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Home My WebLink AboutAgenda Statenent 1979 /3/20 item 21 CITY OF CHULA VISTA COUNCIL AGE�VDA STATEMEiVT Item Na. �� 21 � For meeting of 3��79 ITEM TITLE Ordinance �Olo•� - Amending the zoning map to change the zone for 30.50 acres at 1425 Second Avenue from R-3-P-15-M to MHP SUBMITTED BY Director of Planning ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X ) See background and analysis in report for public hearing agenda item. EXNIBITS Agreement Resolution Ordinance X Plat Notificatian List OtherRes.PCZ-79-E(3) ENVIRONMENTAL DOCUMENT: Attached Submitted on FINANCIAL IMPACT STAFF RECOMMENDATION Concur with Planning Commission. BOARD/COMMISSION RECOMMENDATION On February 14, 1979 the Planning Commission, by a 7-0 vote, recommended approval of the change of zone in accordance with Resolution PCZ-79-E(3) . �..�.�,,.r..�-„�.��..� w. �...�..,�.�s:�.,.-.r� a GOUNCIL ACTION �Gir�+ � � � � �i � � � � _�_�_�..�..�_ - ? � ��, ..... _ , .._. � __ __,.. � _� --�--- � �; .. � ° �, � �.�...._ . .�. __ . _� � (;�:,_. _. '� � . , _ . , � ;, �� ,, � I �..1vC��..1 _...��./�_r"- �-..., .__. ,._. � � 1 � ��`"V i �/ f9 _ � _ �. : �..�,.�,.,...._.-��._..,�,".. __� �.:... . .. ..�,,..•._ . ,_. . �. ,: :. _��?�T �fi-�~�µ � � Form A-113 (Rev. 5/77) .��'46�� CITY OF CHULq VISTA COUNCIL AGENDA STATEME�IIT Iter� �vo, s za For meeting of_ 3��,,��q ITEM TITLE Public hearing - Consideration of change of zone for four mobile home arks located at 345 "C" Street, 1100 Industria7 Boulevard, T425 Second Apenue� and 1925 Otay Lakes Road, to MHP zone SUBMITTED BY Director of Planning ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X) A. BACKGROUND 1 . On November 29, 1978 the City Council adopted Ordinance No. 1845 establishing the MHP (mobile home park) zone. The primary purpose of the MNP zone is to provide appropriate locations where mobile home parks may be established and maintained. The secondary purpose of the zone is to insure that the land zoned MHP may not be used for another land use unless the City Council deems it desirable to rezone the land. y With the increasing demand for condominium units and the fact that most mobile home parks in Chula Vista carry a zoning in wh-ich condominiums can be built, coupled with the lack of mobile home space, rnany residents of mobile home parks are fearful that their parks will be redeveloped with condominiums and they will have no place to relocate i their units. This anxiety is �ntensified by the fact that the newer mobile home parks frequently prohibit the older coach units fran locating in the new parks. It is because of the secondary purpose that the City has elected to consider the rezoning of certain mo�ile home parks to establish the MHP zone on the properties. � 2. Since the proposed rezonings will not result in an not considered "projects" under CEQA and are therefore notyspbjectatoCenvgronmentalrreview. B. DISCUSSION � 1 . There are presently 19 mobile home parks located within the city limits. Staff considered it appropriate to take action on 4 of the larger parks at this time �tith others to be considered subsequently. Table I, following, is a brief description of each of the 4 mobile home parks: ��P'yy Conti;nued on sup�lemental pa e EXNIBITS g Agreement Resolution Ordinance Plat X (4) Notification List Other ENVIRONMENTAL DOCUMEIVT: Attached Submitted on FINANCIAL IMPACT - STAFF RECOMMENDATION Conduct public hearing to consider change of zone for four areas. BOARD/COMMISSION RECOMMENDATION On February 14 the Planning Commissian voted unan�mous�y to recom�end that all four mobi 1 e home parks be rezoned to the excl usi ve mobi 1 e hon� �ar�k zc�rs� ��}�p) �,,��.��.�,.:��.�,�.� , � " ��.�� .c.