HomeMy WebLinkAbout1991/06/18 Item 8
COUNCIL AGENDA STATEMENT
Item~ ~
ITEM TITLE:
Meeting Date 6/11/91
City Initiated Proposal to Amend General Plan and Zoning
Reclassification to Resolve Inconsistencies
Public Hearing: GPA-91-I/PCZ-91-C - City-initiated proposal
to amend the General Plan and rezone certain territory,
generally bounded by E Street, H Street, Second Avenue and
Third Avenue, plus an additional area east of Fourth Avenue
between wE" and Davidson Streets, to resol ve general
plan/zoning inconsistencies within the Central Chula Vista
community. The precise territorial limits, proposed
rezonings, and proposed general plan amendments are depicted
on attached Exhibits A,B,C, and D and Table I.
Resolution ~~~ Approving an Amendment to the Chula
Vista General Plan
Ordinance ,-14<1lf'i Changing the zones as described in
ExhtbJ,t$\\)~YB, C, and D and Table I, subject to conditions 'a'
lIJIQ""b"
S.~ 1trN~irector of Planning ;1!t
REVIEWED BY: City Manage~ (4/5ths Vote: Yes___No-x-)
BACKGROUND:
This item involves amending the General Plan and rezoning an area referred to
as the General Plan/Zoning Consistency Study Special Study Area B-1 in Central
Chula Vista. The study area is generally bounded by "E" Street on the north,
wW Street on the south, Second Avenue on the east, and Third Avenue on the
west. In addition, the study area includes a small area located east of
Fourth Avenue between "E" and Davidson Streets.
The study area includes approximately 50 acres and 219 lots and was divided
into three subareas to facilitate analysis and working with the community.
Part I generally incl udes the southern area located between "H" and "G"
Streets, Part II includes the central area located between "G" and "F"
Streets, and Part III includes the northern area located between "F" and "E"
Streets as well as the small area adjacent to Fourth Avenue.
On June 19, 1990 the City Council directed the Planning Department to complete
the Special Study Area B-1 of the General Plan/Zoning Consistency Study and
Action Plan for Central Chula Vista, and to return with a work program for
Special Study Areas B-2, B-3, B-4, and B-5 of the project at a later date.
lhe purpose of the Consistency Study is to resolve general plan/zoning
inconsistencies within the Central Chula Vista conununity which resulted from
( approval of the Chula Vista General Plan Update on July 11, 1989.
:aw:l S- - /
Page 2, Item J!~.
Meeting Date~
)
The area was placed in a special study category because of the complexity of
the land use issues given the existing patterns of land use, residential
density, zoning, and traffic circulation. It was anticipated that the special
study areas may require a combination of rezonings and plan amendments to
promote their orderly development and conservation. In undertaking this
study, the overall approach taken by staff was to closely review the existing
character and development patterns of each individual neighborhood, and to
recommend General Plan and zoning designations which would best preserve that
character.
Staff completed their initial analysis of Special Study Area B-1 in August
1990. Field surveys of the study area were conducted to inventory the
existing land uses within the study area. Existing zoning, lot sizes,
residential densities, and adjacent land uses were also tabulated and mapped
to assist in the analysis. Based on this research, staff initially proposed
rezoning to R-3, R-2, and R-l. Three separate community forums were held with
the affected property owners in August and September 1990 to. present staff's
preliminary recommendations and to receive input. At the community forums,
many of the property owners expressed a desire to retain some type of R-3
zoning for their property instead of the R-2 or R-l zoning recommended by
staff.
Based on input received from the property owners at the community forums and
staff's initial research, staff then further evaluated four alternative land
use recommendations and their associated impacts. Staffs' alternatives
analysis evaluated the development potential in terms of the number of
additional lots permitted and the number of nonconforming lots resulting from
each of the alternatives. The potential impacts of each alternative were then
considered in the context of the existing development patterns within and
adjacent to the study area. In addition, concerns raised by the Chula Vista
School District about impacts resulting from additional development within the
study area were considered. Staff's revised recommendation which is before
the City Council in this report for the Special Study Area B-1 was presented
at a final community forum with the property owners on February 7th.
The Environmental Review Coordinator conducted an Initial Study, IS-91-13, of
potential environmental impacts associated with the implementation of the
proposed rezonings and General Plan amendments. Based on the attached Initial
Study and comments thereon, the Coordinator has concluded that this
reclassification would cause no significant environmental impacts as per the
Negative Declaration issued on IS-91-13.
RECOMMENDATION:
1. Based on the Initial Study and comments on the Initial Study and Negative
Declaration, find that the proposed rezonings and General Plan amendments
will have no significant environmental. impacts and adopt the Negative
Declaration issued on IS-91-13 for the General Plan/Zoning Consistency
Study.
2. Adopt a resolution to change the General Plan as described on the
attached Exhibits A, B, C, and D and Table I.
)
~~-.;z
Page 3, Item 12.-
Meeting Date 6/11/91
3. Adopt an ordinance to change the zones as described on the attached
Exhibits A, B, C, and D and Table I subject to the following conditions:
(a) The City of Chula Vista shall enforce any appropriate legal
mechanism sponsored by the Chula Vista School District and the
Sweetwater Union High School District to mitigate impacts on school
facilities.
(b) All existing nonconforming uses created as a result of this action
shall be allowed to be reconstructed in the event of destruction of
greater than 60% of the property's improvements upon review and
approval of the Planning Commission.
BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission held a public
hearing on this matter on March 31, 1991, and then continued the hearing to
April 10, 1991. On April 10, 1991, the Planning Commission recommended
approval as stated herein by a vote of 6-0-1 (Commissioner Martin abstained).
A total of four property owners spoke "for" the rezone and eight "against."
The Resource Conservation Commission considered the Negative Declaration on
January 9, 1991 and took no action.
DISCUSSION:
1. Adiacent zonina and land use. (See Table II for Glossary of Zoning
Categories)
Primary area between Second and Third:
North CC,CCP,CO, Commercial, single family and
R-I, R-3 multi family residential
East R-I Single family residential
South R-I Single family residential
West CO, CC, CB, Commercial and multi family
R-3 residential
Area east of Fourth Avenue:
North
East
CT
R-3
Commercial
South
CO
R-I
Multi-family and single family
family residential
Park, library, civic center
Single family residential
West
cJ-J~ ~-3
Page 4, Item~
Meeting Date 6/11/91
)
2. Existing site characteristics.
The entire study area is zoned R-3 except for the small, isolated area
located adjacent to Fourth Avenue between "E" and Davidson Streets which
is zoned CoO and CoO-Po
[HISTORICAL NOTE: The Central Chu1a Vista District (Special
Study B-1) has been historically zoned R-3 (multiple family),
approximately since the late 1940's and early 1950's per Zoning
Ordinance 398 adopted by City Council, March 22, 1949.]
The study area is developed with a diverse mixture of single family and
multi family residences including:
a. single family homes on one lot;
b. duplexes;
C. lots originally developed with single family units which now include
an additional one to three units through garage conversions, or the
construction of additional detached or attached units;
d. larger multi-family apartment or condominium developments.
Because of the diversity of density and products types occurs throughout
the study area, the study area is very non-homogenous. Although the
study area does not consist of a well-defined single family or multi
family neighborhood, there are subareas within the study area which have
a somewhat consistent character.
The isolated portion of the study area located adjacent to Fourth Avenue
between "E" and Davidson Streets includes 8 parcels developed with
duplexes, multi family residences, and offices. This area is zoned CoO
and C-O-P, and is designated as High Density Residential (18 to 27 du/ac)
on the General Plan.
3. General Plan
The majority of the study area is designated as low-Medium Density
Residential (3 to 6 du/ac) except for the southern portion which is
designated as Medium-High Density Residential (6 to 11 du/ac), a small
area located east of Church Avenue between "G" Street and Alvarado Street
which is also designated as High Density Residential, and the area
adjacent to Fourth Avenue which is designated as High Density Residential
(18-27 du/ac).
ANALYSIS
The analysis provided below is divided into subareas based on the different
zoning and General Plan amendment reconunendations proposed by staff. The )
~~-'1
Page 5, Item 1. t,
Meeting Date 6/11/91
specific location of each subarea is illustrated in Exhibits A, B, C, and D
and the existing and proposed General Plan designations and zoning for all of
the subareas is summarized in Table I. Table III provides an overall
comparison of the number of additional units which could be built in this
study area under the recommended zoning, compared to existing zoning. .
1. Part 1 - Subarea 1A.
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
Low-Medium Residential
Medium-High Residential
R-3
R-3-P-22
This subarea includes 17 lots of which 7 include single family
residences, 1 lot includes 2 separate single family residences, and 9
include multi-family residences. The lots north of "G" Street are 6,135
square feet while the lots south of G Street range between 10,000 and
16,000 square feet in size with one 1.17 acre lot. Densities on existing
multi-family lots range from 13 to 43 dulac with an average density of 26
du/ac.
Under the existing R-3 zoning, there are 5 nonconforming lots and an
additional 38 units could be developed within this subarea. Under the
proposed R-3-P-22 zoning, there would be 5 nonconforming lots (no change)
and an additional 26 units could be developed.
The zone reclassification from R-3 to R-3-P22 (22 du/ac) would ~110w for
multifamily development but at a density which is lower than what is
allowed under the current R-3 zoning. The R-3-P22 density is compatible
with the overall character of the area which includes both sing1e family
and multi family residences. It provides for design review in accordance
with the .P" Precise Plan Modifying District guidelines. llnder the
R-3-P22 zone, development of three units is allowed on a 6,ODJ square
foot lot which is the predominant lot size within this subarea.
The proposed R-3-P22 zone and Medium-High Density Residential General
Plan designation provide a good transition within the study area between
the single family residential area located east of Second Avenui and the
downtown redevelopment area located to the west.
2. Part 1 - Subarea lB. (Exhibit Al
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
Low-Medium Residential
Medium-High Residential
R-3
R-3-P-14
(
This subarea includes 19 lots of which 6 include single family
residences, 4 are lots with two single family residences, one is a
duplex, and 8 include multi-family residences. Most lots are 7,000
~-5
Page 6, Item 1.2-
Meeting Date 6/11/91
square feet while 5 lots range in size from 7,700 to 9800 square feet.
The average density on existing multi-family lots is 22 du/ac.
Under the existing R-3 zoning, there is 1 nonconforming lot and an
additional 30 units could be developed within this subarea. Under the
proposed R-3-P-l4 zoning, there would be 8 nonconforming lots and an
additional 6 units could be developed.
