HomeMy WebLinkAboutAgenda Statement 1975/02/11 Item 11 Ord 1607 Ordinance 1407
February 11, 1975
ChULA VPSTA CITY COUNCIL �tEETING OF: February 11 , 1975
iTEn� TIT�E: Ordinance No. 1607 - Amending Zoning Ordinance to change zone of 3.96
acres located at the northwest corner of Palomar Street and Second Ave.
from R-3-G-D to R-3-M-P
INITIATED BY: Director of Planning
BACKGROUND
On February 4, 1975 Council held a public hearing to consider this zone change
and placed the ordinance on first reading. It is now before the Council to be
placed on second reading and adopted.
Council also approved, by adoption of Resolution No. 7613, the Precise Plan submitted
for development of the property under the R-3-M-P zone.
ATTACHED: Resolution [ ] Ordinance [ ] Agreement [ ] Plat [ ]
See EXHIBITS [ ] No.
Financial Statement:
Commission-Board Recommendation:
�eparcment Head Recommendation: p�ace ordinance on second reading and adopt.
City Dtanager Recommendation: Concur
�
AGIi\�DA ITE�I �0. [� 2abc]
C{IULA VISTA CITY COW�CIL ��IEGTING 0�: February 4, 1975
Public hearing - Consideration of change of zone for 3.96 acres located at thf
, northwest corner of Palomar Street and Second Ave. from R-3-G-D to R-3-M-
ITE�t 7'IT�E: Ordinance - Amending Zoning Ordinance to change zone on 3.96 acres located
. at the northwest corner of Palomar Street and Second Ave. to R-3-M-P
Resolution - Approving Precise Plan for the development of property at the
north�aest corner of Palomar Street and Second Avenue
INI'rIA'rED sY: Director of Planning
A. BACKGROLND - $YNOPSI$
1 . The applicant desires to construct 78 apartment units on 3.96 acres of property
on the northwest corner of Palomar Street and Second Avenue. The locator and site
_ plan are contained in the .detailed staff report to the Planning Commission dated
January 8, 1975, a copy of which is attached. In conjunction o-�ith the rezoning, the .
applicant also requests that the Precise Plan for the development be approved.
2. The subject property has been considered by the City Council and Planning Commis-
sion on 8 previous occasions. On the last occasion, Council o�as apparently ready to
formalize its approval by approving the site plan for 78 units , but at the last moment
the owner of the property asked that the application be filed .
B. ANALYSIS
' 1 . The proposed 78 units on 3.96 acres equates a density of 19.5 units/acre, which
is between the R-3-M (22 units/acre) and R-3-G (17+ units/acre) allo���able densities.
By comparison, the surrounding R-3 projects, with the exception of Jay L Jay Apart-
ments south of Palomar, are higher in density.
2. The design of the site plan and thematic architectural treatment of the buildings,
and the extensive open space amenities being provided, produce a desirable project at,
a density only slightly higher (8 units total ) than the existing R-3-G zoning would
allow. `
C. FINDINGS „
1 . Good zoning practice argues that an increase of 8 units on the subject site v�ill ,
(continued on supplemental sheet)
ATTACHED: Resolution [XJ Ordinance [X] Agreement [ ] Plat [ ]
• See EXHIEITS (X] No. 1_, 2, 3,4,�
Financial Statement:
'
Commission-Board Recommendation: The Planning Co�runission voted 7-0 on January 8, 1975
' to reco�nend approval of the rezoning to R-3-M-P in accordance with Resolution PCZ-74-0
and approval of the Precise Plan, subject to the conditions set forth in Resolution
PCM-74-26.
Department Flead Recommendation: COncur
City Dlanager Recommendation: Concur
, �
6�1
� . .. o�
' City Plannirg �Commission � � �� '�
Ayenda Items for I-�eeting of January 8, 1975 Pa9e. ��(N����
-�.n
3: PU6LIC HEARItJG: Rezoninq PCZ-74-0, 3.96 acres at north�•�est corner of Palom�r
Street and Second Avenue fron R-3-G-D to R-3-i•1-P, Ray L.
