HomeMy WebLinkAboutAgenda Statement 1989/01/17 Item 14 COUNCIL AGENDA STATEMENT /` `
Item -24'
Meeting Date S 1/17/t9
ITEM TITLE: Public Hearing: PCA-88-7; Consideration of amendments to the
Municipal Code relating to zoning regulations for churches -
City initiated
Ordinance 24-4e) Adopting amendments to zoning
regulations for churches
SUBMITTED BY: Director of Planning ‘ lc
REVIEWED BY: City Managers' (4/5ths Vote: Yes No X )
l%
On July 19, 1988, the City Council considered a staff report on possible
amendments to the City's zoning regulations for churches as to when and under
what circumstances they might be permitted as a matter of right and/or
appropriate revisions to the existing standards. The report was prepared at
Council ' s direction in response to an application to establish ancillary
church operations in an R-1 single family dwelling at 110 Third Avenue.
The Council accepted the report and staff-recommended amendments, and referred
the matter to the Planning Commission for public hearing and recommendation.
The Council also directed staff to hold a workshop with local pastors to
receive their input and recommendations on the report. The workshop was held
on September 8, 1988, and the results of that meeting are discussed later in
this report. The Planning Commission meeting was held on November 9, 1988.
The recommended amendments, as shown in Exhibit A, would treat the existing
church standards as guidelines rather than requirements, and authorize the
Zoning Administrator rather than the Planning Commission to act upon
conditional use permits for churches. This would streamline the existing
process. The other two options offered for Council consideration but not
recommended include (1 ) treating churches as permitted uses allowed as a
matter of right in residential zones -- see Exhibit B, and (2) retaining the
conditional use permit process but eliminating the present standards -- see
Exhibit C.
The amendments recommended for adoption and depicted on Exhibit A are exempt
from environmental review pursuant to Section 15061 (B)(3) of the CEQA
Guidelines. The amendments shown in Exhibits B and C are not exempt. If the
Council should favor either of these options, the public hearing should be
continued to the meeting of February 7, 1989, to allow sufficient time for
staff to conduct the appropriate environmental review.
RECOMMENDATION: That Council concur with the recommendation of the Planning
Commission adopting the amendments and authorizing the formation of a Church
Task Force to look at issues involving the availability of church sites in the
community and with new development.
{
Page 2, Item
Meeting Date 1749489 ///7/r
BOARDS/COMMISSIONS RECOMMENDATION: On November 9, 1988, the Planning
Commission voted 6-0 to recommend that Council :
1 ) Enact an ordinance adopting the amendments depicted on Exhibit A, and
2) Direct staff to solicit interest from church representatives in serving on
a task force to be appointed by Council to address the questions of new
church sites in planned communities and major developments in the Eastern
Territories east of I-805, and interim church use of public and
quasi-public facilities.
DISCUSSION:
Present Regulations and Standards
Churches are presently included within the "Unclassified Uses" Section of the
Zoning Ordinance. Unclassified uses are considered to possess characteristics
of such unique and special form as to preclude their automatic inclusion in
any class of zone. As a result, such uses are eligible for location in any
zone upon the issuance of a conditional use permit. The conditional use
permit process allows for the assessment of each case on an individual basis,
and provides a mechanism to stipulate any conditions deemed necessary to
ensure land use compatibility.
All churches regardless of zone are subject to a parking standard of one space
for every 3.5 seats in the main sanctuary. A church in a residential zone
further requires a minimum one-acre parcel , location on a collector street,
setbacks of 20 feet, and perimeter landscaping or solid fencing. Other than
parking, there are no preannounced standards for churches in commercial or
industrial zones.
Application History
During the past two decades, the City has processed 18 conditional use permit
applications to establish or expand church facilities; 14 involved R-1 zoned
properties, while the remaining four involved properties zoned R-2, R-3, C-N
and C-O-P respectively. The two commercial properties involved temporary
church use only, and two applications for occupancy of single family dwellings
on standard R-1 parcels of 7,020 sq. ft. and 9,400 sq. ft. (Calvary Chapel )
were denied. The remaining 14 sites ranged in size from 0.94 to 7.73 acres
and involved main sanctuaries with seating capacities of 154 to 480 seats--the
average being 2.9 acres/305 seats, and the median being 2.5 acres/300 seats.
