HomeMy WebLinkAboutPlanning Comm Reports/1979/03/28 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, March 28, 1979 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meeting of February 28, 1979
ORAL COMMUNICATIONS
1. Consideration of request for vacation of road easement across a portion of
Lot H in South Bay Villas tract
2. PUBLIC HEARING: Environmental Impact Report EIR-79-7 on Bonita Center East
3. PUBLIC HEARING: Consideration of precise plan for construction of two storage
buildings at 787 Energy Way, Otay Industrial Park, in I-P
zone - James Jones
4. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista
Tract 79-06 for conversion of Casa Verde apartments,
295 "D" Street to condominiums
5. PUBLIC HEARING: PCZ-79-I - Consideration of rezoning mobile home park sites
at 677 and 731 "G" Street from R-3 to MHP - City initiated
6. PUBLIC HEARING: PCZ-79-H - Consideration of request for zone boundary adjustment
~rom R-1 to R-3, 233 Twin Oaks Avenue - Charlotte McBride
7. PUBLIC HEARING: PCZ-79-G - Consideration of change of zone for southwest
corner of Del Mar and "I" Street from R-3 to R-3-M - City
initiated
ORAL COMMUNICATIONS
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: D.J. Peterson, Director of Planning
Subject: Staff report on agenda items for Planning Commission
Meeting of March 28, 1979
1. Consideration of request for vacation of road easement across a portion of
Lot "H" of South BaS Villas per Map No. 8297
A. Background
1. At the time South Bay Villas Subdivision was being
processed, the adjacent future E1 Rancho del Rey, Unit 5
was not within the City limits.
2. A request was made to use a portion of Lot "H" for a
temporary street easement until the development of
E1 Rancho del Rey would complete the ultimate alignment
of Entrada Place.
3. East "J" Street and Entrada Place are now improved. The
Gersten Company now wants to construct homes on that
portion of Lot "H", which have now become Lots 341 and
342 of E1 Rancho del Rey, Unit No. 5.
B. Recommendation
Based on the original intentions when South Bay Villas was
processed and now that East "J" Street and Entrada Place
are fully improved, adopt a motion recommending that the
City Council approve the vacation of the subject street
easement subject to the condition that the landscaping and
irrigation system be completed on the open space lot (Lot "A")
adjacent to Entrada Place.
C. Analysis
1. Now that Entrada Place and "J" Street are complete, there
is no need to retain subject easement.
2. All utilities have been relocated into the ultimate
alignment of East "J" Street and Entrada Place, therefore,
have no objections to the vacation.
/LOT
/
AREA TO BE VACAT£B "
DRAWN BY [ T I T L [
L. M. ~ I PROPOSED EASEMENT VACATION
DATli2_22.78 SOUTH BAY VILLAS NO.I
City Planning Commission
Agenda Items for Meeting of March 28, 1979 page 2
2. PUBLIC HEARING: Environmental Impact Report EIR-79-7 on Bonita Center East
A. BACKGROUND
This draft EIR was prepared by PRC Toups Corporation under an agreement
with the applicant and the Environmental Review Committee. The City of Chula
Vista is the lead agency on this project with the County of San Diego and the
Local Agency Formation Commission functioning as responsible agencies. The draft
EIR was issued by the Environmental Review Committee on February 22, 1979.
The proposed project involves a General Plan Amendment from High Density
Residential (13-26 DU/acre) to Retail Commercial at the southeast corner of
Bonita Road and Otay Lakes Road. Subsequent discretionary acts would include
a change of prezoning, deannexation from County special districts, annexation to
the City of Chula Vista, and consideration of specific development proposals.
B. RECOMMENDATION
Open the public hearing and take testimony on the adequacy of the draft EIR.
It is anticipated that a response to written and verbal comments will have to be
prepared, therefore, the hearing should be closed and consideration of the final
EIR set for April 18, 1979 when the proposed General Plan Amendment will be
heard.
C. PROJECT DESCRIPTION
The proposed project involves 18.14 acres at the southeast corner of the inter-
section of Bonita Road and Otay Lakes Road. Three acres are proposed for use as a
retail commercial center; 15,000 sq. ft. of floor area would be divided into shops
for lease and about 5,000 sq. ft. would be used as a restaurant or financial building.
