HomeMy WebLinkAboutAgenda Statement 1979/09/04 Item 15 Item No. 15
09/04/79 _ i
CITY OF CHULA VISTA 15
COUNCIL AGENDA STATEMEyT � �ten 'No.�
� p9�/�4(�/79
For meeting of� '■�
Public hearing - Consideration of amendment to Municipal Code to allow senior
[TEM TiTLE housing developments as conditional uses in certain residential and comner-
cial zones ,/
Ordinance /�7a - Amending Chapters 19.04, 19.54 and 19.58 of the Municipal
Code relating to senior housing e lopment
SUBMITTED BY Director of Planning ;� SECOND READING AND ADOPTION
l
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES_ NO X )
A. BACKGROUND
1 . On May 22, 1979 the City Council adopted the proposed omnibus amendment to the
Chula Vista General Plan. This amendment contains the following statement of policy:
"The residential areas designated 'Very High Density' or 'High Density' and the
comnercial areas designated 'Retail ' or 'Professional and Administrative' should be
considered as potential sites for senior housing. Where such housing is proposed,
the standard density for these areas could be increased substantially, provided that
such density were compatible with surrounding land use, bulk and height patterns, and
would not adversely affect ambient residential enjoyment, traffic circulation,
environmental quality, or the 9eneral order and amenity of the comnunity. The senior
housing establisbed under the escalated density standard discussed in this paragraph
should be situated in areas which are served by nearby cortunercial , medical , public
transportation, recreational and governmental services. This policy is predicated
upon the growing need for senior housing and the recoonition that the average popu-
lation density of senior dwelling units is substantially less than those occupied
by families. "
2. Prior to the adoption of the said onmibus amendment, the City Council adopted
and enacted interim legislation, Ordinance No. 1869, which listed "Senior citizens'
housing developments" as subsection "P" of Section 19.54.020 of the Chula Vista Munic-
ipal Code. This listing established the subject housing developments as unclassified
uses, thus allowing them in several zoning districts under the conditional use pernit
procedure.
The interim ordinance also added Section 19.58.390 to the Chula Vista Municipal
Code. This section reads:
KGL:hm EXHIBITS continued on su lemental a e
Agreement Resolution_ Ordinance� Plat_ Notification List_
OthergP�_ pCA-79-73 ENVIRONMENTAL DOCUMENT: Attached� Submitted on
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Cortonission recommendation.
BOARD/COMMISSION RECONPIENDATION
On July 25, 1979 the Planning Coqmission voted 4-0 (with 3 members absent) to recortmend
that the City Council amend the Munilcipal Code in accordance with Resolution PCA:79-13.
COUNCiL ACTION Q� iJ� � �— �.�Zct� /�4'C' I
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by the City Ca� . il of
� Chula Vista. C�iifornia �� �7�
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Dated ��_
Form A-113 (Rev. 5/77)
AGENDA IT.EM NO.� 15
Meeting of �9 9/4/79
Supplemental page No. 2
"Section 19.58.390 Senior citizens housing developments.
"Pursuant to Section 19.54.020, housin9 developments for senior citizens may be
allowed in any zone except the R-1 , R-2 and industrial zones. Because the residents
of such developments have characteristics which differ from those of families and
younger persons, it is not appropriate to apply all of the normal zoning standards
to such developments. Accordingly, pursuant to the processing of a conditional use
permit for such developments, as required by Section 19.54.020 P, the Planning
Commission may make exceptions to the density, offstreet parking , minimum unit size,
open space, and such other requiranents as may be appropriate. The Planning Cortmission
may also adjust required setbacks , building height, and yard areas as appropriate to
provide an adequate living environment both within the development and on nearby
properties. Any exceptions and adjustments shall be subject to the condition that
the development will be available for occupancy by senior citizens only. "
3. The proposed amendment to the Municipal Code is designed to implement the above
statement of General Plan policy by defining "senior housing developments," and by creating
permanent zonal regulations which would govern their location and establishment. The
amendment constitutes a refinement and restatement of interim ordinance No. 1869.
4. On July 25, 1979 the Planning Corrmiission adopted the Negative Declaration on
IS-79-66 which is herewith forwarded to City Council .
C. ANALYSIS
1 . The various city committees which have studied housing needs in recent years have
identified major needs for seniors. The requirements of seniors differ from those of
families and younger persons, so that the various provisions of the zoning ordinance
pertaining to such things as density, offstreet parking, minimum unit size, etc. , are not
really appropriate for senior citizens developments. From a procedural standpoint the
conditional use permit process is superior to the variance process which has been used
in the past for these types of developments because of the findings required in order to
approve a variance. Accordingly, the proposed amendment to Chapter 19.54 lists senior
housing developments as unclassified uses so they may be allowed by conditional use permit
in a variety of zones. A corollary amendment to Chapter 19.58 is necessary to allow some
relief from the normal requirements of the zoning ordinance for such developments.