, Huffman Construction, Inc.
p. BACf:GROUiJD
l . Request
The applicant �esires to construct 78 apartment units on 4± acres at Second
Avenue and Palomar Street (see locator) for a density of 19 units �per acre. The
present zoning (R-3-G) alloti•�s 17.4 units per acre. The proposed zoning (R-3-ht)
would allo�•i 21 .7 units per acre. The� "P" Precise Plan I•todir"ying District vrould be
attached for the purpose of conditioning approval of the rezoning to the proposed _
density of 78 units on the Precise Plan which is enclosed as Exhibit A.
2. Previous Actions ' •
The subject property has been considered by the City Council and the Planning
� Com�iission on eight previous occasions: t�vo subdivisions t•ihich �•rere approved; and
rezoning requests to R-3, R-3-B-2, R-3-B-3, R-3-B-2-D and R-3-t•1 (t�•+ice) . Summary
of the actions taken is as folloo-�s: '
, R-3 denied
R-3-B-2 denied
R-3-B-3 filed at applicant'.s request :
R-3-B-2-D approved October, .9968
R-3-ht Council rezoned the property instead to R-3-G-D, April , 1973
R-3-t•1-P filed at applicant' s request, February, 1974.
In th^ last case the City Council approved the R-3-i4-P zoning �n appeal from
the Planning Commission's recomanendation of denial . On February 26, 1974 the City
• Council was, ready to formalize its approval and adopt the Precise Plan for i8
apartment units, but at the last moment the o�•m er of the property asked that ttie
matter be filed.
The Precise Plan before the Planning Commission at this time as Exhibit A is
essentially the same as the previous plan, except that a mixture of one and t��ro
story structures are no�•� proposed.
3. The Initial Study (EA-73-6) �•�hich resulted in a negative declaration for
the previous plan and becam� final in February, 1973 has been reviea;ed against the
new plan and has been found by the Environmental ' Review Coordinator to be applicable;
� therefore a revised Initial Study is not required.
Q. ANALYSIS
1 ._ Surrounding zoning and land use :
�orth - R-3-G-D (City) and R-3 (County); majority vacant
South - R-3; Jay L Jay Apartments at 2100 sq. ft. per unit
East = R-3 and .R-2 (County) ; apartments at 1800 sq. ft. per unit
ldest - C-C-P; Handyman Center
o �
City Planning Commission , page 4
Agenda Items for 14eeting oi January 8, 1975
2. Legal Lot.
, The development site is a legal lot, having been created by Parcel Map Plo. 86
recorded January 15, 1969.
3. Analysis of Precise Plan.
The previous staff recommendation for approval of the R-3-14-P zoning included
guidelines for development 4�hich Hiould have produced a better plan than was typical
of other R-3 type projects in Chula Vista. These guidelines , 4rhich included a
density limit of 78 units, the mixture of one and t�vo story design, and the use of
a registered building designer, have been met. The colored elevations of the
buildings,. which s•rill be on display at the meeting, shoti•i a strong thematic treatment
of the elevations, �•iith substantial detail given to building features, such as �•iindot•�s
and roof lines. The one and t�•�o story mixture �•iill create a variety of interesting
building lines from the street and also from interior views .
4. As to the proposed density being too high for the area--a previous concern
of the Planning. Commission in its denial of the rezoning--the effective density
is 2 units per acre more than the current zoning and adds only 8 units to �ihat
the current zoning �•iould allo�•i. By comparison, the surr•ounding R-3 projects, .aiith
the exception of Jay L Jay, are higher in density. The site is located on a major
� street (Palomar) and 4rill consequently pose no traffic problems.
5. Parking. '
" 108 resident spaces and 12 guest spaces are required onsite; 120 spaces are
shovm. In addition, the street frontages on Second Avenue (150'±) and Palomar
Street (550' ±) vrill provide substantial additional parking.
6. Open Space.
. A recreatjon building, s�•iimming pool and jacuzzi are being provided in the
center of the project tiaith good accessibility from all units . In addition,
landscaped open areas and barbeque areas are provided throughout the project.
The usable open space per unit amounts to approximately 520 sq. ft. per unit vs.
