HomeMy WebLinkAboutAgenda Statement 1978/02/28 Item 13 Item No. 13
February 28, 1978
Ordinance 1787
345 C Street . :, - . . � .. �
CITY OF CHULA VISTA � 13
COUNCIL AGENDA STATEMEiVT Item No. �-�
2/zs/�s
For meeting o���
ITEM TITLE Ordinance �1787 - Amending the zoning map to change the zone of 12.33 acres
located at 345 "C" Street from R-3 to R-3-L-"M"
SECOi�D-RL;':�;�'w �'-.;�i�-i-,DO�iION .
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, SUBMITTED BY Director of Planning �
ITEM EXPLANATION . (4/5TH'S VOTE REQUIRED YES NO X ) �
A. BACKGROUND '�
1 . This item involves a proposal to rezone 12.33 acres (Chula Vista Travelodge Mobile
Home Park) at 345 "C" Street from R-3 to R-3-L-"M".
B. ANALYSIS
,. l . The R-3 district permits one dwelling unit for each 1350 sq. ft. of net lot area,
or 32.3 DU/acre, whereas the recommended R-3-L-"M" zoning permits one dwelling unit for
each 3500 sq. ft. of net lot area, or 12.4 DU/acre. The subject property is presently
developed with 166 mobile home units and if redeveloped with apartments, 397 units could
be constructed under the R-3 zone. The proposed R-3-L zone would limit the maximum
number of apartment units to 153.
2, for a more detailed report on the proposed rezoning , please refer to the A-113
covering the public hearing on the rezoning of the three mobile home parks.
EXIiIBITS
Agreement Resolution_ Ordinance X Plat_ Notification Cist_
Other ENVIRONMENTAL DOCUMENT: Attached Submitted on
fINANCIAL IMPACT
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STAFF RECOMMENDATION o�� ,,:;,,.�'`
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Concur with Planning Commission recommendation. �;,.�""
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BOARD/COMMISSION RECOMMENDATION .
On January 11 , 1978 the Planning Cortmission voted 4:3 to recomnend that the City .
Council rezone the subject property from R-3 to R-3-L-"M" in accordance .with_ �
Resolution PCZ-78-E.
COUNCIL ACTION '. '
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� • � • -4- • ' January 11 , 1978 �#y
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As no one wished to speak, the public hearing was declared closed.
> MSUC (Pressutti-R. Johnson) The Commission finds that in accordance with the Negative
Declaration on IS-78-39 and the findings stated therein, this project will have no
significant adverse envirorunental impact, and certifies the Negative Declaration.
MSUC (Pressutti-R. Johnson) Based on the findings as stated in the staff report,
the �Commission approves application PCC-78-19, to build within the Sweetwater Valley
flood plain, subject to three conditions enumerated in the staff report.
i
5. PUBLIC HEARING (Cont. ): Rezoning PCZ-78-E - Various areas occupied by mobile
home parks, from R-3 to R-3-L- M
Director of Planning Peterson noted that this rezoning was considered by the Planning
Comnission in November, and after some discussion and testimony was continued to the
' fourth Wednesday in December. That meeting was cancelled due to the holidays and
the continued public hearing was rescheduled for this date.
Mr. Peterson reported that following meetings with representatives of the Palace
Gardens Mobile Home Park, the staff reconsidered the proposal but did not change the
recomnendation for rezoning to R-3-L-(M). He discussed the various factors considered
in making this recarmendation. He pointed out the location of the site on the east
� side of Second Avenue and that Second Avenue is the dividing line between higher
density apartment development on the west where it abuts the cortrtnercial uses along
Third Avenue, and the lower density designation to the east.
l Mr. Peterson also noted that the Brentwood Park and Chula Vista Travelodge are in
� a different kind of area bordering industrial uses. If those properties were vacant
today they might be rezoned to industrial . It is not felt that high density residental
use would be compatible in those areas so rezoning to the lowest density R-3 category
is recortmended.
Mr. Peterson advised that on a site as large� as 30 acres (the Palace Gardens site)
there is an opportunity to develop a unique residential village with a full range of
housing types and if the property is rezoned R-3-L it would provide some incentive
for a creative plan of development. �
.It is the staff's recommendation that all three properties under consideration be
rezoned to R-3-L-(M). . '
_ Chairman Chandler reopened the continued public hearing.
John Thelan, Abtorney, 52t1 B Street, . San Diego, distributed to each commissioner a
letter which set forth arguments for higher density zoning for the Palace Garden
property, and requested that the ioni^g r?main unchanged or possibly be changed to
R-3-M or R-3-T to permit 21 units to the acre, rather than the 12.4 units to the acre
as reco�nended by the staff.