There are several factors which support the proposed rezoning to R-3-P-l4:
a. It allows for additional development at a density that is compatible
with the existing character of the area which includes a mixture of
approximately half single family lots with one or two units per lots
and half multi family lots.
b. It provides a transition between the high dens.ity residential
deve 1 opment located to the north and south, commerc i a 1 development
to the west, and proposed R-l zoning to the east, and existing
single family development immediately east of the study area.
c. It provides more flexibility in parking and building requirements,
and is better suited for lots already developed with one dwelling
unit than the R-2 zone.
3. Part 1 - Subarea 2. (Exhibit Al
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
Low-Medium Residential
High Residential
R-3
R-3
This subarea includes 6 lots all of which are developed with multi-family
residences. Four lots are 7,000 square feet in size with the remaining 2
lots being approximately 30,000 and 60,000 square feet. Densities range
from 25 to 74 dulac with the average density being 38 du/ac. This
subarea is located adjacent to the commercial development along Third
Avenue.
All of the lots are nonconforming under the existing R-3 zoning since the
existing densities exceed the density allowed by the R-3 zone.
Consequently, staff is recommending retaining the existing R-3 zoning in
this subarea and amending the General Plan from low-medium to high
density residential to be consistent with the existing zoning and
development in the subarea.
4. Part 1 - Subarea 3. (Exhibit Al
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
Low-Medium Residential
Low-Medium Residential
R-3
R-l
.2t;. s.-"
Page 7, Item 1.1,
Meeting Date 6/11/91
This subarea includes 24 lots, of which 19 are developed with single
family residences, 2 are developed with 2 single family residences on one
lot, 1 is developed with a multi-family residence, 1 is vacant, and 1 is
a church parking lot. Seventeen lots are between 6,000 to 7,000 square
feet in size. Six lots are between 7,700 and 12,600 square feet in size,
and the church parking lot is 51,150 square feet in size. The average
density is 6 du/ac except for 3 lots with densities of 11 to 18 du/ac.
This subarea is located adjacent to the existing single family
neighborhood extending easterly from Second Avenue.
Under the existing R-3 zoning, there are no nonconforming lots and an
additional S2 units could be developed within this subarea. Under the
proposed R-1 zoning, there would be 5 nonconforming lots and only one
additional unit could be developed. No residential development of the
church parking lot is assumed.
Staff is reconvnending rezoning this area to R-1 to ret'ain the existing
single family development character of this subarea. In addition, there
1s a lack of sufficient on-street parking to support development of an
additional 52 units within this subarea. This is the only subarea within
the entire study area which is single family in character and where staff
is reconvnending retaining the existing low-Medium Density Residential
General Plan designation.
S. Part 1 - Subarea 4. (Exhibit Al
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
Medium-High Residential
High Residential
R-3
R-3
This subarea includes 18 residential lots all of which are developed with
multi-family residences except for 1 lot which is developed with a single
family residence. In addition, the northwestern portion of the subarea
is developed with the St. Rose of Lima church, school, and convent.
lot sizes range from 11,000 to 66,200 square feet. The predominant lot
size for the area south of H Street is 21,759 square feet. Most of the
lots located north of H Street are between 21,800 and 31,500 in size.
Densities range from 9 to 64 du/ac with the average density being 28
du/ac. This subarea is characterized by high density large apartment
buildings located along H Street.
Under the existing R-3 zoning, there are 5 nonconforming lots and an
additional 68 dwelling units could be developed. Because this area is
characterized by high density residential development, staff is
recommending retaining the existing R-3 zoning in this subarea and
amending the General Plan from low-medium to high density residential to
be consistent with the zoning and development pattern. Development of
additional units in conformance with the R-3 zone would be consistent
with the existing high density character of the area.
:J.st;4'1 ~ -?
Page 8, Item 1.z.
Meeting Date 6/11/91
6. Part 2. (Exhibit B)
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
low-Medium Residential
Medium-High Residential
R-3
R-3-P-14
This subarea includes 59 lots of which 35 include single family
residences, 2 are lots with two single family residences, 5 are duplexes,
and 17 include multi-family residences. Most of the lots (34 lots) are
between 6,100 and 6,750 square feet in size, with 13 lots being less than
6,000 in size and 12 lots being greater than 6,750 square feet in size.
Approximately two-thirds of the lots are developed with single family
residences and duplexes with the remaining one-third developed with multi
family residences. The average density for this subarea is II du/ac.
Under the existing R-3 zoning, there are 8 nonconforming lots and an
additional 76 units could be developed within this subarea. Under the
proposed R-3-P-14 zoning, there would be 17 nonconforming lots and an
additional 28 units could be developed. For the R-3-P-14 zone, it was
assumed that a minimum lot size of 6,222 square feet is required to
qual ify for development of two dwell ing units on a lot. Consequently,
lot consolidation would be required to achieve a density increase on lots
consisting of less than 6,222 square feet.
The R-3-P-14 zoning allows for additional development at a density that
is compatible with the existing character of the area which is
predominantly single family and duplex units. In addition, the R-3-P-14
zone provides more flexibility in parking and building requirements, and
is better suited for lots already developed with one dwelling unit than
the R-2 zone.
I. Part 3 - Subarea 1. (Exhibit C)
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
low-Medium Residential
Medium-High Residential
R-3
R-3-P-22
This subarea includes 68 lots of which 26 include single family
residences, 5 are lots with two single family residences, 6 are duplexes,
30 include multi-family residences, and one is a parking lot. Most of
the lots (40 lots) are between 6,000 and 7,000 square feet in size, with
18 lots being less than 6,000 in size and 10 lots being greater than
7,000 square feet in size. Approximately half of the lots are developed
with single family residences and duplexes, and half are developed with
multi family residences.