500 sq. ft. per unit required under the R-3-hi zone. Each unit �aill liave an 85 sq. ft.
private patio area in addition to the common open space.
C. FIP7DIP�GS
1 . Good zoning practice argues that an increase of 8 units on the subject site
� will , subject to approval of a precise plan, not pose a noticeable burden on the
surrounding co�rnwnity or public facilities. The development proposed under the
requested R-3-h1-P zoning�will add a well designed apartirent complex having more
amenities ti�an are required for the prospective residents thereof.
. 2. The proposed R-3-t4-P zoning, allo�ving 19 units per acre under the provisions
of the Precise Plan, is in conformance a�ith the General Plan �•rhich designates the
site for "High Density Residential , 13-26 DU/Acre. "
�1 � �
City Planning Commission
Agenda Items for i-teeting of January 8, 1975 page 5
, D. RECO(�ii�lElIDATIOi!
1 . Adopt a motion recorrmiending that the City Council rezone the 3.96 acre
site, located at the north:��est corner of Second Avenue and Palomar Street, from
R-3-G-D to R-3-14-?, development subject to approval or" the Precise Plan.
2. Adopt .a motion recommending that the City Council approve the Precise
Plan, as sho��;n in Exhibit A, subject to the follo�•ring development guidelines.
a. A maximum of 78 apartment units in one and t�•ro story structures shall
be alloo-red. .
b. Development of the property shall be subject to site plari and
architectural approval .
c. Landscaping and irrigation of the property shall emphasize specimen
plantings along the street frontages and at the three entrances. The plan
- shall be subject to revie�•� and approval by the City's Landscape Planner. ,
d. The architectural theme of tile roofing on buildings 2 and 3 shall '
, be carried around the exterior boundary on all sides.
e. Al1 utilities shall be underground.
f. Prior to the issuance of any permits, residential construction tax
shall be paid in the amount of 5140 per unit for one bedroom units and 5150
per unit for tt•�o bedroom units. .
g. Prior to the issuance of permits, letters shall be .s;�bmitted to the
• . Planning Department from the school districts indicating that school facilities
' �aill be available to serve the project' s anticipated students. .
h. Installation of necessary public improvements shall be required as
conditions of issuance of the building permit.
• i . A grading permit shall be required.
• j . Street lights shall be installed in the number and location as
determined by the Traffic Engineer.
� k. Precise plan shall be revised to have only one access into the tti•io
adjacent parking lots in tiie approximate center, of the Palor�iar Street frontage.
1 . The fire flo�•i requirement shall be a minimum 1500 f°i�1 for five hours
duration based on a minimum of t�•:enty PSI residual operatina pressure in the
street main from ���hich the flo:v is measured at the time of neasurement.
t�OTE: If arood shi�;gles are used as roof covering the fire rlo�-i requirement shall
be increased an additional 500 GPP1.
�a�
• Gity P1�nning Coi�ission
��page'o
Agenda Items for Iqeeting of January II, 1975
m. Three fire hydrants shall be required, to be located as follo�•�s :
, (1 ) At driveway entrance located on the west side of Second Avenue,
north of Palomar Street, on the north side of the drive:•+ay entrance.
(2) On the north side of Palomar Street, at the first parking lot
entrance �•rest of Second Avenue, on the east side o� the par4;ing lot
� entrance.
(3) On the north side of Palomar Street, at the most �iesterly drive�iay
entrance, on the east side of the drive�•1ay entrance.
n. The type of hydrant shall have one 4" outlet and t:•io 2Z" outlets.
Installation shall be in accordance with standard specifications .
o. Protection of fire hydrants shall be pro.vided and maintained at all
times.
, p. !•later supplies, ,including hydrants , shall be instailed in an operable
. condition prior to any combustible construction being commenced on the site.
q. Access to fire hydrants shall be. provided and maintained at all times.
Hydrants shall not be obstructed in an,y manner.
