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HomeMy WebLinkAboutAgenda Statement 1976/06/15 Item 13 Item No. 13 June 15, 1976 . • CITY OF CHULA VISTA ITEM N0. -� 13 COUNCIL AGENDA STATEMENT � 6/ls/�6 FOR MEETING OF:���� ITEM TITLE Public hearing - Consideration of change of zone for 4.76 acres at the southwest quadrant of Fifth Avenue and C Street from R-3 to R-1 Ordinancen1686 - Amending the zoning map to rezone 4.76 acres at the southwest quadrant of Fifth Avenue and C Street from R-3 to R-1 SUBMITTED BY� Director of Planning ��Lnr,�� j1���,,:�`; ,�.,:� �,.���.;���,� ITEM EXPLANATION 1 . Following a review of neighborhoods in transition from single family to multiple family development, the City Council directed that consideration be given. to rezoning several areas which are zoned R-3 but developed with single family homes. The subject property is the first of the areas to be considered for rezoning back to R-1 . It is a 4+ acre area located at the-southwest quadrant of Fifth Avenue and C Street and is recomnended for rezoning from R-3 to R-1 . The existing land use consists primarily of single family detached homes on lots containing 6,-7,000 sq. ft. which have been well maintained. 2. It was determined by the Environmental Review Coordinator that the proposed change of zone from R-3 to R-1 is categorically exempt from any environmental review requirements as a Class 3a exemption. 3. A petition containing signatures representing 13 of the 29 properties in the subject area, in support of the proposed down zoning, was submitted to the Planning Department. 4. At the meeting of May 10, 1976 the Planning Corranission expanded the subject area to include the northerly lot at the west end of Sea Vale and two lots on the south side developed with single family and two family uses. One owner of the three properties, attending the meeting, indicated that he had no objection to the change in zoning of his property. 5. The attached staff report for the Planning Cormnission meeting of May 10, 1976 contains additional information on this item. EXHIBITS ATTACHED Agreement Resolution Ordinance x Plat x O1herRpt. to P. . Class 3a exemption. Res. PCZ-76-G Environmental Document: Attached Submitted on STAFF RECOMMENDATION: Concur with Planning Corronission recortunendation. BOARD/COMMISSION RECOMMENDATION� On May 10, 1976 the Planning Comnission voted 7-0 recomnending that the City Council approve the change of zoning from R-3 to R-1 in accordance with Resolution PCZ-76-G. COUNCIL ACTION� Ordinance No. 1686 placed on first reading 6/8/76. Adopted 6/15/76. � �� Gn.m A—Ili (Aev 5-751 � RESOLUTION IJO. PCZ-76-G . � RESOLUTION OF TNE CITY P�AN��ING CONPtISSION RECONJ�fENDING TO THE CITY COUNLIL THE CHANGE QF ZOtlE FOR 4.76 ACRES LOCATED AT THE SOUTHWEST QUADRANT OF FIFTH AVENUE AND C STREET FROM R-3 TO R-1 11HEREAS, folloNing a study on neighborhoods in transition from single family to multiple family development, the City Council directed that consider- ation be given to rezoning the area located at the southwest quadrant of Fifth Avenue and C Street from R-3 to R-1, and 41HEREAS, the City Planning Comnission set the time and place for a hearing on said zone change, and notice of said hearing, together with its purpose, was given by the publication in a nexspaper of general circulation in the City at least 10 days prior to the date of said hearing, and MFIEREAS, a hearing was held at the time and place as advertised, namely 1:00 p.m. on May 10, 1976, before the Planning Cortmission and said hearing was thereafter closed, ar�d NHEREAS, it was deterniined by the Environmental Review Coordinator that the proposed change of zone from R-3 to R=1 is categorically ex�pt fram any environmental review requirements as a Class 3a exemptian. � NOW THEREFORE B'c IT RESOLVED AS FOLLOWS: � 1. Fram facts presented to the Cortenission, the Cortmission finds that public necessity, convenience, general welfare and good zoning practice require the change of zone fran R-3 to R-1 