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Home My WebLink AboutAgenda Statement 1984/06/26 Item 16 COUNCIL AGENDA STATEMENT / 2 Item `5, 5d Meeting Date 6/49/84 ITEM TITLE: Public Hearing: Consideration to rezone 2.95 acres located at the northeast corner of Broadway and Moss Street from C-T to C-T-P and R-3 - Wayne Bienhoff a. Ordinance.2n7 Approving the change of zone for a 2.95 acre parcel located at the northeast corner of Broadway and Moss Street from C-T to C-T-P and R-„.3 E NQ READING AND ADOPTION SUBMITTED BY: Planning Director (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager 14 This item involves a request to rezone the easterly 293 feet (1 .95 acres) of a 2.95 acre parcel located at the northeasterly corner of Broadway and Moss Street from C-T (Commercial Thoroughfare) to R-3 (Multiple Family Residential , 32 DU's per acre) and attach the "P" Modifying District to the remaining C-T area (westerly 150 feet) . The latter was recommended by the Planning Commission and agreed to by the applicant. RECOMMENDATION: That Council rezone only the easterly 243 feet of the subject property from C-T to R-3, leaving a commercial depth of 200 feet along Broadway. BOARDS/COMMISSIONS RECOMMENDATION: On May 23, 1984, the Planning Commission unanimously (one absent) took the following action: 1 ) Adopted the Negative Declaration issued on IS-84-24, which is herewith forwarded for Council adoption; and, 2) Recommended that Council enact an ordinance to rezone the 2.95 acre parcel located at the northeast corner of Broadway and Moss Street from C-T to C-T-P and R-3 in accordance with Resolution PCZ-84-H. DISCUSSION: Adjacent zoning and land use. North C-T and R-3 Restaurant and residential (single and multiple) South (Co. ) C-36 and RU-29 Commercial and residential (single and multiple) East R-3 Storage sheds (Approved 38-unit condominium) West (Co. ) C-36 Commercial vacant Page 2, Item -5-,-6a „ Meeting Date 6Ji-9/84 <.f Existing site characteristics. The subject property is a 2.95 acre level site developed with a 28-unit motel (Rancho Rego) consisting of three residential structures, garage, swimming pool , equipment/storage building and an office building. The buildings set back a minimum of 50 feet from Broadway. Access is provided by one driveway on each street. Moss Street is paved, but there are no curbs, gutters or sidewalk. The paving, curbs and gutters are installed on Broadway, but there is no sidewalk. A natural drainage channel (flowing westerly) runs along the easterly 265+ feet of the northerly property line. General plan. The subject property is located in an area of the General Plan which indicates a uniform depth of Commercial Thoroughfare and High Density Residential (13 to 26 DU's per gross acre) immediately to the east. It should be noted that the General Plan is not site specific and does not always reflect an actual zoning pattern. For this reason the depth of the C-T zoning may be adjusted and remain consistent with the General Plan. Broadway Study. In 1972,the Broadway Study was conducted analyzing the strip commercial zoning which existed along Broadway. In 1981 the Community Development Department conducted another study aimed at determining whether Broadway and other strip commercial areas ("E" and "H" Streets) should be included as redevelopment areas. This study did conclude that redevelopment was in order, but the property owners were not supportive and the matter has been set aside. The 1972 Broadway Study, though not adopted, recommended that the commercial depth along the east side of Broadway between Arizona and Moss Streets be increased. However, since this study was conducted, there have been developments in the area which preclude