, r. Access for fire apparatus shall :be provided and maintained in a
passable condition .to �•rithin x50 feet of any combustible construction at all
times. , "
s. Turnarounds for fire apparatus shall be provided as indicated on the
site plan. Turnarounds shall be clearly mar4:ed as such and shall not be
ohstructed, in any manner, at any time.
t. . Any other requirement for fire protection as may be determined by need.
,
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� � RESOLUTIGPi N0. PCZ-74-0 �y�����
RESOLUTIO�d OF THE CITY PLF;PINIPlG COt��tISSION RECOtdMEtIDING TO ��
THE CITY COUNf.IL THE CHAIrGE OF ZOPlE fOR 3.96 ACRES LOCATED '�
AT TNE tJORTHI•JES"f CORP�ER OF PALOh1AR STREET FlND SECOtlD AVENUE
' FROP1 R-3-G-D TO R-3-M-P
� WHEREAS, a duly verified application for a change of zone was filed with
the Planning Department by Ray L. Huffman Construction, Inc. on the 13th day
of December, 1974, Document PCZ-74-0, and
4lHEREAS, said application reques`ed 3.96 acres located at the northoiest
corner of Palomar Street and Second Avenue, more particularly described in said .
Document, be reclassified from R-3-G-D to R-3-M-P, and
WHEREAS, the Initial Study (EA-73-6), which resulted in a negative declar-
ation for a previously proposed similar plan and became final in february, 1973,
was reviewed against the new plan and found by the Environmental Review Coordin-
� ator to be applicable; therefore, a revised Initial Study is not required, and
WHEREAS, the Planning Commission set the time and place for a hearing on
. said application for change of zone, and notice of said hearing, together with
its purpose, o-ras given by the publication in a newspaper of general circulation
in the City at least ten days prior to the date of said hearing, and
tJHEREAS, a hearing was held at said time and place, namely 7 :00 p.m. ,
January 8, 1975, Council Chamber, Civic Center, 276 Fourth Avenue, before the
Planning Coi�nission, and said hearing vras thereafter closed.
NOW THEREFORE BE IT RESOLVED AS FOLL04JS:
1 . From facts presented to the Commission, the Cormnission finds that
� public necessity, convenience, general welfare and good zoning practice require
the change of zone from R-3-G-D to R-3-M-P for 3.96 acres located at the north-
west corner of Palomar Street and Second Avenue, subject to approval of the
Precise Plan for development of the property.
2. The findings of fact in support of said determination are as follo�-�s:
a. An increase of 8 units on the •site,. subject to approval of the
Precise Plan, will not pose a noticeable burden on the surroundi�g
cormnunity or public facilities. The development proposed will add a
well designed apartment complex having more amenities than are required
for the prospective residents ther•eof.
, b. The R-3-M-P zoning, allowing 19 units per acre under the provisions
of the submitted Precise Plan, is in conformance with the General
� Plan which designates the site for "Fhigfi Density Residential , 13-26
o .
DU/Acre. "
3. The Planning Commission recorr¢nends to the City Council that said
change of�zone be granted.
4. That this resolution be transmitted, along �•iith the application, to the
, City Council , and a copy of this resolution be transmitted to the applicant.
PASSED and APPROVED by the CITY PLANNIWG COMMISSION of CHULA VISTA, CALIFORNIA,
this 8th day of January, 1975, by the following vote, to-wit:
AYES: Co�nissioners Rudolph, Smith, Rice, Pressutti , Chandler, Starr and Floto
NOES: None
ABSENT: None
�/ V�`�'Z--%'�rl- � � — " _'��'W"`���
� � _Chd'I T'Rid Il
ATTEST:
��—�,�t. �/ vl�c�fiQ-�.
Secretary ,
�
�
/
� •� .
' � � . . RESOLUTION tJO. PCM-74-26 . � �����q
0
RESOLUTION OF THE CITY P�AP;NIWG COMMISSION RECOi•U9E�JDING TO �
THE CITY COUNCIL THE APPROVAL OP THE PRECISE PLAM FOR '
RESIDENTIAL DEVELOPhiEtIT OF 3.96 ACRES AT THE NORTH4!EST CORNER
, OF PAL011AR STREET A��lD SECOND AVENUE
IJHEREAS, application PCZ-74-0 for a change of zone from R-3-G-D to
R-3-M-P for that certain property located at the northwest corner of Palomar
Street and Second Avenue was recormnended by the City Planning Commission for
adoption subject to the approval of a Precise Plan, and
WHEREAS, Ray L. Huffman Construction, Inc. submitted a Precise Plan for.
