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Home My WebLink AboutAgenda Statement 1977/ 1/11 item 3, 3A CITY OF CHULA VISTA ITEM N0. 3 , 3a COUNCIL AGENDA STATEMENT FOR MEETING OF: � 1/ 1/77 Pu61ic hearing - Consideration of rezoning 16.5 acres located south of "F" Street ITEM TITLE: between Fifth Avenue and Broadway from R-3 to R-1 and R-2 Ordinance 1724 - Amending the zoning map to change the zone of 16.5 acres located south of "F" Street between Fifth Avenue and Broadway from R-3 to R-1 and R-2 SUBMITTED BY� Director of Planning l�% ITEM EXPLANATION• A. BACKGROUND 1 . Certain single family residential neighborhoods within the Central Chula Vista community are zoned R-3 and have experienced piecemeal apartment house development. This unplanned mixture of dwelling types and the resultant increase in residential density have had an erosive effect upon the residential enjoyment of the single family residents of the said neighborhoods. 2. The City Council has expressed concern over the aforementioned erosion of residen- tial enjoyment, and has requested follow-up proposals on several measures recommended by staff to help solve the "neighborhoods-in-transition" problem. These measures include the discouragement of premature replanning and rezoning of older, stable single family residen- tial neighborhoods for high density development; the rezoning of some older, stable single family enclaves which have been prematurely or improperly zoned for multiple family develop- ment; and, the selective use of the R-3-G zoning district (one dwelling unit per 2,500 sq.ft. of land area) , and R-3-L (one dwelling unit per 3,500 sq. ft. of land area) as a holding zone in transit-ional areas. 3. The subject rezoning proposal is the fifth in a series of recommended actions designed to rezone several "R-3" single and two family enclaves to R-1 , R-2 or other appropriate zone. 4. The Environmental Review Coordinator has found that PCZ-76-P is categorically exempt from environmental review requirements as a Class 3a exemption. EXHIBITS ,�TTACHED es. Agreement Resolution Ordinance X Piat X Other PCZ-76-P Environmental Document: Attached Submitted on STAFF RECOMMENDATION: Concur with the Planning Commission recommendation. � BOARD/COMMISSION RECOMMENDATION� On December 13, 1976 the Planning Commission voted 7-0 to recommend that the City Council rezone approximately 16.5 acres as shown in Exhibit A to R-1 (single family residential ) and R-2 (two-family residential ) based on the findings of fact contained in resolution PCZ-76-P. COUNCIL ACTION� Placed on first reading. Form A-113 (Rev 5—75) AGENDA ITEM NQ. 3 ,3a Supplemental page No. 2 B. ANALYSIS l . Adjacent zoning and land use: North - R-3, single, two and multiple family dwellings; residential care facility. South - R-3, single, two and multiple family dwellings East - R-3, single, two and multiple family dwellings West - C-T, commercial uses (fronting on Broadway) 2. Land use on the 75 affected parcels: 42 parcels - Two family dwellings 31 parcels - Single family dwellings 1 parcel - Multiple family dwelling (3 units) 1 parcel - Restaurant parking 3. Character of the area: a. With the exception of one parcel utilized for restaurant parking, development on the property westerly of Beech Avenue consists of two-family dwellings on lots of approximately 6,000 sq. ft. in area. Although several of the dwellings apparently receive only a marginal level of maintenance, the pattern of development is orderly and the structures appear basically sound. b. The single and two family dwellings easterly of Beech Avenue are generally very well maintained and landscaped, and represent a stable and orderly pattern of development--the two family dwellings are concentrated on one block face, and an adjacent apartment complex is oriented toward the east and away from the balance of the neighborhood. c. Limited vehicular access provides both sub-neighborhoods with a largely internal and isolated environment. d. Adjacent areas to the north, south and east are currently in transition from single and two family uses to multiple family use, and are filling in with multiple family structures. This development should have little if any impact upon the subject area, however, due to the internal orientation of the neighborhood. 