Several of the proposals also included church related educational ,
recreational and daycare uses and facilities.
In recent years, the City has also processed two precise plans for churches in
the P-C zone. Both were for sites designated for public/quasi-public use on
the El Rancho del Rey Specific Plan--one involving 9.7 acres and 500 seats,
Ind the other 9.5 acres and 435 seats. The precise plan process is used in
lieu of a conditional use permit in developing areas where sites have been
preplanned for community facilities as part of an overall planning effort,
which would include most of the developing areas east of 1-805.
Page 3, Item
Meeting Date -9- // 7/11
The El Rancho del Rey Specific Plan includes two additional
public/quasi-public sites, and the plan text states that additional sites may
be designated under the SPA plan process. Bonita Long Canyon includes two
church sites, and preplanning efforts for EastLake Greens and Rancho del Sur
Phase II suggest there may be one or more sites available for churches in each
of those communities.
Nonetheless, the number of sites have been quite limited and the demand and
competitiveness quite high, compared to the number of churches looking for
properties and the perceived need based on the population projections for the
City in the future. In addition, there are unique issues involving site
selection for smaller start-up churches in the developed as well as developing
area.
Regulations/Standards of Other Jurisdictions
Below is a comparison as to how other jurisdictions in the County have
regulated church uses. A majority of the other jurisdictions within the
region also require churches proposed for location in established areas to
obtain a conditional use permit (CUP) in all or most zones. A CUP is required
without exception in single family zones, and 16 of the 19 jurisdictions
require a CUP in multiple family zones as well . Several jurisdictions
strictly prohibit churches from commercial and industrial zones:
Regional Zoning for Churches
Use Category for Churches
by Numbers of Jurisdictions
Zone Permitted CUP Prohibited
Single Family -- 19 --
Multiple Family 3 16 --
Light Commercial 2 11 6
Heavy Commercial 6 10 3
Light Industrial -- 12 7
Heavy Industrial -- 10 9
In contrast to Chula Vista, most other jurisdictions do not have preannounced
standards for churches, either in residential zones or commercial and
industrial districts. Several have a parking standard, and a few require
location on a major or collector street. Generally, however, each CUP
proposal is judged without established standards on a case-by-case
basis--although in discussions with other municipal planning departments, we
have concluded that it is usually necessary to meet requirements at least as
great as Chula Vista 's in order to gain support and approval for a church in a
residential zone.
Page 4, Item �
Meeting Date 1/10/89
The Nature of Church Use
The unique characteristic common to all churches is intense peak-use activity
periods. These may primarily involve once-weekly worship services, but more
typically include supplemental services and meetings, and special events such
as weddings and fund-raising activities. Some churches also make their
facilities available for use by community groups and non-profit organizations,
and others offer counseling, child daycare services, and educational and
recreational programs which function on a daily basis. Churches generally
strive to increase the size of their congregation and expand their facilities
and/or programs over a period of years as funds become available.
Church use can thus involve a wide range of activities, some of which have the
potential to have an impact on the surrounding neighborhood in terms of
traffic, noise, and general activity levels. The challenge is how to best
balance the services the church ministry provides to the public and their
desire to be in a neighborhood setting with reasonable regulations so as to
minimize the environmental impacts of any proposed church use.
ANALYSIS:
Churches can be handled as a permitted use with certain locational and
development standards or can be a conditional use with or without
we-announced standards.
Churches as Permitted Uses
The primary advantage of treating churches as a permitted use is the
elimination of uncertainty. Standards are adopted and applied on a uniform
basis without discretion and without regard to circumstances peculiar to the
proposal site or surrounding area. The church as well as the City are also
spared the time and resources necessary to process a conditional use permit.
The main disadvantage of the permitted use approach from the staff perspective
is the lack of flexibility for the proponent and the lack of control for the
City. A lack of flexibility because in the absence of discretionary review
the standards for site size, separation and so on must be conservative in
order to ensure land use compatibility, and therefore would likely preempt
many otherwise supportable projects given the opportunity to review the
specifics of each case via the CUP process. A lack of control because the
City loses the ability to apply conditions and/or retain a measure of land use
authority over potentially disruptive operational aspects of church
use--further contributing to the need for conservative standards.
