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HomeMy WebLinkAboutPlanning Comm Reports/1979/07/25 AGENDA City Planning Commission Chula Vista, California Wednesday, July 25, 1979 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF IIINUTES - Meeting of July 11, 1979 ORAL COMMUNICATIONS 1. PUBLIC HEARING: a. Conditional Use Permit PCC-79-21 - Request to operate auto repair garage in the C-? zone, 696 Broadway - Hoffman and Salganick b. Variance PCV.-79-7 - Request for reduction of side yard from 25' to zero, 696 Broadway, Hoffman and Salganick 2. PUBLIC HEARING: a. Conditional Use Permit PCC-79-22 - Request for gasoline sales in conjunction with retail sales, 895 Broadway, The Southland Corporation b. Variance PCV-79-8 - Request for reduction of rear setback from 25' to zero, 895 Broadway, The Southland Corporation 3. PUBLIC HEARING: ?CA-79-13 - Consideration of amendment to ~unicipal Code to allow senior citizens' housing developments as conditional uses in certain residential and commercial zones ORAL COMMUNICAIIO~IS DIRECTOR'S REPORT COMMISSION CO~IMENTS To: City Planning Commission From: D.J. Peterson, D~rector of Planning Subject: Staff report on agenda items for Planning Commission Meeting of July 25, 1979 1. PUBLIC HEARING: a. Conditional Use Permit PCC-79-21 - Request to operate auto repair ~ara~e in the C-T zone, 696 Broadway - Hoffman and Salganick b. Variance PCV-79-7 - Request for reduction of side yard from 25' to zero, 696 Broadway, Hoffman and Salganick A. BACKGROUND 1. The applicant has filed an application for a conditional use permit to locate and operate a minor automobile and transmission repair facility at 696 Broadway in the C-T zone. The applicant has also filed a variance applica- tion requesting a reduction in the side yard requirement adjacent to an R-1 zone from 25 feet to zero in order to construct a new single story, 2200 sq. ft. commer- cial building on the north property line. For the purpose of brevity the two requests have been included in this one staff report with separate findings and recommendations. 2. An Initial Study, IS-79-65, of possible adverse environmental impacts of the project was considered by the Environmental Review Coordinator on July 2, 1979, who concluded that there would be no significant environmental effects and issued a Conditional Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-79-65 and find that this project will have no significant environmental impact. 2. Based on the findings contained in Section E (1) of this report, adopt a motion to approve the conditional use permit, PCC-79-21, to locate and operate a minor automobile and transmission repair facility at 696 Broadway, subject to the following conditions: a. All service operations shall be conducted entirely within the enclosed building. b. The service bays shall be oriented toward the south. c. A trash enclosure shall be provided in accordance with the ordinance standards. d. Storage of vehicles outside the building on the site or on the adjoining service station site shall be limited to periods not to exceed 48 hours. e. The business hours shall be limited to the hours between 7:30 a.m. and 6:00 p.m., Monday through Saturday. f. The site plan, including landscaping, signs, architecture, colors and materials for the new building shall be subject to Zoning Administrator approval. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 2 g. The existing driveway shall be relocated to the south side of the lot frontage and the street tree and tree well relocated to the north side. h. Identification of the proposed use shall not be allowed on the adjacent service station site. 3. Based on the findings in Section E (2) of this report, adopt a motion to approve the variance request, PCV-79-7, for a reduction in the required side yard setback from 25 feet to zero. C. DISCUSSION 1. Adjacent zoning and land use. North R-l* and C-T Single family dwelling and con~nercial South C-T Service station East C-T Commercial West R-1 Single family dwellings *The adjacent parcel to the north of the subject property is a wedge shaped lot which fronts on East Manor Drive. The parcel is split zoned with the rear (easterly) 60 feet zoned C-T and the remainder zoned R-1. Because of the shape of the lot, it does not have frontage on Broadway (see locator.) 2. Existing site characteristics. The subject property is a rectangular 50' x 150' paved vacant parcel, which has until recently been used as the site of a vehicle leasing operation approved by the Planning Commission on January 11, 1978 under the conditional use permit procedure (PCC-78-18). (See Exhibit A.) Prior to that conditional use permit the property was physically part of the adjoining service station to the south. The two parcels are under the same ownership. Aside from the asphalt paving, the only improvements on the site are a 6 foot concrete block wall along the north and west property lines and a vacant landscape planter area. Access to the site is provided by a 30 ft. wide driveway located near the north end of the parcel. Portions of the underground storage tanks for the service station encroach into the subject property. 3. Proposed use. The applicant proposes to construct a single story (12 ft. high) 2200 sq. ft. (25' x 88') concrete block building along the north property line for the purpose of operating a minor automobile and transmission repair facility. The building will set back 20 feet from the front property line, 42 feet from the west property line and approximately 25 feet from the south property line (see Exhibit B). The building will be divided into five service bays open to the south and an office. Four offstreet parking spaces are provided at the rear of the building with a fifth space located at the northwest corner of the service station site. According to the applicant the proposed use will be allowed identification on an existing free- standing sign located at the southeast corner of the service station site. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 3 D. ANALYSIS 1. The properties lying between East Manor Drive and Broadway are through lots and are split zoned. The split zoning has created an almost insoluble problem in the commercial development of these properties. The setbacks estab- lished between the commercial and residential zone are designed to provide adequate separation between uses. When properties are split zoned as in the case of the properties adjacent on the north, the shallow depth creates a problem. Usually the solution is to place the property in one zone, however, because the properties have been developed commercially on the Broadway frontage and residentially on the East Manor frontage, it is not practical to rezone the properties. To accommodate commercial development with a 60 ft. depth, it has been necessary to grant relief from the setback requirements of the code. 2. The subject property abuts what is essentially a rear lot line for the parcel to the north. The dwelling is located approximately 30 feet away from the lot line and the proposed commercial structure would be 12 feet in height. The separation between the buildings and the limited height of the commercial building will minimize any significant loss of light and air to the residential property. ~ith the orientation of the re~air bays to the south, the existing zoning wall will minimize the potential for any noise problems from the commercial operation. 3. The proposed use is located in the vicinity of other automotive uses on Broadway and should provide an opportunity for an expanded choice for patrons seeking this particular type of service. 4. While the staff is in favor of keeping freestanding signs to a minimum, the applicant's proposal to provide identification for the proposed use on the existing sign on the service station site is not permitted. Because the sign is on a separate parcel, any identification for the proposed use would constitute offsite signing which is defined as a billboard and is not allowed in the C-T zone. Should the applicant desire to retain the entire corner of "J" Street as one lot the service station would require upgrading to comply with city standards. 5. The applicant's site plan proposes using the existing driveway for ingress and egress. This driveway is offset from the building by an angle of nearly 45°. The staff had previously allowed the location of a planter near the driveway set at approximately a 30° angle when the site operated as a sales and truck rental. That use was viewed as temporary since no buildings were involved; however, the present application, involving the construction of a new commercial building, will necessitate the relocation of the driveway to align with the southerly access paralleling the building (see Exhibit C). The building should be moved forward 10 feet to allow all of the required parking to be accommodated onsite at the rear of the building. The Engineering Division has suggested that the relocated driveway and the northerly driveway of the service station site be combined into one driveway, thus eliminating the small gap between driveways. This would require a reciprocal access agreement, which is possible since both properties are under one ownship. Although the combined driveway would be desirable, the staff cannot require that this be accomplished. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 4 E. FINDINGS 1. Conditional use permit. a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed use is located in the vicinity of other automotive uses and will provide an expanded choice of service for residents of the community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The service bays of the proposed use will be oriented away from the residential use and the proposed structure is only one story high, and therefore should not be detrimental or injurious to adjoining properties. c. That the proposed use will comply with the regulations and conditions specified in the code for such use. The structure will be constructed in accordance with the Uniform Building Code and Municipal Code. d. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The proposed use is consistent with the General Plan designation of Commercial Thoroughfare for this area. 2. Variance. a. That a h~rdship peculiar to the property and not created by any act of the owner exists. Said hardship my include practical difficulties in developing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further a previous variance can never have set a precedent, for each case must be considered only on its individual merits. The subject property abuts a parcel which is split zoned, requ~ring different setbacks from each zone. Effective use of the property is precluded by the imposition of different setbacks on a small property. b. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors. Other properties in the immediate vicinity have been granted variances from the code in order to bring them into parity with similar properties in the same zone. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 5 c. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not materially impair the purposes of the code or the public interest. The granting of this request will enable the applicant to orient the proposed use away from the residential uses. d. That the authorizing of such variance will not adversely affect the general plan of the City or the adopted plan of any governmental agency. The General Plan is not affected by the granting of this request. I,% NOR' P~¢-l'g -~1 AUTO REI:'AI~ SHOP' IN THE C-T ZONE B REDUCTION SIDE SETBAC~ FROM ~5' ~XIS~. COMM~f~¢IAL "J" STREET d ~o' ~o' JEXHIBI~.A J IPCC-78 ~8 I ISALES ~ RENTALS O~ J J TRUC~S~ MOTOF~HO~.S J ~OMMEHCIA £ BL DS. "J" STREET o' 2o' 4o' I~XHIBIT B I ~ APPLICANT'S PROPOSAL 1PCC-79-21 E~ I IPCV-79-7 I m AUTO REPAIR SHOP IN raTHE C-TZONE 8, REDUCTI_O, Nm L.TO o. j ~XIST, ~OMMERCIAt B~DGo · 'b" STREET o' ~o' ,~~' IEXHIBI~' C I STAFF RECOMMENDATION I PCC-79-.:P..I I PCV-79 7 ! AUTO RF.PAIR J THE C-TZONF. 