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Home My WebLink AboutAgenda Statenent 1979/2/6 item 17 CITY OF CNULA VIS�A COUNCIL AGENDA STA�EMEiVT Item No.�'�, 17 �� z/6/�'� For meeting of Public hearing - Consideration of a zone boundary adjustment between C-T and R-3 property north of Moss Street, east of Broadway ITEM TITLE Ordinance #1853- Amending the zoning map to change the zone of a 6 foot wide strip of property north of Moss Street, east of Broadway, from C-T to R-3 �� . , -,�-,, .�,�� , _ ., .,_ . . , . �,.��r�i�3 SUBMITTED BY Director of Planning ; ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) A. BACKGROUND 1 . This item involves a request to rezone a portion of the property located at the northeast corner of Broadway and Moss Street from C-T to R-3. The request represents an adjustment of the zone boundary line between the two zones by shifting the line approximately 6 feet to the west, thus increasing the frontage of the R-3 zone along Moss Street. The depth of the C-T zone from Broadway would be reduced from 450 feet to 444 feet. 2. On December 27, 1978 the Planning Commission adopted the PJegative Declaration on IS-79-30 which is herewith forwarded to City Council . B. DISCUSSION 1 . Existing site characteristics a. The project site involves two parcels located at the northeast corner of Broadway and Moss Street. The easterly lot is a 1 .46 acre rectangular parcel with 220 feet of street frontage along Moss Street. The parcel is relatively level and is vacant except for some storage sheds located at the north end of the property. The Telegraph Canyon Creek runs along the northerly property line which includes a 10 foot access easement. . (Continued on Supplemental Page) KGL:mr EXNIBITS Agreement Resolution Ordinance X Plat 2 Notification List Other Res. PCZ-79-D ENVIRONMENTAL DOCUMENT: Attached X Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission recommendation BOARD/COMMISSION RECOMMENDATION On December 27, 1978 the Planning Commission voted 7-0 to adoat the Negative Declaration on IS-79-30 and to recommend that the City � . 9e from C-T to R-3 in accordance with Reso ' n PCZ-79-D a � �� COUNCIL ACTION �, , � G� 7-�� . J,�f.�-c-� _.__._ .._ ...__._..._ ___ _,._ ;� .. � ,//rJ w ...�}/ 9 � i . i ., ..1 iw��G. r�t•-�"�`-- ,� v� � �� .___ ...�......, ,`h . . , �i�s�pr-.�-G � � , , , ___ . �..a.�_:_z o :. ._ , �..,. _ �.:..a y ._ __.`..............._./v'^r . Y 5 I 'f F , ..: ''�� j ^� ,� i '. -.. . . . . ....� ., ..,. .� Q� . _.,�.y..�_........�.,..�,�,...��.._� � . . 7 , , . �,4. --� _ . ._ . . � ...r _ �� p �� k:v......... ��..: _. ......�,.-....., ..�,�.. � � r •::� l�'2 3 7- ----..--y Form A-113 (Rev. 5/77) � �._ �. __.___ :,� a ___�..�.ti�..�.. Agenda Item No. �� 17 Meeting of �� 2/6/79 Supplemental Page No. 2 b. The second lot is divided into three parcels having 400 feet at street frontage along Moss Street and 290 feet along Broadway. A motel is actually constructed on two of the parcels facing Broadway. A third parcel facing Broadway which is vacant is also owned by the owner of the motel . The Telegraph Canyon Creek also runs along the northerly property line. 2. Zoning and lot line adjustment The easterly parcel is s�lit zoned with the westerly 49 feet zoned C-T and the remaining 171 feet of the parcel zoned R-3. The applicant intends to adjust the prop- erty line between the two parcels under consideration by shifting the property line 43 feet to the east and reducing the frontage at the easterly parcel from 220 feet to 177 feet. This shift would leave the zone bryundary approximately 6 feet into the easterly parcel thereby necessitating the proposed zone change to allow the zone boundary to coincide with the location of the new property line. 3. Proposed development a. The applicant proposes to construct a 38 unit apartment project on the easterly parcel , however, at the time of this writing the project has not been reviewed or approved. There is some question as to whether the exist- ing drainage easement will have to be increased which would necessitate a redesign of the apartment project. Any requirement for a wider easement would not necessarily result in a reduction in the number of units allowed on the lot, but it may alter the usable area of the lot. b. The applicant has also indicated that the properties along Broadway may be developed with a commercial center in the future, however, no specific plans have been submitted to date. � r'� 1� -- ;_ � - _ _�.