HomeMy WebLinkAboutAgenda Statement 1977/ 1/11 item 15 CITY OF CHULA VISTA ITEM N0. 4�4a � 5
COUNClL AGENDA STATEMENT 1/11/��
FOR MEETING OF��#��
Public hearing - Consideration of applying the "P" Modify�ng District to two
ITEM TITLE� parcels (7.64 acres) located north of E Street between Jefferson and the
extension of t�toodlawn in the C-V zone. �
Ordinance 1 72 3 - Amending the zoning map to change the zone of two parcels
(7.64 acres) located north of E Street between Jefferson and the extension
SUBMITTED BY� of Woodlawn, from C-V to C-V-P
Director of Planning - SECOND f�LE�V`['�� �f�D AD4P_TION
��
ITEM EXPLANATION•
A. BACKGROUND
1 . On April 4, 1976 the City Council approved Ordinance No. 1681 which rezoned 8.88
acres north of E Street and 5.40 acres south of E Street, east of I-5, from C-V to C-V-P
and R-3 in accordance with a Planning Commission recommendation set forth in Resolution
PCZ-76-F(4) . The application of the "P" zone was to place the requirement for preci�e
plans and specific guidelines on all future development, especially addressing the following:
a) coordinated access, b) landscaping and signing guidelines, and c) architectural design
of buildings commensurate with the location of these parcels at the northern gateway to
Chula Vista.
2. In studying land adjacent to the gateway area rezoned to C-V-P by action of the
Council last April , the Planning Department determined that several adjacent parcels are
also subject to potential development and/or redevelopment within the foreseeable future,
and should be similarly zoned as a logical extension of the area requiring precise plans.
The subject property is an area of 7.64 acres, north of E Street between the extension of
the centerline of Woodlawn Avenue and Jefferson Avenue, bounded on the north by Flower
Street, including the Feaster School site and parcel adjacent on the west, and excluding
a developed R-3 parcel .
3. An Initial Study (IS-76-101 ) of possible adverse environmental impact of this
project was conducted by the Environmental Review Committee on November 11 , 1976. The
Committee concluded that there would be no significant effects and made a draft Negative
Declaratior�, which was certified by the Planning Commissio�ContDnuedbon supplemental page)
EXHIBITS ATTACHED es.
Agreement Resolution Ordinance X- Plat X Other PCZ-76-Q
Environmental Document: Attached IS-76-101Submitted on
STAFF RECOMMENDATION:
Concur with the Planning Commission recommendation based on the findings set forth
in the resolution.
BOARD/COMMISSION RECOMMENDATION�
On December 13, 1976 the Planning Commission voted 7-0 recommending that the City
Council certify the Negative Declaration and approve the change of zone from C-V to
C-V-P in accordance with Resolution PCZ-76-Q.
COUNCIL ACTION�
Placed on first reading, January 4 , 1977.
,w�/
Form A—I 13 (Rev.5—75)
AGENDA ITEM N0. �T�k� 15
Supplemental page No. 2
C. DISCUSSION
1 . Existing conditions.
The property consists of two parcels, one of 1 .78 acres currently developed with
a trailer sales office fronting on E Street and a single family residence (Greg Rogers
residence) located to the rear, and the second parcel of 5.66 acres which is the location
of Feaster Elementary School . Not included in the proposed rezoning is a parcel
(116' x 170' ) zoned R-3 facing north onto Flower Street which is developed with 12 apart-
ment units.
2. Adjacent zoning and land uses.
North - R-3 Apartments and (across Flower Street) mixed single family and multiple
residential
South - C-T (Across E Street) mixed commercial , including a shopping center
East - C-T (Across Jefferson) mixed retail uses with considerable open area
West - C-V-P Restaurant (Black Angus)
3. Future development.
The subject parcels represent land which has a potential for development within the
foreseeable future. The westerly parcel was the subject of a recent inquiry concerning
possible development as a hotel/motel use. The easterly parcel , currently occupied by an
elementary school , represents a highly desirable site should the school district determine
the site to be surplus. A citywide shift of population toward the east could, in time,
result in a sufficient reduction in school population for an adjustment in present
districting and subsequent closing of this school .
4. Analysis.
This gateway area was part of an overa�l study of the I-5 interchanges undertaken
by the Planning Departmznt last year which led to the rezoning to C-V-P of the areas
immediately adjacent to the west and to the south across E Street. The 7.64 acre area
being considered now for the same zoning represents a logical extension of the "P"
Modifying District with Jefferson Avenue to the east and Flower Street to the north
forming natural lines of demarcation.
