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HomeMy WebLinkAbout1991/04/23 Item 6 COUNCIL AGENDA STATEMENT Item _if..... Meeting Date 4/16/91 ITEM TITLE: Public Hearing: PCA-91-04; Consideration of proposed amendments to Chapters 19.04 and 19.48 of the Municipal Code relating to the provision of community purpose facilities SUBMITTED BY: Ordinance 2452 Amending Chapters 19.04 and 19.48 Director of Planning ~ REVIEWED BY: " City Manager t (4/5tbs Vote: Yes_No.1O BACKGROUND In 1989, the City Council directed the formation of a Church Task Force, and requested that this task force examine the appropriate amount of land for religious facilities in new development projects in the eastern portion of the City. In August, 1990, Council expanded the purpose of the task force to include all community purpose facilities, which aside from non-secular (religious) facilities, included other secular facilities (i.e.; boys clubs, girls clubs, YMCA, etc.). A report was then submitted to the City Council by the Task Force which included recommendations. In September, 1990, Council directed staff to prepare a draft ordinance which would assure that adequate land be set aside for community purpose facilities within master planned communities. No guidelines currently exists through policy or Municipal Code to provide for these land uses within the PC (planned Community) zone. Council also directed staff to review recommendations contained in the Community Purpose Facilities Task Force report and coordinate workshops involving representatives from the construction industry, major landowners, social service providers, and the Task Force. Three workshops were held between November and January to discuss the issues and to acquire any additional data toward formulation of the proposed zoning text amendment. On February 5, 1991, Council referred the draft ordinance to the Planning Commission for their review and recommendations. .('-L Page 2, Item ~ ~ Meeting Date 4/16/91 RECOMMENDATION: That Council 1. Adopt Negative Declaration, 15-91-17. 2. Adopt the proposed Municipal Code amendments per the attached Planning Commission Resolution PCA-91-4; 3. Refer the issue of the adequacy of daycare facilities in new developments to the Child Care Commission and staff for review and recommendations. BOARDS/COMMISSIONS RECOMMENDATION: Human Services Council Representatives of the City's Human Services Council have been consulted and have attended three workshops conducted by staff prior to the public hearing on the proposed ordinance by the Planning Commission (see Exhibit B). Planninl! Commission The Planning Commission held a public hearing on the proposed item on March 13, 1991, and recommended the following: 1. The City Council adopt the proposed Municipal Code amendments with the following revisions: a. Revise the definition of community purpose facility to read: "Community purpose facility" means a structure for assembly, as well as ancillary uses such as a parking lot, within a planned community including but not limited to those which serve the following types of purposes:" (with list to follow). b. Revise item no. 2 in the list of purposes to read: "Social and human service activities, such as Alcoholics Anonymous" l. -2- Page 3, Item _ ~ Meeting Date 4/16/91 DISCUSSION: Present Reeulations or Standards The City presently requires that all of the community purpose facilities (as define' in attached Planning Commission Resolution PCA-9l-4) obtain a conditional use permit for lowting in any zone. The uses are considered "unclassified uses" in the Zoning Ordinance (Chapter 19.54 in the Municipal Code). The eastern portion of the City is predominantly zoned P-C (planned Community) and the means for implementing development within the P-C zone is through a SPA plan. No criteria presently exists within the P-C zone standards (Chapter 19.48 of the Municipal Code) for the required provision of land use acreage for community purpose facilities. Most of the undeveloped area east of 1-805 consists of large land holdings, and, consequently, development of this property has and will result in large master planned communities. Planning for these communities will result in the predesignation of land uses under the P-C zone. Unless an amendment to an approved master planned community is processed through the Planning Commission and City Council, the approved land use designations will remain in place indefinitely. Major projects processed to date have provided land area for non-secular facilities, although not based on a needs analysis. If secular as well as non-secular community purpose facilities are not planned for in our expanding community, it will be very difficult for these land uses, which are essential parts of the community fabric, to locate in the future. Reeulations/Standards of Other Jurisdictions The Planning Department contacted 17 cities within San Diego County to acquire information on similar type land uses or land use designations. There were no other cities in the County that have combined land uses into this type of designation and there has been a lack of retrievable information on existing facilities. All 17 cities either did not compile data on community purpose facilities uses or were unable to quantify their data. What staff has discovered is that the City of Chula Vista appears to be pioneering in the area of requiring provisions for community purpose facilities in master planned communities. The Urban Land Institute (ULI) and the American Planning Association (APA) have been contacted through nationwide computer library links for any information that could help in addressing this issue, but neither major planning organization has been able to provide helpful information. lo-3 Page 4, Item _' 1....