A review of publications on church standards and our own recent local
experience indicates that an adequate suburban church site should be at least
3-5 acres or more in size depending on the scope of the program. A smaller
than average congregation with limited facilities and a restricted schedule of
activities could be accommodated on a smaller site. Without the ability to
o
review the specifics of the proposal and site and, where necessary,
conditions which limit on-site activities and programs, a minimum three-acre
site would be reasonable and appropriate for a church permitted as a matter of
right in a residential zone.
Page 5, Item--a4--
Meeting Date 1/14/-8-9` i/j 7/g"
It would also be essential in our opinion to delineate which accessory
functions and activities would or would not be considered incidental to church
use, at least with regard to the minimum site size. Additional functions such
as child daycare services or parochial schools or recreational facilities
could be permitted subject to an additional acreage requirement, or these
functions could remain as conditional uses. It would also be appropriate to
establish standards for access, orientation, separation, and screening.
The City has yet to process an application for a permanent church site in a
commercial or industrial zone. Most churches prefer to locate in a
residential setting, close to the residents they serve, and well-removed from
conflicting commercial and industrial activities. In addition, land prices
typically preclude churches from permanently locating in commercial zones.
New start-up congregations, however, may need temporary quarters pending the
accumulation of funds for a permanent site. One option is the use of school
sites--both the Sweetwater Union High School District and Southwestern College
have congregations using their school facilities for evening and weekend
services on a temporary basis. But some congregations prefer a self-contained
storefront location in a commercial or industrial building or center.
Because of the disparity between the parking required for commercial or
industrial users versus the peak parking needs of even small congregations,
_ the feasibility of such a storefront location is often dependent upon a shared
arking arrangement which allows the parking peaks of the church to be
accommodated during the off-hours of other tenants. A shared parking
proposal , however, requires some mechanism to review and control the hours of
the shared parking participants--it cannot be accomplished under the permitted
use approach. As a result, without the CUP process, most churches would be
denied occupancy at such locations.
Exhibit B contains the amendments suggested by staff if the Council should
favor the permitted-use approach. Churches would be allowed by right in
residential zones provided they met the following standards: minimum 3-acre
site, location and primary access on a collector street, 100 ft. separation
between church structures or recreation areas and adjacent dwellings, and
perimeter screen/sound walls. The standards also call for Site Plan and
Architectural Review in order to address the details of orientation,
architecture, parking and landscaping.
Churches would continue to require a CUP in commercial and industrial zones,
and also on residential properties which do not comply with the standards
noted above. Proposals for child daycare services, elementary or secondary
parochial education, or similar programs which function on a daily basis would
also require a CUP.
Churches as Unclassified Uses
The primary advantage of the present approach is the flexibility it provides
o judge each "threshold" proposal on its own merits (threshold standards are
discussed in the next section). It also provides the City with the ability to
apply conditions of approval and maintain a greater measure of land use
authority, both of which can compensate for physical and operational issues
which might otherwise render a proposal unacceptable as a permitted use.
Page 6, Item
Meeting Date_l-/1-01.89 /h 74,
The issue of land use authority is a significant one in staff's opinion.
Church programs and activities may be established or expanded in a manner
which benefits the congregation or the community as a whole, but which may not
be in the best interest of the immediate neighbors. From a land use
perspective, the requirement for a church to operate only under the authority
granted by a conditional use permit retains for the City an essential measure
of control over activities which could be potentially disruptive to the
neighborhood.
Since the options discussed in this report apply to retrofit locations in
established areas--as opposed to the community plan and precise plan process
used for churches in developing areas--the CUP process provides the additional
advantage of review and comment from the surrounding residents and property
owners. The disadvantage to the churches is the unknown and the fact that in
every case they have to go through a public hearing and scrutiny as to the
proposed use. Emotional , rather than factual objective testimony are often
presented and the potential exists for a biased decision.
Present Threshold Standards
As noted above, the present standards for churches in residential zones
require a one-acre parcel , location on a collector street, setbacks of 20
--feet, and perimeter landscaping or solid fencing, as well as a parking
standard of one space for every 3.5 seats in the main sanctuary. The Council
could choose to repeal or relax these standards in order to open the process
to a proposal of any kind. The amendment depicted in Exhibit C would
eliminate the standards altogether if this should be the desire of the
Council . However, we believe the standards serve an important function in
distinguishing between potentially acceptable and marginal or unacceptable
proposals.