The residential development proposes about 151 dwelling units on the remaining
15.14 acres. The one and two story structure would consist of single family,
duplex, triplex and fourplex buildings. Each unit would have a private yard area
and a one or two car garage.
Implementation of the project would require about 50,000 cubic yards of onsite
cut and fill, plus an additional 50,000 cubic yards of imported fill material.
D. IMPACT ANALYSIS
1. Geology
A moderate sized ancient landslide is located on a northeast facing slope of
a hill located in the southeasterly portion of the site. Fill material from the
adjacent subdivision to the south rests on a portion of this landslide. As evidenced
from the preliminary grading study, it is proposed to develop portions of the land-
slide with several structures and retaining walls, and to grade a cut slope up to
40 feet in height. Stability analyses based upon these preliminary drawings indicates
the need for a buttress fill, stability canyon fill, and/or other remedial grading
which would stabilize the landslide against future deepseated failure.
In addition to the buttress fill or stability fill, it is recommended that all
landslide debris located beyond the limits of the buttress or stability fill be
City Planning Commission
Agenda Items for Meeting of March 28, 1979 page 3
removed to a minimum depth of l0 feet and recompacted. An alternative would be
to not develop or grade on or immediately adjacent to the landslide.
In any case, it is recommended that the final design of a buttress,
stability canyon fill and/or other remedial grading in the landslide area await
the review of more complete g~ading plans than are presently available. It should
be noted, however, that where ancient landslides have occurred there is an inherent
risk involved which may be impractical to completely eliminate.
2. Soils.
The soils on the site are characterized by erosion potential and expansiveness.
With the provision of adequate drainage facilities and rapid revegetation of graded
areas the problems of erosion and downstream siltation are manageable. Imported
soils should be selected for nonexpansiveness and used to replace or cap expansive
soils on site.
3. Land form.
Implementation of the project will require extensive land form alteration. The
lower elevations will be raised up to 5 feet to eliminate the possibility of
flooding and other areas would have cut slopes of up to 40 feet and fill slopes up
to 30 feet. This grading can be accomplished in a safe and stable manner but will
result in an unmitigable visual impact. Landscaping can reduce the severity of
this effect.
4. Acoustics.
The project will be subject to high levels of traffic noise from both Otay
Lakes Road and Bonita Road. The construction of a 5 ft. earth berm and/or 5 ft.
block wall will shield the project residents and compliance with noise insulation
requirements will insure an acceptable acoustical environment.
5. Land Use.
The project does not conform to the Sweetwater Community Plan designation of
residential development at two dwelling units per acre. The residential portion
of the project is in general compliance with the Chula Vista General Plan and the
applicant is requesting an amendment to the General Plan to permit the proposed
retail use.
6. Schools.
The secondary schools in the project area are currently operating above their
design capacity. It is estimated that the project will generate about 75 secondary
school students. The Sweetwater Union High School District has indicated that, with
the help of assessment fees, they would be able to accommodate the additional
students.
7. Traffic and Access.
The proposed project would generate about 4600 aberage daily vehicle trips;
llO0 from the residential portion and about 3500 from the commercial component.
City Planning Commission
Agenda Items for Meeting of March 28, 1979 page 4
The analysis in the EIR concludes that the additional traffic would not significantly
impact the current level of service provided by Otay Lakes Road, Bonita Road east
of Otay Lakes Road, or the intersection of Otay Lakes Road and Bonita Road. However,
Bonita Road west of Otay Lakes Road would experience a lowering in the level of
service from D to E (unstable flow, congestion, intolerable delay) during peak
hours. Because of general growth in the Sweetwater Valley this condition will
likely exist with or without the proposed project. The future extension of
East H Street and the widening of Telegraph Canyon Road will greatly relieve this
congestion on Bonita Road.
It should be noted that the access drive from the proposed retail center to
Otay Lakes Road should be moved to the south to align with the access drive to the
Bonita Center west of Otay Lakes Road.
