HomeMy WebLinkAboutAgenda Statements 1979/ 09/4 item 15 CITY OF CHULA VISTA 15
COUNCIL AGENDA STATEMENT Item No.
9/4/79
For meeting ofd
Public hearing - Consideration of amendment to Municipal Code to allow senior
housing developments as conditional uses in certain residential and commer-
ITEM TITLE cial zones /i
Ordinance /,7d - Amending Chapters 19.04, 19.54 and 19.58 of the Municipal
Code relating to senior housing a lopment
SUBMITTED BY Director of Planning SECOND READING AND ADOPTION
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X )
A. BACKGROUND
1 . On May 22, 1979 the City Council adopted the proposed omnibus amendment to the
Chula Vista General Plan. This amendment contains the following statement of policy:
"The residential areas designated 'Very High Density' or 'High Density' and the
commercial areas designated 'Retail ' or 'Professional and Administrative' should be
considered as potential sites for senior housing. Where such housing is proposed,
the standard density for these areas could be increased substantially, provided that
such density were compatible with surrounding land use, bulk and height patterns, and
Would not adversely affect ambient residential enjoyment, traffic circulation,
environmental quality, or the general order and amenity of the community. The senior
housing established under the escalated density standard discussed in this paragraph
should be situated in areas which are served by nearby commercial , medical , p ra
transportation, recreational and governmental services. This policy is predicated
upon the growing need for senior housing and the recognition that the average popu-
lation density of senior dwelling units is substantially less than those occupied
by families. "
2. Prior to the adoption of the said onmibus amendment, the City Council adopted
and enacted interim legislation, Ordinance No. 1869, which listed "Senior citizens'
housing developments" as subsection "P" of Section 19.54.020 of the Chula Vista Munic-
ipal Code. This listing established the subject housing developments as unclassified
uses, thus allowing them in several zoning districts under the conditional use permit
procedure.
The interim ordinance also added Section 19.58.390 to the Chula Vista Municipal
Code. This section reads:
KGL:hm EXHIBITS (continued on supplemental page)
Agreement Resolution Ordinance_s Plat Notification List
OtherBpc. PCA-79-13 ENVIRONMENTAL DOCUMENT: Attached_L Submitted on,
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Commission recommendation.
BOARD/COMMISSION RECOMMENDATION
On July 25, 1979 the Planning Commission voted 4-0 (with 3 members absent) to recommend
that the City Council amend the Municipal Code in accordance with Resolution PCA-79-13.
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COUNCIL ACTION Eotei /-4?'
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by the C; y Cr !! of
Dated _..._. Z/
Form A-113 (Rev. 5/77)
AGENDA ITEM NO.-E -4Q-- 15
Meeting of 9 9/4/79
Supplemental page No. 2
"Section 19.58.390 Senior citizens housing developments.
"Pursuant to Section 19.54.020, housing developments for senior citizens may be
allowed in any zone except the R-1 , R-2 and industrial zones. Because the residents
of such developments have characteristics which differ from those of families and
younger persons, it is not appropriate to apply all of the normal zoning standards
to such developments. Accordingly, pursuant to the processing of a conditional use
permit for such developments, as required by Section 19.54.020 P, the Planning
Commission may make exceptions to the density, offstreet parking, minimum unit size,
open space, and such other requirements as may be appropriate. The Planning Commission
may also adjust required setbacks, building height, and yard areas as appropriate to
provide an adequate living environment both within the development and on nearby
properties. Any exceptions and adjustments shall be subject to the condition that
the development will be available for occupancy by senior citizens only. "
3. The proposed amendment to the Municipal Code is designed to implement the above
statement of General Plan policy by defining "senior housing developments," and by creating
permanent zonal regulations which would govern their location and establishment. The
amendment constitutes a refinement and restatement of interim ordinance No. 1869.
4. On July 25, 1979 the Planning Commission adopted the Negative Declaration on
IS-79-66 which is herewith forwarded to City Council .
C. ANALYSIS
1 . The various city committees which have studied housing needs in recent years have
identified major needs for seniors. The requirements of seniors differ from those of
families and younger persons, so that the various provisions of the zoning ordinance
pertaining to such things as density, offstreet parking, minimum unit size, etc. , are not
really appropriate for senior citizens developments. From a procedural standpoint the
conditional use permit process is superior to the variance process which has been used
in the past for these types of developments because of the findings required in order to
approve a variance. Accordingly, the proposed amendment to Chapter 19.54 lists senior
housing developments as unclassified uses so they may be allowed by conditional use permit
in a variety of zones. A corollary amendment to Chapter 19.58 is necessary to allow some
relief from the normal requirements of the zoning ordinance for such developments.