Significantly, both applications which have involved single family dwellings
on modest residential lots have been denied. The close proximity in such
cases magnifies impacts, and the single family dwelling and neighborhood are
least able to tolerate non-residential uses or activity patterns. The City's
zoning standards in general are designed to minimize the potential for
disturbances to residents, and prohibit anything other than an incidental home
occupation as a matter of right in a residential zone (the State has largely
preempted local authority in the case of small and large family day care
homes. )
It might be argued that temporary as opposed to permanent use is an
ameliorating factor in establishing a church on a modest residential site.
However, if there is a land use conflict, the length of time is not
necessarily the critical factor but rather the type of conflict (example:
noise, traffic, etc. ) It is also true that once a dwelling is converted to
non-residential use it tends to establish a precedent or at least provides an
-- in-road for future non-residential use, both in terms of site and/or interior
structural modifications.
Page 7, Item .214i
Meeting Date 1.X1.0 9• 07011
The elimination or relaxation of the standards may therefore suggest to an
applicant and neighbors that the City is less concerned about land use
intrusions in the residential neighborhood. Threshold standards thereby
provide a valuable service for proponents by directing their attention and
efforts into locating sites that are worthy of consideration, rather than
spending their own time and resources and those of the City in pursuing
inappropriate or at best marginal "problem" proposals.
It would be appropriate, however, to treat the standards as guidelines rather
than requirements since the issues giving rise to the standards are based on
the use of the land and not a hardship peculiar to the property itself. This
would allow a deviation from the standards to be considered under the basic
CUP process and findings, rather than under a separate zone variance and the
property-based findings associated therewith. This change is reflected in the
staff-recommended amendments contained in Exhibit A.
Conditional Use Permit Procedure
There is also a procedural step which could be taken to facilitate the
consideration of church proposals within the confines of the existing
regulations and standards (guidelines). An amendment could be made to the
Code to authorize the Zoning Administrator rather than the Planning Commission
- to act upon conditional use permits for churches. This would reduce the
processing time by as much as three weeks, and reduce the application cost
from a $750 deposit to a $175 flat fee.
This would be a unique measure due to the fact that the Zoning Administrator
is currently authorized to act only upon permits which do not involve new
construction or substantial remodeling. However, the Code allows the Zoning
Administrator at his/her discretion to forward any matter on to the Planning
Commission. So, for example, if the Zoning Administrator could not support an
application or opposition materialized, then the matter could be referred
automatically to the Planning Commission. Any decision of the Zoning
Administrator may also be appealed to the Commission and on to the City
Council , if necessary. This change is also reflected in staff-recommended
Exhibit A.
Church Workshop
The September 8th workshop was attended by 19 local pastors and church
representatives out of a total of 66 local congregations which received a
notice of the meeting along with a copy of the original staff report to
Council . Three pastors submitted written comments (please see attached).
There appeared to be general support for the staff recommendation: to
reformulate the standards into guidelines, and to direct CUP applications to
the Zoning Administrator rather than the Planning Commission. There was some
--disagreement expressed about the guidelines per se but not much.
Page 8, Item
Meeting Dated ///7/'17
Most of the discussion centered on an issue not directly related to the matter
at hand; there was an expression of deep concern about the inadequate number
of church sites included within the new master planned communities to the
east. Staff responded that the City is already making a greater effort to
plan for more sites in subsequent planned communities, but that we need the
assistance of the churches in developing criteria for setting aside the
appropriate number and size of sites. There was strong support for the
suggestion that the City form a task force to address the question of new
planned community sites, as well as the issue of interim church use of school
facilities and other public or quasi-public buildings--which was also a
concern of several of the workshop participants.
If so directed, it will be staff's intention to solicit interest in serving on
the task force and return to Council for appointment of the members and an
outline of work.
CONCLUSION:
The present regulations and standards provide a great deal of flexibility for
churches while ensuring compatible and orderly land use relationships for the
benefit of the City, the neighbors, and the churches as well . It would be
appropriate to frame the standards as guidelines rather than requirements in
order that deviations could be considered under the basic CUP process. With
change, the Unclassified Use designation and threshold residential
standards should be viewed not as a burden to churches, but as an opportunity
to have each responsible proposal considered on its own merits. Also, the
Zoning Administrator rather than the Planning Commission can be authorized to
act upon CUP's for churches in order to reduce the processing time and fees.