____ � _.. " L " STREET _ - i � � < < � � � �- --�-- W - - - -�- -t�---- � i - �.�___ � " , --- - -- - - � _ -- -� - - - - - i J--- ' I � ARIZONA ST �- ARIZONA ST• � � j � I � j lt_f ' � i ; I � I I I ` I � � I � �-- � _ � �\ � � � � � I I � y � � � � , i �- -- - I � ' ' ; ' � ' ' I O � � � � o - -- � ' R-3 = � � * � ' 'vI� I M CITY :OF CHULA VISTA L1.. C -p`- -1�"I 200� } C�TK 0 SI N IE��I��i � I ` � i � � i � � i I f � 440� � � �i6�* - STREET . I' I � i i � ; � I i I I I I ! 1 I ' � ' CASE N0. PcZ-�-� 1 HERE6Y CERTIFY THAT THiS ZONING MAP ACREAGE Q•�� W�3 PB��THE Ct Y COUNCIO ONRD,B��i9 9 SCALE �"a 200' tVOV 27. 1978 . /� �� DATE CITY CLERK D TE DRAWN BY � �O� �� AP - . 3C9 . ; CH ECKE D BY � �= � ,.�,._ _�-... ' , , _ � � 1� �� - r. '", 1 � � � � , �L � � ' � � �L • � � .,,�,, - - C-p - - , � � S�� R-3 , , PR\ZpN P , , , - ,, ,- , - , - \ - � , - � � f'' ' `J� ' ` 1�`ti � ( � �� `1 1\ 1� � � 1 � � 1� `` 1, 11 \;�1 � ��'" \ ` ` � � � ► ` `\ � 1 �TF�`�ME�1 �1 1 � � � \ 1 ��fD� 1 � ' -�'�? O � � \\ s��`�O`M �� , � ��' � � ` �o \ ,� � 1, y .��RPGE Mf�� 94��O�A �,+ � ` s ��00-t � � �� ` ST ZOl1/E BDY. A��%�� `, ` ` � � TO H£RE. � `, �� , _ _� �p�. � R-3 � � s �� S�°� os ,-- _, - � --� � -� � C-T �p� _--� , �� ' '� �,- Mo�� '?�, 1 1 � �v. � �` �,,.�,� °�o- �s.°' � \ `� , � � ; � �� cov�.�,� ` 1 1 ` 1 1� � � , �� \ �` ` 1 , � �� w�K , 1 1, � , 1 � � - � � � -�- �" , `, � 1''' � � 1 � � � � r � � 1 ` 1 ` ` ' � � � ,��L'�t � � � � � "� a � , ' � l.-0CATOR � ,—_ � - , �� - NORTM ,'1 � � �oNE 6�ST.RDIP WE-�'�ON ,, � , ,,, � � y FROM C T T0� R-3- � �.-� � � -�� 100� 20b� 500 BLK.M 05S ST. � �� -1 � �'� � ` �/ � � �� - �l , 1�.� ,,,- � � � , � ��' � � � ,- � � , , � �-� �'r --� ' -� �- � � - � � � � � �� - � � � �� ,- �� '4 4 �� / ' 1 � , — � � , ` , , ,. . � � - — _.._._ _ � : ,, . -a - 10� DRAINAGE EASEMENT - - - - - — — � — - - -�� 1 � •�� ♦ • EXIST�G. BLD�6S. ; FXIS'T�G. BLD�GS. Q .. .. I: 3 _. ' . o : a ;'`—IXIST�G ZONfNG BDY. � • EXIST�G BLD�GS i � . � �' � PRO?06ED �'� ��,G' • PROP. LINE a ��P II ZONI�lG BDY I� s � � ' :.5.82� ( .. .. � � .. . 171.18� MOSS ST. 43.0 � ��zoo� . 0� 50� 100� N�RT � EXHIBIT A PCZ-79-D REZONE 6�STRIP FRqN GT TO R-3- 500 BLK, MOSS S7: RESOLUTION N0. PCZ-79-D RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE CNANGE OF ZONE FOR A SIX FOOT WIDE STRIP OF PROPERTY, NORTH OF MOSS STREET, EAST OF BROADWAY, FROM C-T TO R-3 WHEREAS, a duly verified application for rezoning of property was filed with the Planning Department by Mabie & Mintz on November 20, 1978, application No. PCZ-79-D, and WHEREAS, said application requested an adjustment of the zone boundary line between the C-T and R-3 districts located north of Moss Street, east of Broadway, by moving the line approximately 6 feet to the west to increase the frontage of the R-3 zone along Moss Street, and WHEREAS, an Initial Study, IS-79-30, was conducted by the Environmental Review Coordinator on No�ember 29, 1978, which concluded that there would be no si�nficant envirorimental effects and recommended the adoption of a Negative Declaration, and Wt�EREAS, the City Plann-�ng Commission set the time and place for a pu�lic hearing far t.he purpose of considering the change of zone boundar�y line, and notice of said hearing; together with its purpose was given by the publication i� a news- paper of yeneral circulation in the City at least 10 days prior to the date of said hea4°ing, and WHEREAS, a hearing was held at said time and place, namely 7 :00 p.m. , December 27, 1978 before the Planning Commission, and said hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: 1 . The Commission finds that in accordance with the findings in the Negative Declaration on IS-79-30 this project w�ill have no significant environmen�tal impact and adopts the Negative Declaration. 