E. COMMENTS ON THE DRAFT EIR
On )~rch 19, 1979 the Environmental Control Committee recommended that the
EIR be certified as being prepared in accordance with the law and expressed
various concerns about the project (comments attached).
Comments from the County of San Diego and LAFCO are anticipated but have not
been received at the time this staff report was prepared.
March 21, 1979
TO: Planning Commission
FROM: Environmental Control Commission
SUBJECT: EIR-79-7 (BOnita Center East)
This EIR meets CEQA guidlines.
The attached written comments, prepared by Commissioner John M~cevicz, were approved
by the ECC at their meeting of March 19, 1979.
In addition, the following concerns were expressed by the Commission:
(1) The General Plan needs reevaluated for this area (there is no buffer zone
near the other single family dwellings, which area in proximity to the project);
(2) Cut and fill, and the instability of the earth; and,
(3) Drainage problems.
DDR/av
WRITTEN COMMENTS PREPARED BY JOHN MACEVICZ (ATTACHED), IN ADDITION TO THE
THREE CONCERNS LISTED ABOVE, WERE APPROVED BY THE ENVIRONMENTAL CONTROL
COMMISSION MEETING HELD MONDAY, MARCH 19, 1979, BY THE FOLLOWING VOTE, TO-WIT:
AYES: Commissioners McCandliss, Donovan, Taylor and Hodson.
Noes: None.
Abstain: None.
Absent: Commissioners Iversen, Macevicz and Hernandez.
ATTEST: ~ ~/, Secretary
C~.City..~Boards an~ ~m~issio~
(March 21, 1979)
?ebru~ry 16, 1979
RECETV]. ~
q~o: Doug iteid,
Review Coor<tinator ~. (~ _.
;'rom: !.ii.C. member John [iacevicz
~U~ECT: Concern about ~.I.]. ?9-?
1. After reviewing the subject U.I.R., the
following areas are of great concern to me as
a member of the Environmental Committee:
1. 2.2 ~iite plan, number of units
2. ~.12 ~chool. , secondary
~.13 Open ~pace
4. 3.17.1.2 Access
5. 3.4.1 Drainage
6. 3.6.2 Noise
2. In view of the above I could not recommend
to the Committee that they approve this project.
' ~ .~L6,~Mk.John A.~ ~acevlcz ~1
j~j : meme
City Planning Commission
Agenda Items for Meeting of March 28, 1979 page 5
3. PUBLIC HEARING: Consideration of precise plan for construction of two storage
buildings at 787 Energ~ Wa~, Otay Industrial Park, in I-P
zone - James Jones
A. BACKGROUND
On March 20 the City Council adopted the guidelines for development in the
Otay Industrial Park as recommended by Planning Commission Resolution PCM-79-20,
adopted on February 28, and authorized the Zoning Administrator to approve
industrial developments in the Otay Industrial Park which involve no building
containing more than 5,000 square feet. Neither of the structures proposed on
this plan exceeds 5,000 square feet.
B. RECOMMENDATION
File the application witho'ut action. The staff will then proceed as authorized.
City Planning Commission
Agenda Items for Meeting of March 28, 1979 page 6
4. PUBLIC HEARING: Consideration of tentative subdivision map for Chula Vista
Tract 79-06 for conversion of Casa Verde apartments,
295 "D" Street to condominiums
A. BACKGROUND
1. On November 11, 1979 the City Council considered a tentative subdivision
map for the conversion of an existing 6 unit apartment building (Casa Verde)
located at 295 "D" Street in the R-3-G zone into a one lot condminium. The
tentative map had been filed prior to the adoption of the condominium ordinance
and did not meet the requirements of the ordinance. The City Council referred the
matter back to the Planning Commission in order that it could be compared with the
conditions specified in the condominium ordinance.
2. The applicant has since resubmitted the tentative subdivision map and has
taken steps to comply with the requirements of the Code relating to the conversion
of existing apartments into condominiums.
3. The project is exempt from environmental review as a class l(k) exemption.
B. RECOMMENDATION
Based on the findings contained in section D of this report, adopt a motion recom-
mending that the City Council approve the tentative subdivision map for Casa Verde,
Chula Vista Tract 79-06, subject to the following conditions:
1. The owner shall grant to the City an easement for street purposes at the
corner of Third Avenue and "D" Street for a property line return radius
of l0 feet.
