HomeMy WebLinkAboutAgenda Statement 1974 /10/01 Item 09Item No. 9
October 1, 1974
Ordinance No. 1571 � • AGENDA ITEM N0. [ 9 ]
CHULA VISTA CITY COtNCIL MEETING OF: October l , 1974
ITEbt TITLE: Ordinance No. 1571 - Amending Section 33. 508 C and Section 33.509 C to
permit residential use in the C-N and C-C zones - Second reading
and adoption
INITIATED BY: Director of Planning
BACKGROUND
After holding a public hearing on September 24, 1974 for consideration of this
amendment to the Zoning Ordinance, the ordinance was placed on first reading.
It is now before the Council to be placed on second reading and adopted.
ATTACHED: Resolution [ ] Ordinance [ ] Agreement [ ] Plat [ ]
See EXHIBITS [ ] No.
Financial Statement:
Commission-Board Recommendation: N.A.
Department Head Recommendation: Place ordinance on second reading and adopt
City Manager Recommendation: Concur
�
� AGENDA ITE41 N0. [ Zab )
CHULA VISTA CITY COUVCIL 6fEETING OF: September 24, 1974
Public hearing - Consideration oi amendment to Zoning Ordinance to
permit residential uses in certain coramercial zones
ITEM TITLE: Ordinance - Amending Section 33.503 C and Section 33.5U9 C to permit
residential use in the C-N and C-C zones
iviTIATED BY: Director of Planning
A, BACKGROUND
l . This is a City Council initiated request to study the desirability of
residential uses in cormiercial zones. At tiie meeting on June 11 , 1974 Council
directed staff to consider "a proposal that residential dwelliny units be
permitted in comriercial zones subject to conditions" (I•tinutes of 6/11/74) .
Council furtlier asked that the report cone back to them in September 1974.
2. An Initial Study, IS-74-33, of possible adverse environmental impacts of
tliis amendment ��as conducted by tfie Environmental Reviev� Committee on August
15, 1974. The ERC concluded that there �•iould be no significant effects and
made a PJegative Ueclaration (attached) . fJo appeal of tle9ative Declaration has
been received during the appeal period and it became final on August 30, 1974.
B. Discussionssion
1 . The Zoning Ordinance presently allows R-3 uses (32 d�ielling units per acre)
in the C-B and C-0 zones by conditional use permit. The Council ' s objective in
making this request is interpreted to be the expansion of the choice of commercial
zones in ���hich residential uses may be permitted.
2. Tliere are no�•� 883 residential units in Chula Vista's commercial zones
(Source: Land Use Printout dated P1arch, 1974). This number includes mobile
horae parks. If the latter are not counted, then the number of units is 454
d�ielling units of all types. The breakdown of residential uses is provided
below for information and clarification:
(Continued on supplemental page 2)
ATTACHED: Resolution [ ] Ordinance � ] Agreement [ ] Plat [ ]
See EXHIBITS � ] No. 1,2
Financial Statement:
Commission-Board Recormnendation: The Planning Commission voted 6-0 on August 28,
1974, to reco�end that the City Council adopt zoning ordinance amendment which
would permit residential uses in the C-N and C-C zones , in accordance with the
attached Planning Commission Resolution PCA-74-4.
Department Head Recommendation:
Concur
City Dfanager Recommendation:
Concur
1�
Chula Vis�ta City Council • •
, Meeting of September 24, 1974 AGEiIDA ITEt•1 �JO. Zab
Supplemental Sheet hlo. 2
Zone Dwelling Type
SFD attacfied Qoarding Residential
SFD-D SFD-A to Commercial Uuplex Apts. House liotel Total
C-6 9 - - 5 29 16 - 59
C-C '23 - - 2 13 - 25 63
�-(J - - - - - - - 0
C-0 88 3 6 38 82 - - 217
C-T 33 2 3 16 57 - - 111
�-V - - - 4 - - - 4
Sub- ,
Totals 153 5 9 65 181 16 25 454
Plus 429 Mobile Homes in C-T zone 429
TOTAL 883
Tlie vast majority of "non-mobile home" residential units are concentrated in and
around do�mtown Chula Vista in the C-D and C-0 zones. The vast majority are
also non-conforming uses, having been built before the cormercial zoning was
established.
