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HomeMy WebLinkAboutPlanning Comm Reports/1979/01/24To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff Report on Agenda Items for Planning Commission ~leeting of January 24, 1979 1. PUBLIC HEARING: Variance PCV-79-5 - Request for reduction of side yard setback from 25 feet to zero for construction of commercial structure at 366 Broadway in the C-T zone - June Jensen A. BACKGROUND 1. The applicant is requesting a reduction of the required side yard setback from 25 feet to zero in order to construct a commercial structure on the northerly property line of the Holiday Honda site at 366 Broadway in the C-T zone. 2. An Initial Study (IS-78-22) of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on August 31, 1978. The ERC concluded that there would be no significant environmental effects and recommended that the Planning Commission adopt the Negative Declaration. The Initial Study did not address the setback issue, since yard variances are exempt under the provisions ~ CEQA. B. RECOMMENDATION 1. Adopt the Negative Declaration on IS-78-22 noting that setback reductions are exempt from review under the provisions of CEQA. 2. Adopt a motion to deny PCV-79-5 C. DISCUSSION 1. Adjacent zoning and land use. North C-T* & R-3 Liquor store, Trailer Park with a single family dwelling used as an office South C-T Motel East C-T Commercial West R-3 Trailer Park *The depth of the C-T zone on the adjacent property to the north is 125 feet with the remaining portion zoned R-3. The subject site is 255 feet in depth and is zoned C-T. 2. Existing site characteristics The subject property is a 0.94 acre (200'x255') site developed with a single story commercial building on the south side of the property. The remainder of the site is used for parking except for the southwest corner which is used for open storage and the areas which are landscaped. The present land use is a motor- cycle sales and repair facility. The repair operation is located to the rear of the building. City Planning Commission Agenda Items for Meeting of January 24, 1979 page 2 3. Proposed development The applicant proposes to construct a combination one and two-story structure along the northerly property line. The building will be 50 feet wide and 160 feet long. The front 120 feet of the building is proposed as a 19' high single story structure. The rear 40 feet will consist of a 30' high two-story structure. The front portion of the building (6,000 sq. ft.) is planned for retail auto parts sales and the two-story portion of the building (2,000 sq. ft.) is to be used for warehouse storage. The proposed building will require 32 off- street parking spaces whereas the existing motorcycle sales operation requires 23 spaces for a total of 55 spaces. The plan shows 56 spaces which meets the requirements of the Code. D. ANALYSIS 1. Required setback In the C-T zone a 25 foot side yard setback is required adjacent to any R (residential) zoning district. The depth of the C-T zone on the adjoining property to the north is 125 feet with the remaining area to the west zoned R-3 thus requiring any buildings planned for the subject property to maintain a 25 foot setback where the property line abuts the residential district. The pro- posed building extends back 170' from Broadway placing the rear 45 feet adja- cent to the R-3 zone. 2. Adjacent development The adjoining property to the north is an "L" shaped parcel with 64 feet of frontage on Broadway and 264 feet on "G" Street. The first 80 feet of the frontage on Broadway is developed with a liquor store and the remaining area developed with a mobile home park. An older single family dwelling is located 125 feet from Broadway, functioning as both a residence and office for the park. There are two trailers located between the liquor store and the residential office within the C-T zone. 3. Zoning pattern The 125 foot depth of the C-T zone along this stretch of Broadway was established almost 30 years ago in 1949. Since that time the depth of the commercial zoning along Broadway has been increased whenever possible provided it did not adversely affect the adjoining residential areas. This is due in part to the fact that the 125' depth is totally inadequate for present day commercial developments with requirements for landscaping and off street parking. These requirements did not exist in 1949. Residential uses are permitted in the C-T zone subject to a conditional use permit and provided they are not located within 200 feet of the public right of way. This restriction was established to insure that a sufficient depth would be maintained for commercial development. Based partially upon these factors it is reasonable to assume that if the trailer park were ever abandoned, it is likely the City or this owner of the mobile home site could initiate rezoning to increase the commercial depth. The City Planning Commis_ n Agenda Items for Meeting of January 24, 1979 page 3 uncertainty of the future of residential land use in an area relatively close to Broadway, makes it difficult to justify actions which would cause alterations to commercial development, in order to preserve residential uses. The most objectionable aspect of the proposed development is the height (30 feet) and bulk(40 feet long) located just 5 feet from the adjoining residence - thus blocking off a considerable amount of sunlight and air. This would hold true even if the building were reduced to one-story (19 feet high). The remaining consideration is basically one of mass. The two-story structure would appear massive and if the proposed building is reduced in depth to 115 feet it will still cut off the light to the two trailers located behind the liquor store and will partially impact the residential office. E. CONCLUSION While the City may choose at some future date to extend the depth of commercial zoning on the adjoining property, the setback requirements established to insure light