2. From facts presented to the Commission, the Commission finds that public necessity, convenience, general welfare and good zoning practice require an adjustment of the zone boundary line between the C-T and R-3 districts located north of Moss Street, east of Broadway, by moving the line approximately 6 feet to the west. 3. The findings of fact in support of said determination are as follows : a. It is not good zoning practice to split zone property; the zone boundary should correspond with the property line which will be adjusted through the adjustment plat procedure. The proposed zone boundary will permit th� commercial zoning to be fully utilized. b. Adjusting the zone boundary will not affect the General Plan; the reduc- tion in the depth of commercial zoning from 450 feet to 444 feet will not affect the property's future development. , � _ ...___._. __ . __ .. ��' 4. The Planning Commission r•ecommends to the City Council that said change of zone boundary be approved. 5. That this resolution be transmitted to the City Council and a copy transmitted to the owner of the property. PASSED AND APPROVED BY TyE CITY PLANNING CQh1MISSIO�J OF CHULA VISTA, CALIFORNIA this 27th day of December, 1978, by the following vote, to-wit: AYES: Commissioners Pressutti , Williams, R. Johnson, Smith, G. Johnson, 0'Neil"I and Stevenson NOES: No�:�e ABSENT: None � f�� C irma ATTEST: ��.-��zti-- `��2T��-�� Secretary ,,�' ; �, r L . ' ) NE��'�1�E I��ARATiU� : PROJECT TITLE: Casa de la Ciudad Project Location: North side of Moss , 450 ft. east of Broadway Project Proponent: N?abie & Mintz 6280 Riverdale St. San Diego 92120 CASE NO. IS-�9-30 DATE: November 29 , 1978 A, Project Setting The project involves approximately 1.21 acres of property located on the north side of Moss St. about 450 ft. east of Broadway. The southern portion of the si�e is currently vacant and void of any significant natural resources. There are several storage structures located along the northern portion of the site.. Adjacent development entails mixed residential uses to the north and south, multiple family dwellings to the east and a motel to the west. , The northern portion of the subject property is within an existing drainage easement associated with the Telegraph Canyon Creek floodway. The creek' s 100 year flood plain extends to about 60 to 90 ft . south of the property' s northern limits. The balance of the site is a portion of an island above the reaches of the flood plain. B. Project Description The applicant proposes to construct an apartment project which will house 38 one bedroom units. Forty-eight on-site parking spaces will be provided and a landscaped swimming pool-recreation area is planned. (The pool will be heated by a solar energy unit. ) The site plan submitted by the applicant indicates that the northern most building line of the proposed • structure will be located approximately 9 ft. from the existing drainage easement and a 6 ft. masonary wall will be erected along the easement boundary. C. Compatibility with zoning and plans The subject site is currently zoned for R-3 development with the exception of a 6 ft. strip along the western limit which is zoned C-T. The applicant has requested the rezoning of this strip to R-3 � which will conform to the on-site high density residential land use designation of the General Plan. � D. Identification of 'environmental effects t 1. Soils A soils report prepared for this project has indicated that expansive soils are present on-site. Recommendations submitted by the soils engineer will be required to be implemented to avoid substantial impact. 2 . Drainage The Telegraph Canyon Creek crosses the project site along the northern border. Currently, there is a 20 ft. drainage easement within the cree�' s floodway, 10 ft . of this easement is located on-site. Also, the creek' s 100 year flood plain extends onto the project by 60 to 90 ft. The Telegraph Canyon Creek drainageway has been the subject of study by the City and the Army Corp of Engineers for several years. Recently, a plan to substantially reduce the potential flood hazard within this flood plain was proposed. The plan entails the expansion of the existing 20 ft. drainage easement to 40 ft. , 19 ft. along the northern limits of the subject project site. A 22 ft. rectangular concrete channel