HomeMy WebLinkAboutAgenda Statement 1989/08/22 Item 17 COUNCIL AGENDA STATEMENT
Item
Meeting Date 8/22/89
ITEM TITLE: Public Hearing: PCZ-89-E - Consideration to rezone 7.72 acres
bounded by Broadway, Flower Street, Jefferson Avenue, and "E"
Street, from C-T to C-C-P - Appel Development Company/City of
Chula Vista
Ordinance Rezoning 7.72 acres from C-T to C-C-P
SUBMITTED BY: Director of Planning 0,
REVIEWED BY: City Manager (4/5ths Vote: Yes No X )
This proposal involves the rezoning of the block bounded by Broadway on the
east, Flower Street on the north, Jefferson Avenue on the west, and "E" Street
on the south, from C-T, Thoroughfare Commercial , to C-C-P, Central Commercial
with Precise Plan. Appel Development Company initiated the request for the
4.03 acres representing the northerly portion of the block, and the Planning
Department has expanded the proposal to include the remaining 3.69 acres
constituting the southerly portion of the block.
The Environmental Review Coordinator conducted an Initial Study, IS-89-41 , of
potential environmental impacts associated with the implementation of the
project. Based on the attached Initial Study and comments thereon, if any,
the Coordinator has concluded that there would be no significant environmental
impacts, and recommends adoption of the Negative Declaration issued on
IS-89-41 .
This item was originally scheduled for Council consideration at the meeting of
March 28, 1989. It was continued at the request of the applicant pending the
adoption of the General Plan Update.
RECOMMENDATION: That Council concur with the recommendation of the Planning
Commission.
BOARDS/COMMISSIONS RECOMMENDATION: On February 8, 1989, the Planning
Commission voted 6-0 with one abstention to adopt the Negative Declaration
issued on IS-89-41 , and recommend that Council approve the rezoning in
accordance with Resolution PCZ-89-E.
On February 2, 1989, the Design Review Committee voted 4-0 to approve the
project design.
DISCUSSION:
Adjacent zoning and land use.
North C-T & R-3 Commercial and Residential
South C-T Commercial
East C-T Commercial
West C-V-P Elementary School
Page 2, Item
Meeting Date 8/22/89
History of property.
In 1985, the Planning Commission approved a conditional use permit to
construct 75 units on 2.6 acres at the southwest corner of Flower Street and
Jefferson Avenue. Council called the item up on appeal and denied the request
on the basis that residential use in a commercial zone constituted a
significant and permanent change in land use which should be evaluated and
implemented via a rezoning rather than a CUP.
In 1987, the Commission recommended approval of a request by Appel to amend
the General Plan for the same 2.6 acres from Thoroughfare Commercial (C-T) to
High Density Residential (R-3). The Council denied the application on the
basis that a general plan amendment was premature and should be delayed
pending the General Plan Update. The Council invited Appel to participate in
the ongoing General Plan discussions.
Existing site characteristics.
The northerly one-half of the block--the subject of the Appel
application--consists of boat sales, auto rental and storage, and five
apartment units. The southerly one-half of the block includes a trailer park,
multiple family residential , and commercial uses fronting on Broadway and "E"
Street. With the exception of the Cornell ' s Center at the northeast corner of
"E" Street and Jefferson Avenue, the block could be characterized as
containing a significant amount of underutilized acreage, plus a mixture of
older, non-planned and incompatible commercial and residential uses, many of
which are in a state of physical decline.
The entire block is one of several areas which were recently included within
the Town Centre II Redevelopment Area in order to establish the legal and
financial tools to assist, if necessary, with physical and economic
revitalization. The Town Centre II Plan does not include a land use plan or
set of development standards for the area, but refers to the City' s General
Plan and underlying zoning to determine land uses, intensities, and building
standards.
General Plan.
The prior General Plan designated the property as Commercial Thoroughfare.
Both the existing C-T zone and the proposed C-C-P zone are consistent with
this designation. The General Plan Update designates the property as Retail
Commercial , which generally excludes thoroughfare commercial and
automobile-oriented services unless they constitute a small part of a planned
commercial development. The C-C-P zone is consistent with the Retail
Commercial designation, but the existing C-T zone is not.
Related Application.
On February 13, 1989, the City Council enacted an ordinance to amend the
Municipal Code to allow mixed commercial -residential projects by conditional
use permit in the C-C-P zone. The amendment would provide an appropriate zone
Page 3, Item
Meeting Date 8/22/89
to implement the mixed-use concept as called for in the text the General Plan
Update, and would also facilitate Appel 's plans for a mixed-use project on the
northerly portion of the block provided this rezoning is approved.
ANALYSIS
Rezoning.
There are several factors which support the rezoning to C-C-P:
1 . The C-C zone and the P Precise Plan Modifying District are appropriate in
instances where compatibility and coordination of uses, as well as quality
of design, are of prime importance.
The block in question consists of several separate parcels under different
ownerships, but is one of the few large, contiguous commercial areas along
the Broadway commercial strip. It is also located at one of the most
prominent commercial corners in the City, with nearly 600 ft. of frontage
on "E" Street which is one of four designated westerly gateways into the
City. The C-C zone is a general retail and service commercial zone which
is designed to accommodate shopping centers and other larger planned
commercial districts. The C-C zone excludes the "heavier" thoroughfare
and automotive-oriented uses which often present design problems, and
which are difficult to integrate with less intensive retail and service
commercial uses.