- Meeting Date 4/16/91 ANALYSIS Definition of Community Puroose Facilities .Community purpose facility" means a structure for assembly, as well as ancillary uses such as a parking lot, within a planned community including but not limited to those which serve the following types of purposes:. 1. Boy Scouts, Girl Scouts, and other similar organizations; 2. Social and human service activities, such as Alcoholics Anonymous 3. Services for homeless; 4. Services for military personnel during the holidays; 5. Senior care and recreation; 6. Worship, spiritual growth and development, and teaching of traditional family values; 7. Daycare facilities that are ancillary to any of the above. 8. Private schools that are ancillary to any of the above. The uses that make up the general defmition of community purpose facilities were derived through City Council direction. Staff has excluded daycare facilities that are not ancillary to the above listed community purpose facilities. It is clear that the entire issue of adequacy of daycare facilities is one which requires separate analysis and recommendation. Staff recommends that the City Council refer the overall issue of daycare facilities to the City's Child Care Commission and staff to look independently at daycare needs. Consideration should be given to the analysis and recommended policies on this issue which have been developed as part of the Otay Ranch planning program; in addition, input should be sought from the Planning Commission and Parks and Recreation Commission. Following this review, staff would return to the City Council with recommendations on how these facilities might be assured within new master planned communities. .. ,~~ Page 5, Item ~ Meeting Date 4/16/91 Prooosed Ordinance Staffis recommending that Chapter 19 of the Municipal Code be amended to include community purpose facilities within the P-C zone (see attached Planning Commission Resolution PCA-91-4). The following rationale has been used for determining the appropriate acreage requirement (see Exhibit A for calculations): Non-Secular Community Purpose Facilities A determination was first made of the number of Chula Vista residents that regularly attend worship services (29.8%1 of 134,000 = 39,932). A survey, by members of the Community Purpose Facilities Task Force, was conducted to determine how many Chula Vista residents regularly attend worship services and what percentage of those attend the peak service on the peak day. This figure (54.9%f was then compared to the estimated worship attendance figure for the City to determine citywide attendance at the peak service on the peak day (54.9% of 39,932 = 21,925). An analysis consisting of the optimum size sanctuary, ancillary school facilities, parking and setbacks that could occur on 1 acre of land was conducted by the Task Force. The maximum number of sanctuary attendees on 1 acre was determined to be 14Q3. The appropriate acreage necessary to accommodate the estimated Chula Vista worship attendees is then determined (21,925 + 140 = 157 acres). Secular Facilities From information provided by the Chula Vista Human Services Council, staff determined that 30 acres of secular community purpose facility acreage is currently needed for the existing city (see Exhibit B for calculations). Staff compiled existing secular community purpose facility acreage figures from the City's land use inventory. A total of 46 acres, which included 19.05 acres of private school land, was found to exist. In examining this private school acreage, it was I Reference Community Purpose Facility Task Force report. 2 Reference Community Purpose Facility Task Force survey. 3 Reference Community Purpose Facility Task Force report. d.