2. The low and moderate income senior residents of the San Diego region, confronted
by inflation and fixed incomes, are unable to compete for decent housing. In the Chula
Vista Planning Area, the high demand for housing and the minuscule vacancy factor have
made it difficult for seniors to participate in the free housing market.
3. Notwithstanding the general shortage of housing in the region, and the particular
housing problems of senior residents of the Planning Area, there are certain Federal
programs, such as the Section 8 and Section 202, which can provide a partial , but sub-
stantial remedy. These programs, however, entail considerable investment and a continu-
ing commitment on the part of the private developer, but produce a modest return per
unit. Developers, therefore, are primarily interested in large "very high density" projects.
4. Actually, the zoning regulations' standard measurement of density--dwelling units
per acre--is more responsive to suburban residential projects than it is to senior housing,
and does not accurately reflect "population density." The average number of residents in
a senior dwelling unit is substantially lower than the average number of residents in a
family-oriented dwelling unit. Therefore, even though the dwelling unit yield of a senior
housing development might be only medium high in character.
5. The proposed amendment would be beneficial to both the community and its senior
residents. Its requirements would protect the order, amenity, environmental quality,
and circulation of those areas in which senior housing developments are established.
D. CONCLUSION
The proposed amendment would promote the production of decent low and moderate income
housing for the senior residents of the Chula Vista Planning Area without adversely
affecting the physical quality thereof.
'J
NEGATIVE DECLARATION
ATION
PROJECT TITLE: SENIOR CITIZEN HOUSING DEVELOPMENT
ZONING TEXT AMENDMENT
Project Location: ALL ZONES EXCEPT R-1, R-2, C-V, C-T AND
Project Proponent: INDUSTRIAL ZONES .
CITY OF CHULA VISTA - PLANNING DEPT .
P. O. BOX 1087 CHULA VISTA, CA.
CASE NO. IS-79-66 DATE: JULY 12, 1979
A. BACKGROUND
ON JULY 28, 1979 THE CITY COUNCIL ADOPTED AN OMNIBUS AMENDMENT TO
THE GENERAL PLAN . A PORTION OF WHICH PERTAINED TO POTENTIAL SITES
FOR SENIOR CITIZEN HOUSING. THIS AMENDMENT STATES THAT "RESIDENTIAL
AREAS DESIGNATED ' VERY HIGH DENSITY ' OR ' HIGH DENSITY ' AND COMMERCIAL
AREAS DESIGNATED ' RETAIL' OR ' PROFESSIONAL AND ADMINISTRATIVE '
SHOULD BE CONSIDERED AS POTENTIAL SITES FOR SENIOR CITIZEN HOUSING .
THIS PROPOSED AMENDMENT TO THE CHULA VISTA MUNICIPAL CODE, IS DESIGNED
TO IMPLEMENT THE ADOPTED STATEMENT OF GENERAL PLAN POLICY BE DEFINING
"SENIOR HOUSING DEVELOPMENT, " AND BY CREATING PERMANENT ZONAL
REGULATIONS WHICH WOULD GOVERN THEIR LOCATION AND ESTABLISHMENT . THIS
AMENDMENT CONSTITUTES A REFINEMENT AND RESTATEMENT OF AN INTERIM
ORDINANCE, NO. 1869, ADOPTED MAY 22, 1979 .
B . PROJECT DESCRIPTION
THE FOLLOWING AMENDMENTS TO TITLE 19 OF THE MUNICIPAL CODE ARE
PROPOSED :
1 . CHAPTER 19 . 04 DEFINITIONS
19 . 04 . 201 SENIOR HOUSING DEVELOPMENT
"SENIOR HOUSING DEVELOPMENT" MEANS A RESIDENTIAL
PROJECT WHICH EXCEEDS THE MAXIMUM DENSITY PERMITTED FOR
FAMILIES IN THE ZONE IN WHICH IT IS LOCATED, AND WHICH
IS ESTABLISHED AND MAINTAINED FOR THE EXCLUSIVE USE OF
LOW OR MODERATE INCOME SENIOR RESIDENTS ..