Under the existing R-3 zoning, there are 10 nonconforming lots and an
additional 106 units could be developed within this subarea. Under the )
~~~
Page 9, Item 12
Meeting Date 6/11/91
proposed R-3-P-22 zoning, there would be 13 nonconforming lots and an
additional 74 units could be deve~oped.
The zone reclassification from R-3 to R-3-P22 (22 du/ac) would allow for
multifamily development but at a density which is lower than what is
allowed under the current zoning. The R-3-P22 density is considered to
be compatible with diverse character of the area which includes
approximately half single family and duplex units, and half multifamily
residences and provides for design review in accordance with the "P"
Precise Plan Modifying District guidelines. Under the R-3-P22 zone,
development of three units is allowed on a 6,000 to 7,000 square foot lot
which is the predominant lot size in this subarea.
8. Part 3 - Subarea 2. (Exhibit Dl
Existing General Plan:
Proposed General Plan:
Existing Zoning:
Proposed Zoning:
High Residential
Professional & Administrative Commercial
C-O & C-O-P
C-O-P
This subarea includes 8 lots of which 2 lots are developed with offices
and parking, 4 lots are developed with duplexes at a density of 13 dulac,
and 2 lots are developed with multi-family residences at an average
density of 26 du/ac. The average lot size is 9,000 square feet.
The proposed recommendation would retain the existing C-O commercial
zoning of this area but would add the "P" Precise Plan Modifying District
to provide development guidelines to ensure high quality design that will
be compatible with residences to the east and west. The commercial
designation for this area is more appropriate than the existing High
Density Residential General Plan designation given that this area is
adjacent to the commercial corridor along "E" Street to north and to the
south along Fourth Avenue, there are high traffic volumes along Fourth
Avenue, and a portion of the area is currently developed with commercial
office uses.
FISCAL IMPACT: Not applicable.
WPC 9325P
/
~., ~-7
Page 10, Item~
Meeting Date 6/11/91
TABLE I
EXISTING AND PROPOSED GENERAL PLAN DESIGNATIONS AND ZONING
...............................................................................
Existing
General Plan
Part 1:
Area 1A
Area 18
Area 2
Area 3
Area 4
Low-Medium
Low-Medium
Low-Medium
Low-Medium
Medium-High
Low-Medium
Part 2:
Part 3:
Area 1
Area 2
Low-Medium
High
Proposed
General Plan
Existing
Zonina
Medium-High
Medium-High
High
Low-Medium
High
Medium-High
R-3
R-3
R-3
R-3 . .
R-3
R-3
Medium-High
Professional
& Administrative
Commerc i a 1
R-3
CoO &
C-O-P
Low-Medium Density Residential
Medium-High Density Residential
High Density Residential
WPC 9325P
- 3-6 du/ac
- 11-18 du/ac
- 18-27 du/ac
"7i.l~ ~-/d
Proposed
Zonina
R-3-P-22
R-3-P-14
R-3
R-1
R-3
R-3-P-14
R-3-P-22
C-O-P
TABLE II
ZONING DESCRIPTIONS
R-t SINGLE FAMILY RESIDENCE ZONE: Permits single family dwellings, accessory
uses, and certain conditional uses.
R-2 ONE AND TWO-FAMILY RESIDENCE ZONE:
duplexes, and attached single family
conditional uses similar to R-I lone.
Permits single family dwellings,
dwe 11 i ngs. Accessory uses and
R-3 APARTMENT RESIDENTIAL ZONE: Permits multiple dwellings, townhouses and
duplexes, and accessory uses. Single family homes and other designated uses
permitted with a conditional use permit. 32 units per acre maximum density.
R-3-P-14 APARTMENT RESIDENTIAL ZONE WITH PRECISE PLAN MODIFYING DISTRICT. 14
UNITS PER ACRE: Allows uses permitted in the R-3 lone. New development
subject to Precise Plan applications il)cluding Design Review. 14 units per
acre maximum density.
R-3-P-22 APARTMENT RESIDENTIAL ZONE WITH PRECISE PLAN MODIFYING DISTRICT. 22
UNITS PER ACRE: Allows uses permitted in the R-3 lone. New development
subject to Precise Plan applications, including Design Review. 22 units per
acre maximum density.
CO ADMINISTRATIVE AND PROFESSIONAL OFFICE ZONE: Permits offices for
professions, administrative, financial institutions, prescription pharmacies,
and other offices of the same character. Accessory uses such as services and
sales for occupants and patrons are permitted, as well as designated
conditional uses.
COP ADMINISTRATIVE AND PROFESSIONAL OFFICE ZONE WITH PRECISE PLAN MODIFYING
DISTRICT: Allows uses permitted in the CO lone. New development subject to
Precise Plan applications, including Design Review.
WPC 9400P
i
~Y-II
TABLE ill
Summary of the number of additional units which can be built under existing zoning versus
proposed zoning, within each subarea, with totals for the entire B-1 area.
Existing No. of Proposed No. of
Zoning Additional Zoning Additional
Units Units
PART 1:
Area lA R-3 38 R-3-P-22 26
Area IB R-3 30 R-3-P-14 6
Area 2 R-3 0 R-3 0
Area 3 R-3 52 R-l 1
Area 4 R-3 68 R-3 68
SUB-TOTAL 188 101
PART 2: R-3 76 R-3-P-14 49
SUB-TOTAL 76 49
PART 3:
Area 1 R-3 106 R-3-P-22 74
Area 2 CoO & C-Q-P N/A C-Q-P N/A
SUB-TOTAL 106 74
TOTAL 370 224
(1'..... UI)
a <;--/.(
, I
- -
. '. .'.:': \ I too: I .: .:........... "l. .c:
, ... '/..'~
p~ W~VU' . i I.i.- .'. . .>. '.>'/ h I
. ..-:
I' I. I c :-.-~ I : '~K
". . . ;. t f
G
_,I n
tJ
I !
