HomeMy WebLinkAboutAgenda Statement 1978/02/28 Item 14 Item No. 14
February 28, 1978
Ordinance 1788
SDG&E easement .
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COUNCIL-AGENDA"STATEMEiVT Item No. -�_�_
2 28/78
For meeting of = ��}��8
- ITEM TITLE Ordinance R1788 - Amending the zoning map to change the zone of 26.50 acres
located north of SDG&E easement between Industrial Blvd. & I-5 from R-3
to R-3-1-"�4"
�SECOND-f2ir�;E�i`:tu 'iu:D�;DOPTICN:
SUBMITTED BY Director of Planning � ------�" —~—�
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES N0�) � •
A. BACKGROUND —
This item involves a proposed zone change of 26.5 acres (Brentwood Mobile Home Park) located
north of the SDG&E .easement between Industrial Blvd. and I-5 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
3500 sq. ft. of net .lot area or 12.4 DU/acre. The subject property is presently developed
� with 250 mobile home units and if redeveloped with apartments , 850 units could be constructed
in. the R-3 zone. The proposed R-3-L zone would limit the number of apartment units to 330. _
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. •
EXHIBITS
Agreement Resolution_ Ordinance X Plat_ Notification Cist_
Other ENVIRONMENTAL DOCUMENT: Attached Submitted on
- FINANCIAL IMPACT
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STAFF RECOMMENDATION � �� �
Concur with Planning Commission recommendation. c��,a �;iS�`'" � � �'"'
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BOARD/COMMISSION RECOMMENDATION
On January 11 , 1978 the Planning Commission voted 4:3 recortmending that the City
Council rezone the subject property from R-3 to P,-3-L-"M" in accordance with Resolution
PCZ-78-E.- ' • '.
COUNCIL ACTION '
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PROJECT TITLE: Rezoning of 3 mobile home parks from R-3 'to. R-3-L(�:)
_ Project Location: 345 C St. 1100 Industrial Blvc . 1�25 2nc Ave
Project �roponent : City of Chula Vista • �
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� CASE P70. IS-78-36 DATE : November 8, 1977
A. . Project Settir.g
The proposed rezoning involves three eKis�ing :,iobile home parks at
345 C St. (12 . 33 acres) , 1100 Industrial Blvd. , (26 . 56 acres) anc
1425 Second Ave. The Second Ave. site includes no� onlv the mobile
home oark but the en�ire block nor�h of the SDG&E easement �o
Quin'tard St. between rirs� nV2, dZ7G� Second Ave .
r
These sites ar2 curreztly develooed caith mocile nome D2r:s: a�c other
residential uses . (see exnibits =1-3 for on-site and adjacent zoninc
and exhibit '4 for designa�ed General P1an land use. ) �
The subject prooerties are located caithin Chula Vista' s urban area
and are void of any significant natural or man made resources . There
are no geologic hazards cvithin the im.-nediate vicinitp nor are there
any adverse soils known to be present.
B. Pro-ject Descri�`ion
TL10 proj°C� lIIVO1VZS fl CltY lII1_1di.�G� rezening Oi 69 . 52 flCT°> i1-Oi?, ,
R-3 to R-3-L(M) . The rezoainc wili reduce tne ultinate densi'tv o�
these properties zi 3evelooed in accorcance with the unCerlying zone.
Tne £ollowing cnart entails the resulting unit recuc�ion o° =h2
unflerlyina zone if the project is approved.
R-3 R-3-L Unit
e+cres Densitv Der.si`v Reduc�ion
345� C St. 12 . 33 397 153 2;3
1100 Industrial Blvd. 26 . 56 856 330 5261
I
` 1525 Second Ave. 31. 87 1027 3°6 631�
(t other properties)
If the existing non-mobile home park properties were redevelopec
as mobile home par?cs, the density would be 8 units per acre .