-S Page 6, Item ~ Meeting Date 4/16/91 determined that nearly all the acreage was presently attached to existing non-secular facilities and functions as weekday school space for children and adults as well as "Sunday School"-type space in conjunction with the adjacent non-secular facilities. Since this type of acreage has been accounted for in the non-secular facilities calculations, the actual existing secular acreage totals 29 acres. The figure of 30 acres will be used in staffs calculations. Determinin~ Acreal!e Factor The estimated acreage for secular and non-secular community purpose facilities was then determined to be 187 acres (30 + 157 = 187). When this figure is compared to the total City population, a factor of 1.39 acres per 1,000 people was determined as the required acreage factor (187 + [134,000 + 1,000] = 1.39 acres). Implementation of Ordinance At the time of submittal of a SPA plan, the California Department of Finance (DOF) figures for estimated household size will be applied to the number of anticipated dwelling types to determine an estimated population (by thousands). This figure will then be multiplied times the acreage factor of 1.39 to determine the total acres required for the project. Staff will then work with the developer to determine the most appropriate location(s). The proposed ordinance also provides for a reduction in required acreage if it can be assured that there are provisions for rental space for community purpose facilities. Recent planned community projects processed within the City have designated property for non-secular use. The proposed ordinance will provide a consistent means of determining the appropriate amount of land to be reserved for each project for not only non-secular but secular social service land uses. Letters From the Public Attached to this report are letters from the public which were received prior to the public hearing and recommendation of the Planning Commission. FISCAL IMPACT: Not applicable. (CPP .A\I3) \o-L ORDINANCE NO. 2452 A Revised 4/18/91 AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING CHAPTERS 19.04 AND 19.48 OF THE CHULA VISTA MUNICIPAL CODE RELATING TO THE PROVISION OF COMMUNITY PURPOSE FACILITIES The city Council of the City of Chula vista does ordain as follows: SECTION I: That Section 19.04.055 is hereby added to Chapter 19.04 (Definitions) of the Chula vista Municipal Code to read as follows: Sec. 19.04.055 Community purpose facility. "Community purpose facility" means a structure for assembly, as well as ancillary uses such as a parking lot, within a planned community including but not limited to those which serve the following types of purposes: A. Boy Scouts, Girl Scouts, and other similar organizations; B. Social and human service activities, such as Alcoholics Anonymous; C. Services for homeless; D. services for military personnel during the holidays; E. Senior care and recreation; F. Worship, spiritual growth and development, and teaching of traditional family values; G. Day care facilities that are ancillary to any of the above; H. Private schools that are ancillary to any of the above. SECTION II: That section 19.48.020 of Chapter 19.48 (Planned Community Zone) is hereby amended as follows: Sec. 19.48.020 Regulations generally-Minimum acreage - Ownership restrictions. The following regulations shall apply in all P-C zones cpf4.wp April 18, 1991 Revised Community Purpose Facility Page 1 '-1 and all development shall be subject to other provisions of this chapter, except that where conflict in regulation occurs, the regulations specified in this section shall apply: A. P-C zones may be established on parcels of land which are suitable for, and of sufficient size to be planned and developed in a manner consistent with the purposes of this chapter and the objectives of this division. No P-C zone shall include less than fifty acres of contiguous lands; B. All land in each P-C zone, or approved section thereof, shall be held in one ownership or under unified control unless otherwise authorized by the planning commission. For the purposes of this chapter, the written consent or agreement of all owners in a P-C zone to the proposed general development plan and general development schedule shall be deemed to indicate unified control. C. All land in each P-C zone, or any section thereof, shall be subject to the requirement that adequate land be designated for "community purpose facilities," as defined in section 19.04.055. A total of 1.39 acres of net usable land (including setbacks) per 1,000 population shall be designated for such facilities in any planned community, and shall be so designated in the sectional Planning Area (SPA) Plants) for each planned community. This total acreage requirement may be reduced only if the City Council determines, in conjunction with its adoption of a SPA Plan, that a lesser amount of land is needed, based on availability of shared parking with other facilities, or other community purpose facilities that are guaranteed to be made available to the community. Any shared parking arrangements pursuant to this section shall be guaranteed regardless of any future changes in occupancy of facilities. SECTION III: That section 19.48.040 of Chapter 19.48 of the Chula vista Municipal Code is amended as follows: Sec. 19.48.040 Application-General development plan required-Contents required. A. The application shall include a general development plan which shall consist of a plan diagram and text. The application shall be accompanied by a fee as set forth in the master fee schedule of the city. The plan cpf4.wp April 18, 1991 Revised Community Purpose Facility Page 2 {,-f diagram shall show the following: 1. The topographic character of the land; 2. Any major grading intended; 3. The general location of all existing and proposed uses of the