MADRONA
-. .... ;
,
: ,
,
.
!
i
. -,
-- - j~t -- -
~ " .l~c--
. , 1 I
: . t--- 'I
' ii, .
. ~_---~I: . I
t. ~
"
e..: ~e_.:
, I
. .... i ~
. . .. ~ .
...J L.
'r'"
.
. -.. -
. .
_ i l"
, ,~1
c-~,
i I
I
I
! I
-
,
. " /
'0, '-J'-
'T T'
-sua~ 3
~E
- ....---
0,
SUBA
ROOSEVELT ST
'--
.' !
SUBAREA 18
ALV RAOO
.. - - - . - --
.__ __ _ -4 _
---~
,,_....
I
e_ __-I
.
I
j
-
.
...... . .
i
i
'-
j
I
.- ~-.
SUBAREA 4
.. -, 'I
t
,
~--"----
l.___._
~ - e . _
I
.
.. .... - ~
J~....
H S~I
,
.
f---
.
.
,
j
1
. .
,
1.__ _____'
.
.......
,
r"''''' -. ~..
~ ,-. .
L.._~
'--HI
:::~
u.v /-
.
.
r" .
,. I
' .
J ; i
SHASTA
r ': l I .
: J . J I I, I i ~ I
, . ) . I , .
S'TFu=1
~L~\'if-\j~'~:' ;
~ r---. 4 ;---.
. '<i. . ' ,
GENERAL PLAN/ZONING CONSISTENCY
-, STUDY - SPECIAL STUDY AREA Bl
PART I
N
~
EXHIBIT
A
SCAlJ!: I.. 3DO'
LE1'J lERI-McIN'lYRE AND ASSOCIATES
,.
.-
- . "__ . __ . - _n _"~__'_.__'."_ _.... _____"" ._.__. .- - _ .-_....._... .
- J' I f H .
, i ---.;
i i
\ I ... I
,
, - --
, I I
,
---~
I I
F 8TFu:c1
1 t :~N~~~~ I : : :: , .u_
t ,.PA~ ~ .:- ~ ~... j~
j · . ~'....~ 1'~ ~ ~ - - m
! ~ i. ~ ~ ~~-~',~ - -. ~ - - c
.. .
CENTER ! ~~ :_ _._ j CI) _ __
t .J. i ~ _7 -1 ~ -- - ~- - - i g - - -
. 1 J r - - - -, - - - .... --
I~:' -,1 I--------~!l----
I .... -- - . I .
J I'.,
Ed. I CYPRESS Slt=::1
- - .. t. "
. . .
'I r--- -.
.. -, I
" I I- . - . . . .
~ L__..--;-_~_h:-:~';- .
. . I I
- i
-- c
- - ~
-.-j
I
--~
--1
--,
f
.. .-
: -I
: oi
MADRONA
8TFa:1:1
..
,
.
~
I I
I. 'j
I I
i I
I j
t II
G Slt=::1
GENERAL PLAN/ZONING CONSISTENCY
STUDY - SPECIAL STUDY AREA 81
PART II
LEhlERI-McIN'IYRE AND ASSOCIATES
f
I
'I
I
. ,
- -. I
I ,
N
..
EXHIBIT
8
)
lIC\U!: I'. JllO'
. ~-
"/1
. I
I
I I
~ j r-
, i f
r- - -.... ,
: I r
.
,
E
I .
i
i ! ,
I .
I i I
i~---
>- - - --~
, . -'
' .---- ~-
- - -- - --1
.. - - ... -
- - - _0 ~ ~ j
,
: I ... - - - ~ ,'j
, -- --I SUBAREA 1 - - '0 ,
I I
&. - - .. r - - -.. I . (
- .
, . ~
.
. DAVDSON S~t- ....
! : ~ - - --~ I --j
.
I - ... .0"
. , I
,
. I I
i . I
i .
i Ie/)
I~ I~ I
I I
~; '!, - - - .
-
.
I I J I I I
: I
. I I I'
. - i f :
.
. ! , I ! I
,
SlI1t= I
, ,
l -- _ ~
,
'-----,
r---~-.
t - -- -- -;
il,
I j
< I!'
---' i
. <
r---
.
f::~
l':__~
I .
l~
1 t
~~
LANSeI.. y WAY
,
, I :
~ 1 ~
I I ;
I I!'
I~i
!
I
I
MONTEBELlO
___.i I
: ,
I
.
i
I
U
---.
I
,
---1
F \ tJ II'II:t: I
I '~'I
I
, .... - '.. '-" 1
~.,.. . ...
1.
I
, "
N
'.
GENERAL PLAN/ZONING CONSISTENCY
STUDY - SPECIAL STUDY AREA 81
PART III - SUBAREA 1
EXHIBIT
C
ICI\U!; t'. JllO'
, , LEnu;RI-MclN'lYRE AND ASSOCIATES
"
. "~~""'-,----,-...-,-~,,,...,,....._.__...,.,'--"~'--' -
- ----
-'-
------:;---;----- - -..-
,
r I~
I.. -
, .