Mr. Thelan pointed out that the canmercial development nearby provides every need �
required by residents of this area, and the site is served by public transit lines,
all of which make it ideal for higher density residential use.
� Take Muraoka described the family' s involvement in this area of the city since before
his birth, noting their early farming operations north of the San Die90 Golf Course.
In 1952 the farming operation was moved to this area, where it has continued until
the land was taken for residential or cortunercial development. He reported that the
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Muraoka family were pioneers in the mobile home park business in Chula Vista and
^ contended theirs is an outstanding park which the family intends to continue operating.
� Despite that fact, he requested that a zone change not be enacted which would limit
. the potential redevelopment of the property.
Roy hturaoka, 1478 first Avenue, manager of the mobile home park, stressed the
desirability of this location for high density residential use due to its nearness
to a comnercial shopping center.
� As no one else wished to speak, the public hearing was closed.
Commissioner 0'Neill questioned the rationale of applying the same zone designation
to each of the park sites when they are in different types of locations.
Camnissioner Smith agreed and noted that nearly all of the discussion had been
centered on the Palace Garden site. He did not believe the same conditions apply
to the other two sites that apply to this one.
MSUC (G. Johnson-R. Johnson) The Cortunission finds that in accordance with the
Negative Declaration on IS-78-36 and the findings stated_ therein, this change of
zone will have no significant adverse environmental impact, and certifies the
Negative Declaration.
It was moved by Commissioner G. Johnson, seconded by Gommissioner R. Johnson,
that based on the findings contained in the staff report, the Cortmission recortmends �
that the City Council approve the rezoning from R-3 to R-3-L-(t�) of the three mobile
home park sites as shown on the plats.
l It was moved by Canmissioner Smith, seconded by Cormnissioner Renneisen, that the
previous motion be amended to delete the. sites of the Brentwood Park and the Chula
Vista Travelodge and make the motion pertain only to the Palace Garden Piobile Home
Park site.
The motion for amendment carried by the following vote:
AYES: Commissioners Smith, Renneisen, 0'Neill , Pressutti and R. Johnson
NOES: Comnissioners G. Johnson and Chandler
ABSENT: None
The amended motion to recortunend rezoning of the Palace Garden tdobile Home Park
site from R-3 to R-3-L-(M) carried by the following vote: ,
AYES: Commissioners G. Johnson, R. Johnson, Smith and Chandler
NOES: Carunissioners 0'Neill , Pressutti and Renneisen
Canmissioner Smith pointed out that the Brentwood Park is entirely surrounded by
industrial properties and faces on Industrial �oulevard. He asked if changing
this to an industrial zone with the "M" Modifying District applied would not
permit the trailer park to be a legal use in the industrial zone.
Director of Planning Peterson advised that the mobile home park would then be an
existing nonconforming use. He reported that consideration had been given to
recamnending some industrial zone, but staff is recortonending that the industrial
, zone not be considered until after the April General Plan amendment hearings at which �
time this area and others may be considered for change. He felt until that time that
sane form :of lower density multiple family zoning should remain on the property. Since ,
a proposed change vias advertised, and a public hearing held; he would suggest that
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, . . • _ ' • -6- � ' January 11 , 1978
the Comnission finalize a recortunendation in that regard, rather than tabling the matter.
� Canmissioner Smith asked the rationale of makin� any zone change prior to the
General Plan review.
Mr. Peterson advised that clearly the R-3-L zone is more appropriate than the R-3
zone. He also reported that he has some reservations wi:th regard to changing the
zoning to an industrial category because, while the existing mobile home park could
continue to operate as a nonconforming use under that zoning, it would have impacts
; on the owners ability to secure a loan to make improvements, or the ability to
rebuild the park in the event a certai.n percentage is destroyed by fire or other
natural disaster.
Co�nissioner Chandler pointed out that at this time the Corrunission could not -
recortunend a more intense change in zoning other than that which was advertised. '
It was moved by Corrmissioner Renneisen, seconded by Cortunissioner Smith, that the -
rezoning on the two remaining park sites be filed until the General Plan hearings,
or until the staff presents a plan or recortmendation on the possible use of industria.l
zoning for the sites, whichever canes first, and that the staff be directed to
investigate the problems involved in industrial zoning.
The motion failedto pass by the following vote:
AYES: Commissioners Renneisen, Smith and 0'Neill -.
NOES: Corrmissioners Chandler, G. Johnson, Pressutti and R. Johnson •
l It was moved by commissioner Pressutti, seconded by Commissioner R. Johnson, that
J the Cortenission recortmiend to the City Council the rezoning of the property occupied
by the Brentwood Park and the Chula Vista Travelodge from R-3 to R-3-L-(M) .
