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HomeMy WebLinkAboutAgenda Statement 1984/01/24 Item 8 COUNCIL AGENDA STATEMENT Item -s- 8 Meeting Date 1/41/84 ITEM TITLE: Public Hearing: PCZ-83-F - Rezoning of 17.6 acres on both sides of the 00 block of East Flower Street from R-3-P-13 to R-3-P-23 -- John W. Gardner, Jr. and John Morgan a. Ordinance Z76'3 Rezoning Lot 57 Morgan/Gardner subdivision from R-3-P-13 to R-3-P-16 and Lot $M3 READING AND 3PICAKmy SUBMITTED BY: Planning Director (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager( The applicant is requesting a change of zone for two lots located on both sides of the 00 block of East Flower Street, east of Hilltop Drive from R-3-P-13 to R-3-P-23. The applicant has also requested an amendment to the General Plan which is the preceding agenda item as well as a tentative subdivision map which is the following item. RECOMMENDATION: That Council concur with Planning Commission recommendation. BOARDS/COMMISSIONS RECOMMENDATION: On December 19, 1983, the Planning Commission by a vote of 5 to 0 with 2 absent, recommended that the subject properties be rezoned from R-3-P-13 to R-3-P-16 (Lot 57) and R-3-P-19 (Lot 58) in accordance with Resolution PCZ-83-F. DISCUSSION: Adjacent zoning and land use North - Unzoned I-805 freeway South - R-1 Vacant and "E" Street East - R-1-15 Church West - R-1 Single-family dwellings Existing site characteristics The project site consists of Lots 57 and 58 of the Morgan/Gardner subdivision and is located on both sides of East Flower Street, east of Hilltop Drive, and contains a total of 17.59 acres. Since the lots have been recently subdivided, the properties have been graded and the slopes located on the westerly portions of the lots have been landscaped. East Flower Street has also been fully improved. Previous zone change The subject properties were zoned R-3-P-13 in 1976 (PCZ-76-F). The General Plan land use designation at the time was Medium Density Residential 4 to 12 dwelling units per acre. Because of the desire on the part of the City to retain the grove of eucalyptus trees and the slopes on the westerly portion of Page 2, Item -5- 8 Meeting Date lit-7/84 the lots, a density factor of 17.4 units per acre was applied to the net buildable area of property (gross acreage minus slopes and streets) which is somewhere between 13 and 14 acres. This resulted in the present 13 dwelling units per acre designation on the actual net acreage of the properties. Previous development proposal The City has approved a tentative subdivision map (Gateway Townhouses, Chula Vista Tract 80-31 ) and a precise plan (PCM-80-22) for the development of a 209-unit townhouse condominium project on the two lots. The Planning Commission recently approved a two-year extension of the tentative map which will now expire in September 1985. Proposed development The applicant has submitted a development proposal for the construction of 376 apartment units aimed at providing affordable rental housing. The project is not scheduled for review by the Design Review Committee until after the density has been established by the City Council . The proposed project is to be developed in two phases. The first phase will consist of the construction of 176 units on Lot 57 (southerly lot, a density of 19.45 DU's/acre) while the second phase will consist of 200 units on Lot 58 (a density of 23.37 DU' s/acre). Each phase will have a recreation building and a swimming pool as well as play areas scattered throughout the project. The following is a breakdown of the project: Phase I Phase II Units: Two Bedroom 64 72 One Bedroom 88 104 Studios 22 24 TOTAL 1 /6 ZOO Residential Structures:* 8 Unit - 3 16 Unit 2 - 24 Unit 6 7 TOTAL 8 10 Parking: Carports 88 84 Open 160 186 Street 25 28 TOTAL 2/3 298 *NOTE: The 16 and 24-unit structures are three stories with carports at ground level . The 8-unit structures are two stories. The recreation > buildings are one story. The architecture is contemporary Spanish with red mission tile roof, white stucco exterior and brown wood trim. Each unit will have a minimum of 60 sq. ft. of private open space and private enclosed storage adjacent to the unit. Other features include aesthetic treatment of both corners at the intersection of East Flower and "E" Street with a water feature. Page 3, Item -5- 8 Meeting DateT/ B f ANALYSIS: The applicant's request for 23 dwelling units per acre is higher than the actual overall density of the project which is 21 .38 dwelling units per acre. The density of Lot 57 of 19.47 DU's/acre is less than proposed and Lot 58 at 23.37 DU' s/acre is higher. In addition, the density is predicated upon providing low and moderate income units. The State has established a minimum density bonus of 25% over the established density of the underlying zone for those developers who intend to provide this type of housing. This means that if the City rezones the property as proposed, the developer would actually be entitled to a density bonus of 25% or 94 more units. Therefore, the zoning should be established at a density which is 25% less than the total number of units. This would then require the developer to request the density bonus to achieve the 376 units. Since the two lots will be developed in two separate phases, the zoning designation should also reflect the actual density of each lot rather than on an overall basis. Although the proposed project has not been