� � ; UNCIL .ACTIO �� , / � � + � �� _�.__ ____.. ; i ' � , ._ .__ _... _. ��G�,��c�. ,; _�.__ _ : _.� , � �s,s.i � � , _. . . � �� _ .. . '; ��. _; ,�'-/3 -�7 � . . _ _ . _ . ; � �02.,0,. . . . " o rm A-113 (Rev. 5!77) ��I PETEI?SON, CAMER, MU1�S t3 PR10E PAUL A.PETERSON A PROFFS.SIONAi.COlt.l'C�IZAII�?N � PETER P. GA/4ER EDWAFD c.n�uNS �n`'��}�f=RS - JAMES B.MENAUCK 2300 CALIFOfLNIA FIRST EIANK BL'ILDfNG M.RICHAf7DSON LYNN�JR. 53O I3 STREET JOHN D.Tf1ELAN SAN DIF:GO,CAL.It ORNIA 92I1)i ROOERT M.GANS GRETA C.BOTKA (l14)234-03fi1 FItE No. ARCHIE T.WRIGHT,$ A�arch 12, 1979 1735. 05 �:�� -:":. ,-._. �.=- Will Hyde, Mayor - - Chula Vista City Council • -�?, City of Chula Vista � 276 Fourth Avenue �,.,. Chula Vista , California 92U10 �c,=- `�,�> �-r.�:-, Re: PCZ-79-E (3) Proposed Rezoni.ng of Palace Gardens Mobile Home Park Dear Mayor Hyde and Merabers of the Council: We represent the Muraoka family, owners of Palace Gardens Mobile Home Park. The Cit�= of Chula Vista has initiated pro- ceedings to rezone th.i.s mobile home park site from R-3-P-Z5 to the ne��ly-created MHP zone. This proposal follows rezon- ing PCZ-78-E, adopted an3y eight months ago by the City Coun- cil, which CIOW27-zoned the property from R-3 to the present R-3-P-15 classification. We urge you to deny PCZ-79-E (3) as applied to Palace Gardens Mabile Home Park and retain the present zone classification. THE PRESENT zor�ING NOT ONLY CONFORMS TO THE GEPIERAL PLAN BUT FROVIDES FOR APPROPRIATE CITY REVTEW OF FU`1'URE PROPUSALS. i'rlc u:r'i�1"c�� I.dT). c�@Si:j17�.�c?S t;`l: �n.�i_c�.i;� t"i�u��.a.-�t�7:S �2(:�i�.G Home Park site for "High-Density Resid�ntial" use. This clas- sificatian envisions a maximum density of 26 d.u.a. However, the imposition of R-3-P-15-M zoriing by the City Council on June ?.0, 1978 , decreased the maximum allo��abl_e density for this site to 15 d.u.a. The present zona_i�g was apprUVed by the City Council af.ter zull consideration of the surraunding area' s needs and this site ' s pot�ntials By applying the "P" Precise Plan Modifiying nistrict to the site , the present zoning affords the City both flexibil- ity and. control over any future lancl uses at this site. Any proposed future devel.o�ment at the property would be subject Will Hyde, Mayor Chula Vista City Council Page Two March 12 , 1979 to precise plan review by th� City. THE PROPOSED MHP ZONING UNNECESSI�RILY RESTRICTS FLEXIBILITY IN DEVELOPMLNT POTENTIAL WITHOUT PROVIDING ADDITIONAL CITY COIVTROL. Under the newly-enacted MHP zoning {Chapter 19.27 of the Chula Vista Municipal Code) , the Palace Gardens site would be limited exclusively to the present mobile home park use and density. ivo other use or derisity wc�uid r,e perrni�:cer� w��1ZOLLL rezoning the subject property to a more flexible zone clas- sification. In this way, incentive for the red�velopment or innovative upgrading of the present use would be deterred in light of the expense and timz constraints of initiating a rezoning. Yet, with the present zoning, th� City retains precise plan review as a discretianary approval mechanism to accomplish community planning objectives without unduly re- stricting the property owr�ers. Considering the location of Palace Gardens in proximity to all necessary urban services , this site' s potential may someday be utilized more effectively than by retainir.g its present use. Cities ar� now recognizing the effeciency of optimum utilization of existing developed areas. Any zoning desiqnation applied to thi.s site should allow for appropriate flexibility to meet futur.e community needs. CONCLUSION For the benefit of the Muraokas and the City of Chula Vista, the prop�sed rezoning to MHP should be denied. MHP zoning wou.l_d forec7_ose futu..r.e apti.otzs and unnecessaril.v re- strict this site ' s potential. Th� current R-3-P-15 zoziing provides the City with �ull discretionary plan review powers to regulat.e the precise land use of the property today and in years to come. Very trul.y yours , PETERSON, GAMER, MLJNS & PRICE � � John D. Thelan JDT/fp cc : Muraoka Enterprises, Inc. RES(�LUT10� "+0 F�?