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HomeMy WebLinkAboutAgenda Statement 1983/12/13 Item 5,5a COUNCIL AGENDA STATEMENT Item 5. 5a Meeting Date 12/13/83 ITEM TITLE: Public Hearing: Conditional Use Permit PCC-84-5; request to construct a 207 unit senior citizen apartment complex at 334 "C" Street - Greenwich Development Company a. Resolution //'1,1 Approving a senior citizen apartment complex at 334 "C" Street SUBMITTED BY: Planning Director J: (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager The applicant is requesting permission to construct a 207 unit senior citizen apartment complex on 5 acres located at 334 "C" Street in the R-3-G-D, C-0 and R-1 zone. The applicant has also filed an application to rezone the R-1 area to R-3 which is the preceding item. RECOMMENDATION: That Council concur with Planning Commission recommendation. BOARDS/COMMISSIONS RECOMMENDATION: On November 30, 1983, the Planning Commission voted 6-0 with one absent recommending that the City Council approve the senior citizen apartment complex in accordance with Resolution PCC-84-5. Attached is a letter from the Commission on Aging endorsing the project. DISCUSSION: Adjacent zoning and land use North MHP Mobile home park South C-0 and R-1 Commercial offices and single family dwellings East R-1 South Bay Pioneers (AA) and single family dwellings West C-0 Commercial office and Department of Motor Vehicles Existing site characteristics The project site consists of four parcels (totalling approximately 5 acres) located on the south side of "C" Street just east of North Glover Avenue. The site extends through to Third Avenue Extension with 156 feet of frontage along that street and 660 feet along "C" Street. There are two existing single-family dwellings on the subject property as well as an existing parking area once used by the Department of Motor Vehicles prior to their relocation to the northwest corner of Third Avenue Extension and North Glover Avenue. Topographically, the site is characterized as very irregular having steep slopes, some bluffs and a minor natural drainage swale which runs generally from an east to west direction. The most prominent topographic feature is a small knoll which is located near the middle of the property. Portions of the property lie within the Sweetwater 100-flood plain. The site ranges in elevation from a low of 15 feet at the west end to a high of 60 feet at the east end. Page 2, Item 5, 5a Meeting Date 12/13/S3 Proposed use The applicant proposes to construct a 207-unit senior citizen apartment project consisting of 180 one-bedroom units and 27 two-bedroom units. The units will be housed in 6 buildings ranging from one story to three stories in height. The building at the northwest corner of the site (near North Glover Avenue) will be a combination two- and three-story structure and is located approximately 16 feet from the front property line. The other buildings along the "C" Street frontage will be one and two stories in height with the one-story portions of the building located nearest the street. The one-story portions of the building set back approximately 16 feet from the property line and the two-story portions approximately 25 feet. The Building Line Map has established a 25-foot setback along "C" Street whereas the Municipal Code requires a 15-foot setback for R-3 zoning. The remaining structures will be located along the southerly portion of the site and will be two and three stories in height. The portions of the building nearest the south property line will be two stories. The three-story buildings will have elevators. The building heights of the southerly buildings are lower to provide more light and air within the interior court of the building complexes extending along the south property line. Parking for 150 cars and one bus stop will be provided on-site, a ratio of approximately 3 spaces for 4 units. The parking will consist of 92 standard size spaces and 58 compact spaces. Access is provided by two driveways along "C" Street and one driveway on Third Avenue Extension, serving 12 parking spaces. The remaining parking is located in the center of the project and at the entry driveway creating an interior circular circulation system on-site. In addition, parking for approximately 22 cars can be accommodated along "C" Street within the public right-of-way. Other amenities include a single-story recreation building near the southwest corner of the site and open space courtyard areas located throughout the project. Each unit will also have a private balcony or patio. Grading will result in a maximum depth of cut of 15 feet and the maximum fill of approximately 14 feet. Since a portion of the site lies within the Sweetwater flood plain, the building pads will be at elevation 22 feet (one foot above the 100-year flood level) or higher. ANALYSIS: From a locational standpoint, the project site is well suited for a senior citizen housing development. It is located on a local bus route (Third Avenue Extension) and near the San Diego Transit line (Fourth Avenue) . Except for grocery shopping, there are a number of commercial services in the immediate area. It is also near a community park (Eucalyptus Park). 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 had a parking ratio of one space for every two units experienced little or no problems, whereas those with a parking ratio of one space for every three units did have limited problems. The survey supports the adequacy of /9-firir Page 3, Item 5, 5a Meeting Date 12/13/83 providing one parking space for every two one-bedroom unit. It should be noted that only one project surveyed had two-bedroom units and that was two units out of 29 units. The "C" Street project has 27 units or 13% two-bedroom units. For this reason the staff has recommended the parking ratio based on the number of bedrooms rather than units, recommending a parking ratio of one space for every two bedrooms (234 bedrooms = 2 = 117 spaces) . The 150 spaces provided on-site represents 92 standard-size parking spaces and 58 compact parking spaces (which is 38% of the total parking) . Using a parking ratio of one space for every two bedrooms, 117 spaces would be required on-site and normally in a standard apartment project, the Code would permit 10% of the total (or 12 spaces) to be compact-size parking spaces. Normally, staff would recommend 105 standard parking spaces, but as noted previously, the 660 feet of frontage on "C" Street provides for approximately 22 standard spaces at the curb which, to some degree, offsets the higher percentage of compact spaces provided on-site. The staff had two areas of major concern with the original design of the project. These concerns were: 1) adequate light and air for residents of the three-story units; 2) the visual impact of the project from the public streets and upon single-family dwellings to the south. On November 17 the project was presented to the Chula Vista Design Review Committee to review and provide input to the Planning Commission. Prior to the meeting, the Planning Department provided the applicant and Committee members with an analysis of the plan citing problems relating to the lack of light within the common courtyard areas and the need to reduce building heights to protect view sheds. The applicant's architect prepared a revised plan which was presented to the Review Board at the meeting. The revised plan addressed the vast majority of the Planning Department' s concerns and received the support of the Design Review Committee. The project will be submitted to the Design Review Committee for final approval on January 5, 1984. FISCAL IMPACT: None. AL:nr WPC 0627P 4917e-A-"1-1- -/ r- _,k 1 r . r i; /,3,f D3tT,d �_ _��_ .. _ ___ R-i/Ytr