would be installed, 11 ft. of which would be located on the project site as well as an 8 ft. berm to prevent construction to close to the channel which could have the potential to damage the channel �aall. Since a portion of the site is subject to inundation in the event of a 100 year flood, residential finished floor elevations will be required to be constructed above calculated flood water levels. The proponent has indicated that a hydrology study is currently being prepared to determine finished floor elevations. Also, due to the projects location within a floodway under study, all improvements within the flood plain should be coordinated with the City Engineer to insure that no substantial flood hazard to life or property will occur. 3. Schools The local junior high school is currently operating in excess of capacity. Additional students , if generated from this project will further the burden on existing educational facilities. The developer will be required to obtain written assurance from the Sweetwater Union High School District that adequate classroom space will be available to new students . 4 , Parks & Recreation The project is located within a city park district which is void of dedicated par.kland. Fee' s in-lieu of land dedication (due to scope of project) will be required by the City to contribute toward the future purchase of parkland within the district. 2 ___._.,�.. ,. ..._..___ 5. Traffic ' � � A study e traffic volume utilizing the Broadway and Moss St. intersection was conducted during early 1978 , and concluded that the volume satisfied signal warrants , 6 of the necessary 8 hours. Additional traffic such as the increase estimated to occur due to the proposed project may result in the intersection meeting the warrants for signalization. The proponent will be required to contribute toward the signalization of the Moss St./ Broadway intersection. E. Mitigation necessary to avoid significant impact 1. Incorporate the soil engineers recommendations into the project. 2 , Raise residential finished floor elevations above flood water levels. 3 , Incorporate the recommendations of the hydrolic engineer into the project. 4 . Coordinate imporvements within the floodplain with the City Engineer. �" 5. Obtain written assurance of classroom space for new students from the Sweetwater High School District. 6 , payment of park fees in lieu of land dedicatian. 7 , Participate in the signalization of the Broadway and Moss St. intersection. g, Findings of insignificant impact 1, The project is void of any significant natural or man-made resources. There are expansive soils on-site and a major drainage course and flood plain cross the property, however, hazards due to these adverse conditions can be mitigated to an acceptable level. 2 , The proposed rezoning and land use are in conformance with the General Plan' s land use element. If mitigation discussed in Section E of this Negative Declaration is incorporated into the project, no long term environmental goal will be adversely affected. 3, Potential impacts can be mitigated to an acceptable level and no impact which could interact to create a substantial cumulative effect on the environment is anticipated to occur. ;_, 3r ; , __�... . ._....__-- 4 . The project i,s not anticipated to generate any substantial traffic related noise or emissions, nor is any health hazard expected to occur. G. Consultation 1. Individuals and organizations City of Chula Vista Planning Dept. D. J. Peterson, Director of Planning Public Works Dept . Bill Ulrich, Assoc. Eng. Gary Hansen, Traffic Eng. Fire Dept. Ted Monsell, Fire Capt. Environmental Control Commission Peg Donovan, Commissioner 2 . Documents a. Draft Telegraph Canyon Creek Information Brochure U. S. Army Corps of Engineers _, b. Flood Hazard Boundary Maps - HUD-FIA c. IS-78-83 Arizona Apartments d. Soils Report for IS-79-30 Wm S . Krooskos & Assoc. e. City of Chula Vista General Plan & Elements f. Enrollment & Capacity figures for Sweetwater Union High School District. The Initial Study Application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Dept. , 276 4th Ave. , Chula Vista, CA. , ENVIRON . TAL REVIEW COORDINATOR � -, EN 3 {rev. 5/77) 4