-79-E(3) ` RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE CHANGE OF ZONE FOR 30.50 ACRES AT 1425 SECOND AVENUE FROM R-3-P-15-M TO MHP WHEREAS, Qrdinance �lo. 1845, adopted by the City Council on P�ovember 28, 1978, established the MHP (mobile home park) zone, and WHEREAS, it was deemed expedient to consider designating various mobile home park sites to the MHP zone, and WHEREAS, the proposed rezonings will not result in any physical change, and are not considered "projects" under CEQA �nd therefore not subject to envir�nmental review, and WHEREAS, the City Planning Commission set the time and place for a hearing on said zone change, and notice of said hearing, together with its purpose, was given by the publication in a newspaper of general circulation in the City at least �0 days prior to thF date of said hearing9 and W4iEREAS, a hearing was held at the time and place as advertised., namely 7:00 p.m. , F�bruary �i4, 1979, in the City Council Chambers before the Planning Commission and said hearing was thereafter closed. fVOW, THEREFORE, BE IT RESQLVED AS FOLLOlA1S: 1 . From facts presented to the Commission, the Commission finds that - public necessity, �onvenience, general welfare and good zoning practice require the change af zon� from R-3-P-15-M to MHP for approximately 30.50 acres, located at 1425 Se�ond Avenue and developed as Palace Gardenr mobile home park. 2. The findings of fact in support of said deterrriination are as follows: a. The es�ablishment of the MHP zone on the subject site recognizes the existing land use and will require further Council action in order to approve a change in land use. b. The General Plan designates the site as Residential , 13-26 DL/acre; the MHP zone does not specify a density so there is no conflict between the zone and the General Plan. 3. The Planning Commission recommends to the City Council that said change of zone be granted. 4. That this resolution be transmitted t� the City Counci�l and a cooy be tr��,:s,�i iier� t;c� th� a��rner of the property. nASSED AND APPR(�VED BY THE CITY PLANNING CO�iP1ISSI0N OF CHULA VISTA� CALIFORNIA this 14th day of February, 1979, by th� following vote, to-wit: AYES: Commissioners Irlilliams, 0'Neill , R. Johnson, Pressutti , Smith, G. Johnson and lJi 11 i ams NOES: None ABSENT: None ` 1 � " � �,� � � ATTEST: � airm an .... �./ `�""�!��cJ /�l�--TU � �1.' -� �,y,: • . t , F I +�`P�=1g��'• CT. i - � '_'_�_ �c _ � - \� j { � � I � � I ��f�lsla`e�. "' �• � � , � � -� I I I . � I � I E i I`-(- I ; i ;�� ; � -- � - � � -- PRnSPECT STRc�T I ' a '— � Z % �S I — ' � � � � I I � � � � � � � --, � � � I j PR �� U � ' � � ,L W - --� - / , � I � � / PROVEra�f �`Y r I CASTLE; PARK �T H � - -------------- ;' , , —; -- / / � ti , ' MFD `� � SFD � ; �� ' � , R_,_5_F � , � � � SFD --'`-,, C ' , �- S F D �a ;� � ' QUINTARD S � ,�_ � � .� � � R-3-P-12 � F��2,'-T� � MFn � — vac ; . � R-3 � _� , � � , � S� li � � � Fr i MFD � rISH P . T. MO E ME ARK � r- �,�' MHP. ' ; -�- - - , �' R-3-GJD � MFD fpROPOSEbj � ' `' -- -- — � �_� _ _ Si � F� ( r'�� I � � � '" - ' - � I �,_ ' _ _ __ _ _ _ �� VAC l SHERGYOOD ST. �� i , � � � � - - - R';�-P-12 � ;- � ' ,� S� �Of�� ' N sFD sFD --__ - - - - - ` i �E�.� R_3_�_p - - - - - � 200� 40p� ; ; �i^� VAC VAC , / LOCATOR % % ��. �m�� _� PCZ-T9-E ` � � �'`�� ; REZONE 30.(�X�CRE /� qRV�c � \` 1 � � I � t FROM R3-P�15{M)TO MFfa R � WAY AT TNE SE CORN�R'9�, ��U I��D ST.