commission and said hearing was thereafter closed, and
4JHEREAS, the Cormnission found that in accordance with the Negative
Declaration on Initial Study IS-77-34 and the findings stated therein, the
proposed amendment to the Municipal Code will not have any significant impact
upon the environment, and certified that the Negative Declaration was prepared
in accordance with the California Environmental Quality Act of 1970, as amended.
NOW THEREFORE BE IT RESOLVED AS FOLLOWS:
1 . . From facts presented to the Planning Corrmiission, the Cormnission finds
that public necessity, convenience, general welfare and good zoning practice
require that Section 19.28.070 A of the Municipal Code be amended to read aS
follows: �
19.28.070 Area, lot width and yard requirements.
A. The following minimum area, lot width and yard requirements shall be
observed except as provided in Sections 19. 16.020 and 19.16.080, and as
modified for conditional uses. The minimum requirements shall be designated
on the zoning map:
00
-1-
. • Setbacks in Feet
District Building Site Area per Ext. One Both
Classif- Site Width Dwelling (3) Side Int.S. Int.S.
ication (Sq.Ft. ) (Ft. ) (Sq.Ft. ) Front Yard Yard Yards Rear
R-3 7,000 65 1 ,350(4) 15(1 ) 10(1 ) 5(2) 10(2) 15(2)
R-3-P1 7,000 65 2,000(4) 15(1 ) 10(1 ) 5(2) 10(2) 15(2)
R-3-T 2,000 22 2,000 15(1 ) 10(1 ) 0 0 20
R-3-G 7,000 65 2,500 15(1 ) 10(1 ) 5(2) 1Q(2) 15(2)
R-3-H 10,000 80 800 15(1 ) 10(1 ) 20(2) 50(2) 20(2)
R-3-L 7,000 65 3,500 15(1 ) 10(1 ) 5(2) 10(2) 15(2)
The following are exceptions to the above chart:
(Add to exceptions)
4. The net residential density permitted under the "Area per Dwelling"
column of this section' s table is maximum. On lots containing less
than 15,000 sq. ft. , the net area required for each dwelling unit
established within the R-3 and R-3-P1 zones shall also be governed
by the standards contained within the following table.
Required Area per Dwelling Unit
(Square feet)
Lot Area (Sq.Ft. ) Studio & One Bedroom Two Bedroom Three Bedroom Four Bedroom
. or more
R-3 R-3-M R-3 R-3-M R-3 R-3-M R-3 R-3-M
15,000 or more 1 ,350 2,000 1 ,430 2,080 1 ,510 2,160 1 ,590 2,240
10,000 to 14,999 1 ,500 2,200 1 ,580 2,280 1 ,660 2,360 1 ,740 2,440
7,000 to 9,999 1 ,700 2,500 1 ,780 2,580 1 ,860 2,660 1 ,940 2,740
Less than 7,000 2,000 3,000 2,080 3,040 2,160 3,120 2,240 3,200
2. The Planning Commission recommends to the City Council that said
amendment be adopted. • -
3. That this resolution be transmitted to the City Council .
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 27th day of July, 1977 by the following vote, to-wit:
AYES: Co�nissioners G. Johnson, Pressutti , Renneisen, Starr and Chandler
NOES: Corranissioner Smith
ABSENT: Corrmissioner R. Johnson
ATTEST: ��J�C-d�-t ,� � . -�%'��C�"
" Chairman
�� ����
Secretary
. �
� TABLE I '
Continuing Areas-in-Transition Program
Tabular Analysis of Existing and Proposed Preannounced
Net Residential Density Standards: R-3 Zones in tlie City of Chula Vista
"EMPIRICAL TEST: APPLICATION OF TIIE PROPOSED ST.ID'ING DGNSITY SCALE TO EXISTING R-3 PROJECTS"
' Permitted Actual2 Onit Yieldl Under Unit Yieldl @ Density
Location/Name Area (Sq. Ft.) Unit Yieldl Unit Yieldl "Sliding Scale" of 1 D.U./1500 Sq. Ft._
209 Garrett Avenue/ 9,375 6 6 5 6
Bounds
219 Madrona Street 6,750 5 4 4 4
30 Madison Avenue 13,409 9 9 8 8
1071 Del Mar Avenue 13,838 10 8 8 9
1052 Del Mar Avenue 13,290 9 8 8 8
259 Alvarado Street 7,168 5 5 4 4 '
NOTES:
lUnit Yield = Dwelling Unit Yield
?3ee Sheet 2 for "Bedroom Analysis" of the Surveyed Pro�ects
0
Sheet 1 of 2 9
C`
. . . ,
TABLE II
DATA S4EET
Empirical Test : Aoplication of [he Proposed
, "Sliding Densiry Scale" to Existing R-3 ResidenCizl Projects
1. LOC:ITIO\: 161 Fifth Avenue (York� Z0�E: R-3 LOSS : cicr.�
LOT �REA: 30,600 Sq. Ft . (0, 7 aC) N0. OF UNITS : 22� (li)1 ER (11) 2 BR
2. LOC9TI0\: 225 Palomar Street (Huffman) ZOVE: R-3-`1 LOSS : ;Co�e
LOT �1Rr:�: 172,351 Sq. Ft . (3.91 ac) K0. OF L'ciITS: 78, (18) 1 BR (60) 2BR
3. LOC:�TIOi:: 209 Garrett Avenue (Bounds) ZOi3E: R-3 LOSS : One (1)
LOT :;RE:1: 9,375 Sq. Ft . (0. 22 ac) \`0. OF liNITS : 6, (6) 2 ER
4. LOC:�TZO?i: 219 ^fadrona Street ZO\E: P.-3 LOSS: Onz (1)
LOT �?2E:�: 6,750 So. Ft. (0.15 ac) \0. OF UNITS : 4, (3) 1 BB (1) 2 3?