2. The owner/subdivider shall construct a sidewalk ramp at the curb return of
Third Avenue and "D" Street prior to approval of the final map. An
engineering construction permit shall be obtained to construct the sidewalk
ramp.
3. The owner shall comply with all applicable sections of the Chula Vista
Municipal Code prior to approval of the final map.
4. The Building Department will not issue a certificate of occupancy until
the project conforms to the condominium ordinance requirements and the
carport construction is complete.
C. DISCUSSION
1. Existing Site Characteristics.
The subject property is a 90' x 150' (0.31 acre) parcel located at the north-
east corner of Third Avenue and "D" Street. The site is below "D" Street, dropping
in elevation from south to north. The two story apartments were built in 1970.
Each unit is a 3 bedroom, containing a 54 sq. ft. private patio or balcony. Parking
for ll cars is provided at the east end of the building with access from "D"Street.
City Planning Commission
Agenda Items for Meeting of March 28, 1979 page 7
2. R-3 and condominium regulations.
The applicant proposes to meet the storage and offstreet parking requirements
by slightly enlarging the parking lot, placing carports with storage areas over
six of the spaces, and screening the parking area from the street with a low
wall. Each carport will have 144 cubic feet of storage for each unit. The carport
storage, coupled with an expansion to 144 cubic feet of the storage area located
in each patio will result in a combined storage area per unit of 288 cubic feet,
32 cubic feet more than the 256 cubic feet required by Municipal Code. The applicant
has also reassigned the existing open space and balconies so that each unit will
have more private open space than required.
3. Ordinance requirement.
a. Each of the tenants of the proposed condominium project must be given
120 days written notice of the situation to convert prior to termination
of tenancy by registered or certified mail. Evidence of mailing the
notice shall be submitted to the Director of Public Works prior to
approval of the final map.
b. Each of the tenants of the proposed condominium project must be given
written notice of exclusive right to contract for the purchase of their
respective units by registered or certified mail. Evidence of the
mailing of said written notice shall be submitted to the Director of
Public Works prior to approval of the final map.
c. The owner shall plant street trees along Third Avenue within the subject
property. The species and number of trees shall be determined by the
Director of Public Works.
d. All utility service lines serving the proposal units shall be under-
grounded.
e. All monuments of the subdivision shall be in place prior to approval
of the final map.
f. The developer shall pay the Residential Construction Tax for condominiums
of $350 per unit plus $25 for each bedroom over one prior to recordation
of the final map. The total fee will be $2400.
g. The developer shall file a copy of the CC&R's naming the City as a party
to said declaration and authorize the City to enforce same.
D. FINDINGS
As required by Section 66473.5 of the State Map Act, the tentative subdivision
map for Casa Verde is found to be consistent with the Chula Vista General Plan based
on the following:
1. The conversion of apartments into a condominium does not affect the follow-
ing elements of the General Plan: Land Use, Circulation, Seismic Safety,
Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conserva-
tion, Parks & Recreation and Open Space.
2. Housing Element - While the conversion of apartment units into condominiums
will reduce the inventory of rental housing, it will also permit an expanded
choice of housing ownership.
\
~ ~ ~ c~oo~' ~ ~ ~
NORTH
I co~s~ou-
[ 295 D ST.
City Planning Commission page 8
Agenda Items for Meeting of March 28, 1979
5. PUBLIC HEARING: PCZ-79-I - Consideration of rezonin9 mobile home park sites
at 677 and 731 "G" Street from R-3 to MHP - Cit~v initiated
A. BACKGROUND
1. In November, 1978 the City Council established the MHP (Mobile Home Park)
zone to provide appropriate locations for mobile home parks and to insure that the
properties zoned MHP could not be used for other land uses unless the City Council
deems it desirable to rezone the land.
2. On March 20, 1979 the City Council accepted the Planning Commission's
recommendation and rezoned four mobile home parks to MHP as part of a City program
to recognize the existing mobile home parks and provide for review by the Planning
Commission and City Council prior to any redevelopment of the parks. In conjunction
with this program the mobile home parks located at 677 "G" Street and 731 "G" Street
are being proposed for rezoning to MHP.