8 RF. DUCTI_O, NI [,TO O. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 6 2. PUBLIC HEARING: a. Conditional Use Permit PCC-79-22 - Request for §asoline sales in conjunction with retail sales, 895 Broadway - The Southland Corporation b. Variance PCV-79-8 - Request for reduction of rear setback from 10' to zero, 895 Broadway - The Southland Corporation ... A. BACKGROUND 1. The applicant has submitted an application for a conditional use permit to locate and operate a self service gasoline station at the northeast corner of Broadway and "L" Street in the C-T zone. In addition, a variance is requested on this 27,300 sq. ft. site for a reduction in the rear yard setback from 10 feet to zero in order to construct a single story (16 feet high), 4,800 sq. ft. commer- cial building (for a 7-Eleven and auto parts store) on the east property line adjacent to the alley. Since both requests are for the same site, they will be consolidated into one report with separate findings and recommendations. 2. An Initial Study, IS-80-1, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on July 12, 1979. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-80-1 and find that this project will have no significant environmental impact. 2. Based on the findings contained in section E.1 of this report, adopt a motion to approve the variance request, PCV-79-8, to reduce the rear yard setback from 10 feet to zero. 3. Based on the findings contained in section E.2 of this report, adopt a motion to deny the conditional use permit, PCC-79-22, to locate and operate a self service gas station at the northeast corner of Broadway and "L" Street. C. DISCUSSION 1. Adjacent zoning and land use: North C-T Commercial South C-T Service station East R-1 Alley (East Park Lane) and single family dwellings West C-T Service station 2. Existing site characteristics. The subject property is a level rectangular (156' x 175') 0.62 acre parcel located at the northeast corner of Broadway and "L" Street. The site is presently developed as a gasoline service station and has been unoccupied for some time. The property is also bounded on the east side by a 30 foot wide alley (East Park Lane). Access to the site is provided by four driveways, two on Broadway and the other two on "L" Street. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 7 3. Proposed development The applicant proposes to remove the existing structures on the site and construct a single story, 4800 sq. ft. (40' x 120') commercial structure on the east property line adjacent to the alley. The building will be divided into two equal 2400 sq. ft. (40' x 60') retail stores proposed for occupancy by an auto parts store and quick service food market. In addition, a self-service gasoline station is proposed on the westerly portion of the site, consisting of two pump islands (10 pumps) covered by a single canopy with a 6' x 15' attendant kiosk located under the canopy. The pump island closest to the street is located 20 feet from and parallel to Broadway. A total of 25 parking spaces are provided onsite. Eight spaces are proposed adjacent to the northerly property line and 14 spaces in front of the building. Access to the parking will be provided by three of the four existing driveways. The most easterly driveway on "L" Street will be removed and replaced with curb, gutter and sidewalk. The remaining three spaces are located at the north end of the building with access from the alley. (The trash enclosure is located in this same area.) The three spaces are not acceptable as depicted on the plan due to the location of a 6 ft. high wall required by the State Department of Aocoholic Beverage Control. 4. Architecture. The proposed architecture is of contemporary design utilizing a mansard style roof, stucco exterior and wood panels and trim. The mansard roof on the building will be only on the front elevation facing Broadway, whereas the roof will be carried onto all sides of the kiosk and pump island canopy. Air conditioning units are proposed atop the building which will be required to be architecturally screened. 5. Signing. A 4' x 12' facia sign on the mansard is proposed over the entrance to the auto parts store and the food market. The signs are incorporated into the mansard itself. The only other sign proposed is a 36 sq, ft. (6' x 6'), 7 foot high monument sign located within the landscape planter at the southwest corner of the property. The sign will identify the three uses on the site. D. ANALYSIS 1. Staff is concerned about the intensity of activity and the high traffic turnover that could occur with 10 gas pumps, a 7-Eleven store and an auto parts store on 27,000 sq. ft. The onsite circulation for the service station has a large potential for interferring with traffic patronizing the 7-Eleven and auto parts stores. If traffic should queue up for the gas pumps, circulation to the 7-Eleven and auto parts stores would be blocked. Similarly, 7-Eleven and auto parts store patrons backing out of parking stalls would tend to block automobiles trying to enter or exit the gas pump area. In severe cases, this blockage could result in cars backing up into Broadway and "L" Streets. In staff's judgment this amount of activity with the potential for cars backing into the street at this very busy intersection is unacceptable. City Planning Commission Agenda Items for Meeting of July 25, 1979 Page 8 2. Being rectangular and level, the site poses somewhat of a difficult question regarding the variance request to loca~the main structure adjacent to the alley. The zoning ordinance specifies a standard 25 ft. rear yard setback for commercial buildings abutting residential zones. The purpose of the ordinance is to insure that residential areas will enjoy adequate light and air when located adjacent to commercial developments. In this case the 30 ft. alley between the commercial and residential area essentially accomplishes