.
I
I
- -1
.E
Ii
e
I
i
-.
I
i
- . '.'1 I
)
\
!
SIItt:I
f
I
I
~
,
, j
1il=
er-
-~ ~
. I .
I ~. I 1----
-:--J 'SleAREA2 i ~b r~::
... .-.J i---
IL__
I I
i I
STREET! e II I f .- )
1 rL'6R~R~--(-p~~'~-ll- _i_-
I, j ,; ~ ." o. . . . , : ,..' ' 'i
. , ,..... . . ,
I t':_~. ,;"-. i:- ~..:, \-:.:.... ',r t'-
;' ~;'~' ,. .:-" ~~...,.:...,;~ :'.r
.
I
r
I
II Ii
c
--t
.
. I
.C
'>
~~~t
! I
--.-- -; r-
; r
Ir-
I
DAVDSON
~
d
f
r-\Jtc
1".., ;J !
C!:' "I -:- E -
....~'t; ;-(
CHULA VISTA
PU8}_IC LIBRARY
l .
IF. sl
GENERAL PLAN/ZONING CONSISTENCY
STUDY - SPECIAL STUDY AREA Bl
PART III - SUBAREA 2
N
-
EXHIBIT
. D
).
SCAU!: ... 3lIlI'
LE'lTlt;RI-McIN1YRE AND ASSOCIATES
!'~I
,
. IL- I
~!lA
-
., - -:-:;
.,1
..
.
,.-
-
-
=
.-J
CIVICP
CUlTl
IS]
~,
lit. i!
E'S~;r...
f- .~!
~
i
NtH !lA, -t-- j
t I
-
'I Ed 1.J".t:F.Nn
.l.~ : II :! I .~.: LIN DR W,.,... DoIoiIy
""'~ t:.. . .: ....' (u.../..)
_ ~ NDR .....O""D ., ,.1
_. - . r (~1l"/",)
.- - - 1 - - NtH DR .....1HiP DaoiIy
- ,.- '- ~ · .. '., (11'lIdo/..)
~ H DR =Do.iry D .. "_,
.. .. > > ,..' . ~ %7"'/..)
., .. c ..~... C'" RC "oi.II
:: ::', - 1-1f@:L..,.....,.POPPIbIi<IOlIOuIihblic
.. H1ftft .. . '..1 : PAC - ...;....,.,~............
ILf" ~ r----a.J
.. ~ ~1OlI~(: r-
I I" I . ::::: '~~~
= ~ -.. IJ " L'::: . r:::
- li-f- - = :::~~ff.
MI ~ . , . I I ,i' 1 mj: I ~f"l gr, , ,
__ i'-- , .
_It .Oll.....'.~ - r- --:.: Ll". IT""'; LL
: Io"~i "';:';;';' :: .: ::, j :-r-;.~~
! PR. .'.:..:..' ... ,-- ~'= ~
H:Ii DB.l ..... .:~ i V' , " r'"
w.. ",It:: I;: ::<::: ..::... : I ; !, ..
Z= r- I'" .. ~: I.. i ; I I It-!. - r-
... ::: '-= ~ T . " [. ~ . -= ~
-s::::' I' I I _~.-f-
! '?)?: t: :P;ART: I . : 1 'i , ':i~:- r-
,~ <./~ '''''II '111: i i i ; ill I =<s:::; 1-.
L'~~ ~'i'i"~ ":' ','. :":,: Jr"
.. ':. ...~i!. ;;. ';':'I~.::~r3.-~', .
. "c.:.. ~'1"" ....:AL r
n' ~H' 11 i i Iljr-/,~'//' 'o,
t I~ "~~"""l, . "'.,
,! . ... >---i :.,$.<- .....
Il:,; - i _1' _l':,
I::; :::::::. "~'. !~
. ... .. u'- f--. -; - i
,__ ., ....~...~ f-={;.,. ,
I. " ... .......... -? -, I' ,
...... ':, . - .
.1 ...J '1---
I
~: ..'
:~.-: ....
t= ~ :-
:.: -:
- :~
, I. ... "
I'" .., ."
. ...
. .. ~!.-
nW....'iA'iit..
~ '''''ro. .J"(>r"
In.'..'.....J/'
r-:--.;.... "-.. .. . .....
tMULA VIllA
PUBLIC LlIiRAItY ~
.;'....
-I"',~'-
I. ,-
Ii ,...,..
: .~-;-.;-.. ~IC'
. - . .....' ",-.
.'
1 "'1 ~
-J _
I
1
~tRiM~DR
"t . '-.
". ,
HDR
,-. RG-
,
)
. -
1_
': :;;~:5.:.~~E!;. \; . .: PA.~~. /.>~
EmIill. '. ..-- I' . . ,
. .,. ..:'. i:.' :
tTI1T----
( 'I . , ,I I!" '. II i
~~~ .:~; I i I .. I I l :; l . ! ;
).- ''-, ""ll
: r=:: ~-'-~J . I
. _<i__.
..:;-:- --
PQP :=
=::1 t ;>R: ;~-- __
f :7" JIC, "III! :!~lol" ,: I .'
- ~ .~ ill: r-=~,.I~.
I L I, ~~rl ~.....
:! I' i==l=_...=: ftAC ~
FR.r-r H -- r", I r. iT ,
-I-- Ig~~=:J _ I, ..', ,', I I r I
GENERAL PLAN/ZONING CONSISTENCY
STUDY - SPECIAL STUDY AREA Bl
J-~. SURROUNDING GENERAL PLAN DESIGNATIONS
! I I ,
: f ,; I
,
P-' :1
~-
:.'.~~ ' ~'=i" . .