3. The proposed zone changes are not considered "projects" under CEQA since
they will not result in any physical change and are, therefore, not subject to
environmental review.
B. RECOMMENDATION
Based on the findings contained in Section D of this report, adopt a motion
recommending that the City Council approve the change of zone for the following
mobile home parks:
1. Terry's Mobile Park, located at 677 "G" Street, from R-3 to MHP.
2. Cabrillo Mobile Lodge, located at 731 "G" Street, from R-3 to MHP.
C. DISCUSSION
1. The two mobile home parks under consideration are located within a large
block area bounded by "F" and "G" Streets and Broadway and the I-5 freeway. The
following is a brief description of each park:
Existing Year
Name and Location Acres Spaces Zoning Built Amenities
Terry's Mobile Park 15.84 192 R-3 lg61 & Recreation building,
677 "G" Street 1962 pool, shuffleboard court,
laundry facilities
Cabrillo Mobile Lodge 6.36 125 R-3 1959 Recreation building,
731 "G" Street pool, laundry facilities
2. Three other mobile home parks are located within the same block (F to G, west
of Broadway), however, they are not being considered at this time because each is
split zoned and will require a more indepth study by staff. These three parks will
City Planning Commission page 9
Agenda Items for Meeting of March 28, 1979
be considered at a later meeting. The two parks being considered for rezoning at
this time are similar in characteristics to four other parks recently rezoned by
the Council.
3. Terry's is the largest of the two parks and can accommodate the larger
double wide mobile homes while Cabrillo is significantly smaller and generally
is set up to accommodate the smaller, shorter, single wide mobile home. Each park
has a recreation building and other amenities and is well maintained. Their
stability is apparent with both parks having been in existence for 18 to 20 years,
providing a specific type of housing for this section of the community.
D. FINDINGS
1. Wherein the public necessity, convenience, general welfare and good zoning
practice require the change requested.
The establishment of the MHP zone on the subject mobile home park sites is
consistent with the existing land use that has been established for approxi-
mately 20 years. The zoning designation will insure stability of the use
and will provide some protection of an important housing resource.
2. Where such change is in substantial conformance with the General Plan
of the City of Chula Vista.
The General Plan designates the area as High Density Residential, 13-26 DU/acre.
The MHP zone does not specify a density; however, Terry's Mobile Park is
developed at 12 units/acre and the Cabrillo Mobile Lodge contains 19 units/acre.
WORKS '- ~ C~ '
CENTER
MFD ~ MF"D ~
SFD i MFD
vAc ~F~ ~O~L-E:
SFD
...... MOBILE"
HOME PARK ' '
PROPOS!
STRFFI
MF'D MFD
~ ..... RO'-'SEVEL
R[ZONE $77 8~ 731
City Planning Commission page 10
Agenda Items for Meeting of March 28, 1979
6. PUBLIC HEARING: PCZ-79-H - Consideration of request for zone boundary
adjustment from R-1 to R-3, 233 Twin Oaks Avenue - Charlotte
McBride
A. BACKGROUND
1. This item involves a request to rezone the westerly 32½ feet of the property
located at 232 Second Avenue from R-1 to R-3. The request represents an adjustment
of the zone boundary to coincide with a proposed lot line adjustment between the
properties located at 233 Twin Oaks Avenue and 232 Second Avenue. The depth of
the parcel on Twin Oaks Avenue would be increased from 100 feet to 132.5 feet and
the lot area increased from 5,000 sq. ft. to 6,625 sq. ft. The lot on Second
Avenue would become identical in both size and area. (See exhibit A)
2. The project is categorically exempt from environmental review as a class 3(b)
exemption.