The intent of the Zoning Ordinance provisions permitting the R-3 uses (apartments)
in the C-Q and C-0 zones is to recognize the compatibility of higher density
residential uses with the "downtown" and Npr,ofess�ional" activities of the zones
involved. Qy conditional use, such residential complexes are held to be compatible
with, and beneficial to, such commercial operations, by virtue of similar
building types, traffic generation, and the mutual attraction between downtorm.
retail and professional services and residents within the core of these activity
centers.
3. In reviewing the Zoning Ordinance provisions, it can be said that other
commercial zones could also accommodate a desirable mixture of residential and
commercial activities. However, by process of elimination, there are t��o zones
wfiich would not be candidates for such mixed uses at the outset.
a. C-T (Tfioroughfare-Commercial ) . The heaviest intensity of all the
"C" zones, C-T zone uses are historically characterized by shallo�v
depth, strip commercial activities oriented to the automobile (as
implied by the name "thoroughfare"). Inclusion of residential units
in such high activity, noisy areas �•�ould not be environmentally
desirable and should not be encouraged.
b. C-V (Uisitor-Corrunercial ) . This zone is specifically designated
for visitor and recreational corrmercial uses. The location of most
C-V zoned parcels next to freeways and thoroughfares, as �vell as tiie
permitted uses in the C-V zone, argues against the addition of resi-
dential dwellings.
4. The elirnination of the C-T and C-V zones leaves two zones not now
designated for r.esidential uses: C-C (Central-Commercial and C-N (IJeigfiborhood-
Corrmercial ) .
a. C-C zone: This zone is best characterized by the Chula Vista Shopping
Center: large buildings; expansive parkiny; and substantial setbacks;
and the Bonita Shopping Center: smaller, but o-iell designed in terms of
funtionality and design. Those properties zoned C-C eihich are wide and
. .Chula Vista City Council , - .
Meeting ot September 24, 1974 AGE�7DA ITEt1 W0. 2ab
Suppleiaental Sheet No. 3
deep may be well suited to the inclusion of multiple family complexes,
either �•�ithin or next to (on the sarae property) comraercial enterprises.
Several presently vacant properties zoned C-C come to mind as being
appropriate for partial multiple family uses or cor�bined comiercial .
uses: 12-acre property at. the south���est corner of 6onita Road and Otay
Lakes Road; 18-acre property on the north side of Telegrapfi Canyon !?oad,
bet���een Crest and Ilalecrest Drives; and the Rancirl•tart site at Third
Avenue and "H" Street.
Other C-C zoned properties, particularly those along Third Avenue between
"G" and "K" Streets, are not. e�ell suited to residential uses. The strip
in question is characterized by shallow, narrow lots, an admixture of
use, and a "thorougiifare" like environrnent. Itesidential uses on this
street are tt•ansitional at best, and ne�a developments should not be en-
couraged.
Ilotwithstanding the reservations pertinent to portions of Thir� f�venue,
there are valid argumenis in favor or allowing R-3 uses in the C-C zone,
subject to approval of a Conditional Use Permit. And eiitii the C.U.P.
process, residential additions on Third Avenue would be subject to the
scrutiny of the Planning Comnission by their obligations to make four
required findings �ahich essentially deal witii the compatibility of the
proposed land use to a particular area; street, or neighborhood. In
this manner residential uses �ihicii do not function viell or create a
desirable living environmenta can be regulated.
b. C-II zone: "Neighborhood" is the theme of the C-il zone: close to
and in some cases witiiin, residential neighborhoods, on secondary streets.