These changes are reflected in Exhibit A.
FISCAL IMPACT: Application cost for C.U.P. requests would be reduced from
$750 to $175 for initial processing.
WPC 5797P
(
RESOLUTION NO. PCA-88-7
RESOLUTION CF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING TO THE CITY COUNCIL THE
ADOPTION OF AN AMENDMENT TO THE MUNICIPAL CODE
RELATING TO ZONING REGULATIONS FOR CHURCHES
WHEREAS, on July 19, 1988, the City Council considered a report on
possible amendments to the City's zoning regulations for churches and referred
the amendments to the Planning Commission for public hearing.
WHEREAS, the Planning Commission set the time and place for a hearing
on said amendment and notice of said hearing, together with its purpose, was
given by its publication in a newspaper of general circulation in the city at
least ten days prior to the hearing, and
WHEREAS, the hearing was held at the time and place as advertised,
namely 7:00 p.m. , November 9, 1988, in the Council Chambers, 276 Fourth
Avenue, before the Planning Commission and said hearing was thereafter closed,
and
WHEREAS, the amendments are exempt from environmental review pursuant
to Section 15061 (B)(3) of the CEQA Guidelines.
NOW, THEREFORE, BE IT RESOLVED THAT FROM THE FACTS PRESENTED AT THE
HEARING, THE PLANNING COMMISSION recommends the adoption of amendments to
Title 19 of the Municipal Code as shown on Exhibit A attached hereto and made
a part hereof.
That a copy of this resolution be transmitted to the City Council .
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA,
this 9th day of November, 1988, by the following vote, to-wit:
AYES: Commissioners Carson, Tugenberg, Casillas, Fuller, Cannon and Grasser
NOES: None
ABSENT: Commissioner Shipe (with notification)
G -x,r�-:� —a c is-i�
J nne E. Carson, Chairman
ATTEST:
rte/ ') 4--lf
Ruth M. Smith, Secretary
WPC 5696P/1595P
EXHIBIT A
Chapter 19.58 Uses
19.58.110 Church, hospital , convalescent hospital , religious or eleemosynary
institution.
Any church, hospital , convalescent hospital or other religious or
eleemosynary institution in any R zone shall be located on collector street or
thoroughfare with a minimum parcel of one acre,, ,.shall maintain a ten-foot wide
minimum landscaped strip or solid six-foot fence or masonry wall on all
property lines abutting said R zone, except that said fence or wall may be
reduced to three and one-half feet in a landscaped front setback area not
containing parking facilities, and shall have side yard and rear yard setbacks
of at least twenty feet and a front yard setback of at least twenty feet.
These shall be considered guidelines rather than standards in the case of
churches.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects, and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
1 . Where the use to be permitted does not involve the construction of a
new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as limited
herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches
WPC 5640P
EXHIBIT A
Chapter 19.58 Uses
19.58.110 Church, hospital , convalescent hospital , religious or eleemosynary
institution.
Any church, hospital , convalescent hospital or other religious or
eleemosynary institution in any R zone shall be located on collector street or
thoroughfare with a minimum parcel of one acre, shall maintain a ten-foot wide
minimum landscaped strip or solid six-foot fence or masonry wall on all
property lines abutting said R zone, except that said fence or wall may be
reduced to three and one-half feet in a landscaped front setback area not
containing parking facilities, and shall have side yard and rear yard setbacks
of at least twenty feet and a front yard setback of at least twenty feet.
These shall be considered guidelines rather than standards in the case of
churches.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects, and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
1 . Where the use to be permitted does not involve the construction of a
new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as limited
herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches
WPC 5640P
EXHIBIT B �u
R-E Residential Estate Zone
19.22.020 Permitted uses.
Principal permitted uses in the R-E zone include:
A. One single-family detached dwelling on each lot or parcel ;
B. Crop and tree farming.
C. Churches, subject to the provisions of Section 19.58.110.
?Ord. 1212 § 1 (part) , 1969: prior code 9 33.502(B). )
R-1 Single Family Zone
19.24.020 Permitted uses.
Principal permitted uses in the R-1 zone include:
A. One single-family dwelling on any lot.
B. Factory-built home/mobile home on any lot, subject to the provisions of
Sections 19.58.145 and 19.58.330.