B. RECOMMENDATION
Based on the findings contained in Section "E" of this report, adopt a motion
recommending that the City Council approve the change of zone from R-1 to R-3
subject to the condition that the lot at 232 Second Avenue contain a minimum of
7,000 sq. ft. (50' x 140') by shifting the zone boundary line easterly 25 feet
instead of 32½ feet. (See exhibit B)
C. DISCUSSION
1. Existing site characteristics.
The rezoning request involves two back to back level parcels, each developed
with a single family dwelling. The westerly lot, located in the R-3 zone, measures
50' x 100' (5,000 sq. ft.) and under the present provisions of the Municipal Code
would be allowed one additional unit on the property. The easterly lot, in the
R-1 zone, measures 50' x 165' and contains 8,250 sq. ft. An existing accessory
building straddles the property line between the two lots.
2. Proposed lot line adjustment.
The two property owners propose to adjust the property line between the two
parcels by shifting the line 32½ feet to the east, thus creating two identical
lots, each measuring 50' x 132~' with a lot area of 6,625 sq. ft. The lot on
Twin Oaks Avenue would be of sufficient size to allow for the construction of
two additional units.
D. ANALYSIS
1. The staff concurs in principle with the proposed lot line adjustment,
since the increase in lot area of the R-3 lot would provide greater flexibility
in site development and more open space. The R-1 lot is presently developed and
the reduction in lot area would not affect its livability since it is a level lot
with ample rear yard area; however, the proposed lot line adjustment would result
in creating a lot with less than the minimum lot area of 7,000 sq. ft. in the
R-1 zone. This reduction can be accomplished only through the variance procedure
which requires that a hardship be demonstrated or that property rights are being
denied, neither of which applies to the subject property.
City Planning Commission page ll
Agenda Items for Meeting of March 28, 1979
2. The staff recommends that the lot line be shifted easterly 25 feet instead
of the requested 32~ feet. This will result in the R-1 lot measuring 50' x 140'
and containing 7,000 sq. ft. The R-3 lot would be increased in size from 5,000
sq. ft. to 6,250 sq. ft., which would allow for a maximum of three dwelling units
on the site.
E. FINDINGS
1. Wherein the public necessity, convenience, general welfare and good
zoning practice require the c~ange requested.
The proposed lot line adjustment would increase the area of the R-3 lot,
thereby providing greater flexibility in site developmant and open space.
The zone boundary should correspond with the proposed property line in order
that the property on Twin Oaks Avenue not be split zoned.
2. Where such c~nge is in substantial conformance with the General Plan of
the City of Chula Vista.
Adjusting the zone boundary 25 feet to the east will not affect the General
Plan. The R-1 lot will still have a minimum of 7,000 sq. ft.
REZONING PLOT PLAN
SCALE 1 IN. = 50 FT.
LEGAL DESCRIPTION: EXISTING ZONING:
PORTION OF LOT 5 IN' PARCEL 4 = R-3
QUARTER SECTION 137 PARCEL 3 = R-1
HAP NO. 505. HAP OF
,~ CHULA VISTA. . AREA
,. ,,~ PARCEL 4 = 6~625 SQ. FT..
- - PARCEL 3 = 6,625 SQ. FT.
"E" ~ ~ ST'PEET "PROJECT
77~ L~NS~L[y WAY SITE"
DAYIDSDN~
~ STREET
"H" STREET
ViCINiTY ~P ~
NO SCALE = ~
% ~ N71 oO0,O0,,E ~ /_~/' 265.00'~
~/ 1~2 50' ~ --~-~ 132 ~'
~ EXl ST GARAGE
~ ~ f ~ I ~x i ~~ IEXISTINGI EXIST. DRIVEWAY ~ =
~ IEXIST. I F.~=~ -- ' mST. L
~ ~ 18LOG' IPA~4 ~{~ PARC~ 3 IBLDG. /~,
APPLICANT'S
PROPOSAL i £XHIBIT ^
I PCZ-'/~-H
[ REZONE .OZ AC. FROM
I R-I TO R-5-- Z33 TWIN
J OAKS
EXIS?'II~G ZONEBOUNDARY~
PROPOSED ZO~IE BOUNDARY
J
~ ~ ~ooo~.n~
~ ' ~ ~4o.oo'
~_ 1~5.~' _~ ~
o' as' , 5o' JEXHIBIT B
'~ IPCZ-79-H
m~zo.~ .o~ Ac.