2. The low and moderate income senior residents of the San Diego region, confronted
by inflation and fixed incomes, are unable to compete for decent housing. In the Chula
Vista Planning Area, the high demand for housing and the minuscule vacancy factor have
made it difficult for seniors to participate in the free housing market.
3. Notwithstanding the general shortage of housing in the region, and the particular
housing problems of senior residents of the Planning Area, there are certain Federal
programs, such as the Section 8 and Section 202, which can provide a partial , but sub-
stantial remedy. These programs, however, entail considerable investment and a continu-
ing commitment on the part of the private developer, but produce a modest return per
unit. Developers, therefore, are primarily interested in large "very high density" projects.
4. Actually, the zoning regulations ' standard measurement of density--dwelling units
per acre--is more responsive to suburban residential projects than it is to senior housing,
and does not accurately reflect "population density. " The average number of residents in
a senior dwelling unit is substantially lower than the average number of residents in a
family-oriented dwelling unit. Therefore, even though the dwelling unit yield of a senior
housing development m�ight be only medium high in character.
5. The proposed amendment would be beneficial to both the corronunity and its senior
residents. Its requirements would protect the order, amenity, environmental quality,
and circulation of those areas in which senior housing developments are established.
D. CONCLUSION
The proposed amendment would promote the production of decent low and moderate income
housing for the senior residents of the Chula Vista Planning Area without adversely
affecting the physical quality thereof.
� . �
., NEGATIVE DECLARATIQN , . .
� - .
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PROJCCT TITLE: SENIOR CITIZEN HOUSING DEVELOPMENT
ZONING TEXT AMENDMENT
Project Location : qLL ZONES EXCEPT R-1, R-2, C-V, C-T AND
Project Proponent : INDU5TRIAL ZONES .
CITY OF CFIULA VISTA - PLANNING DEPT .
P. O. BOX 1�i87 CHULA VISTA, CA.
C11SC NO. IS-79-66 D11TE: JULY 12, 1979
A. BACKGROUND
ON JULY 28, 1979 THE CITY COUNCIL ADOPTED AN ONNIBUS AMENDMENT TO
THE GENERAL PLAN. A PORTION OF WHICN PERTAINED TO POTENTIAL 51TE5
FOR SENIOR CITIZEN HOUSING . THIS AMENDMENT STATES THAT "RESIDENTIAL
AREAS DESIGNATED ' VERY HiGH DENSITY ' OR 'HIGH DENSiTY ' AND COMMERCIAL
AREAS DESIGNATED ' RETAIL' OR ' PROFESSiONAL AND ADMINISTRATIVE '
SHOULD BE CONSIDERED AS POTENTIAL SITES FOR SENIOR CITIZEN HOUSING.
ThiIS PROPOSED AMENDMENT TO THE CHULA VISTA MUNICIPAL CODE, IS DESIGNED
TO IMPLEMENT THE ADOPTED STATEMENT OF GENERAL PLAN POLICY BE DEFINIfVG
"SENIOR HOUSING DEVELOPMENT, " AND BY CREATING PERMANENT ZONAL
REGULATIONS WHICH WOULD GOVERN THEIR LOCATION AND ESTABLISHMENT . THIS
/ AMENDMENT CONSTITUTES A REFINEMENT AND RESTATEMENT OF AN INTERIM
ORDINANCE, N0. 1869, ADOPTED MAY 22, 1979 .
B. PROJECT DESCRIPTION
THE FOLLOLJING AMENDMENTS TO TITLE 19 OF THE MUNICIPAL CODE ARE
PROPOSED :
1 . CHAPTER 19 . �4 DEFINITIONS
19 . �4 . 2{�1 SENIOR HOUSING DEVELOPMENT
"SENIOR HOUSING DEVELOPMENT" MEANS A RESIDENTIAL
PROJECT IJHICH EXCEEDS THE MAXIMUM DENSITY PERMITTED FOR
FAMILIES IN THE ZONE IN WHICH iT i5 LOCATED AND LJHICH
IS ESTABLISHED AND MAINTAINED FOR THE EXCLUSIVE USE OF
L04! OR MODERATE INCOME SENIOR RESIDENTS .
2 . CHAPTER 19 . 54 UNCLASSiFIED USES
� 19 . 54 . p2p DESfGNATED--LIMITATIONS AND STANDARDS
THE FOLL04JING USES MAY BE CONSIDERED FOR LOCATION IN
ANY ZONE, SUBJECT TO THE PROVISIONS SET FORTH HEREIN, AND
ADDITIONAL CONDITIONS SET FORTH IN CHAPTER 19 . 58 CREFERENCES
iNDiCATED FOR USES� :
P. SENIOR HOUSING DEVELOPMENTS ' SEE SECTION 19 58 39d
�
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3 . CHAPTER 19 . 58 USES .