for 4.76 acres located at the southwest • quadrant of Fifth Avenue and C Street as shown on the attached plat. 2. The findings of fact in support of said determination are as follaNS: a. The existirg single family enclave is saund, orderly, and stable; a limited number of multiple family residential incursions have not adversely impacted the single family residential fabric. __ b. The R-1 zone will preserve a desirable single family neighborhood and spare it a tengthy period of disruptian and decllne which has characterized some of Chula Vista's older R-3 single family residential neighborhoods. � c. Application of the R-1 zoning district regulations Hill implement the policies of. the General Plan as they relate to the preservation and enhancenent af rxisting, sound residential areas. R-7 zoning is compat- ible with the General Plan designation of "High Density Residential.° � �� � 3, The Planning Comnission recomnends to the City Council that said ���- change of zone be granted. � 4. That this resolutian be transmitted to the City Council . PASSED IU�D APPROVED BY THE L[TY PLANNING COWMISSION OF CHULA VISTA, CALIFORNIA this lOth day of May, 7976, by the following vote, to-wit: AYES: Comnissioners Starr, Pressutti, Smith, Johnson, Lhandler, Rudolph and Floto NOES: None ABSENT: None � • Chairman ATTEST: _�^� ��'Q/ . ' Secretary . 1 �6b -- ' '�. ' -- .... .. .... :..� . - •. - •.' •. - . . ••_ _•_�_ . . �� ' 1 .� I � 1 � . � � I . . � . I . 1 ^ I�- � 1 � I � I I I-L °' i o i r- a � I v^�. " vnc i i ii i � . ii uC n -- ST. ' � SF SF SF ��� ' �A� PROPOSED NWY. SF W Y0. Q AMEPoCAN LEGION NAU. TF SF SF VAG I SF � . , � E � , . ; � ; � � � ---; � � MF MF TF ; TF . — � Q PARK 11/�/�T " � . I SF Q �/ I I ' � I I � i I �� d�� i � SF SF SF � SF � I � i � MC 1NTOSH � gT � - - - SF IR_3F SF TF CEM. I� _ �OCZATGOG i I � --- ��R' �— REZONE 4.76 AC. LJ.. R-3 TO R-1-$W� OF � -- -- � � FIFTHB"C�ST. � _ _ ) i � - - -- -1 � 1 1 �l . I' � _ ' _ CASSELMAN ST. � ' � � . � � - - - -.� 1 I I �"' -- - - - . � � � 1 1 � 1 1 . ___�. � � � 1 � - - - i- - - - - � r ~ -' - E- - -- �- 1 - r -� - � - i- �- - I 1 1 1 � � � 1 ' � � i � � � � � I I � � � 1 I I � � � � � � � � � � I � I I � ��p�� ST. �---1 .�I � i � � i i � � � . � � � i i i � r - - - - - - � � � -- 'i . � . L - - - - - � ' City Planning Comnission page 4 Agenda Items for Meeting of May 10, 1976 . 3. PUBLIC HEARING: PCZ-76-G - Rezonin 4.10 acres located at the southwest quadrant of Fifth Avenue and C Street from R-3 to R-1 - City imtiated A. BACKGROUND 1 . Certain single family residential neighborhoods �aithin the Central Chula Vista correnunity are zoned R-3, and have experienced piecemeal apartment house development. This unplanned mixture of dwelling types and the resultant increase in residential density have had an erosive effect upon the residential enjoyment of the single family residents of the said n�ighborhoods. 2. The City Council has expressed concern over the aforementioned erosion of residential enjoyment, and has requested follow-up proposals on several measures recommended by staff to help solve the "neighborhoods-in-transition" problem. These measures include the discouragement of premature replanning and rezoning of older stable single family residential neighborhoods for high density development; the rezoning of some older, stable single family enclaves which have been prematurely or improperly zoned for multiple family development; and, the selective use of the R-3-G zoning district (one dwelling unit per 2500 sq. ft. of land area) and R-3-L (one do-ielling unit per 3500 sq. ft. of land area) as a holding zone in transitional areas. - 3. The subject rezoring proposal is the first in a series of recommended actions designed to rezone several sound, orderly, and stable "R-3" single family enclaves to "R-1 ", or other appropriate zone. _ 4. The Environmental Review Coordinator has found that PCZ-76-G is categor- ically exempt from any environmental review requirements as a Class 3a exemption. 