this from happening. The study did indicate that any increase in commercial depth be done with care, so as not to adversely affect the adjoining land uses. It also recommended that in the case of corner lots that the commercial uses be oriented toward Broadway rather than the side streets. ANALYSIS: The subject property has a lot depth of 443 feet from Broadway. The Planning Department supports a change in the existing zoning pattern but not to the extent advocated by the applicant and recommended by the Planning Commission. The depth of the commercial to the north (City) is 200 feet and to the south (County) , it is 132 feet. To the rear (east) of the commercial on both sides of Moss Street, the zoning is for multiple family development (R-3 and RU-29 in the County). Thus the easterly 311 feet along Moss Street is directly opposite residential zoning. The present lot configuration would likely result in the property being developed with its primary orientation towards Broadway. However, several access points would logically occur along b�� Page 3, Item '5, 5a Meeting Date-6¢19/84 6-2 s- : 4'` Moss Street impacting the residential land uses. The increase of commercial traffic on Moss Street would have adverse effects on the residential properties in that area. Based on the aforementioned, the concept of some decrease in the commercial zoning is supportable. The rezoning, if approved, would split zone the property and the boundary line would go through several existing structures. This would result in the motel becoming a nonconforming use and subject to those provisions of the Municipal Code pertaining to nonconforming uses. The applicant is aware of the situation and is prepared to proceed on that basis. To address the question of what constitutes a proper commercial zoning depth, the characteristics of the area and proposed development plans must be examined. The applicant is requesting that the C-T zone be established at a depth of 150 feet and has submitted conceptual plans which show how the property could be developed at that depth. Because the depth of the C-T zone to the north is 200 feet, there is merit in maintaining the 200' depth as it would allow added flexibility without having to attach the "P" modifying district on the remaining C-T zoning. It is, therefore, the Planning Department's recommendation that the C-T zoning be at a depth of 200 feet from Broadway. However, the Planning Commission concurred with the applicant and concluded that providing a 150' commercial depth was appropriate with the attachment of the "P" zone and the following development standards. 1 . The property shall not be subdivided until a precise plan is approved and the property developed. 2. No buildings shall exceed one-story in height. 3. There shall be a minimum separation of 25' between the commercial buildings and adjacent residential structures. FISCAL IMPACT: Unknown. However, there would be some reduction in potential sales tax based upon the reduction in commercial acreage. WPC 1024P Cnu vL., ; D; 4 of Dated w - // 6- Ddteu /^ 41. RESOLUTION NO. PCZ-84-H RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT CITY COUNCIL REZONE 2.95 ACRE PARCEL LOCATED AT THE NORTHEASTERLY CORNER OF BROADWAY AND MOSS STREET FROM C-T TO C-T-P AND R-3 WHEREAS, a duly verified application for a rezoning was filed with the Planning Department of the City of Chula Vista on April 13, 1984, by Wayne Bienhoff, and WHEREAS, said application requested the rezoning of the easterly 293 feet of a 2.95 acre parcel located at the northeasterly corner of Broadway and Moss Street from C-T to R-3, 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. , May 23, 1984, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-84-24. 