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� C. ' Comaatib:_litv:with zonia and �lans � ' •
Rezonir.g the subject acreage to R-3-L (i•?) , 1 unit per 3500 sc . °t. o=
12. 44 units per ar_re , will make zoni_nc nore consis�ent cai:.h the
oresent development. Permitted gross densit.� , shoi�:n on ±he General
Plaz, is between 13-26 Dli/AC (high der.sity) and the rezoning �,:i11
result in a mecium density category of less tnan 12 D"v/5C , tnere is
theretore no conflict with the General Plan.
D. Fi:�dincs of insianificant imaact
1. ' The pro�osed rezoning will not result ir_ anv onvsical
�- C?1dII42 OII i.712 project sites . The S1t25 dLE CUTT2II��V Qe�.°210P0C
dIIG� Wl�R1II d UTDdR1ZeC] area dRd dT2 VO1C7 OT dPJ na`..11rfll I°SCL'�C°5 .
2 . The L2Z0^lila Wlll SlltiJS�'u:1L1d111' recuce L,le li��iP.Z�e C°;151tV'
d�.10�•:E'G Oil-Slt° 12 �f12 D2'OP2ri.125 were T°G�°\%21OD2C P;1_^ i1L'��1D12
ia!�ilp uni�s. This reduction results in a meciu-t cr�ss der.si�y
ratner than �he high gross density establishefl b� the Geaera�
°lan land use desicnation.
3. The project :aill not result in az✓ ph��sical change nor r;ill
a^v i�pac� occur that could in�e=act to crea�e anv suSs�antial
Cclff�lll?L1Ve e�:ec� OP. i,i12 2;1'•12�OIIS2*'i�. '
4 . The pronosed rezoninc will resul*_ in a reduc�iori o`
DO�eiii.ld� DODllidL1071 d71Q need �or dSSOC1di.AC1 S2YC_C?S . N G�?Ci2d5°_
1+ d��0[•iE'G 4�2II51�j W111 d1_50 :2CL'C2 DO�eIIL13� V2^1C12 ��d_=_.. 3IIC
relatec emissions.
... Pe�sons & Orca;iza�ions Consul�ed
C_�y o= Chula V�sta Planr.inc Dea=.
Eng. Div.
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`iac:i�cs o_` �o s=cni �icant impac� are at�ac:^.ed. �
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CASE N0. �Z-TB-E I HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE 26.so WAS APPROVED AS A PART OF ORDINANCE
SCALE I" = 400' 1788 BY THE ITY COUNCIL ON �B• 26•���.
DATE MAR. 9. 1978 � `3 �d
CITY CLERK DAT
DRAWN BY ZOIV I N G M A P - 356
CHECKED BY
• . r • • ' -4- January 11 , 197� . �
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.
� 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 Oecember. 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 recortmendation. 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 apartrnent development on the west where it abuts the corrmiercial 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 fiigh 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, Attorney, 529 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 zoning remain 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 hane 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 residentisl use due -to its nearness
to a cortmercial 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 designati,on
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 Comnission 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 Cormnissioner R. Johnson,
that based on the findings contained in the �staff report, the Comnission recortmends
that the City Council approve the rezoning from R-3 to R-3-L-(t�1) of the three mobile
home park sites as shown on the plats.
-J It was moved by Canmissioner 5mith, 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 Mobile 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 recanmend rezoning of the Palace Garden ��lobile 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: Commissioners 0'Neill , Pressutti and Renneisen
Canmissioner Smith pointed out that the Brentwood Park is entirely surrounded by
industrial properties and faces on Industrial Boulevard. 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
recorrmending some industrial zone, but staff is recorrunending that the industrial
,. zone not be considered until after the Apri1 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 was advertised, and a public hearing held, he would suggest that
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• • • • . � ' -6- January 11 , 1.978 �
the Comnission finalize a recommendation 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 certain percentage is destroyed by fire or other
' natural disaster.
Cortmissioner Chandler pointed out that at this time the Canmission could not
recortunend a more intense change in zoning other than that wliich was advertised.