C. All portions of the dwelling, factory-built home or mobile home used for
living or sleeping purposes shall be attached by common walls.
D. Churches, subject to the provisions of Section 19.58.110.
Tbrd. 2260 § 1 , 1988: Ord. 2161 91 1986: Ord. 1941 9 1 (part) , 1981 : Ord 1212
§ 1 (part) , 1969: prior code § 33.503(6) . )
R-2 Two Family Zone
19.26.020 Permitted uses.
The following are the principal permitted uses in an R-2 zone:
A. One single-family dwelling on any lot;
B. One duplex or two-family dwelling on any lot;
C. Attached single-family dwelling units;
D. Dwelling groups, subject to the provisions of Section 19.58.140;
E. Other accessory uses and accessory buildings customarily appurtenant to a
permitted use, subject to the requirements of Section 19.58.020;
F. Agricultural uses as provided in Section 19.16.030.
G. Churches, subject to the provisions of Section 19.58.110.
TCrd. 1494 § 2, 1973; Oro. 1356 § 1 (part) , 1971 ; Ord. 1238 § 1 (part) , 1969:
prior code § 33.504(B). )
INMSPNIVROWNsweeasosemewass
Exhibit B - Pg. 2
R-3 Multiple Family Zone
19.28.020 Permitted uses.
Principal permitted uses in the R-3 zone are as follows:
A. Dwellings, multiple: R-3 zone;
B. Dwellings, multiple, low-rise: R-3-G zone;
C. Dwellings, multiple, medium-rise: R-3-M zone;
D. Dwellings, multiple, high-rise: R-3-H zone;
E. Dwellings, town houses: R-3-T zone;
F. Duplexes;
G. Agricultural uses as provided in Section 19.16.030.
H. Churches, subject to the provisions of Section 19.58.110.
Ord. 1356 § 1 (part) , 1971 ; Ora. 1212 § 1 (part) , 1969: prior code §
33.505(B). )
Chapter 19.58 Uses
19.58.110 Church, hospital , convalescent hospital , religious or eleemosynary
institution.
Churches may be permitted as a matter of right in any R zone provided the
following standards are met: minimum three-acre site; location on a collector
street and primary access therefrom; 100 ft. separation between church
structures and recreation areas and adjacent residential dwellings; perimeter
screen/sound walls; and, site plan and architectural approval .
Any church, hospital , convalescent hospital or other religious or
eleemosynary institution conditionally allowed in any R zone shall be located
on collector street or thoroughfare with a minimum parcel of one acre, shall
maintain a ten-foot wide minimum landscaped strip or solid six-foot fence or
masonry wall on all property lines abutting said R zone, except that said
fence or wall may be reduced to three and one-half feet in a landscaped front
setback area not containing parking facilities, and shall have side yard and
rear yard setbacks of at least twenty feet and a front yard setback of at
least twenty feet. These shall be considered guidelines rather than standards
in the case of churches.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects , and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
Exhibit B - Pg.
1 . Where the use to be permitted does not involve the construction of a
new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as limited
herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches.
;;PC 5640P
EXHIBIT C
Chapter 19.58 Uses
19.58.110 0010ON///O Hospital , convalescent hospital , y` XJ J¢O$ or
eleemosynary institution.
Any 040'0174 hospital , convalescent hospital a///q1V0///t0141/0 or
eleemosynary institution in any R zone shall be located on collector street or
thoroughfare with a minimum parcel of one acre, shall maintain a ten-foot wide
minimum landscaped strip or solid six-foot fence or masonry wall on all
property lines abutting said R zone, except that said fence or wall may be
reduced to three and one-half feet in a landscaped front setback area not
containing parking facilities, and shall have side yard and rear yard setbacks
of at least twenty feet and a front yard setback of at least twenty feet.