14 . 5$ . 390 SENTOR HOUSING DEVELOPMENTS .
PURSUANT TO SECTION 19 . 54 . �2� , HOUSING DEVELOPMENTS
FOR SENIORS . AS DEFiNED IN SECTION 19 . d4 . 201 , MAY BE
ALL04lED IN ANY ZONE EXCEPT THE R-1 , R-2 , C-V, C-T AND
iNDUSTRIAL ZONES . BECAUSE THE RESIDENTS OF SUCH DEVELOPMENTS
HAVE DIJELLING CHARACTERISTICS WHICH DIFFER FROM THOSE OF
FAMILIES AND YOUNGER PERSONS, IT IS NOT APPROPRIATE TO APPLY
ALL OF THE NORMAL ZONING STANDARDS THERETO . ACCORDINGLY,
PURSUANT TO THE PROCESSING OF A CONDITIONAL USE PERMIT FOR
SUCH DEVELOPMENTS, AS REOUiRED BY SECTiON 19 . 54 . �2Q P, THE
PLANNING COMMISSION MAY MAKE EXCEPTIONS TO THE DENSITY,
OFFSTREET PARKING MINIMUM UNIT SIZE, OPEN SPACE AND SUCH_
OTHER REOUIREMENTS AS MAY BE APPROPRIATE . THE PLANNING
COMM[ 5510N MAY AL50 ADJUST REOUIRED SETBACKS , BUiLDING
HEIGHT . AND YARD AREAS AS APPROPRIATE TO PROViDE AN ADEQUATE
LIViNG ENVIRONMENT BOTH WITHIN THE DEVELOPMENT AND ON NEARBY
PROPERTIES . ANY EXCEPTIONS AND ADJUSTMENTS SHALL BE SUBJECT
TO THE CONDITiON THAT THE DEVELOPMENT WI �L BE AVAILABLE
FOR OCCUPANCY BY SENIORS ON�Y .
C . COMPATIBILiTY WiTH ZONING AND PLANS
THE PROPOSED ZTA IS IN ACCORDANCE WITH THE ADOPTED POLICY OF THE
GENERAL PLAN AND ACTION PROGRAM OF THE ASSOCIATED HOUSING ELEMENT .
D. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
NOiSE
THIS ZTA 4JiLL ALLOW RESIDENTIAL DWELLINGS LJITHIN CERTAIN COMMERCIAL
ZONES . THESE ZONES, IN MANY INSTANCES, ARE CONTIGUOUS TO HEAVILY
TRAVELED ROAD4JAYS 41HERE AMBIENT NOISE LEVELS ARE HIGH . WHEN SPECIFIC
PROJECTS ARE SUBMITTED FOR REVIEL•J, AMBIENT NOISE LEVELS WILL BE
SURVEYED AND APPROPRIATE RECOMMENDATIONS WILL BE iMPLEMENTED iN
ACCORDANCE WITH THE STATE ABC AND CITY ENVIRONMENTAL REVIE4J POLICY .
SOCIAL
THE PROPOSED ZTA 4JILL ALLOLJ INCREASED DENSITY WITHIN CERTAIN RESIDENTIAL
AND C0�'IMERCIAL ZONES . MAXIMUM DENSITY HAS NOT BEEN ESTABLISHED; HOLJEVER,
DUE TO THE CHARACTERISTIC LOLJ INTENSITY OF SENIOR HOUSING POPULATION
DENSITY AND CONDITIONAL USE PERMIT PROCE55, AMBiENT RESIDENTIAL
ENJOYMENT AND COMPATiBILITY WITH SURROUNDING LAND USES WILL NOT BE
COMPROt•1I SED .
E . FiNDiNGS OF IMSiGNiFICANT IMPACT
1 . THE PROJECT IS NOT SITE SPECIFiC, THEREFORE WILL NOT ADVERSELY
AFFECT ANY NATURAL OR MAN-MADE RESOURCE .
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2 . THE PROPOSED AMENDMENT IS NOT INCONSISTENT WITH THE
HOUSING ELEMENT OF THE GENERAL PLAN AND IMPLEMENTP,TION OF
OTHER POLICIES OF THE GENERAL PLAN . SHORT TERM GOALS WILL
NOT BE ACHIEVED TO THE DISADVANTAGE OF LONG TERM ENVIRONMENTAL
GOALS .
3 . THE PROPOSED ZONING TEXT AMEhDMENT IS NOT ANTiCIPATED TO
RESULT IN ANY ADVERSE IMPACTS WHICH COULD INTERACT TO CREATE A
SUBSTANTIAL CUMULATIVE EFFECT ON THE ENVIRONMENT .
