HomeMy WebLinkAboutAgenda Statement 1976/12/14 Item 15 CITY OF CHULA VISTA ITEM N0. —�� 15
COUNCIL AGENDA STATEMENT Z2/14 f 76
FOR MEETING OF:��
Public hearing - Consideration of an amendment to the Municipal Code to permit
ITEM TITLE: mul ti pl e-fami ly residential devel opment in the C-T di strict
Ordinance 1716- Amending the Municipal Code to permit multiple-family
residential development in the C-T district
SUBMITTED BY� Di rector of P1 anning �!�} SECOND READIi�G AND AGJ;=j�tUN
���
1TEM EXPLANATION�
A. BACKGROUND
1 . At the meeting of July 27, 1976 the City Council accepted a report from the
Planning Department recommending a zoning text amendment which would permit an increase
in the percentage of kitchens allowed in a motel (currently limited to a maximum of 30%)
within a C-T zone, provided the motel does not exceed the density permitted in the R-3
zone (one unit per 1350 sq. ft. , 32 units per acre maximum) . The increase above 30%
would be subject to the conditional use permit procedure. This actually amounts to per-
mitting apartments in the C-T zone as a conditional use. The Council directed the staff
to prepare a zoning text amendment for Planning Commission consideration.
2. An Initial Study (IS-76-74) of possible adverse environmental impacts of this
amendment was conducted by the Environmental Review Committee on September 23, 1976.
The Committee concluded that there would be no significant effects and made a draft
Negative Declaration which was certified by the Planning Commission.
B. DISCUSSION
. 1 . This zoning text amendment is proposed in response to the interest which appar-
ently exists for a residential facility which caters to persons who may be staying in
the area longer than the typical motel patron but shorter than the usual apartment
resident. Military people awaiting assignment and extended vacationers would exemplify
the probable clientele.
EXHIBITS �1TTACHED �conti nued on suppl emental page)
Agreement Resolution Ordinance X Plat OtherPC�-7b-9
Environmental Document: Attached IS-76-74Submitted on
STAFF RECOMMENDATION:
Concur with Planning Commission recommendation.
BOARD/COMMISSION RECOMMENDATION� On November 8, 1976 the Planning Commission voted
6-0 to: 1 ) recommend that the Council find that in accordance with the attached Negative
Declaration and findings therein the amendment to the zoning ordinance will not have any
significant impact on the environment and certify that the Negative Declaration has been
prepared in accordance with CEQA 1970, as amended; and 2) recommend to the Council the
approval of the amendment to the zoning ordinance in accordance with Resolution PCA-76-9.
'�:
COUNCIL ACTION�
Placed on first reading December 7 , 1976 .
Form A-113 (Rev.5—75)
AGENDA ITEM N0. _�� 15
Supplemental page No. 2
2. The zoning ordinance presently allows R-3 uses (32 dwelling units per acre) in
the C-B, C-0 and C-C zones by conditional use permit. It does not permit such uses in
the C-T zone. The ordinance also limits the percentage of �otel units with kitchens to
a maximum of 30% of the units. This iimitation is designed to prevent the construction
of apartments in those zones in which motels are permitted 6ut apartments are not per-
mitted.
3. A relaxation of this limitation for kitchen units, taken by itself, would tend
to create the equivalent of multiple family dwellings but with higher densities than
allowed for multiple family uses and without the necessary amenities which longer term
occupancy should include. For this reason, it is necessary, if such longer occupancy
will be allowed, to assure a satisfactory living environment through the application of
higher standards than are required for motels. The R-3 standards currently in use reflect
the desired standards and are compatible with the intent of the increased percentage of
kitchen units in motels.
C. ANALYSIS
l . The purpose of limiting the percentage of motel units which may contain kitchens
is to prevent the possibility of circumventing the requirements of the code by which an
apartment could be constructed under the guise of being a motel . The limitation on per-
centage of kitchens tends to restrict the use of motel units to short term occupancy and
and discourages motel use by vacationing i►�dividuals and families who seek longer term
use which the provision of kitchen facilities could accommodate.
2. There are limited situations within the C-T zone, particularly where deep lots
exist, where such longer term uses would be desirable and present no appreciable problems.
Because of the location of the C-T zoned properties with respect to busy thoroughfares,
the proposed motel uses, which would assume many of the characteristics of apartments,
should be set back from the major street. Other uses normally permitted or allowed by
conditional use permit in the C-T zone should be developed in the front of these properties.
3. P�otel units with kitchens, through encouragement of longer periods of occupancy,
tend to assume many of the aspects of apartment use. Because of this , the normal
densities, parking requirements, open space requirements, and landscaping requirements
applicable to the R-3 district, are more appropriate than the lesser standards associated
with motel uses.
D. CONCLUSION
The Planning Commission and staff concluded that an amendment to the ordinance would be
appropriate which would allow an increase in the percentage of kitchen units for motels
provided:
1 . A conditional use permit were granted;
2. The units are set back a minimum of 200 feet from the front property line;
3. The project conforms to all of the setback, open space, and parking requirements
of the R-3 district.