STAFFPROPOSAL IR-I TO R-3--233 TWIN
J OAKS
City Planning Commission page 12
Agenda Items for Meeting of March 28, 1979
7. PUBLIC HEARING: PCZ-79-G - Consideration of change of zone for southwest
corner of Del Mar and "I" Street from R-3 to R-3-M -
C~!~_.j~j~j a te~
A. BACKGROUND
1. On February 6, 1979 the City Council granted an appeal for a variance filed
by Firstwest Devco reducing the front and exterior sideyard setbacks for a
15,822 sq. ft. parcel located at the southwest corner of Del Mar Avenue and "I"
Street in the R-3 zone based on the condition that a maximum of 8 units be allowed
on the property. This condition restricted the density of the project from that
allowed by the R-3 zone (32 units per acre) to the approximate density of the
R-3-M zone (21 units per acre). The City Council also directed that the other
properties on the south side of "I" Street between Third and Del Mar Avenues,
presently zoned R-3 be considered for rezoning to the same density. In accordance
with Council directive, the staff has initiated the rezoning of those properties
on the south side of "I,' Street between Del Mar and Third Avenue from R-3 to R-3-M
(see Exhibit "A").
2. An Initial Study, IS-79-47, of possible adverse environmental impacts of the
project was considered by the Environmental Review Coordinator on March 14, 1979.
It was concluded that there would be no significant environmental effects and a
Negative Declaration was issued.
B. RECOMMENDATION
1. Adopt the Negative Declaration on IS-79-47 and find that this
project will have no significant environmental impact.
2. Based on the findings contained in Section E of this report, adopt a motion
recommending that the City Council (1) enact an ordinance rezoning the properties
as shown on attached Exhibit "A" from R-3 to R-3-M; (2) enact an ordinance amending
the Building Line Map to require a 25 foot setback along the south side of "I"
Street for two story development and a 15 foot setback for one story developments
as shown on attached Exhibit "A".
C. DISCUSSION
1. Adjacent zoning and land use:
North R-1 Single family dwellings
South R-l-15 Single family dwellings
East R-1 Single family dwellings
West C-O Market
2. Zoning history.
The properties on both sides of "I" Street between Second and Third Avenues
were zoned R-3 in 1949 as part of the City of Chula Vista's first comprehensive
zoning plan. In early 1970 the City began a series of rezonings to bring the zones
into a state of consistency with the new zoning classifications established by the
Zoning Ordinance which was adopted in 1969. At that time the residentially zoned
properties on the north side of "I" Street east of Third Avenue were rezoned from
R-3 to R-1 on the basis of their small size and pre-existing development with
detached single family homes, which made multi-family development difficult.
page 13
City Planning Commission
Agenda Items for Meeting of March 28, 1979
The four lots on the south side of "I" Street, west of Del Mar Avenue, were
allowed to remain in the R-3 zone because of their larger lot sizes and because
the most westerly lot was developed with an 8 unit apartment complex. The three
remaining lots were developed with single family dwellings. The center lot has
since been granted a conditional use permit and converted into a day care nursery.
2. Setbacks.
The majority of the setbacks in the immediate vicinity are regulated by the
Building Line Map which takes precedence over the regulations of the Zoning
Ordinance. The 25 foot setback along the south side of "I" Street was established
in 1949 at the time the Building Line Map was adopted. The 20 foot setback along
the north side of "I" Street between Third and Del ~r Avenues was also established
in 1949. The 50 foot setback on both sides of Del Mar Avenue south of "I" Street
was increased in 1956 from 30 feet. The 15 foot setback enjoyed by the apartments
on "I" Street was established in 1969 when the zoning was changed from C-1 to R-3.
(The property was zoned R-3 in 1949 and changed to C-1 in 1956.) The recent
action of the City Council granting the appeal for a variance on the corner
property established a 15 foot setback for single story structures and a 25 foot
setback for two story structures on both streets for that corner lot.