_ development of subject property with 78 apartment units, and
LlHEREAS, the City Planning Cormnission, at a public hearing held at
7:00 p.m. , Wednesday, January 8, 1975, in the Council Chamber, 276 Fourth Avenue,
considered the Precise Plan for development as submitted by Ray L. Huffman
' Construction, Inc. ,
NOW THEREFORE BE IT RESOLVED AS FOLL04•JS:
The City Planning Corrmiission finds the Precise Plan for residential
development of property at the northwest corner of Palomar Street and Second
Avenue conforms to the General Plan and ordinances of the City of Chula Vista,
and recommends approval subject to the following development guidelines :
1 . A maximum of 78 apartment units in one and two story structures shall be
allowed.
2. Development of the property shall be subject to siGe plan and architectural
approval .
' 3. Landscaping and irrigation of the property shall emphasize specimen plantings
along the street frontages and at the three entrances. The plan shall be subject
to review and approval by the City' s Landscape Planner.
4. The architectural theme of tile roofing on buildings 2 and 3 shall be
carried around the exterior boundary on all sides.
5. All utilities shall be underground.
6. Prior to the issuance of any permits, residential construction tax shall be
paid in the amount of �140 per unit for one bedroom units and $150 per unit for
two bedroom units.
7. Prior to the issuance of permits, letters shall be submitted to the Planning
Department �rom the school districts indicating that school facilities �aill be
, available to serve the project' s anticipated students.
8. Installation of ��ecessary public improvements sliall be r2quired as conditions
of issuance of the building permit. '
9. A grading permit shall be required.
_ 10. Street lights shall be installed in the number and location as determined
, by the Traffic Engineer.
11 . The Precise Plan shall be revised to have only one access into the two
adjacent parking lots in the approximate center of the Palomar Street frontage. -
12. The fire flow requirement shall be _a minimum 1500 GPM for five hours
duration based on a minimum of twenty PSI residual operating pressure in the
street main from �ahich the flow is� measured at'ttfie time of ineasurement. If wood .
shingles are used as roof covering the fire flooi requirement shall be increased
an additional 500 GPM.
13. Three fire hydrants shall be required, to be located as follotias :
a. At driveway entrance located on the west side of Second Avenue, north
, of Palomar Street, on the north side of the driveway entrance.
b. On the north side of Palomar Street, at the first parking lot entrance
west of Second Avenue, on the east side of the parking lot entrance.
. c. On the north side of Palomar Street, at the most westerly driveway
entrance, on the east side of the driveway entrance.
14. The type of h,ydrant shall have one 4" outlet and two 2'�" outlets. Install -
ation shall be in accordance with standard specifications.
15. Protection of fire hydrants shall be provided and maintained at all times.
16. Water supplies, including hydrants, shall be installed in operable condi-
tion prior to any combustible construction being commenced on the site.
' 17. Access to fire hydrants shall be provided.and maintained at all times:
Hydrants shall not be obstructed in any manner.
18. Access for fire apparatus shall be provided and maintained in a passable
condition to within 150� feet of any combustible construction at all times..
19. Turnarounds for fire apparatus shall be provided as indicated on the site
plan. Turnarounds shall be clearly marked as such and shall not be obstructed,
in any manner, at any time.
20. Any other requirement for fire protection as may be determined by need.
PASSED AND APPROVED BY THE CITY PLANNING COt+u4ISSI0N OF CHULA VISTA, CALIFORNIA
this 8th day of January, 1975, by the following vote, to-wit:
' AYES: Commissioners Rice, Rudolph, Floto, Starr, Chandler, Pressutti and Smith
NOES: None
ABSENT: Wone
�1 � ( `� p
ATTEST: �`�L6-�-rf.L. / " � �-•I'�-i�l��--�_
-� Chairman
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