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 of the 2.95 acre parcel from C-T to C-T-P and R-3, and the findings in support of applying the "P" Modifying District are as follows: The attachment of the "P" Modifying District will allow the placement of development standards to insure that the residential area will not be adversely affected by the reduced depth of the commercial designation not presently inherent in the provisions of the Municipal Code. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends the the City Council adopt an ordinance to rezone the easterly 293 feet of the 2.95 acre parcel located at the northeasterly corner of Broadway and Moss Street from C-T to R-3 and that the "P" Modifying District be attached to the remaining C-T area (150 feet) subject to the following precise plan development standards: . 1 . The property shall not be subdivided until a precise plan is approved and the property developed. 2. No buildings shall exceed one story in height. 3. There shall be a minimum separation of 25 feet between the commercial and residential structures. 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 23rd day of May, 1984, by the following vote, to-wit: AYES: Commissioners Pressutti , Green, E. Guiles, Shipe, Cannon and O'Neill NOES: None ABSENT: R. Johnson yh ,,, i � c,c„- __ L�Ln W. O'Neill , Chairman ATTEST: Ruth M. Smith, Secretary WPC 0986P V __; lip ___ --�-, ' 1 II —_.tea _ _ _ II ---II 1 j I II 1 ..r...= i.�ARIZONA ■ ›— ~ ST , N o ARIZONA 1---4 _ a p 1 � 1 I'TRJ ■ �' ~ I T _ Q I I 1 I 1 iL, ° I 1 , 0 \ 1 � ; 1 1 1 It `� I 1 1 1 , r , ° • � I 11 1 1 1 I : ri .::..C-T-P � : A ` A: ` _Cit of Chula Vista . Imptsitt-;:::::: ::,..@:wom::::.0.:44. 1 r—a7trararli Tr 0,MOSS - -- - � ST� . I p ..:� 1 1 I I I I 1--- -- _ _II II i II ; I 4UJLJI —1 i. 16,7 , _ . _ —NO - — 1 WYKES 1 I — .� iliii ...., CASE NO. PCZ-84-H I HEREBY CERTIFY THAT THIS ZONING MAP ACREAGE: 1.95 ac. WAS APPROVED AS A PART OF ORDINANCE 2072 BY THE CITY COUNCIL ON June 26 1984 ' 1LE : I 2001 DATE: Aug 1g, 1984 -9, ',�CITY 3.Cil..ERK i DATE DRAWN BY: L.Hernandez ) ZONING MAP CHECKED BY: 410 • ::( . . • 11111111111111P 11•11111111111111111111111, 111111111111111111111.11•10 ,• . /1 // som l A[JTo F 1 S SF I 1. °E P CFFKe� 1` Mr' r,_ - SF m D —1—-A0To CQ < •ID . ,.-±-.. .,.-±-.. .,,, m sF Tle.F L STc E Sr Z. l ' 1 3 gat -----11 SI 61 u /IF 5 . 1 _ F_ __ ----- — --- ~ �A2PEt -- �SToee FL, I . 'NA e - ARIZONA 4 - ■ ST. ' I 1 I .C 1 I i 1---1 ' (24:441;:-/- I I i j j Fr; SF .' Si � - I lb>- O I 1 1 1 1 a Ai PROJECT tzes-r > I I TF F r-i AREA ur-4 D ...6.1 I a SF I I!'9F 1 n a y 1 i 1 I 1 ,, C-71 to R-3 ------------ D .0Esz' \ I 1 . 1 . I I • , liSM • ,17, 4 ::- .tiVie dilk C4,ca 145T —J_ # -T ffi.�e...�s...... T I T �"—�_T ..::: -_>_s;::::.,.��:.. SF ;SE 1SFI 1 ��" I I 1 1�n�ll�; i MIME;� '... . _ . MOSS <� ; ; � 2 i lr OF, , I I I I ,; 1 I '' I sF Mr SF _ MF 1 2 �� 11 I I III I I U�. gi 1 I -- --I- L i -1_ 1 _ L J 1 - - --1 rt �o ' 'lily ! I ( � 1301- Mff I VAG I WYKES j-- ( _ ) AT LOCOR fili PCC84 —/6 loot 2001 PCZ-84—y ' NORTH F701 ( V.E. Cor of Brdwy6 /Was I [.----200 ---,,.. / •_ Existing Acreage Ex is! C0177172 CT 2-95 ac. D R3 I/8 ac_ g ----------,„ _ _ 1 . \ 4 ________ _____________ _..1 .. . • ...: I j--13? • • 1 71"e:r Existing - Zoning • Proposed Acreage • --.:-_--_--:- _ ::: :::: :::.:1:::i:::::::::::::Et: . .11 r.._- 4.::::::::::K::::::::::WAN:::::::::::::::M C T i0 I \ i R.3 3./3 ac. ------ ------4=7:::::::::::::::kt :*::-.::t.:.::::_::::: ? - ;u.\•..‘I 11-'---';----1------ -------------_-----------=----7----__- 1" - n l `''_N =-2--:---=-=--=-__ - 4re' I • 1 ' . --- 7 Fm2.1_,..1 il"7- - Applicant/ P. 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