. . ,
GRAFT iiEGATIVE DECLARATIOt� OF EPiVIROt�MEi�f'AL INiPACT.
p� P1ov. 11 , 1
976 a draft Hegative Declaration of �nCit nofnChulamVista.
was recomrnen e y t�e nv�ronmentai Re�eew�ri���otf e�� 64 acres f —
The project is described as follows:
C V-P
ro�ec oca �on: Nor.th�r .
� and Je f.f
Iti Zs t
he finding of the Cnvironmental Review �o�hetfolloainghreasonsct will not
ha�fe a signlf�cant effect an the environment for t
l.
The project site is void of any rare or endangered
wildlife or mineral resources• usehehasnbeenfproposedeaslag
on the site; the Greg Rogers �he Nistorical Site Board,
, po�ential historical site bY Council has been taken to .
however, no action by the City
designate the steucture as such.
2. The rezoning is in conformancee�m�hoals seteforthlby
and will .aid in implementing lonq t g
the City of Chula Vista.
3. The proposed proj
ect does not involve any adverse impacts
which could interact to cause a substantial adverse cumulative
ef�ect on the environment.
t�. The project will not cause the emis�son of any hazardous
__ � substance nor will it raissedhon�humantbeings dueeto pro)ect
health hazard �oill be impo
implementation.
Environmental. review is limited to the proposed rezoning.
Additional review will be required prior to the consideration
of any precise plan.
Information for the Initial Study was prepared bY: ' �'�
City of Chula Vista Planninr, Dept. P •O• Box 10�7 Chula Vista
'tial Study Application and Evaluation is dnmai1beY,reviehed�at1themPlanning
The Inl
Rev�ew Coordinatar of the City of Chula Vlsta an y
Department of the City of Chula Vista between II:QO a.m. and 5:04 p.��.
� ' �� .
nvtronn�en E�eview oot �:�a o
CASE �lUM6ER IS-76-101
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CASE N0. PCZ"76"Q I HEREBY CERTiFY THAT THIS ZONING MAP
ACREAGE T.9'4 WAS APPROVED AS A PART OF ORDINANCE
1723 BY THE CITY COUNCIL ON JAN. 11,1977
SCALE �" � 200' � � - ,�o - 7 7
�.-yc.�. �• � �
�ATE JAN. I8��9T�T DEPUTY CITY CLERK DATE
DRAWN BY � ZONING MAP - 341
C H EC K E D BY1��-�--
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' RESQlUTION N0. PCZ-76-Q ?
RESOLUTION OF THE CITY PLAENZONECOORI2SPARCELS�(7E64IACREO) �
THE CITY COUNCIL THE CHANG
LOCATED NORTH OF "E" STREET, BET'�EEN JEFFERSON AND THE
EXTENSION OF WOODLAWN, FROM C-V TO C-V-P
WHEREAS, on April 6, 1976 the City Council applied the "P" Modifying .�
District to 12.65 acres located on the north and south sides of "E" Street, east �
of I=S, and �
WHEREAS, it was subsequently determined that adjacent parcels should be �
� similarl rezoned as a looical extension of the gateway area requiring Precise �
Y
Plan, and
WHEREAS, an Initial Study, IS-76-101, was conducted by the Environmental �
Review Committee on November 11, 1976, and the Committee concluded that there �
would be no significant adverse environmental effect as a result of this rezoning �
l
' action and made a draft Negative Declaration, and �
WHEREAS, the City Planning Com�nission 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
teast 10 days prior to the date of said hearing, and
• WHEREAS, a hearing was held at the time and place as advertised, namely
7:00 p.m., Oecember 13, 1976, before the Planning Comrnission and said hearing
was thereafter closed.
NOW THEREFORE BE IT RESOLVED AS FOLLOWS: '
1. The Planning Corranission finds that in accordance with the Negative
Declaration on IS-76-101 and the findings stated therein, this rezoning will have
no significant adverse environmental impact, and certifies that the Negative
-• Declaration was prepared in accordance with CEQA 1970, as amended.