2 . CHAPTER 19 . 54 UNCLASSIFIED USES
19 . 54 . 020 DESIGNATED--LIMITATIONS AND STANDARDS
THE FOLLOWING USES MAY BE CONSIDERED FOR LOCATION IN
ANY ZONE, SUBJECT TO THE PROVISIONS SET FORTH HEREIN, AND
ADDITIONAL CONDITIONS SET FORTH IN CHAPTER 19 . 58 (REFERENCES
INDICATED FOR USES) :
P . SENIOR HOUSING DEVELOPMENTS : SEE SECTION 19 . 58 . 390 .
4
2 .
3 . CHAPTER 19 . 58 USES
19 . 58 . 390 SENIOR HOUSING DEVELOPMENTS .
PURSUANT TO SECTION 19 . 54 . 620 , HOUSING DEVELOPMENTS
FOR SENIORS , AS DEFINED IN SECTION 19 . 04 . 201 , MAY BE
ALLOWED IN ANY ZONE EXCEPT THE R-1 , R-2, C-V, C-T AND
INDUSTRIAL ZONES . BECAUSE THE RESIDENTS OF SUCH DEVELOPMENTS
HAVE DWELLING CHARACTERISTICS WHICH DIFFER FROM THOSE OF
FAMILIES AND YOUNGER PERSONS, IT IS NOT APPROPRIATE TO APPLY
ALL OF THE NORMAL ZONING STANDARDS THERETO . ACCORDINGLY,
PURSUANT TO THE PROCESSING OF A CONDITIONAL USE PERMIT FOR
SUCH DEVELOPMENTS, AS REQUIRED BY SECTION 19 . 54 . ¢20 P,
PLANNING COMMISSION MAY MAKE EXCEPTIONS TO THE DENSITY,
OFFSTREET PARKING, MINIMUM UNIT SIZE, OPEN SPACE AND SUCH
OTHER REQUIREMENTS AS MAY BE APPROPRIATE . THE PLANNING
COMMISSION MAY ALSO ADJUST REQUIRED SETBACKS, BUILDING
HEIGHT, AND YARD AREAS AS APPROPRIATE TO PROVIDE AN ADEQUATE
LIVING ENVIRONMENT BOTH WITHIN THE DEVELOPMENT AND ON NEARBY
PROPERTIES . NY
EXCEPTIONS
SHALL SUBJECT
AVAILABLE
TO TH
FOR OCCUPANCY BY SENIORS ONLY .
C . COMPATIBILITY WITH ZONING AND PLANS
THE PROPOSED
PLAN AND ACTIONAPROGRAMCOFWTHE ASSOCIATED HOUSING POLICY E
HOUSING ELEMENT .
GENERAL
D . IDENTIFICATION OF ENVIRONMENTAL EFFECTS
NOISE
THIS ZTA WILL ALLOW RESIDENTIAL DWELLINGS WITHIN CERTAIN COMMERCIAL
ZONES . THESE ZONES, IN MANY INSTANCES, ARE CONTIGUOUS TO HEAVILY
TRAVELED ROADWAYS WHERE AMBIENT NOISE LEVELS ARE HIGH . WHEN SPECIFIC
PROJECTS ARE SUBMITTED FOR REVIEW, AMBIENT NOISE LEVELS WILL BE
SURVEYED AND AHPTHERSTATERABCCMANDDCITYNENVIRONMENTAL IMPLEMENTED IN
REVIEW
W I POLICY .
ACCORDANCE W
SOCIAL
THE PROPOSED ZTA WILL ALLOW INCREASED DENSITY WITHIN CERTAIN RESIDENTIAL
AND COMMERCIAL ZONES . MAXIMUM NOT
DUE TO THE CHARACTERISTIC
DENSITY AND DDOCOMPAOTIBILITY WITHI SURROUNDING ALAND NUSES SWD T
WILL NOT BE
ENJOYMENT AND
E . FINDINGS OF INSIGNIFICANT IMPACT
1 . THE PROJECT IS NOT SMAN-MADE TE PECIFIC, THEREFORE WILL NOT ADVERSELY
AFFECT ANY NATURAL OR
3 .
2 . THE PROPOSED AMENDMENT IS NOT INCONSISTENT WITH THE
HOUSING ELEMENT OF THE GENERAL PLAN AND IMPLEMENTATION OF
OTHER POLICIES SHORT
ACHIEVED ENVIRONMENTAL
NOT BE A
GOALS .