Chapter 19.14 Administrative Procedures
19.14.030 Zoning administrator-Actions authorized without public hearing.
The zoning administrator is authorized to consider and to approve,
disapprove or modify applications on the following subjects, and/or issue the
following required permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator shall be empowered to
issue conditional use permits, as defined herein, in the following
circumstances:
1 . Where the use to be permitted does not involve the construction of
a new building or other substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make use of an existing
building and does not involve substantial remodeling thereof.
3. For signs, as defined herein, and temporary tract houses, as
limited herein.
4. The zoning administrator is authorized to consider and to approve,
deny, or modify applications for conditional use permits for
carnivals and circuses. The zoning administrator shall set the
matter for public hearing in the manner provided herein.
5. Churches.
WPC 5640P
z
Chula vista Community church
'' ` 271 East J Street • Chula Vista,California 92010 • 619/422-7850 • 619/422-0149
di3 t{'`.• Paul Veenstra-Pastor
i'`$° l Dave Kempers-Pastor of Music/Melba Wickham-Pastor of Youth
WALK-IN DRIVE-IN
AUG 2 9 83
WORSHIP
august 26, 1988
City of Chula Vista
Planning Cepartrrent
tear Sirs:
In response to your letter of August 22, 1988 on the subject_„AtrQ.nd,-rents to
Chula Vista's Zoning regulations for churches” I support the lo.uniciPal Code
which would (1) treat the existing church standards as guidelines rather than
requir nts, and (2) authorize the Zoninc Administrator rather than the
Planning Co,-: issian to act upon conditional use permits for churches.
Sincerely,.
rj1-__72JA:4.., :c7:fc)C`
Pau;. Veenstra
Pastor
-'e('Ja Vnta CcmmunifV Chures is J,,,I Jr i w,rh me 14!0r,,,�C.ha..n n^^wr a.
se JrnominJr on or Dr.Robert k"ulcer Ana r C:rsrJI l■t-edrai.4'0 01 Jr ".or myt V,.kent er Jre
RISEN SAVIOR
•
Ca-
111, 41111117)
SEP J. 6 ipkpo
- • •
Monday September 12 , 1 ?P'.:1
_ .\
Clty Chula Vic.ta lattd
ty P1 arm ng Dept .
•
276 4th Avenue
Chula Vista , CA 92010
••■•■•■•
Dear Sirs ,
7hi .s letter is a iollow up to the meeting you gentlemen held
-. 1 :h representatives irtm local churches on this Thursday
ng past . 1 and t -ie chairman o+ our congreoation , Mr
:onn ,:nat meetlng . Thank you for
rviting Us to gik.,e our : rput into the matter oil churches
and the planning orocess , n 1.;:hula Yista .
I can apprec : ate the immeadiate reason ror the
meeting—the :oning gu ! delires 707 churche,.. rel'erred to
tr,e ''.1anning department t/ City - Council , ' thinK that
the miore important Ec e other that y..ias
chur :n in -. e . .-.!eelc;ments in east
ieems to me that i ue : = not sonn resolved , the
Dther will Decome a moot questions since without land , no
churches be tuildino and we will not need to lAlorry
i.bout the zoning regulations .
encourage the Planninc Department to conuene the
- orce that you cl, ; -:cussed soon as
+o .• olunteer either
: cr. 7: "7! , .
,or prc.blems ,
7i.. .t ck Uohnion
Lutner:Jn
L..eaf Dr ! ve
2hu ; a
7el .
Risen Savior Ev. Lutheran Church P. 0. Box 7927 Chula Vista, CA. 92012-7927
Pastor John W. Zarling (619) 585-1773
1 �`�
-.'
iir
2 Richard H. Hensgen Pastor
''''' s _.,, H•.•
mu�
_ '' --., , , „ ' llirz 7° :I. z� thnmth 'z.. " , 4:' ft,r"d'Ufa. .,. „ ,.A,,„,. . . ,...,..,.-„,,,,,,.. . 2.,. .., . .,.,,.., , C., r xt kz; �.�Ti�i .
. hlr. Stett v ie.i^C G.rC i,at.r t,e. n tx f ▪ .;',';`,:,•4:
`.�'--"•,,,,n.' r, +-k',ti. ..∎ -t November �i• 190.3 t e .,No-.. , ` -d%4e,
;
A3SOC2ate _I�_la
„ tanner 4C,.--.,,,--2
City or ...Chula' 1/ista ',...":',7,".."'T....,:-'."-''t ,' , • + r. .