&S � ;� � � _ O� �' Q �. � r � 'Qj� � EXH19 � ; �� . , cF Q : � o � QN , �J � � . �rq � 5 q � ,Q � _ S T q �F Q �� Q 1 � �� a :�._f• 3Q � ' �- I � =p .,: ,r � � O � � �n �' � l�, rQMq � O � _ . (;`� � �_. � �� ;� � ; ; ,;/ t` `:. � � � �, , ,� or , `=:-� .; � w �_ _ `�`� . <�Y,�, � ``�`� ./ q Y _ ' ,��` _ .``:�._ aR�, �``� �oN,vo Q"� ,� >�Q ` _ ``� `�.�_`,`` .r`;.�.'.�r '�r CEY l // � \ i / Q �`.\-,, / � l C'i ` ' r �`?\ �� ', � /' � ' `' , . : ?�.�.�'"'/ � �� ` : __ �fSr;.. .. . ��r _ _ _ _ _ _ _ _._.... PALOMAR '��ST. �1 � I I � � � -- � - - J-- 1''�`r�-- — � - --1-- - — --f - - / I 4J PAISLEY CT. —"�--- — � — — — -1- � �_ Q U � I PROSPECT ST. �R e� � � � 0 CT �T ------- 0 Z �- � U � � , W t i � � � i � � ��qU1NTARD T � �— ' ►26t x .... ; ; i � � � I `. � ;:R':: N ':. � BI H PJ � ��+.� ,a�.;. j i h.: � �:' � ��.; 5.i�t� �_�__-- l „s„ .? SHERW000 T. ^�.,� CO��TY ��` � KINGSW00D OF k\ ' � . , C/�Y �� 39i� ' �: ��: SqN �F cy -- -- - -- - - - - - - DiF�o V�q Visr r � A R qNG NO y F � - -- -- - RT o' aoo' aoo' A F �r,. CASE N0. . Pcz-79-E J HEREBY CERTIFY THAT THIS ZONING MAP ACREAGE 30 .�o WAS APPROVED AS A PART OF ORDINANCE S CA LE t"• 40� �� BY THE CtTY C OUN Ct L ON �•2�.1979 �ATE -HOV. 27, 1979 � . CITY CLERK DA E DRAWN BY ��NI IV � Ml�►P ��3 CHECKED DY __ _ _ _ RESOLUTION N0. PCZ-79-E(3) RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE CHANGE OF ZONE FOR 30.50 ACRES AT 1425 SECOND AVENUE FROM R-3-P-15-M TO MHP WHEREAS, Ordinance ^10. 1845, adopted by the City Council on November 28, 1978, estab7ished the MHP (mobile hom2 park) zone, and WHEREAS, it was deemed expedient to consider designatinq various mobile home park sites to the MHP zone, and WHEREAS, the pi�uposed r°ezoning� wiil not result in any physic:al change, and are not considered "projects" undQr CEQA �nd �herefar� not �ubject to environmental review, and WHEREAS, the Ci��y Planniny Commission set the time and place for a hearing on said zone change, and no�ic� of said hearing, toge�h�r with its purpose, vaas given by the publication in a newspaoer of �enet•�1 c��rculation in the C�ity at 'least 10 days prior to th� da��e of said hearing, and WNEREAS, a hearing was held at the time �nd place as advertised, namely 7:00 pome , Febr��Wy ��4, 1y799 in the City C�uncil Chambers before the �lanning Commission and said hearing was thereafter closed. NOW, THEREFORF�. BE IT RESQL.VED AS FO�LOI�lS: 1 . From facts presented to the Commission, the Commission finds that public necessity, canvenience, general welfare and good zoning practice requir•:� the change nf z�ne fr�m R-3-P-15-M to MHP for approximately 30,50 acre:�- , locat�d at 1425 Second Avenue and developed as Palace Gardens mobile home parlc, 2. The findings 6f fact in support of said determination are as follows: a. The estab��shm�nt of the MHP zone on the subject site recvgnizes the existir�g land use and will require further Council action in order �;o approve a change in land use. b. The General Plan designates the site as Residential , 13-26 DU/acre; the MHP zone does not specify a density so there is no conflict between the zone and the General Plan. 3. The Planning Commission recommends to the City Council that said change of zone be granted. 4. That this resolution be transmitted to the City Council and a cony �e transmitted to the owner of the property. PASSED AND APPROVED BY THE CITY PLANNING COMP1ISSION OF CHULA VISTA, CRLIFORNIA this 14th day of February, 1979, by the following vote, to-wit: /�YES: �'orr�rni s si oners Uli 11 i ams, 0'Nei 11 , R. Johnson, Pres sutti , Smi th, G. Jof�ns�n �r�cl td�11 ia�r�. � I�OES: Non� � °. ABSENT: None � �/ �� , / / ATTEST• � airman �-��ti �� , : - �� PETERSON, G/�MER, MUNS i� I'RICE �AU� A.PrrerxsoN A PftOf CSSIiINl�L.