HomeMy WebLinkAboutAgenda Statement 1985/05/28 Item 4 COUNCIL AGENDA STATEMENT
Item 4
Meeting Date 5/28/85
ITEM TITLE: Public Hearing: Conditional Use Permit PCC-85-17; request to
construct a 36-unit senior citizen apartment project in the
400 block of Church Avenue - Connole Construction Company
Resolution Approving a senior citizen apartment
project in the 400 block of Church Avenue
SUBMITTED BY: Planning Director (4/5ths Vote: Yes No x )
REVIEWED BY: City Manager 1
The applicant is requesting permission to construct a 36-unit senior citizen
apartment project on 0.78 acres located in the 400 block of Church Avenue in
the R-3 zone.
RECOMMENDATION: Concur with Planning Commission recommendation with an
added condition that the developer agree to install physical assistance
hardware as recommended by the Commission on Aging and approved by the City
Council in subsequent action.
BOARDS/COMMISSIONS RECOMMENDATION: On April 10, 1985, the Planning
Commission voted 5-0 with two absent (excused) to recommend that the City
Council approve the senior citizen apartment project in accordance with
Resolution PCC-85-17. The resolution includes seven staff stipulations plus
an additional one by the Planning Commission that nine of the spaces are to be
reserved for guests and the other 18 balance for residents.
DISCUSSION:
Adjacent zoning and land use
North R-3 Multiple family dwellings
South R-3 Multiple family dwellings
East R-3 Single and multiple family dwellings
West R-3 Single family dwellings
Existing site characteristics
The project site consists of two parcels, each containing an older single
family dwelling. The larger parcel is a flag-shaped lot containing 0.67 acres
with access to "G" Street via a 10' x 145' finger of property. The other
parcel measures 40' x 115' and fronts on Church Avenue. Topographically, the
buildable portion of the larger parcel is 10 feet higher in elevation in the
rear than in the front. The slope is then reversed along the finger of land
with the elevation rising some 7 or 8 feet to "G" Street.
Page 2, Item 4
Meeting Date 5/28/85
Proposed use
The applicant is proposing to develop a 3-story, 36-unit (all 1-bedroom units)
senior citizen apartment project on the subject property. Each 1-bedroom unit
will contain 560 sq. ft. of floor area with a 65 sq. ft. patio or balcony.
Other features include a laundry room, lounge area with exterior deck, and a
passive recreation area to the north of the building. The parking area will
be accessed from Church Avenue and will contain 27 spaces at a ratio of 0.75
space per unit. The 10' x 145' finger of property will be improved for
pedestrian access to "G" Street. The buildings and grounds will be secured
for the safety of the tenants.
The project will be subject to design review process for site plan and
architectural evaluation. The Design Review Committee will consider the
project on May 23. Therefore, a verbal report will be given to Council .
Code exceptions
The applicant is requesting the following exceptions to the Code requirements:
Regulation Code Proposed
Units 25 (32 du/ac) 36 (46 du/ac)
Parking 50 (1 .4/unit) 27 (0.75/unit)
Rear Setback 17 feet 10 feet
(east property line)
ANALYSIS
From a locational standpoint, the project site is well suited for a senior
citizen housing development. It is adjacent to a local and regional bus route
(Third Avenue) and close to public park facilities (Memorial and Norman).
There are a number of commercial services in the immediate area including a
convenience store at the corner of Third Avenue and "G" Street.
The 36 units represent an increase of 11 units over that allowed by the
underlying zoning, yet each unit meets the minimum unit size and has an
appropriate amount of private open space in the form of a patio or balcony.
An increase in density is generally feasible in senior projects due to smaller
household sizes and lower levels of noise and activity.
The Planning Department surveyed a number of existing senior projects in the
City of San Diego to study parking. It was determined that those projects
which have a parking ratio of one space for every two units experienced little
or no problems. The survey supports the adequacy of providing one parking
space for every two one-bedroom units, or a ratio of 0.5 space per unit. The
subject project provides a parking ratio of 0.75 space per unit. Several
approved City projects with parking ratios of a 1/2 to 3/4 space per unit are
nearing completion but, as of this date, are not occupied and cannot be
evaluated for actual counts.
Page 3, Item 4
Meeting Date 5/28/85
The reduction in the required rear yard setback from 17' to 10' involves one
corner of the building; the total incursion into the required setback consists
of approximately 80 sq. ft. of structure. Further, the adjoining property is
an R-3 lot containing a single family dwelling which sits back some 60 feet
from the common boundary line in question. For these reasons, the minor
variation in setback should have no impact on present or future uses of
adjoining property.
Due to the topography of the site, there may be some difficulties in terms of
drainage and sewer. Appropriate conditions regarding these items have been
added to the conditions of approval .
Conditions have also been added concerning adherence to the City' s adopted
bars in Heachnbathroom; and, the Policy
rese(Resolution
of ni0ne 3of the 27 provision
on s to parking
bars in e
spaces for guests of the residents.
On February 19, 1985, the City Council requested that the Senior Housing
Development Policy be reviewed by the Commission on Aging, with particular
attention given to the issue of evaluating the desirability of requiring some
form of physical assistance hardware in all senior units under the policy.
The Commission on Aging' s consideration of this issue has not been scheduled
due to staff and process. The Commission �ss ion in the
consider muthey i suel atme Block
Grant budget p its June
meeting.
FISCAL IMPACT: Not applicable.
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