Inclusion of residential uses in the C-I� zone appears to be an acceptable
addition, particularly as a buffer beiween the commercial operations and
neighboring SF units. Since the C-N uses are restricted to the least
offensive types, their impact on adjoining R-3 residential uses would be
minimal , and certainly no great�r than their present impacts on adjacent
properties. It is therefore recomnended that residential uses be per-
mitted in the C-I; zone, subject to conditional use permit, and. limited
to tfie density allowed by the R-3-u zone (17.4 DU/Acre). Apartments
at the lowest density are recommended (versus R-1 or R-2 uses) to pre-
clude the necessity of creating individual lots, and to take advantage
oi the site desiyn flexibility of apartment development, ��hile keeping
the density as loo-� as autfiorized by the Zoning Ordinance.
5. R-3-li in the C-6 zone. The present C-6 zone regulations read, under
Conditional Uses: "7. R-3 residential uses above the ground floor as re9ulated
in the It-3 zoning district, provided that it-3 yard requirements may be modified
where appropriaie." Staff has considered tfie possibility of recorrmiending that
E;-3-H densities (54 DU/Acre) be allowed in the C-B zone. One of the emerging
land use patterns , if not the explicit intent, of the C-I3 zone (downtown Cfiula
Uista) is to concentrate urban activities into a compact area. Future studies
of the downto�•m area should examine the possibility of intensifying the use of
this high-value land.
In keeping with this rationale, the inclusion of high rise apartments by conditional
use permit in the doYmto�•m area �aould promote the ob.iective of concentrating uses.
Author,izedrbyeeondit�iorialiuselpermit;raihigh rise apar.tment would be subject to
close review by the Planning Commission eiithout the necessity of going through
a rezoning. Furthermore, under the conditional use permit procedure, a high rise
buildiny could accomodate several different uses--retail conmercial , offices,
residential , parking--all in one structure, thereb� maximizing the use of the
property, and creating a convenient and pleasant living environmenta' for those •
who prefer this life style. However, the proper location and design of sucfi high
rise structures in the vicinity of Third �lvenue is a matter of great importance.
Accordinyly, it is Staff's opinion that t�-3-H densities (54 d�•ielling units per
acre) should not be encouraged in the area until a plan for Third Avenue has been
developed in conjunction �aith representatives of the Tiiird Avenue business
corununi ty.
. RESOLUTION N0. PCA-74-4 a �� ��1�
RESOLUTTON Of THE CITY PLANNING CO�MISSION RECO��ENDING TO THE �
CITY COUNCIL THE ADOPTION OF AN Ah1ENDMENT TO SECTION 33.508 C AND
SECTION 33.509 C, TO PERMIT RESIDENTJAL USE IN THE C-N AND C-C ZONES
,
WHEREAS, on. June 11 , 1974 the City Council directed that consideration
be given to permitting residential d�aelling units in commercial zones subject to
� conditions, and
WHEREAS, the Zoning Ordinance presently allows R-3 uses in the C-B and
C-0 zones by conditional use permit, and
WHEREAS, a revietia was made of residential uses presently existing in
other cortunercial zones (nonconformir� uses) , and
WHEREAS, the Planning Commission set the time and place for a hearing to
consider an amendment to the Zoning Ordinance to permit residential uses in
certain conmiercial zones, and notice of said hearing, with its purpose, was
, given by the publication in a ne�•+spaper of general circulation 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. ,
August 28, 1974 in the Council Chamber, Civic Center, before the Planning
Cortunission and said hearing was thereafter closed .