land; 4. The approximate location of all traffic ways; except those solely serving abutting uses; 5. Any public uses, such as schools, parks, playgrounds, open space and undisturbed natural land; and, 6. The approximate location of different residential densities of dwelling types. B. The application shall include a text which indicates: 1. Description of the project, including the boundaries and names of proposed sectional planning areas; 2. The anticipated sequential development of each section of the development for which specific uses are intended or for which sectional planning area plans will be submitted; 3. The approximate area of each sectional planning area of the development and the area of each separate land use; 4. For residential development or residential areas of any P-C zone development: a. The approximate number of dwelling units proposed by type of dwelling. This may be stated as a range with maximum and minimum number of units of each type, b. The approximate total population anticipated in the entire development and in each sectional planning area. This may be stated as a range with a maximum and minimum number of persons, c. The general criteria relating to height, open space, and building coverage, cpf4.wp April 18, 1991 Revised Community Purpose Facility Page 3 t-f d. The number of dwelling units per gross acre proposed for each sectional planning area of the development, e. The approximate land area and number of sites proposed for public use of each type, f. Where appropriate, the approximate retail sales area space in square feet and gross area in acres proposed for commercial development with standards of off-street parking and landscaping and circulation for vehicles and pedestrians; 5. For commercial or industrial areas of any proposed P-C zone: a. Types of uses proposed in the entire area and each sectional planning area thereof, b. Anticipated employment in the entire development and in each sectional planning area thereof. This may be stated as a range, c. Methods proposed to control or limit dangerous or objectionable elements, if any, which may be caused or emitted by proposed uses. Such dangerous or objectionable elements may include fire, explosion, noise or vibration, smoke, dust, odor, or other form of air pollution, heat, cold, dampness, electric or other disturbance, glare, liquid or solid refuse or waste or other substance, condition or element which might adversely affect the surrounding area, d. The approximate standards of height, open space, buffering, landscaping, pedestrian and vehicular circulation, off-street parking and loading proposed for the intended structures or uses; 6. For institutional, recreational or other nonresidential uses of any P-C zone: a. Approximate types of uses proposed in the entire area and each sectional planning area thereof, b. Significant applicable information with cpf4.wp April 18, 1991 Revised Community Purpose Facility Page 4 ~* respect to enrollment, residence, employment, patients, attendance, and other pertinent social or economic characteristics of development, c. The approximate standards of height, open space, buffering, landscaping, pedestrian and vehicular circulation, off-street parking and loading, proposed for the intended structures or uses. d. Determination of the amount of acreage required to be designated for "community purpose facilities" pursuant to Section 19.48.101 (c). SECTION IV: That Section 19.48.090 of Chapter 19.48 of the Chula vista Municipal Code is amended to read: Sec. 19.48.090 Sectional planning areas and sectional planning area plans- Requirements and content. A. All P-C zones shall be divided into sectional planning areas. These areas of subcommunities shall be depicted on the plan diagram of the general development plan of a P-C zone, and shall be addressed in the text thereof. B. Sectional planning areas shall be composed of identifiable planning units, within which common services and facilities, a strong internal unity, and an integrated pattern of land use, circulation, and towns cape planning are readily achievable. Where practicable, sectional planning areas shall have discernible physical boundaries. C. Prior to any development within a sectional planning area, the developer shall submit a sectional planning area plan, accompanied by the requisite filing fee as presently designated, or as may in the future be amended, in the master fee schedule, and a completed, official application, to the planning commission for public hearing, consideration, and recommendatory action, unless such sectional planning area plans are not required by the text of an adopted general development plan. The sectional planning area plan shall include the following site utilization plan and documents. 