HomeMy WebLinkAboutAgenda Statement 1986/04/22 Item 9 COUNCIL AGENDA STATEMENT
Item -
Meeting Date iit5rgb 1/7.2./1'�
ITEM TITLE: Public Hearing: Zoning Text Amendment PCA-86-6 - Consideration
of an amendment to Title 19 of the Municipal Code to clarify
and regulate remodeling or additions to existing dwelling
units within single family and duplex residential zones and
similarly regulated areas
Ordinance of 4 Amending Title 19 of the Municipal Code to
clarify various sections SECOND READING AND ADOPTION
SUBMITTED BY: Director of Planning
REVIEWED BY: City Manager (4/5ths Vote: Yes No X )
On March 18, 1986, the City Council considered various amendments to Title 19
of the Municipal Code dealing with changes which would:
1 . Limit the total building area within single family and duplex zoned areas
involving both new construction as well as additions.
2. Establish a formula wherein any increase from the original building square
footage to or greater than 50% would require compliance with current
zoning regulations.
3. Limit the height of structures within the single family and duplex zones
to 24 feet unless a conditional use permit were approved.
The Council concluded that more information was needed as to the impact of
bulk control as it might relate to pad size versus lot size. In addition,
Council wanted additional time to evaluate the ordinance's effect on new
construction as well as remodeling. Therefore, the public hearing was
continued to the meeting of 4/15/86. (See attached report for previous
analysis) .
RECOMMENDATION: That Council :
1 . Find that this project will have no significant environmental impacts and
adopt the Negative Declaration issued on IS-86-30.
2. Enact the ordinance amending Title 19 of the Municipal Code to clarify and
regulate any remodeling and new additions to existing dwellings within
single-family and duplex residential zones and similarly regulated areas.
The amended ordinance text reads as shown in Exhibit A attached hereto.
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Meeting Date _1-- Z
BOARDS/COMMISSIONS RECOMMENDATION:
1 . An Initial Study, IS-86-30, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on
February 16, 1986. The Environmental Review Coordinator concluded that
there would be no significant environmental effects and recommended that
the Negative Declaration be adopted.
2. The Planning Commission in its hearing of February 26, 1986, adopted a
motion recommending that the City Council enact the ordinance amendment
with the following revisions:
a. That the floor area ratio for duplexes be fixed at 55% of the square
footage of the lot, rather than 45% as recommended for single family
residences, stated in proposed ordinance Section 19.22.160.
b. That proposed ordinance Section 19.22.170 be revised to state that
original building square footage shall be determined by submittal of
dimensioned floor and site plans by the applicant for review of the
Director of Planning.
c. That proposed ordinance Sections 19.22.060, 19.24.060, and 19.26.060
regarding height regulations in residential zones include a
definition of building height for clarification purposes.
These revisions are reflected in Exhibit A attached hereto and made a part.
DISCUSSION:
Although the specific bulk concern of Council was brought about by a remodeled
house, it is staff' s conclusion that regardless of the circumstances causing
the construction (i .e. , an old house being expanded or a brand new one) ,
houses which are judged to be out of scale with the lot and/or surrounding
neighborhood, the end result is the same. Therefore, the ordinance as drafted
would apply to both remodeling as well as new construction.
To address Council ' s concern regarding lot size versus pad size, staff has
attached five recently developed single family subdivisions which are intended
to better illustrate the typical building to lot ratios. Lot size, pad size,
house size, FAR. Figures for the existing comparisons with the proposed .45
FAR are all included.
As an example, Terra Nova estate lots are shown on Exhibit B, wherein the lots
are relatively large at approximately 11 ,000 sq. ft. with pad areas in excess
of 8,000 sq. ft. In each case, a substantial amount of floor area could be
added under City' s current ordinance of 40% lot coverage and the proposed .45
FAR. Exhibit "C" which reflects lots within the same subdivision have a pad
area of 7,000 sq. ft. or greater which coincides with the lot area (slope area
is placed in common open space districts).
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Meeting Date - - 1t
In the example noted on Exhibit "C" , a limited amount of building area could
be added.
Exhibit "0" included some of the smaller lots more recently approved (approx.
6,000 sq. ft. ) with pads just under 5,000 sq. ft. Under the staff' s proposed
formula, a limited building square footage would be possible.
In reviewing the various developments, the amount of slope area within each
lot varies depending on the topography and final approved grading plan. While
for the most part, slopes are not included in expanded floor plans, they
provide the necessary separation and setback between adjacent lots. It is
staff' s conclusion that while pad areas rather than lot areas could be used to
develop a FAR formula, that such a formula would be more difficult to
administer in the long run as residents alter the landscape and construct
retaining walls. In addition, the examples clearly show that the proposed
formula is reasonable and will control the bulk within residential areas.
Therefore, we urge your adoption as drafted in Exhibit "A".
FISCAL IMPACT: None.
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