3 . THE PROPOSED ZONING TEXT AMENDMENT IS NOT ANTICIPATED TO
RESULT IN ANY ADVERSE IMPACTS WHICH COULD INTERACT TO CREATE A
SUBSTANTIAL CUMULATIVE EFFECT ON THE ENVIRONMENT .
4 . THE PROPOSED ZTA IS ANTICIPATED TO ENCOURAGE AN INCREASE
IN HOUSING STOCK AND QUALITY OF RESIDENTIAL ENVIRONMENT AVAILABLE
TO THE CITY' S SENIOR POPULATION.
F. CONSULTATION
1 . INDIVIDUALS & ORGANIZATIONS
CITY OF CHULA VISTA D . J . PETERSON, DIRECTOR OF PLANNING
BILL ULLRICH, ASSOC . ENG .
GENE GRADY, DIRECTOR OF BLDG . & HOUSING
DANIEL PASS, SENIOR PLANNER
2 . DOCUMENTS
CHULA VISTA GENERAL PLAN & ELEMENTS
TITLE 19 OF THE CHULA VISTA MUNICIPAL CODE
•
the
The Initial Study Application and evaluation forms documenting thublic
are on file and available for p
findings of no significant impact 276 4th Ave . , Chula Vista , CA-
review at the Chula Vista planning Dept . ,
ee
EtiVIRO:6IENTtIL REVIEW REVIEW COORDINATOR
EN 3 (rev.
5/77 )
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO
THE RTEHLAE 19.04,
19.5
WHEREAS, an amendment to the Chula Vista General Plan, adopted by the
City Council on May 22, 1979, set forth the need and desirability of permitting
housing developments for seniors at a higher density than provided by underlying
zones, and
WHEREAS, the City Planning Commission set the time and place for a ;public
hearing to consider an amendment to the zoning ordinance to allow senior housing
developments as conditional uses in certain residential and commercial zones, and
WHEREA T a hearing was held at said time and place, namely 7:00 p.m. .
July 25, 1979, in the Council Chamber, before the Planning Commission, and the
hearing was there:af(,er closed, and
WHEREAS, the Planning Commission found that in accordance with the findings
in the Negative Decaration on IS- 9-56, the proposed amendment to the Municipal
Code will not have a significant impact on the environment and adopted the
Negative Declaration.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1 . From facts presented to the Planning Commission, the Commission finds
that public necessity, convenience, general welfare and good zoning practice
require the enactment of the following amendments to the Municipal Code:
a. In Chapter 19.04 DEFINITIONS, add section:
19.04.201 Senior housing development.
_ "Senior Housing Development" means a residential project which
may exceed the maximum density permitted for families in the zones
in which it is located, and which is established and maintained
for the exclusive use of low or moderate income senior residents.
b. In Chapter 19.54 UNCLASSIFIED USES, under Section 19.54.020, add
subsection:
P. Senior housing developments: See Section 19.58.390.
c. In Chapter 19.58 USES, add section:
19.58.390 Senior housing developments.
Pursuant to Section 19.54.020, housing developments for seniors,
as defined in Section 19.04.201 , may be allowed in any zone except
the R-1 , R-2, C-V, C-T and industrial zones. Because the residents
of such developments have dwelling characteristics which differ
from those of families and younger persons, it is not appropriate
to apply all of the normal zoning standards thereto. Accordingly,
pursuant to the processing of a conditional use permit for such
developments, as required by Section 19.54.020 P, the Planning
Commission and City Council may make exceptions to the density,
offstreet parking, minimum unit size, open space, and such other ,
requirements as may be appropriate. The Planning Commission and
City Council may also adjust required setbacks, building height,
and yard areas as appropriate to provide an adequate living environ-
ment both within the development and on nearby properties. Any
exceptions and adjustments shall be subject to the condition that
the development will be available for occupancy by seniors only.
2. The Planning Commission recommends to the City Council that said
amendments he adopted,
3 That the resolution be transmitted to the City Council .
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 25th day of July, 1979 by the following vote, to-wit:
AYES: Commissioners Stevenson, G. Johnson, R. Johnson and Williams
NOES: None
ABSENT: Commissioners O' Neill , Pressutti and Smith
�i
Chairman Pro Tempore
ATTEST:
Secretary