1. A site utilization plan of the sectional planning area at a scale of one inch equals two hundred cpf4.wp April 18, 1991 Revised Community Purpose Facility Page 5 ~-1L cpf4.wp April 18, 1991 feet minimum or as determined by the director of planning. The plan shall extend a minimum of three hundred feet beyond the boundaries of the sectional planning area and show the following: a. The boundaries of the sectional planning area; b. North arrow and scale; c. Preliminary grading (including slope ratios and spot elevations where appropriate); d. Existing and proposed streets (This shall include all public and private streets as well as their approximate grades and typical widths. The names of the existing streets shall be indicated); e. Existing easements (identify); f. Existing and proposed riding and hiking trails; g. Existing and proposed bicycle routes; h. Pedestrian walks; i. Permanent physical features (i.e., water towers, transmission towers, drainage channels, etc.); j. Land uses (include the acreage of each) for: i. Parks, ii. Open space, iii. Schools (indicate type), iv. Public and quasi-public facilities (include type), v. Residential: Dwelling type (i.e., single family, duplex, attached, etc.) Lot lines Lot size Revised Community purpose Facility Page 6 ,~z cpf4.wp April 18, 1991 Number of units (indicate density for each dwelling type) Parking (covered or open parking and parking ratio) Typical floor plans and site plans at a minimum scale of one inch equals twenty feet. (The site plan shall include sufficient detail of adjacent development to determine the relationship of driveways, landscaping, walks, buildings, etc.) The building elevations of each type of structure (including exterior colors and materials) vi. Commercial: Location and proposed use of each structure; The building elevations and floor plans of each structure (include exterior colors and materials); Retail floor area (square footage); Landscaped areas; Circulation (vehicular and pedestrian); Off-street parking (standards and ratio); vii. Industrial: Location and proposed use of each structure; The building elevations and floor plans of each structure (include exterior colors and materials); Retail floor area (square footage) Landscaped areas Circulation (vehicular and pedestrian) Off-street parking (standards and ratio) viii. Communitv Purpose Facilities: Location and acreage of sites, in conformance with section 19.48.020C. A specific listing of types of uses to Revised Community Purpose Facility Page 7 '~3 be included in this category, which are compatible with the permitted uses in the planned community. As to any land uses desiqnated on the sectional planninq area plan for use as community purpose facilities: (a) Conditional Interim Uses Permitted After 5 Years. The city Council. upon receiyinq the advice and recommendation of the Planninq Commission. may. after five (5) years of non-use as a community purpose facility after the issuance of the first certificate of occupancy on a structure in SPA Plan areas. in accordance with the procedures for issuance of conditional use permits contained in Chapter 19.14 of this Code. conditionallY permit interim. non- permanent. non-residential uses which are not community purpose facilitv uses that Council finds (i) the interim use to be compatible with the surroundinq land uses (ii) that the community purpose facility use is not imminently likelY: and (iii) that denial of an interim use would constitute a further hardship to the landowner. If an interim use is permitted by the City Council. it shall in no event be permitted for lonqer than 5 years. and shall be terminable within said 5 year period upon one year's advance notice of intent to terminate said conditional use permit bY the city Council. City Council shall qive such one year notice upon beinq advised of a sale or lease bY the owner to a purchaser or tenant for use as a community purpose facility. (b) Reyiew bY city Council. For each approved sectional planninq area plan on which is desiqnated one or more community purpose facility uses. city Council shall review said plan annually for the purpose of determininq the actual market interest in the purchase or lease of land so desiqnated and the marketinq activity associated therewith. cpf4.wp April 18, 1991 Revised Community Purpose Facility Page 8 ,~ 2. Development standards (i.e., permitted land uses, lot coverage, height and bulk requirements, signs, etc.) for each land use area and designation. 3. Development to occur in phases shall be so indicated on the plan. A skeletal plan shall be prepared for those areas indicated for future development. The skeletal plan shall indicate circulation, building locations, preliminary grading, areas devoted to landscaping, density and parking. The submission of each subsequent phase will require a new application and a fee as presently designated, or as may in the future be amended, in the master fee schedule, for a modification of a sectional planning area plan, together with the required detail plans. CECTION T/I TRis orainanse shall Be revietlCEi annually by the city Ce~neil to evaluate tRe applieations of its provisions. SECTION VII This ordinance shall take effect and be in full force on the thirtieth day from its ado ion. Presented by Robert A. Leiter, Director of Planning Bruce M. Booga r , City Attorney cpf4.wp April 18, 1991 Revised community Purpose Facility Page 9 ~..1 S TIllS PAGE BlANK (,-1'