...- ...L r"'"'\. : :
... - ---f y'"
... - -r--\ .' j... It I :
'~'_ .. - I. .,.._~ +-'
'I I I .I I 'i I on -:1" '. . ',r.,.' "
.
. '
. ,
I .......... :
N
~
EXHIBIT
E
SCALE: t.. fJ11
L},;TllERI.McIN1YRE AND ASSOCIATES
<iI-/7.
....D ...~
._----
_ I --~, :-{1 H-
R2P, Fro;' ". - R2P\', '-
"'-. ~--'I \\
'E"~'-
) I I RJP j ~
ILS ....
j r --."
'-,...
j - -;=;j. j~
j A";'-=" .:;. I~..
I --I.,.. ~ j ;.~ ,>,
. ~ . J., - ,-I . i<
- ~ .. j~' l ! ~ I
, ..,1 J<<.! . "
I - I~.'" -; I ". '1,__
.' I ...,' '1 ! 1~1. '2;
. .,...jd __lZ' _: ,_,
,..... .... ;~.. .,~.
1-'-1 -H 'il..:....
; I;.~."" '---' ,,- .; : . -j"')
i ~'Eu~' , ,- '-'
t . ........, . "_ /
'1' I:R-1 .- --... ) r
, I ! :
=-- .,_tl-
M";" t..., It.......:;._.. ~I '~I" ;r-
I -' , . C, B f~ R ~ Ii..... .~. ! i i:. . /' ~\ .
:__ j. ...', I.:' fl. 1&IJ~ _~~..h!.( ~-.-1l-~
: "" .! ''''T'" 1.:1 "=1 . - . __ '...ij il4
R J " I: ~ t '.: I. iZj' ';", -_.;~--
,.coo HP , ~r,;- ,cq, If-': . i!~ . :~ 1. ..,! i
..., I Zi --!~.._~ J. fl ~tCl 1r .___h~1
.. !. ,",.Il"'- i:-.l R.3 'I ...-.;;r::.s;' -'; .._J f'
>, :.,..::Z:. --' :!'F-cESS
~il"i.... ",1 ~:!' 'I ;.r"""\;- 11
"'E"OR-AL PARk II r- ,::" t~~:]i".:::i;' PART. j :-:~; :-~:
. ,~,,--... . , :J.ZO.'-I
,,;'01... ,_=" ~ [~ 2- on,' r'l. P\i "':'..;...::...r~,l:.: ...Ji! . ~--
;- -- : ; lr::-o;5(t' ~ ; ~ _i :i~::.-:t:
::j![:::; .... . L-
!, I I .
1'1 R.3..
.. ',' 1,~1 ~,' --, ....
'~ --'. .'
L. - rt- f ~j= " ~ifd j .... .
. "": . . ,. ,. i ,-". ,j 1- I .. ~.. - ," R-1=(:==" .~
: :,; -'~ r,] i'.' '.. . ==-..:i~L-~'J~ ..'
J -='- ! !~O ,--I t- -- "------. . . ~4=-:c",;;~ ~
:01-1 COP i ~ 1 it" PART I ".. ~'~~ ~l"-
....
I ~ i::';r~'IEQi '~.~ .. I,. "'P I ., j-- .-. '--'
I~ ~r--.:j I -- ,,,..,. ....---. .. ~- .:.:: ':::-'~ ---
LU.... - ...- ~~Ib: ~ -
'.R'~1'; l' 1 '-. , -::::~C_ C C . I " =-, -if ::::-.... \./' /""":~~, ~,
. -,J;;,;; -j---=~'-;-i~t=-; ill .;... 1~-1; ATr-'l::q '. .//'L.,;:!~/:'~
\
'.
..1 "_ .-'.;;' '&.... ..,,1' CTP, .,s -.....--, (
R.3 - I! ~ ~~ I i CC tC'pICO -~r1
j I ' j '-''';-: 1-- i r "n I
'. .. ,- ; I - ~ ~~I :~i ~
:-):= =:- ~!.]t3J !.:' . ~p .~ it.. '..,..J;,~;F~=~ 1-.-p,''',f';~MT'!; .'f!.;:.,
~. t~i __.1 :=: ~i --';:.~.~ . ;", ":'1.'- .- ,
== ~ --~ 'm ",CO'P, J.. .,
.._- - , L-,;" -. !! . I I __
P.I'R,' 1l-tyf. ~AIIK. C':l ~' t.-: ..tp, 1.1 '
0, :COF' r: .:::j r-_ I .. 1 -
:,"'C ~ .- I!- ---1 ;-"::' i-=- FO~, I-~ J L_::' 1
:ENTE~ : .-'';..A \"J:'1A b: ~ ,'-1'= I i31=--"'~ i _-=
I :',.e..A' i.-'eo,."" ! , ft-. l~,
-: ! ! . .-. ';'["
. i I _ _.. __c: I:
-
.~ .
, !
.
,
CC
~
-
>;
.4'i
, .
. _.~
~~
L~~_:':"-I.'~,~C: :,' ._-
.' ._....:f" r.,.