It was moved by Cortmissioner Renneisen, seconded by Commissioner 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 industrial
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 ` -.
iVOES: Cortmissioners Chandler, G. Johnson, . Pressutti arid R. Johnson -
1 It was moved by commissioner Pressutti, seconded b'y Commissioner R. Johnson, that
J the Cortenission recommend to the City Council the rezoning of the property occupied
by the Brentwood Park and the Chula Vista Travelodge fran R-3 to R-3-L-(M) .
The motion carried by the following vote:
AYES: Cortunissioners Pressutti , R. Johnson, G. Johnson and Chandler
NOES: Commissioners Renneisen, Smith and 0'Neill
ABSENT: None ,
DIRECTOR'S COMMEP�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 Camnission on February 1 , so if the Camnission
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 Cortonission
concurred.
COMMISSIOY COHMENTS
Cortunissioner G. Johnson indicated she ;•rould be interested in a study session
\ devoted to a discussion of the County complex under development in Chula Vista.
J
� ADJOURNMcNT .
Chairman Chandler adjourn?d the meeting at 8:40 p.m.
7 � �
' � � RESOLUTIOi! PlO. PCZ-78-E
RESOLUTION OF THE CITY PLAPlNIPIG COi�u�1ISSI0PJ RECOi�6�1ENDING TO
THE CITY COUNCIL THE CHAtJGE OF ZONE fOR VARIOUS PROPERTIES
FROM R-3 to R-3-L-"t4"
blHEREAS, Ordinance Plo. 1531 , adopted by the City Council on May 7, 1974,
established the "M Mobile Home Park Modifying District," and
4lHEREAS, various mobile home parks are located in the R-3 District, and
, �rlHEREAS, the City Council has expressed concern over the density and location
of Chula Vista' s several R-3 zones , and
WHEREAS, after considerable study the City initiated an application to change
_ the zone of various properties developed aiith mobile home parks from R-3 to
R-3-L-"Pt" , and
ldhEREAS, an Initial Study, IS-78-36, of possible adverse environmental impacts
of this rezoning was conducted by the Environmental Review Cortunittee on November 10,
1977; and the Corrunittee concluded there o-iould be no significant effects and made a
draft Negative Declaration, and
, 41HEREAS, the City Planning Cortanission 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 publication in a nevioaper of general circulation in the City at least 10
days prior to the date of said hearing, and
� 4lHEREAS, a hearing 5Vd$ 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 hearing was thereafter closed.
' NOW THEREFORE BE IT RESOLVED AS FOLLOIdS:
l . The Commission 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 P�egative Declaration vias prepared
in accordance with CEQA, i970, as amended.
2. From facts 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 follo�•iing 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.
.�`6 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
• • ' • could create a major land use proble� by seriously impacting local
� circulation, adversel affectin
y g peripheral land use enjoyment, and :
overloading sewers and schools.
b. R-3-L-"t4" zoning is consistent o-iith the current developed densities
` on these sites. -d-�.
c. The rezoning of the three mobile home park sites does not affect the
subject parcels ' General Plan-zoning consis�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.
' 4. The Planning Commission recorrmiends to the City Council that said change
of zone be approved. .
5. That this resolution be transm9tted to the City Council and a copy
� transmitted to the prooerty owners.
The motion to recortmend the rezoning of 30.50 acres located at the southeast corner
of Quintard Street and Second Avenue passed by the follotiving vote, to-G•iit:
AYES: Corrunissioners G. Johnson, R. Johnson, Chandler and Smith
NOES: Corrunissioners 0' Neill , Pressutti and Renneisen
ABSE�T: None
The motion to recorronend the rezoning of 12.33 acres located at 345 "C" Street and
26.50 acres located north of SDG&E easement betv�een Industrial Boulevard and I-5
passed by the folloaiing vote, to-wit: �
- AYES: Commissioners Pressutti , R. Johnson, Chandler and G. Johnson
�70ES: Comnissioners Smith, Renneisen and 0' P;eill
ABSENT: None
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ATTEST:
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