4. The need for the proposed rezoning: a. The neighborhoods-in-transition problem in Chula Vista can be traced back to the late 1940's when the City adopted its first comprehensive zoning ordinance. At that time, such a vast amount of land was zoned for high density development that even now only 30% of the 500± Central City acres zoned R-3 are actually developed with multiple family units. As a result of this improper and premature "over zoning" , high density development has dispersed throughout several heretofore stable single and two family neighborhoods. b. The neighborhood in question is an orderly combination of single and two family dwellings. If higher residential densities occur and the volumes of traffic and urban activity increase, the order and amenity of the neighborhood would tend to decline. Rezoning the territory from R-3 to R-1 and R-2, in conformance with the existing land use pattern, would protect the enclave from disruption and decline associated with piecemeaT apartment house development, and preserve a desirable medium density residential neighborhood. --- � 7 RESOLUTION N0. PCZ-76-P RESOLUTION OF THE CITY PLANNING COMMISSION RECQMMENDIN6 TO THE CITY COUNCIL 7HE CHRNGE OF ZONE FOR 16.5 ACRES LOCATED SOUTH OF "F° STREET BETWEEN FIFTH AVENUE AND BROADWAY FROM R-3 TO R-1 AND R-2 WHEREaS, following a study on neighborhoods in transition from singte family to multiple family development, the City Counci] directed that considera- "� tion,be given to rezoning the area located south of "F" Street between Fifth Avenue and Broadway from R-3 to R-1 and R-2, and ' WHEREAS, it was determined that the proposed change of zone is categorically ; ex�npt from environmental review requirements as a Class 3a exemption, 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 circu7ation in the City at least ' 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. on December 13, 1976, before the Planning Comnission and said hearing was i thereafter closed. � 4 NOW, THEREFORE, BE IT RESOLUED AS FOLLOWS: " . 1. From facts presented to the Co�nission, the Cartenission finds that public necessity, convenience, general welfare and good zoning practice require . the change of zone from R-3 to R-1 and R-2 for 16.5 acres located south of "F" - Street between Fifth Avenue and Broadway as shown on the attached plat. ° 2. The findings of fact in support of said determination are as follows: a. The subject neighborhood is generally sound, orderly and stable. Although the surrounding area has been confro�ted with multiple family - incursions, these incursions have not adver�sely impacted the subject ; � ` single family and two family residential fabxic. : ;; - 6. Although presently sound and orderly, the subject neighborhood must ; , ` ;� , exist in a state of chronic jeopardy of fu�er multiple family incur- , � � ' " sions and their erosive impact. The rezon�� could spare the neighbor- ti . � hood that lengthy period of disruption and dleeTine which has characterized • other older "R-3" single family and two fam�xy residential neighborhoods. c. The application of R-1 and R-2 zoning dnstrict regulations to this . property will implement the policies of the �'eneral Plan as they relate - to the preservation and e�hancement of existnmg, sound residential areas. The rezoning is compatible with the operatiw�, General Plan designation , � . of "High Density Residential - 13-26 dwelli� units/acre." � � --- � � � , The Planning Commission recorrmends to the City Council that said change � of Zone be granted. a 4. That this resolution be transmitted to the City Council. PASSED AND APPROVED BY THE CITY PLANNING COMMISSIQN Of CHULA VISTA, CALIFORNIA this 13th day of December, 1976 by the following vote, to-wit: AYES: Comnissioners R. Johnson, Renneisen, Starr, Chandler, Pressutti, � G. Johnson and Smith NOES: Fione ABSENT: None � � Chairman i � ATTEST: � i �?/ i -�i�'-�-�v ..�� '�J?'��/i�� E Secretary G �4 � � A �. { � i , � __ _ i w __ � � _ _ _ � _ -- w - - - a _� � _ _. _ _ --- - z ,- - - ---- w f �t . � . z R-3 � ___ _�_ _ _ _ __ _- Y W C� � — ' � ' W � U ' � Q � w - - - ` - - - - - '----- - - - "1 � � z - - -- - -- - - 1 � � `-r-- -- - -- . ~ � � W f _1__I _ I _._ RETAIL Q Q RESIDENTiAL- � r � I ; ( E , �MFO(4) TFO ! COM�L. 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