The motion carried by the following vote:
AYES: Co�nissioners Pressutti , R. Johnson, G. Johnson and Chandler
NOES: Commissioners Renneisen, Smith and 0'PJeill .
ABSENT: None ,
DIRECTOR'S CONP�IEP�TS
Director of Planning Peterson advised that the study session scheduled for the '
following Wednesday could be devoted to further consideration of the E1 Rancho del
' Rey plan if the Commission wishes. The plan will be considered in public hearing
at a special meeting of the Planning Commission on February 1 , so if the Commission
feels no need for a study session meeting they may wish to consider cancelling the
study session scheduled for January 18.
Chairman Chandler suggested that the study session be cancelled and the Cormnission
concurred.
COMMISSION COMMENTS
Commissioner G. Johnson indicated she �aould be interested in a study session
� devoted to a discussion of the County complex under development in Chula Vista.
ADJOURNhEfVT
Chairman Chandler adjourn?d the meeting at 8:40 p.m.
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, RESOLUTIOi�! tJO. PCZ-78-E
RESOLUTION OF THE CITY PLANNING COhii•1ISSION RECOi�ti�IENDING TO
THE CITY COUNCIL THE CHAtJGE OF ZONE FOR VARIOUS PROPERTIES
FP.Oi�1 R-3 to R-3-L-"M"
' !JHE�EAS, Ordinance ilo. 1531 , adopted by the City Council on May 7, 1974,
established the "M Mobile Home Park f�lodifying District," and
4JHcREAS, various mobile home parks are located in the R-3 District, and
' :�lHEREAS, the City Council has expressed concern over the density and location
of Chula Visia's several �R-3 zones , and
� 41HEREAS, after considerable study the City initiated an application to change
' the zone of various properties developed with mobile home parks from R-3 to
R-3-L-"�1" , and
tJHEREAS, an Ini�ial Studv, IS-78-36, of possible adverse environmental impacts
' of this rezoning s•tas conducted by the Environmental Reviev� Corunittee on Plovember 10,
1977; and the Committee concluded there would be no significant effects and made a
draft Negative Declaration, and
' 4•lHEREAS, the City Planning Corrmiission set the time and place for a hearing on
said zone change, and notice of said hearing, together o-iith its purpose, was given
by the publicaiion in a net•roaper of general circulation in the City at least 10
days orior to the daie of said hearing, and
41HEREAS, a hearing was held at the time and place as advertised, namely
7:00 p.m. , November 23, 1977 and January 11 , 1978, before the Planning Commission
and said 'nearing vlas thereafter closed.
NOId THEREFORE BE IT RESOLVED AS FOLLOtdS:
l . The Cormnission finds that in accordance with the Negative Declaration on
IS-78-36 and the findings stated therein, this change of zone will have no significant
adverse environmental impact, and certifies that the Negative Declaration was prepared
in accordance with CEQA, i970, as amended.
2. from `acts presented to the Comnission, the Commission finds that public
necessity, convenience, general welfare and good zoning practice require the change
of zone from R-3 to R-3-L-"M" for the following areas:
a. 12. 33 acres located at 345 "C" Street.
b. 26.50 acres located north of SDG&E easement between Industrial
Boulevard and I-5. �
c. 30.50 acres located at the southeast corner of Quintard Street and
Second Avenue.
3. The findings of fact in support of said determination are as follows:
�� a. The redevelopment of these properties under the present R-3 standards
I �
could create a major land use problem by seriously impacting local
circulation, adversely affecting peripheral land use enjoyment, and :
overloading seaiers and schools.
b. R-3-L-"t4" zoning is consisient with the current developed densities
on these sites. -m-�.
c. The rezoning of the three mobile home park sites does not affect the
subject parcels' General Plan-zoning cons is�ency, and does not preclude
mobile home park operators from continuing or physically improving
their operations. The rezoning brings the subject parks into their
proper zoning category.
, ?. The Planning Cormnission reco�nends to the City Council that said change
of zone be approved.
5. That this resolution be transmitted to the City Council and a copy
transnitted to the prooerty o���ners.