and air between commercial and residential areas is valid. The staff has been unable to find that any hardship exists on the subject property which would preclude the applicant from complying with the setback requirements and therefore have recommended a denial of the request. F. FINDINGS Approval of a variance request requires that the following affirmative findings be made: 1. That a hardship peculiar to the propert~ and not created ~ any act of the owner exists. Said hardship may include practical difficulties in developing the property for the needs of the owner consistent with the regula- tions of the zone; but in this context, personal, fami~ or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justi~ing a variance. Further, a previous variance can never have set a preceden~ for each case must be considered on~ on its individual merits. The applicant has not shown that a hardship exists since the building can be designed to conform to the setbacks. 2. That the authorizing of such variance will not be of su~tantial detriment to adjacent property, and will not material~ impair the purposes of this chapter or the public interest. The granting of this variance would substantially reduce the light and air now available to the adjoining residential area. ILOCATOR REDUCTION OF Sl~/SB~ F~MI 25 m o:--~6 I NORTH BROADWAY , I-'~zS:o BROADWAY City Planning Commission Agenda Items for Meeting of January 24, 1979 page 4 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract No. 79-3, Del Mar Villas, a one lot, 15 unit condominium at the northwest corner of Del Mar Avenue and "G" Street A. BACKGROUND 1. The applicant has submitted a tentative subdivision map for Del Mar Villas (Chula Vista Tract 79-3) for an approved 15 unit townhouse complex at the northwest corner of Del Mar Avenue and "G" Street and within the boundaries of the Town Centre Redevelopment. 2. The proposed project is exempt from environmental review as a class l(i). B. RECOMMENDATION Based upon the findings contained in Section D of this report adopt a motion recommending that the City Council approve the tentative subdivision map for Del Mar Villas, PCS-79-3, subject to the following conditions: 1. Streets: The developer shall remove and replace any portion of cracked and/or broken sidewalk along Del Mar Avenue and "G" Street. The driveway approach on "G" Street shall be 24 feet in width and the existing driveway on Del Mar Avenue shall be eliminated and replaced with curb, gutter and sidewalk. A sidewalk ramp shall be installed at the northwest corner of Del Mar Avenue and "G" Street. 2. Drainage: The developer shall be responsible for the construction of improved drainage facilities within the boundaries of the subdivision. Methods of handling drainage is subject to approval by the City Engineer. 3. Grading: Grading and landscaping plans shall be approved prior to approval of the final map. 4. Street trees: The developer shall plant trees along "G" Street and Del Mar Avenue, the number and species to be determined by the Director of Public Works. 5. Utilities: All utilities serving the proposed development shall be underground. 6. The developer shall comply with all applicable sections of the Chula Vista Municipal Code prior to approval of the final map. The final map shall be prepared in accordance with the Subdivision Manual of the City of Chula Vista. C. DISCUSSION 1. Existing site characteristics. The project site is a 22,200 sq. ft. parcel which topographically is charac- terized by a marked slope and pitch. The site is somewhat lower in elevation than the adjoining streets and a natural drainage channel traverses the westerly end. City Planning Commission page 5 Agenda Items for Meeting of Jan. 24, 1979 2. Proposed development. The applicant proposes to construct a three story, 15 unit townhouse condo- minium on the subject property. The lower level, which is below the elevation of the street, will consist of 15 two car garages assigned to the unit above. In addition to the garages, four onsite guest parking spaces are provided near the entrance. Access to the parking is provided by a single two-way driveway near the west end of the property along "G" Street. The proposed development and architecture were approved by the Town Centre Design Review Board on November 15, 1978 and the Redevelopment Agency on January 4, 1979. 3. Condominium ordinance. The proposed project meets the requirements of the recently adopted condominium ordinance (#1841). Each unit will have two balconies as well as a private patio. The garages are large enough to provide storage in excess of the ordinance requirements, although developments in the Town Centre are exempt from that requirement. Each unit will have its own water heater and the electric and gas service will be on separate meters. D. FINDINGS As required by Section 66473.5 of the State Map Act, the tentative subdivision map for Del Mar Villas is found to be consistent with the General Plan based on the following: l. The proposed project does not affect the following Elements of the General Plan: Land Use, Circulation, Seismic Safety~ Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. 2. Housing Element - The proposed project will broaden the economic base of home ownership which is one of the principal objectives of the Housing Element. AGENDA City Planning Commission Chula Vista, California Wednesday, January 24, 1979 - 7:00 p.m. Council Chamber, City Hall PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meeting of January 10, 1979 ORAL COMMUNICATIONS 1. PU~BLIC HEARING: Variance PCV-79-5 - Request for reduction of side yard setback from 25 feet to zero for construction of commercial structure at 366 Broadway in the C-T zone - June Jensen 2. PUBLIC HEARING: Tentative subdivision map for Chula Vista Tract No. 79-3, Del Mar Villas, a one lot, 15 unit condominium at the northwest corner of Del Mar Avenue and "G" Street ORAL COMMUNICATIONS DIRECTOR'S REPORT COMMISSION COMMENTS