HomeMy WebLinkAboutAgenda Statement 1989/09/05 Item 18 COUNCIL AGENDA STATEMENT
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Meeting Date 8/2 {/ d
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 013aq Rezoning 7.72 acres from C-T to C-C-P
SUBMITTED BY: Director of Planning 0
REVIEWED BY: City nanager) 4 y (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
OIVD READING AND ADOPTION
Page 2, Item 19
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