5. A petition in support of the proposed rezoning has been submitted to the Planning Depar.tment. This petition contins the signatures of 13 property owners in the subject area. B. RECOt�J4ENDATION Adopt a motion recorrmiending that the City Council rezane 4.10 acres , as shown on Exhibit A of this report, to R-1 Single Family Residential . C. ANALYSIS 1 . Adjacent zoning and land use. North - R-3 and I-L-F Apartments and vacant South - R-3 Apartments and single family dwellings East - R-3 General Roca Park West - R-3 Apartments 2. Character of the area. ��� a. With the exception of one vacant lot, existing development on the subject property consists of sin9le family dwellings on 7-8,000 sq. ft. lots . The said dwellings are superbly maintained and landscaped and represent a very stable single family area. � City �Planntng Commission - • Agenda Items for Meeting of May 10, 1976 page 5 b. Due to their location on Date Avenue, a 600 ft. local street, and Sea Vale Street, a 350 ft. cul-de-sac, and the substantial grade separation from "C" Street to the north, the majority of the do-�ellings enjoy an internal neighborhood orientation and largely self-contained environment. Although not enjoying this same degree of quietude, those homes fronting on Fifth Avenue have ample setbacks; face on General Roca Park to the east; and , are located on a section of Fifth Avenue which is not heavily travelled. c. Multiple family development on the south side of Sea Vale Street appears to have little, if any, disruptive impact on the subject single family area. The apartment units are well designed and maintained and are not visually dominant. 3. The need for the proposed rezoning. � a. The neighborhoods-in-transition problem in Chula Vista can be traced back to the late 1940's when the City adopted its first comprehensive zoning ordinance. At that time, such a vast amount of land was zoned for high density development that even no�•i only 30% of the 500± Central City acres zoned "R-3" are actually developed �aith multiple family units. As a result of this improper and premature ."over-zoning, " multiple family development has dispersed throughout many heretofore stable single family neighborhoods. b. The single family dwelling and the single family fabric are a part of the problem. They are fragile and delicate, and manifest a small capacity to coexist with other land. uses, except where the coexistence is adroitly preplanned fo a fine detail . c. Although presently sound and orderly, the subject single family e�clave must exist in a state of chronic jeopardy of further multiple famiiy incursions and the resultant disruptive and erosive effects thereof. If higher residential densities occur and the volumes of traffic and urban activity increase, the single family order and amenity of the subject area would tend to decline. D. FINDINGS , 1 . The subject single family enclave is sound, orderly, and stable. Although confronted by multiple family residential incursions, these incursions have not adversely impacted the involved single family residential fabric. 2. Although presently sound and orderly, the subject single family enclave must exist in a state of chronic jeopardy of further multiple family incursions and their erosive impact. The proposed rezoning could preserve a desirable single family neighborhood and spare it that lengthy period of disruption and decline which has characterized many of Chula Vista's older "R-3" single family residen- tial neighborhoods. 3. The application of the R-1 zoning district regulations to this property . would implement the policies of the General Plan as they relate to the preserva- tion and enhancement of existing, sound residential areas. The proposed rezoning is compatible a�ith the General Plan designation of "High Density Residential I � (� 13-26 dwelling units/acre. " During the next General Plan revieYi session, � consideration �•iill be given to amending the General Plan to change some High Density designations to Medium Density.