the required separation. Without the alley the residential structure could be built within 10 feet of the rear property line and the commercial building within 25 feet, for a total separation of 35 feet. With the commercial building located at the edge of the alley, the closest adjoining single family dwelling will be 35 feet away. In addition, the commercial building located directly north of the subject property is existing with a zero setback from the alley. Any setback required from the alley would be detrimental to the site plan and would serve no useful purpose. E. FINDINGS 1, Variance. a. That a hardship peculiar to the property and not created by any act of the oWner exists. Said h~rdship may include practical difficulties in develop- ing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, feonily or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further, a previous variance can never ~ve set a precedent, for each case must be considered only on its individual merits. The purpose of the increased setback for C~T zones which are adjacent to residential zones is to provide for increased distances between potentially incompatible uses. In cases where a 30 ft. public alley separates the two zones, the prupose is fulfilled and the additional setback is superfluous. The hardship to the property owner if the variance is not granted would be the relinquishment of 3900 sq. ft. of building area when such is not required to fulfill the purpose of the zoning ordinance. b. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors. There are other commercial properties in the immediate vicinity which enjoy a zero setback on the alley. c. That the authorizing of such variance will not be of substantial detriment to a~'acent property, and will not m~terially impair the purposes of the zoning ordinance or the public interest. The adjoining residence is a minimum of 40 feet from the proposed structure and will not be adversely affected. d. That the authorizing of such variance will not adversely affect the general plan of the City or the adopted plan of any government agency. The General Plan is not affected by the approval of this variance. City Planning Commission Agenda Items for Meeting of July 25, 1979 page 9 2. Conditional Use Permit. a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. Three other service stations are in operation at the intersection of Broadway and "L" to serve motorists in this area. The fact that the service station formerly operating on this site went out of business is an indication that a fourth station at this intersection may not be necessary to serve the area. The congestion which the proposed self-service station would cause in combination with the other two uses would not contribute to the well being of the neighborhood or community. b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity. The provision of 10 gas pumps in addition to two retail sales uses on a 27,300 sq. ft. site represents a very high activity level at this busy intersection. The conflict in traffic movements between automobiles entering and exiting the site for gasoline service and those entering and exiting the other two retail sales uses could cause traffic to back up into "L" Street and Broadway creating undesirable congestion and hazard at this high volume intersection. c. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed structures will be required to comply with all regulations and conditions. d. That the granting of this conditional use will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The granting of this request does not affect the General Plan. NO~TH I00' GAS SALES 8 REAR SETBACK REDUCTION City Planning Commission Agenda Items for Meeting of July 25, 1979 Page l0 3. PUBLIC HEARING: PCA-79-13 - Consideration of amendment to Municipal Code to allow senior citizens' housi~ developments as conditional uses in certain residential and commercial zones 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 Adminis- trative' 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 enjo~ent, traffic circulation, environmental quality, or the 9eneral 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, public transportation, recreational and governmental services. This policy is predicated upon the growing need for senior housing and the recog- nition that the average population density of senior dwelling units is sub- stantially less than those occupied by families." 2. Prior to the adoption of the said omnibus 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 Municipal Code. This listing established the subject housing develop- ments 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: "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-l, 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." City Planning Commission Agenda Items for Meetin§ of July 25, 1979 Page ll 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. An Initial Study, IS-79-66, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on July 12, 1979. The Committee concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-79-66, and find that the subject project will have no significant environmental impact. 2. Approve the following addenda to the Municipal Code and recommend that the City Council enact such into ordinance: 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 densi, ty 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-l, 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 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 seniors only. City Planning Commission Agenda Items for Meeting of July 25, 1979 Pagel2 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 unclass- ified 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 substantial, remedy. These programs, however, entail considerable investment and a continuing 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 very high, the development's population density 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.