reviewed by the Design Review Committee, the staff expressed concerns to the applicant regarding Building #3 (on Lot 57) which encroaches slightly into the grove of eucalyptus trees. The applicant's architect has responded by moving the building the east and providing a wooden decking that is integrated with the trees. This solution addresses the Planning Department concerns. Traffic The impacts of increased traffic resulting from this project are documented in the Environmental Impact Report. This report concludes that incremental decreases in level of service to the adjacent street system are expected, but that the project, by itself, will not cause significant problems. Several projects to improve traffic flow on Bonita Road are planned by the County, CalTrans and City. Briefly these include: a) a change in signal phasing at Plaza Bonita Road (already completed by the County) , b) modification of the freeway ramps to eliminate free right turns and provide double left-turn lanes (the northbound ramp modifications have recently been completed by CalTrans, the southbound ramp modifications are scheduled for this spring) , c) installation of a traffic signal at Bonita Glen Drive (scheduled for construction this summer by the City) , and d) installation of a traffic signal interconnect system for the signals at Plaza Bonita Road, the freeway ramps, and Bonita Glen Drive (to be installed after the other projects are completed) . It is expected that these improvements will more than compensate for the increased traffic generated by the apartment project. FISCAL IMPACT: • WPC 0654P • " / RESOLUTION NO. PCZ-83-F RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT CITY COUNCIL REZONE 17.6 ACRES ON BOTH SIDES OF 00 BLOCK EAST FLOWER STREET FROM R-3-P-13 TO R-3-P-16 AND R-3-P-19 WHEREAS, a duly verified application for a rezoning was filed with the Planning Department of the City of Chula Vista on June 30, 1983, by John W. Gardner, Jr. and John B. Morgan, and WHEREAS, said application requested a change of zone for two lots located on both sides of the 00 block of East Flower Street east of Hilltop Drive from R-3-P-13 to R-3-P-23, and WHEREAS, the Planning Commission set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 300 feet of the exterior boundaries of the property at least ten days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. , December 14, 1983, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission certified EIR-84-2 on the project. NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission has determined that the rezoning is consistent with the City of Chula Vista General Plan and that public necessity, convenience, general welfare and good zoning practice support the rezoning, and the findings in support of applying the "P" Modifying District are as follows: 1. The subject properties are located on a "gateway" into the City requiring special handling of the development of said properties. 2. The property is unique by virtue of topography and the application of the "P" district will insure the preservation of the existing eucalyptus grove and slopes. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends the the City Council adopt an ordinance to rezone lot 57 of the Morgan/Gardner Subdivision from R-3-P-13 to R-3-P-15 and lot 58 from R-3-P-13 to R-3-P-19 subject to the following precise plan development standards: 1. The eucalyptus grove located on the westerly portion of Lot 57 shall be retained; additional tree plantings shall be installed on Lots 57 and 58 subject to the approval of the City's Landscape Architect. r)s® 2. Special attention shall be given to the landscaping adjacent to the I-805 freeway right-of-way in those instances where carports are visible from the freeway. The landscaping shall be so designed as to effectively screen the carports from the freeway. 3. Open recreational areas shall be screened from the freeway by a combination of walls, landscaping and/or buildings to minimize the effects of noise from 1-805. 4. Special attention shall be given to the site plan and architecture of the project in order to create an aesthetically pleasing appearance from the freeway and "E" Street, thereby contributing to the enhancement of the designated gateway into the city. 5. The slopes may be encroached into with active recreational uses, however, special attention shall be given to the blending of any structures, walls, stairs, etc. , into the slopes through the use of landscaping and wood materials. 6. A maximum density increase of 25% may be permitted provided that said increase is devoted to low and moderate-income families with a rental schedule and time period acceptable to the Chula Vista City Council . And that a copy of this resolution be transmitted to the owners of the property and the City Council . PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 15th day of December, 1983, by the following vote, to-wit: AYES: Commissioners Pressutti, Green, E. Guiles, Shipe, and Cannon NOES: None ABSENT: O'Neill and Johnson e- ytke,44..„12.' a • Michael A. Green, Chairman Pro Tem ATTEST: Ruth M. 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PCZ-83-F I HEREBY CERTIFY THAT THIS ZONING MAP ACREAGE: 17.6 WAS APPROVED AS A PART OF ORDINANCE \LE: 1"- 200' 2063 BY THE CIT COUNCIL ON JAN 24,1984 DATE: MAR . 9 , 1984 ,� �� 'iii ' //a„ . � i/, #/111/81 /' CITY ERK / AT DRAWN BY' ,r 0, CHECKED BY:_lr acs ZONING MAP "" 409