�, ; 2. From facts presented to the Commission, the Commission finds that
�' eneral welfare and good zoning practice require
, public necessity, convenience, g
f ;
' � the change of zone for approximately 7.64 acres located north of "E" Street,
` � � between Jefferson Avenue and the extension of Woodlawn Avenue, from C-V to C-V-P, �
s with development of the property to be subject to approval of a precise plan
' conforming to the following guidelines:
a. The location and number of curb cuts shall be minimized to reduce _ -
, the number of conflicts with traffic along °E" Street. No access shall
be permitted directly onto Flower Street. The access driveway for the
most westerly parcei shall be located adjacent to its easterly boundary
, � to allow for coordination with access to the easterly parcel when
development takes place.
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b. For each of the parcels, full master plans for the total develop- �
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ment of each site shall be submitted for review. When the mas er . �
plan calls for phasing of development, the Zoning Administrator shall �
have the discretion to waive the requirement for all or portions of .�
the master planning of later phases. Such decision to waive the ��
� requirement for a complete master plan shall be based on the following 4
factors:
�
(�) Amount of land to be utilized for subsequent phase(s} of �
development in proportion to size of property.
(2) Suitability of proposed access to the public street for
phase 1 uses and subsequent phases.
(3) Compatibility of onsite circulation proposed for Phase 1
development with probable development in subsequent phases. �
(4) Compatibility of Phase 1 signing proposals with probable i
�
signing needs of subsequent phases.
c. Signs for the property shall be coordinated in design and location .
� with general design of the ground �monument} type with a maximum
e height of 12 feet and area not to exceed 75 sq. ft., and meeting the •
other requirements for signs in the C-V zone with particular attention
• ' to compatibility with the design of the building identified. A
� planned signing program may be undertaken pursuant to Sec. 19.60.490
� of the Chula Vista Municipal Code.
' d. Architectural themes for different uses shall be coordinated �n both
parcels with each other and with the architectural theme established on `
the adjacent C-V-P zoned property to the west along "E" Street.
� '
e. The required setback along "E" Street, Jefferson Avenue and Flower
r ;.
. Street shall be established at 25 feet with additional setbacks required
, {
" � � for buildings over two stories in height bas�d upon specific height
� ± proposed and after review by the Planning Department of development '
proposals. The intent of this provision is to maximize the openness
� of the streetscape in keeping with the gateway character of "E" Street .
• and to respect the design character of adjacent uses, particularly of
the residential uses to the north.
f. Landscaping along "E" Street shall adhere to the standards in the
Chula Vista Landscape Manual and be designed to comply with the Scenic
� Nighway Element.
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3. Findings in support of applying the "P" Modifying District are as .
follows: �
a. The large size of the properties, in combination with their proximity �
to the I-5 and "E" Street interchange, dictates that the number of �
access points be carefully reviewed. Development of the property in a .4:
coordinated and attractive manner is necessitated by the fact that "E" ��
� Street is the northernmost gateway to Chula Vista, as indicated in the ;
i
Scenic Highways Element of the General Plan. The land is large enough �
to contain several complementary visitor-cor�nercial uses.
b. The area north of the site is residentially zoned and developed.
Future development of the deep parcels (nearly 600 ft. measured from
"E" Street) with cortenercial uses requires the creation of a suitable ',
area of transition between land uses, particularly with respect to
. signing, lighting, building massing and avoidance of excessive traffic
� impact on residential streets. �
�
c. The area consists of two ownerships. Due to the size and depth of „
the properties, the potential for large scale development and the � �4
- possible special needs for control of access and onsite circulation,
it is essential that all proposed uses be subject to master planning • ,
in accordance with an approved precise plan. This need for coordinated
� development control exists whether the entire 7.64 acres is deveioped
at one time or as two separate parcels.
4. The Planning Comnission reco�nends to the City Council that said change
- of zone be approved.
5. That this resolution be transmitted to the City Council. ;
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 13th day of December, 1976 by the following vote, to-wit: -
�- AYES: Commi.ssioners G. Johnson, Pressutti, Smith, Chandler, R. Johnson. �f
�: �
- Renneisen and Starr
' NOES: None � ,
� ABSENT: None • _ ;
. _ .
- Chairman
AT7EST: �
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� Secretdry
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�cz-76-a
ADD"P��(Pf2ECISE
PLAN) MODIFYING Z
DiSTRiCT TO 7.64 3 ?
AC. ZONED C-V- R-� Q �'
MNC OF"E' ST.a J �
JEFFERSON AVE
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