D. ANALYSIS
1. The following is a brief analysis of the four lots under consideration in
this request:
Existing Possible development assuming 2 bedroom units
Address Land Use Lot Area R-3 Density R-3-M Density Difference
276 "I" St. 8 unit apt. 14,580 sq.ft. 9 units 6 units -3
268 "I" St. Single family 12,640 sq.ft. 8 units 5 units -3
264 "I" St. Day care nurs. 8,214 sq.ft. 4 units 3 units -1
256 "I" St. Single family 15,847 sq.ft. 11 units 8 units* -3
*Number of units approved by City Council
2. The proposed rezoning would not result in any significant reduction of units
since 276 "I" Street is already developed as an apartment complex and 256 "I" Street
was limited in density by the City Council's approval of a zone variance. The
change in setback recommended by the staff (15 ft. for single story buildings and
25 ft. for two story) will make future development of the center lots more compat-
ible with the adjoining single family areas. The change in the setback would also
provide some flexibility with respect to building locations and open space areas.
The overall effect should be a general upgrading of the area while still providing
an opportunity to redevelop the properties for multi-family use.
E. FINDINGS
1. Wherein the public necessity, convenience, general welfare and good
zoning practice require the change reauested.
The reduction in density will result in development more consistent and
compatible with the adjacent single family neighborhood. The change in
setback will provide flexibility in the development of the individual properties.
page 14
City Planning Commission
Agenda Items for Meeting of March 28, 1979
2. where such change is in substantial conformance with the C~neral Plan
of the City of Chula Vista.
The density of the R-3-M zone is approximately 21 units per acre which is in
keeping with the General Plan designation for this area of High Density Residential,
13-27 dwelling units per acre.
NEGATIVE DECLARATION
PROJECT TITLE: Zone Change PCZ-~9-G
Project Location: 256-276 "I" Street
Project Proponent: City of Chula Vista
CASE NO. IS-79-47 DATE: March 13, ]979
A. Project Settin~
The ~roposed project includes 1.15 acres of property located at 256 through
276 "I" Street (southwest quadrant of Del Mar Avenue and "I" Street). Four
separate parcels are involved which are currently developed with two single
family dwellings, a children's day care nursery and an 8 unit apartment
building. Adjacent uses consist of single family dwellings to the north,
east and south, and a convenience grocery store to the west.
The area has been developed for many years and is. void of any significant
natural vegetation, although much decorative plant material is present. There
are no known geologic hazards within the vicinity, nor are any adverse soil
conditions known to exist.
B. Project Description
The proposed project entails 6ezoning 1.15 acres of R-3 property to R-3-M and
amendment of the building.line map to reduce the front yard setback from 25
feet to 15 feet, in accordance with an approved variance and associated
conditions.
C. Compatibility with Zonin9 and Plans
The subject 9roposal will reduce the net density of the subject property from
~2 DU/acre to 21 DU/acre. The reduction in allowed density will result in
development more consistent with adjacent single family dwellings. The reduc-
tion in setback will provide flexibility in siting structures on limited size
lots which should pemit greater compatibility with neighboring uses.
Allowed density within the R-3-M zone is approximately 21 DU/acre, which is in
conformance with the High Density Residential designation of the General Plan.
D. Findings of Insignificant Impact
1. The site is generally void of any significant vegetation and there are not
any geologic hazards or adverse soils conditions in the vicinity of the project.
2. The project is in conformance with the land use element of the General Plan
and is not anticipated to achieve short term to the disadvantage of long term
environmental goals.'
3. No impacts are anticipated to occur which could interact to create a cumulative
effect on the environment.
4. The proposed rezoning will reduce allowed density which will result in
a reduction of related services and demands. Reduction in front setbacks
will provide flexibility in development plans which will encourage compat-
ibility with neighboring use.
Consultation
1. Individuals and organizations
City of Chula Vista - Norman Williams
Assistant Director of Planning
Bill Ullrich
Associate Engineer
Peggy Donovan
Environmental Control Commissioner
Armando Liuag
Associate Planner
2. Documents
IS-79-26 "I" Street and Del Mar Avenue Condominiums
PCA-79-G "I" Street and Del Mar Avenue Variance
The Initial Study Application and evaluation forms documenting the
findings of no significant impact are on file and available for public
review at the Chula Vista Planning Dept., 276 4th Ave., Chula Vista, CA.
EN 3 (rev. 5/77)