2. The C-C-P zone presents less potential for conflict with the abutting
residential area and elementary school .
Since the C-C zone excludes the "heavier" commercial uses allowed in the
C-T zone, it affords a better interface with the single and multiple
family dwellings to the north and the elementary school to the west in
terms of both activity and visual impacts. The precise plan process
further affords the City the authority to address the specifics of these
interface areas beyond that provided by the basic development standards of
the zone.
3. The proposed rezoning is consistent with the General Plan Update and the
Town Centre II Redevelopment Plan.
The General Plan Update designates the block for Retail Commercial , and
discusses the need to upgrade the Broadway frontage and to introduce
residential and mixed-use projects where appropriate between Flower Street
on the north and "I" Street on the south. The C-C-P zone is consistent
with the Retail commercial designation, and will provide some relief from
the auto-oriented uses which proliferate along Broadway. It will also
provide the authority to consider mixed-use development on the property.
The Precise Plan Modifying District will provide the planning mechanism in
conjunction with the legal and financial tools provided by the Town Centre
II Redevelopment Plan if the City should choose at some time to assist
with redevelopment on the southerly portion of the block.
Page 4, Item
Meeting Date 8/22/89
4. The rezoning would create only one nonconforming use outside Appel ' s
holdings.
With the exception of the service station at the northwest corner of
Broadway and "E" Street, the other thoroughfare and auto-oriented uses
within the block--including the boat sales, auto rental/storage and a van
conversion enterprises--would become nonconforming uses under the C-C-P
zone (the residential uses are presently nonconforming and would remain so
with the rezoning). The boat sales and auto rental/storage operations,
however, are located on Appel ' s property; leaving the van conversion
business at 186 Broadway as the only use which could be considered to be
adversely impacted by the rezoning, at least in the short term.
Nonconforming use status means that the use cannot be enlarged, extended,
reconstructed, substituted or structurally altered, except for minor
repairs or maintenance, or in order to comply with health and safety
codes. A nonconforming use which is determined by the Commission to be of
the same or a more desirable nature may be substituted for another
nonconforming use. We believe the long-term benefits to be gained by the
public and the involved property owners resulting from the rezoning far
outweigh what may be the short-term disadvantage of these restrictions to
a single use.
Precise Plan
The precise plan submitted by Appel for the northerly portion of the block
shows 10,000 sq. ft. of commercial space along the Broadway frontage, with 90
residential units located above and to rear of the commercial frontage. The
plan was reviewed and approved by the Design Review Committee on February 2,
1989. Appel has also submitted a conceptual plan which shows how the project
could integrate with commercial redevelopment of the southerly portion of the
block.
Provided this rezoning is successful , the conditional use permit and precise
plan will be forwarded to the Redevelopment Agency (Council ) for review under
the authority of the Town Centre II Redevelopment Plan. The conceptual plan
for the southerly portion of the block has been submitted in support of the
Appel project, and cannot be dictated to the involved property owners without
their cooperation, or without action by the Redevelopment Agency to assemble
the land and establish this or another alternative plan as the precise plan
for the area. In the absence of this action, the coordination and integration
of development on the southerly portion of the block will have to be
addressed, as best it can, through individual precise plans.
The P Modifying District may be applied to areas within the city only when one
or more of the following circumstances is evident:
1 . The subject property, or the neighborhood or area in which the property is
located, is unique by virtue of topography, geological characteristics,
access, configuration, traffic- circulation or some social or historic
situation requiring special handling of the development on a precise plan
basis.
Page 5, Item
Meeting Date 8/22/89
2. The property or area to which the P modifying district is applied is an
area adjacent and contiguous to a zone allowing different land uses, and
the development of a precise plan will allow the area so designated to
coexist between land usages which might otherwise prove incompatible.
3. The basic or underlying zone regulations do not allow the property owner
and/or the city appropriate control or flexibility needed to achieve an
efficient and proper relationship among the uses allowed in the adjacent
zones.
4. The area to which the P modifying district is applied consists of two or
more properties under separate ownership wherein coordination regarding
access, on-site circulation, site planning, building design and
identification is necessary to enhance the public convenience, health,
safety and general welfare.
All of the circumstances are evident with the subject property. The site is a
City block consisting of several parcels under separate ownerships, and is
located on a scenic gateway adjacent to residential uses as well as an
elementary school--all of which support the need for the control and
flexibility provided by a precise plan to promote the proper relationship
among on- and off-site uses and areas.
Schools
This item was originally continued by Council from the meeting of February 28,
1989, in order that the School Districts could be contacted regarding their
specific needs in relation to the project. The Districts have responded as
follows:
1 . The Chula Vista City School District has requested that the developer
contribute $85,000 for the purchase and installation of a relocatable
classroom at Feaster School .
2. The Sweetwater Union High School District has requested that the
developer participate in a Mello-Roos program.
These requirements have been included as conditions of the rezoning.
FISCAL IMPACT: Not applicable.
WPC 6609P
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