. •
pR11FT t�CGI1TIVE DCCL/Ift/17I0P�. Of E��VIROf�1�1E:t1�f/1L IFiPl�CT
On se�t. 23 � 1976 a draft r���ative Declaration of EnvironTental Ir:�pact
�vas reco���.;;enr�e��t�e ►�ivi rorrrenta7 Revie��r Co�mi ttee of the Ci ty of Ct�uia Vi sta.
The pt'oject is described �s follaws : Zonina Text �'1r,tendment to allow
an incrcase in th� r:e_rce:�t�c:e of };i�c:��ns ii� a motel wi.thin a C-'i'
zone �ro•rzcied tha+.: �he ;rotel does not e:cceed the densitv nermitted
in the IZ-3 zone , (32 units ��r acre) .
ro,�ec ocai�on•
It is the fi ndi ng of the Emli ronn:ental Revi et�� Commi ttee that the proj ect ti��i I1 r�ot
haYe a significani: effect on the environment for t}�e falloti�ling reasons:
. 1. The conditio�Za.l use permit process ���ill insure that the
allo�•�ed R-3 uses will not degrade the a,uality of the existing
envi�onment. .
�. Long term goals of the General. Plan will not be adversely
a�fected by the uses :ahich wi11 be alloc•aed by tIze proposed �
zoniilg L-ext ameridment.
3. ro significant impucts which could caus� a cumulative
adverse e�fect are an�icipated. .
' 4. There will be no direct or indirect adverse effects on human
bein�s as a result of this zoning te�t am�ndment.
information for the Initial Study ��ras prepared by: . � -�-- ��� �� �'� �
C,�y o�, Chu�a Vista Planninct Dept . P �O. Box 1QS7 C ula Vista _
The Initial Study Application and Evaluation is on file ��ith the Environmental
Rev�c�tv Go�rdinator of the City of C13:;1a V�si:a and may be revie�:ed at the Planning
Qepart���ei�t of the City of Chula Vista bet��reer 8:00 a.i,�. and 5:00 p.m.
� ;�.r.-< < � X� i�-G'-Ci' .
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C«�•iran�s��,�y��a� i":vietv c:�o�•a�t�a or
� C�S�: �ZUi'{��� IcT�h-7�
Q�f�.� � Sn �4 t- • ?_3 , 197G
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RESQLUTION N0. PCA-76-9 �
RESOlUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO
� 7HE CITY COL'NCIL THE A40PTION OF AN AMENDMENT TO THE MUNICIPAL
f CODE TO PERMIT R-3 USE IN C-T ZONES
;m,,; i�HEREAS, the Chula Vista Municipal Code provides for R-3 residential
land use in three of the commercial zones as a conditional use, and �
, WHEREAS, motels are allowed in the C-T zone with a restriction limiting
� the number of units contain��ng kitchens to 30 per cent, and
WHEREAS, on April b, 1976 the City Council directed that consideration be
� • given to allowing residential use not to exceed the density permitted in the R-3
• zone in the C-T zone as a conditional use, and
' • WHEREAS, the City Planning Comrnission set the time and place for a hearing
to consider a proposed amendment to the Municipal Code, and
- WFIEREAS, a hearing was held at said time and place, namely 7:00 p.m.,
t ` November 8, 1976 in the Council Chamber, City Hall, 276 Fourth Avenue, before the
� � " Planning Corranission and said hearing �•ras thereafter closed, and
- WNEREAS, the Commission found that in accordance with the Negative Declaration
� _ =
on Initial STudy IS-76-74 the proposed zoning text amendment would not have any
• . �; significant impact on the environment and certified that the Negative Declaration
r
' was prepared in conformance with California Environmental Quality Act of 1970, as
� amended.
U�.
r �-� NOW TNEREFORE BE IT RESOLUED AS FOLLOWS:
' ��� sr. 1. From facts presented to the Planning Commission, the Commission finds
. ,:.
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f ;� that puhlic necessity, convenieance, qeneral welfare and good zoning practice
��.
, - require the following zoning ordinance amendment:
". ;;.. a. Amend Section 19.40.030 (Conditional Uses, C-T zone by adding
. -�.
� _ �:�: ' new paragraph W, to read:
�.
. ' W. R-3 residential uses as regulated in the R-3 zoning district,
� � subject to the provisions of Section t3.40.160.
4 �-- ° b. Add new Section 19.40.160, to read:
� •�� �' ' 19.40.160 Setbacks from major thoroughfave for R-3 uses.
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� � In any C-T district fronting on a maj� thoroughfare,
• R-3 uses pennitted by conditional use per�r�it will not be
- permitted within the front 200 feet of the property and
' shall be separated from adjacent incompata6le land uses by
� � ' a zoning wall. Setback, side and rear ya�s3 requirements
, .
,', ry
.t. .,. , . '
,' -
1
; � shall be the same as in R-3 districts. The yard facing the
f
separated C-T uses may be considered as a side yard if the
. property has access to an additlonal publlc street.
2. The Planning Commission recommends to the City Council that said
; amendment be adopted.
. 3. That this resolution be transmitted to the City Council.
� PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
. ' this 8th day of November, 1976 by the following vote, to-wit:
"' AYES: C�rmnissioners Pressutti, G. Johnson, Starr, Chandler, R. Johnson, Smith
NOES: None
" ABSENT: None
' . � �--�
. Chairman
ATTEST:
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" Secretary •
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