NOW THEREFORE BE IT RESOLVED AS FOLLOWS:
1 . From facts presented to the Planning Commission, the Commission finds
that public necessity, convenience, general welfare and good zoning practice '
require the adoption of the following amendment to the Zoning Ordinance:
a. Section 33. 508 C (C-N Neighborhood Co«unercial Zone - Uses Subject
, to Conditional Use Permit) - add new paragraph 5:
"5. R-3-G residential uses, as regulated in the R-3-G zoning
district. "
b. Section 33.509 C (C-C Central Commercial Zone - Conditional Uses) -
add new paragraph 12:
"12. R-3 and R-3-G residential uses as regulated in the R-3 zoning
districts. " '
2. The findings of fact in support of said determination are as follo�•rs :
w
a. �Lero� density residential use (17.4 DU/Acre) in the C-N Zone will
serve as a buffer between commercial operations and neighboring single
family dwellings adjacent to Neighborhood Connnercial Districts.
b. Those properties zoned C-C which are wide and deep are well suited
to the inclusion of multiple family enterprises; several vacant properties
,� � zoned C-C appear appropriate for multiple family uses or co�nercial uses
rnmhinnrl wih{i multinlo familv ncnc
3. The Planning Commission recommends to the City Council that said
amendment be adopted.
, 4. That this resolution be transmitted to the City Council .
PASSED AND APPROVED BY THE CITY PLAy�ItdG COh4,tISSION OF CHULA VISTA, CALIFORNIA,
this 28th day of August, 1974, by the following vote, to-wit:
AYES: Commissioners Rudolph, Starr, Wilson, Chandler, Floto and Pressutti
NOES: None
ABSENT: Comnissioner Rice
,��-. ������
� Chairman
, ATTEST:
�1-{/LE�lL �V/ OC�/Q�" 9/
Secretary
,
� �
.. . . • � . . � ' /
I�OTICC OF NLGATII�E DECLMFl7I01; OF EIlI'IRCIJIi[NTAL II•1PACT
NOTIC[ IS II[RECY GiV[I; that on ' August 15, 1974 a Ilcgative Oecl�ration
of Environm^ntal Lr,pac;; u�u issued by the Cnvironr.iental Hevie��r Co::unittec of
. the City of Chula Uista. 7he �roject, descrif,ec! as Zoning Ordinance change to
allo�•r mixed uses �•�ithin a single zoning district.
o�a te a z - y�"o f`L1-iLT�"zIi`s t .
It is the finding of the Fm�ironmental Revie�,r Coi�n�iittee tha� the project �riil
not have a significar,t effect on iiie environrient �or tho- follor�ing reasons:
1 , There are no significant environmental features involved o-�hich ��ould be
a vers y ar ecie"a 6y�'ne a o--c-1 ptioii ofi �he�F�oTicy an ie cfiange in� il-"e�
: zontny or inance.
2.",Tfe p'roject con orms to the enq term environmenta goa of the Cit of
u a ista in thaTis sTiould�fieTp to consoTi�d'ate develop�,ient in tie ur anized
area o tne i y o inc��eas`e �e er icienc use o�Tand`an-d siioulf-TieTp to
. , re uce ne�oence on`au�oii�obiTes aiid frie a�teridan pro6Tem's tfiereto. —
3-�roi+tT i-i�ucina ei�ec s s iou e mimmal , an iose pr"oduced s��c;s�14:be
i��T"e orri o� conso�i3ation .�i�� nn �e urbamze area.
' _ e pro�ec as no siyni ican a ve'rse e ectis on uman eings.
The person (fi�m�, etc.) �•:ho prepared the inforr�ation for the Initial Study �•+as
(ti,2re) Wi liam D, icoberts
This Initial Siudy ppplicatio� and Evaluation is on file �•rith the Enviror�raen.al
Reviev; Coordina*_or o� the City of Chula Vista and nay be revie�•�ed at the Planr,ing
Departmen� of the City of Chula Vis;a during regular business. hours . Any appeal
of this t4egative Declaraiion to the Planning Conu�ission must be submitted to the
Envirunmental Revie:v Coordirator, Chula Vista Civic Centcr, Planning Department,
_ 276 Fourth Aeenue, Chula �lista, California, 92010, �•�ithin fifteen (15) days o�
the date of tfiis notice.
Douglas D. Reid
Environnental Reti�ie:•� Coordinator �
- CASE t:UI4(3ER IS-74-33 .
� Date August 15, 1974 ; ' � . -
y� EN-3 (rev. 2-15-74) ' � � . �