<:ORI'C�It�1i IUN � AETER P. GqMER eawaRO C.MUNS LAWYE}2S JAME5 6.ldE.HAI.ICN z3�CALIPOkNIA F�fcS'f ISANK BUILDING M.RICNARDSON LYNN„JR. 530 B S7RLF.T� JOHN D.TNELAN SAN DIL'GO,CALfI�OkNlA�J�IOI FOBERT M.GANS GRE7A C.6pTKA �7��%�'0361 Fi�E No. ARCHIE T.4VRIGHT TII . � March 12 , 1979 1735. 05 Will Hyde, Mayor Chula Vista City Council City of Chul� Vista 276 Faurth Av�nue Chula Vis�ta , California 92010 R�: PCZ-79-E (3) Pro�aosed Rezoning of Palace Gardens Mobile Home Park Dear Mayor Hyde and Memk�ers of th� Council: We represent the Muraoka family, owners of Palace Gardens Mobil.e Home Park. The C.zty of Chula Vista has initiated pro- ceedings to rezone this mobile home park site from R-3-P-15 to the newly-created MHP zone. This p�oposal follows rezon- ing PCZ-78-E, adopted only eight months ago by the City Coun- cil, G�rhzch down-zoned the property from R-3 to the present R-3-P-15 classizication. We urqe you to deny PCZ-79-E (3) as applied to Palace Gardens Mobile Home Park and retain the present zone classification. THE PRESENT ZO�tING NOT ONLY CONFORMS TO THE GENERAL PLAN BUT PRnVIBES FOR APPROPRIATE . CITY REVIi:,W OF FUTURE PROPOSALS. Thc General Plan d�signates the Palace Garc7ens 1+4obiJ_e Home Park site for "High-Density Resid�ntial" use. This cias- sification envisions a maximL�.m d�nsity of 26 d.u.a . However, the imposition of R-3-P-15-M zoning by the City Council on June 20 , 1978 , dacreased the maximum allo�:aable density for this si.te to �_5 d.u.a. The present zoning was approved by the City Council. after full consideratio� of the surrounding area' s needs arid this site ' s potential. By apply�.rig the '"P" grecise Plan i�iodifiying District to the site, the present zoning affords the City both flexibil- ity and control. ovPr any future land uses at this site. Any proposed futur_e dcvelopmen� at the pr_c�perty would be subject , .._... _ : _. . .._._.. ._._. . _..._ .,_.,_ _ _._k_ _....14. Will Hyde, Mayor Chula VisL-a. City Council Page Two March 12 , 1979 to precise plan review by the City. THE PROPOSED MHP ZONING UNNECESSARILY RESTRICTS FLEXIBILITY IN DEVELOPP�ENT POTENTIAL WITHOUT PROVIDING ADDITIONAL CITY CONTROL. Under the newly-enacted MHP zoning (Chapter 19. 27 of the Chula Vista Municipal Code) , the Palace Gardens site would be limited exclusively to the present mobile home park use and density. No other use or density would be permi�ted wit�iout rezoning the subject property to a more flexible zone clas- sification. In this way, incentive for the redevelopment or innovative upgrading of the present use would be deterred in light of the expense and time constraints of initiating a rezoning. Yet, with the present zoning, the City r.etains precise plan review as a discretionary approval mechanism to accomplish community planning objectives without unduly re- stricting the property owners. Considering the location of Palace Gardens in proximity to all necessary urban services, this site' s potential may someday be utilized more effectively than by retainirYg its present use. Cities are now recogni�ing the effeciency of optimum utilization of existing developed areas. Any zoning designation applied to this site should allow for appropriate flexibility to meet future community needs. CONCLUSION For the benefit of the �4uraokas and the City of Chula Vista, the proposed rezon?ng to MHP should be denied. MHP zoning would for_eclose future options and unnecessarily re- strict ihis site ' s potential. The current R-3-P-15 zoning provides the City with full discretionary plan review powers to regulate �he precise land use of the property today and in years to come. Very truly yours, PETERSON, GAh4ER, MUNS & PRICE � *�..�l��,�„„�.:._ G��" ' John D. Thelan JDT/fp cc: Muraoka Enterprises, Inc.