.~. '
'-". .,..-
I- i
i
.. "--.._-
COP
ER.6~ i
OS, j
GENERAL PLAN/ZONING CONSISTENCY
STUDY - SPECIAL STUDY AREA Bl
SURROUNDING ZONING
N
~
EXHIBIT
F
)
SCALE: 1-. 6001
LEnU;RI-MclN1YRE AND ASSOCIATES
~-~
SEe',': ".
vnc
i'"::'/ :-, ~,,:'
\<-..nWA.\LJ
;:.\r"D' >.
hDvl' nUl;
ORDINANCE NO. 2462
AN ORDINANCE OF THE CITY OF CHULA VISTA REZONING CERTAIN
TERRITORY WITHIN THE CENTRAL CHULA VISTA COMMUNITY 1
GENERALLY BOUNDED BY E STREET, H STREET, SECOND AVENUE
AND THIRD AVENUE, PLUS AN ADDITIONAL AREA EAST OF FOURTH
AVENUE BETWEEN "E" AND DAVIDSON STREETS, TO GENERALLY
REDUCE THE EXISTING PERMITTED DENSITIES FROM R-3 TO
LESSER DENSITIES, AS DEPICTED ON EXHIBITS A, B, C, AND D
ATTACHED HERETO.
WHEREAS, the Council has studied the feasibility and propriety
of replanning and rezoning an area referred to as the General
Plan/Zoning Consistency Study Special Study Area B-1 in Central
Chula vista which is generally bounded by "E" Street on the north,
"H" Street on the south, Second Avenue on the east, and Third
Avenue on the west and, in addition, includes a small area located
east of Fourth Avenue between "E" and Davidson Streets, and
described in Exhibit E, attached hereto, as Parts 1 through 3,
inclusive ("Study Area"); and
WHEREAS, said study area includes approximately 50 acres and
219 lots and was divided into three subareas to facilitate analysis
and working with the community; Part I generally includes the
southern area located between "H" and "G" Streets, which area is
represented in the map attached hereto as Exhibit A by the darkened
lines and the "subarea" designations; Part II includes the central
area located between "G" and "F" Streets, which area is represented
in the map attached hereto as Exhibit B. by the containment within
the darkened lines demonstrated thereon; and Part III includes the
northern area located between "F" and "E" Streets, which area is
represented in the map attached hereto as Exhibit C as Subarea 1,
as well as the small area adjacent to Fourth Avenue, which area is
represented in the map attached hereto as Exhibit D as Subarea 2;
and
WHEREAS, the Environmental Review Coordinator conducted an
Initial Study, IS-91-13, of potential environmental impacts
associated with the implementation of the proposed rezonings and
General Plan amendments and based on the Initial Study and comments
thereon, the Coordinator has concluded that this reclassification
would cause no significant environmental impacts as per the
Negative Declaration issued on IS-91-13; and,
WHEREAS, on April la, 1991, the Planning commission recom-
mended approval by a vote of 6-0-1 (Commissioner Martin abstained)
of the revisions to the Land Use and Land Use Diagram of the Land
Use Element of the General Plan provided for in Council Resolution
No. 16199 and of the rezoning of said Study Area in the manner
herein provided; and,
1
8-/
WHEREAS, at the Council Meetings at which this Ordinance was
introduced, the City Council adopted Resolution No.
amending the General Plan to permit increased planning densities in
the manner therein provided ("General Plan Amendment"); and,
WHEREAS, the City Council has determined that the reductions
in densities permitted by this rezoning is consistent with the
increased densities permitted by the General Plan Amendment; and,
Now, therefore, the City Council of the city of Chula vista
does ordain as follows:
SECTION 1. Rezoning.
That the study Area is hereby rezoned so that subareas
denominated in the Table below, which are designated and described
on the named Exhibits (attached hereto), shall be changed from the
zoning designation in the column entitled "Existing Zoning" to the
zoning designation in the column entitled "Proposed Zoning":
Exhibit
Existing
Zonina
Proposed
Zonina
Part 1:
Area 1A
Area 1B
Area 2
Area 3
Ar~a' 4
Part 2 :
Part 3:
Area 1
A R-3 R-3-P-22
A R-3 R-3-P-14
A R 3 R 3 (No Change)
A R-3 R-1
. R 3 R 3 (No Change)
....
B R-3 R-3-P-14
C
R-3
R-3-P-22
SECTION 2. Special Development Standard Requirements for Zone
with "P"-modifier relating to Destruction of Pre-existing, Non-
Conforming Use.
For those above designated subareas containing the "P"
modifier in their zoning designation,2 as part of the development
standards that the City will incorporate into any precise plans for
the development or use of property within said subareas, one such
development standard shall be that, notwithstanding section
19.64.150 of the Chula vista Municipal Code, all existing uses
within the Study Area which are made non-conforming as a result of
this action shall be allowed to be reconstructed in the event of
destruction even if the degree of destruction is greater than 60%
of the property's improvements, subject to review and approval of
the Planning commission. The Council finds that this mandatory
2
g-..~
development standard is necessary to accomplish the Council's
objective in this particular case, to wit: to stabilize the
existing neighborhood from further increases in density.
SECTION 3. School Impact Fees Policy.
As a matter of policy, the City of Chula vista shall enforce
such legal mechanisms sponsored by the Chula vista School District
and the Sweetwater Union High School District as may be approved by
the city to mitigate impacts on school facilities.
SECTION 4: This ordinance shall take effect and be in full
force on the thirtieth day from and after its adoption.
Presented by
Approved as to form by
Robert A. Leiter, Director of
Planning
Bruce M. Boogaard, city Attorney
studybll.wp
3
~~3
/
-/