5. LOC:1?IO\: 30 :•fadison �venue � ZO`iE: R-3 LOSS: 0�=_ (1)
LOT :��: 13,40° Sq. Ft. (0.30 ac) �0. OF li\ITS: 9, (9) 1 BR
6. LOCyT_IO\: 1071 De1 ?iar Avenue ZO\F: R-3 LOSS : ::oae
LOT ?ZE1: 23,375 Sq. Ft. (0.53 ac) \0. OF U\ITS : 8, (2) 1 B� (6) 2 BR
7. LOC:1T_IO\: 1052 Del ??zr Avenue ZO:+E: R-3 LOSS : e;or.e
LOI :.BEa: 13,290 Sq. Ft. (0.30 ac) N0. OF C�::ITS: 8, (S) 2 BR
8. LOCaTIO\: 2�9 A1�-zrado Avenue Zone : R-3 LOSS : One (1)
LOT �2E�1: 7 ,168 Sq. Ft. (0.16 ac) ?d0. OF IJNZTS : 5, (2) 1 BR (3) 2 SR
� e
�
' : � � . . . . . . � � �
� � ���������k ��������a����� .
' The Environmental Review Committee of the City of Chula Vista
has recommended that the : Planning Co;r�-nission & City Council
find that the project noted below caill not resul 't in any sicnificant
environmental impact . :he project is described as follo�:�s :
Zoning Ter,t Amendment to control net residential density in
the R-3 and R-3-t•i zones tY,rough the aoplication o� a sliding
scale, which employs 1ot area and the number of bedrocros per
d�aelling unit as density limitation factors .
Project Locztion : City of Chula Vista
Project Proponent : .. City of Chula Vista
The finding that the pr.oject c•�ill not have a sigr.ificant eifect on
the enviro;iment is based on the following reasons :
1. The proposecl zoning te�:t amend?���nL- do�s not involve a�y _
. SFJCClilC ��Z�OU°TL1��; thereiore � b:211 ]lOt ('_]Ii��T1C)eZ' c'.11Y S��C.C1C'S
of a�i.ldlife or veqetation and is no� subject to any natural
or man i�ade hazard.
2. The nroject is cer.s:_stent �•:ith the land use element and
goals of tl�e Gene_al Plan anci ceill not achie��e shor.t terr:i to
tlie disad:-antage o •_` lor., term goals. The develop:�enL- or smaller
lots o:itli _er:er dr:elling enits ���ill ensure the 7_ong term pro�ecticn
of residential e�ivironment.
3. There are no i��nac�s anticipated �:�hich could intcract to
create a cc:�ulaLive adverse effect on the envi.re��r�ent . The
resul� �eill b� a reducticn i:� per;Pitiee residen�ial density
an3 population .
4 . Requirements set iw=th in the proposed text amendmmlt �•.=ill
not cause any ad��er.se effect cn human beings , either directly
or indi�-ectly, they r�ill enhance the micro li��ing em-ironme,t.
t�iitioation measures .included as part of the project to avoid
significant impact:
The Initial Study Anplication & Evaluation `orr�s documenting. the
fi lig of no ignifr�� imp�ct , are attached.
.
J .vr��-� c�'�, � �
����iron�rStal Revietia Coordinator
CASE IaO. IS-77-34 DIiTE : Apr.il 28 , 1977
�a rid 3 (rev. ?.-4-77)