'sP tanning Deparcmen � r� ''' �
L . Y '
:-e r ourt'h ? t ^^�
Avenue ' , '., rt r
Y L l
'Vista. , -,-;'-1..',;,,,11..,4.+".'
1 i Chula. • CrA r ,r '-:. ";'
t s ' �t, , ..1 e. ,.` ''';•':;''''';',',', .2,:'',j'''''' ti e J r•,
Lear thr. Grirr n h ` ' 1.$ at' {t ,
_ a o �} r to n r. � Ra , �•',
'l - '- - +, ct L w ��l*i a Yir`' ,}�.S rg e1 r :, 1\ t ,V 'I -0 �z3 .Wi p.„1,•-"I',..,ti•i 4: 'This letter t '� •r t '. •. r. r.. ti, ,r r('' ,.Y'''.. t r'- ,R?.,:
fhi t..;. $''''.','.•.`,...f a+'C t ,'f , i s..
t r is `in response to Your Stetter ,
1-i. 1yO+Y fCS;3.raln� or IVOV+3titD�C' +� �:s
�r llmenffme - to Chui3 'vista s. Bonin -,1„.4.,,,,..,,,i,':::
Regulations '` ror.'Churcnes. g'
_ 'cOpY ' or the proposal . tpr m `ChanK :You rot :.; sensing . the ' ti .�
Y OommF
, having the opportunity t nL. j' alsopPYecate 7 4>� zti
. bet 8th. o' attend 'the..worKSnop pr 3eptem ' ,, ,'•
Essential ly. . i. fe•�
_t that the r
-- tort'. I proposal is quite satisrac , . -+, �,;,,
have only three concerns: 1 ` �• ` .
Use permit procedure: 1? ','the ' condi ior,�l
p - ;
• _1 . newchurcn:starts within es `
fished areas : tan- '•i ,,.
"' and 3) new .cnurcn starts
: in'as East lake. 1n` the new areas, •
Througnout the position `
Raper. ' it is stated that the
church standards . shout-d be
used -as. ...guide' Ines rarc,er.
tnn requirement_.
Ii . t.nis is done. it couto be a
neiprui wit'r, each appiication iuc ed on its own ",
I can only note tea- this. is met° .
• 'arnica out In• a 2 rsz ,.,
unulased manner.
It is aouoly important to not hot() near coot=ones w'1 r n
• small congregations to the standards ,
churches. Many times ror esT=❑i isn�3
churches start with only 2.O- -S
people, _not entirely inappropriate With actually meeting
in a home. I . am also Concerned that these new ' `Starts
not be zoned out or commercial areas arbitrarily.
The problem with ttie newer developments has been well ;,
stated in your own paper ; . 1 would just add ray 'voice as "'
one concerned ,, ,
the task force,_is formed to address s ? these issues. :�
s
be g Iad to serve i`t you would so ' ' x ; I ;-:'.2.-;,,.:),,;,-,,.,.,„`'� :
r' rt i� .-;.1-44,,,A...,;:,',..,° desire t k= isri r+ 1 tr3;
Thank you a ` n ` for f c∎..o +Y :"=`-'4"...'-'4,.;' fk.f?+�i lt,;k't+rt ry� iy �d`,,'.,4r tt
, + 8 nvit1 omme ' �'
��. 'a }�; ,� v.•C�y ss i.�F',t, � a:t;e p n`r �.. �it f: "e F „J' _��
t :j.;. .. , i ::4 tr_., ihw a} �' '}'11z .i+ brx 1,x-2b YN+.ia irr :�3r� �r3'' 4W:-
x 1 C k Hens { 'v a .sti .4.-,-,„;‘,.;.-1,.:.,..;;;,:....,,,,..-,-,f,,; .791 n +` t ' ';, + + f{�,
e n try, j�xs y,jytr t y , _ O+
i.r ,.; ff t, y .*�xt" '` 4. �tri '? x'�...;4 4:+* :'i*,4 X`,•0t . ..v. �5� �
' M��'�61,��y�.,A %�x°' �`,,,ttf ,qua {' +-,.�.����� S ri'v r r{.
41 y + . x i'�E31 0:1..".' It4_' y
' ` 494 E Street, Chu1a'1ilia; CA 92010
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