The motion to recorranend the rezoning oi 30.50 acres located at the southeast corner
� of Quintard Street and Second Avenue passed by the following vote, to-�•iit:
AYES: Co�nissioners G. Johnson, R. Johnson, Chandler and Smith
NOES: Commissioners 0' Neill , Pressuiti and Renneisen
ABSENT: None
� The motion to recorrmend the rezoning of 12.33 acres located at 345 "C" Street and
26.50 acres located north of SDG&E easement between Industrial Boulevard and I-5
passed by the following vote, to-wit:
AYES: Commissioners Pressutti , R. Johnson, Chandler and G. Johnson
NOrS: Cormnissioners Smith, Renneisen and 0' �•leiii
ABSENT: None
,�I,�.�-�. � �- �i���C��
` ,J Chairman
ATTEST:
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Secretary
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Pl9E aaa�6�E D��LAr'�ATI�i� � � �y �
, PROJECT TITLE : Rezoning of 3 mobile home parks from R-3 to R-3-L (t�i)
Project Location: 345 C St. 1100 Industrial Blvd. 1425 2nd Ave
Project Proponent : City of Chula Vista `
C11SE P:O. IS-78-36 DATE: Novembe* 8 , 1977
A. Project Settina
The p�oposed rezoninc involves three existing �obile home oarics at
345 C St. (12 . 33 acres) , 1100 Industrial Blvd : , (26 . 56 acres) and
1425 Second Ave. The Second Ave. site includes not or.lv the mobile
home nark but the entire bloc;c north of the SDG&B 2asement to
Quin'tarc' St. between First Ave . .and S2cond Ave .
These sites ar2 cur_ently develoaed coith mobile home pzrks and other
, residential uses. (see exhibits ;"1-3 for on-site and adjacent zonir.g
and e�:nibit '4 for designated General Plan land use. )
The subject prooerties are located within Chula Vista' s urbar. area
and are void of any significant natural or nan made resources . There _
are no aeologic hazards within the imrtediate vicinity nor are tnere
any ad✓erse soils known to be present.
B. Pro;ect Descriation
`I'!12 proj°C� 1P.VOZV25 d CltY ini=zated rezeninc Oi 69 . 52 dCT°S f=OP:.
B-3 to R-3-L(�i) . The rezonina wiil reduce the ultimate deasicy of
these prooerties if 3evelooed in accordance with the uncerlyinc zone.
Tne £ol?owing cnart entails the resulting. unit reductioa of the •
underlyina zone if the project is approved.
R-3 R-3-L Unit ,
Acres Densitv Der.sit�� Reduction
3SS C St. 12 . 33 397 153 243
1100 Industrial Blvd. 26 . 56 856 330 726
1425 Second Ave. 31. 85 1027 396 631
(t other properties)
Zf the existing non-mobile home oark properties were redevelopen
as mobile home parks , the density would be 8 units per acre .
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C. Comoatibilitv with zonina and olans
Rezoning the subject acreage to R-3-L (t•1) , 1 unit per 3500 sa . Ft, o:
12. 44 units per acre , will make zonina more consistent with the
present development. Permitted gross density , shor:n on the General
. Plan, is. between 13-26 DU/AC (high density) and the rezoninc will
result in a mecium densit}� category of less than 12 Dli/.'vC, c�ere is
therefore no conflict caith the General Plan.
D. Findincs of insianificant imoact �
1. The proaosed rezoaing will not result in any D�'!)'S1Cd1
chanae on tne project sites . The sites are � current'_v dec2iooec
an� witnin a urba::ized area znd are void of any na�ural rescu_ces .
2 . The rezonina will subs�antially recuce che ultimate cer.sity
dl].OIJE.Q OII-Slt° 1i t112 DrODei'L125 were 1'?d�veioaed �•71�.^. �L'�=1DZ?
ramily llIIl�S. ?'�715 r2CiliC�lOII rESL'�t5 iII a meciun CrpSS G�2^S'_L'J
rather than the high gross density establisheC by the Gener�l
Plan land use .desicnaLioZ.
3. The oroject :aill not result in aa_� �'.:lsical chanae nor c•,ill
any ir.�pac� occu= that could inte_act to create any su:,s�antial
cumuia�ive e`_ect on the environ:r.ert.
4 . The pro�osed rezoning �sill result in a recuction of
potential po�uiation and neec �or associated services . A c'ecr2ase
=71 d�101�:eC G�2^S=�'j Wlll Z150 T2CIL'Ce pO�eR�idl venicle ��d_T_`iC 3.^.0
'related emissions.
E. Pe=so^s & Orca�iza�ions Consulted
City of Chula Vista Planninq Dea*.
Ena. Div.
F3.�-a Deot.
DOCllI1°^iS
PCZ-%o-�
IS-76-14
`•-T0 'C? '_�_3� 5��::'r dDBi1C3ClOi1 d^C ?4c_U8�1G'1 _O�:'S GCCli-`c�•=1^ =i:C'
`inci�rs o` no sicni _icant impac= are attac�ed.
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CASE N0. PCZ'�'E I HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE 12.33 WAS APPROVED AS A PART OF ORDINANCE
1787 BY THE CI COUNCIL ON FE6. 28.1978 ,
SCALE �°' 20��
DATE MAR 2, Is7& ' 3"��V 7
. CITY CLERK DATE
DRAWN � � ZOIVING IVIAP — ��J�
CHECKED BY