4. THE PROPOSED ZTA IS ANTICIPATED TO ENCOURAGE AN INCREASE
IN HOUSING STOCK AND QUALITY OF RESiDENTIAL ENVIRONMENT AVAILABLE
TO THE CITY ' S SENIOR POPULATiON .
F. CONSULTATION
1 . INDIVIDUALS 6 ORGANIZATIONS
CITY OF CHULA VISTA D . J . PETERSON, DIRECTOR OF PLANNING
BILL ULLRICH, ASSOC . ENG .
GENE GRADY, DIRECTOR OF BLDG . 6 HOUSING
DANIEL PA55, SENIOR PLANNER
2 . DOCUMENTS
CHULA ViSTA GENERAL PLAN S ELEMENTS
TITLE 19 OF THE CHULA ViSTA MUNICIPAL CODE
The Initial Studl Apolication and evaluation forms documenting the
findines of no siani`icant impact are on file and available for public
reviec•r at thc Chula Vista Planning Dept . , 276 4th nve . , Chula Vista , C\.
--��/.I'� � ' �
E::l'IROCl�'.E2:TAL RE�JIES•1 COORDI.dATOR
_`: 3 (rev. 5/77j
nt�u�uiiu � r�H-iy _i� .
. � - RESOLUTIOt� OF THE CITY PLAfU�ING C0��14ISSION RECOt?•tENDING TO
� THE CITY COUtJCIL THE ADOPTION OF A��iE�DMENTS 70 CHAPTERS 19.04,
19.54 and 19.58 RELATING TO SENIOR HOUSING DEVELOPt•iENT
� WHEREAS, an amendment to the Chula Vista General Plan, adopted by the
City Council on hlay 22, 1979, set forth the need and desirability of permitting
housing developments for seniors at a higher density than provided by underlying
zones, and
t•1HEREAS, the City Planning Corronission set the time and place for a public
= hearing to consider an amendment to the zoning ordinance to allow senior housing
developments as conditional uses in certain residential and cortrnercial zones, and
, 41HEREAS, a hearing was held at said time and place, namely 7:00 p.m. ,
� July 25, 1979, in the Council Chamber, before the Planning Commission, and the
hearing was thereafter closed, and
WIIEREAS, the Planning Comnission found that in accordance with the findings
in the tdegative Declaration on IS-79-56, the proposed amendment to the Municipal •
Code will not have a si9nificant impact on the environment and adopted the-
Negative Declaration.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOI•1S:
1 . From facts presented to the Planning Comnission, the Cormnission finds
that public. necessity, convenience, general welfare and good zoning practice
require the enactrnent of the folloti•�ing amendments to the Municipal Code:
a. In Chapter 19.04 DEFINITIONS, add section:
19.04.201 Senior housing development.
_ "Senior Housing Development" means a residential project which
may exceed the maximum density permitted for families in the zones
in which it is located, and �•ihich is established and maintained
for the exclusive use of low or moderate income senior residents.
b. In Chapter 19.54 UNCLASSIFIED USES, under Section 19.54.020, add
subsection:
P. Senior housing developments: See Section 19.58.390.
c. In Chapter 19.58 USES, add section:
19.58.390 Senior housing developments.
Pursuant to Section 19.54.020, housing developments for seniors,
as defined in Section 19.04.201 , may be allowed in any zone except
the R-1 , R-2, C-V, C-T and industrial zones. Because the residents
q of such developments have do-�elling characteristics which differ
!/ ( �
� ,a� . fran those of families and younger persons , it is not appropriate - , . -,
- . � - -
' � to apply all of the normal zoning standards thereto. Accordingly,
pursuant to the processing of a conditional use permit for such
developments, as required by Section 19.54.020 P, the Planning
Cortmission and City Council may make exceptions to the density,
offstreet parking, minimum unit size, open space, and such other.
requirEments as may be appropriate. The Planr�ing Cortmission and
City Council may also adjust required setbacks, building height,
and yard areas as appropriate to provide an adequate living environ-
ment both within the development and on nearby properties. Any
exceptions and adjustments shall be subject to the condition that
the development will be available for occupancy by seniors only.
2. The Planning Comnission recortmends to the City Council that said
amendments be adopted.
3. That this resolution be transmitted to the City Council .
PASSED AND APPROVED BY THE CITY PLANNING Ca'��4ISSION OF CHULA VISTA, CALIFORNIA
this 25th day of July, 1979 by the following vote, to-wit:
AYES: Commissioners Stevenson, G. Johnson, R. Johnson and Williams
IdOES: None
ABSEP�T: Commissioners 0' Neill , Pressutti and Smith
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Chairman Pro Tempore
ATTEST:
/`� p�-: , �//7a-.���-�
Secretary