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HomeMy WebLinkAboutPlanning Comm Reports/1981/04/08 AGENDA City Planning Commission Chula Vista, California Wednesday, April 8, 1981 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF ~IINUTES - Meeting of March 25, 1981 ORAL COMMUNICATIONS 1. Consideration of request for extension of time on conditional use permit PCC-80-15 for Snug Harbor condominiums, 325-345 "K" Street 2. PUBLIC HEARING: PCA-81-5, Zoning text amendment to allow the placement of mobile homes on R-1 lots DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Report on agenda items for Planning Commission Meeting of April 8, 1981 1. Consideration of request for extension of time on conditional use permit PCC-80-15 for Snu? Harbor condominiums, 325-345 "K" Street A. BACKGROUND In April 1980, the Planning Commission conditionally approved a conditional use permit, PCC-80-15, allowing the construction of a 20 unit townhouse apartment/ condominium project on a 1.36 acre panhandle parcel located on the north side of "K" Street, 375 feet west of Third Avenue, in the C-O and C-C zones. The permit is due to expire and the applicant is requesting a one year extension. B. RECOMMENDATION Adopt a motion approving a one year extension of PCC-80-15; the permit will then expire on April 23, 1982. C. DISCUSSION 1. The applicant has indicated that during the past year economic conditions have been unfavorable for development, but it is still his intention to proceed with the project as originally approved. 2. There have been no significant changes in the immediate vicinity or changes in philosophy toward this type of development which would affect the original findings of approval. It is therefore appropriate to approve the request for a one year extension. A copy of the April 23, 1980 staff report on this item is enclosed for the Planning Commission's information. City Planning Commission Page 22 Agenda Items for Meeting of April 23, 1980 4. PUBLIC HEARING: Request for conditional use permit PCC-80-15 to construct 20 apartment units at 325-345 "K" Street in C-C and C-O zone, Snu~ Harbor Condos A. BACKGROUND 1. The applicant is seeking approval of a conditional use permit in order to construct a 20 unit townhouse apartment/condominium project on a 1.36 acre panhandle parcel located on the north side of "K" Street, 375 feet west of Third Avenue in the C-O and C-C zones. 2. An Initial Study, IS-80-54, of possible adverse environmental impacts of the project was conducted by the Environmental Review Committee on April 3, 1980. 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-80-54 and find that this project will have no significant environmental impact. 2. Based upon the findings contained in Section "E" of this report, adopt a motion to approve the request, PCC-80-15, subject to the following conditions: a. The proposed project shall be subject to review and approval by the Design Review Committee prior to the issuance of any building permits. b. The access driveway alignment shall be straightened. c. At least two on-site hydrants shall be required; the location and actual number to be determined by the Fire Marshal. d. A soils report shall be prepared and all recommendations incorporated into the project. 3. It is also recommended that the Planning Commission instruct the staff to conduct a study of the area to determine whether an amendment to the General Plan and rezoning would be appropriate. C. DISCUSSION 1. Adjacent zoning and land use. North R-3 Apartments South C-O and C-C Transfer Company and welding facility East R-3 and C-C Apartments and equipment rental West R-3 and C-O Apartments and office building City Planning Commission Page 23 Agenda Items for Meeting of April 23, 1980 2. Existing site characteristics. The project site is a proposed panhandle lot with 43 feet of frontage on the north side of "K" Street. The site is actually comprised of four parcels, two of which are landlocked (ref. locator map). The most easterly parcel measures 43' x 290' (12,470 sq.ft.) and is developed with a single family dwelling located in the extreme northeast corner of the property. This lot also serves as access to an adjoining landlocked parcel measuring 97' x 170' (16,490 sq.ft.) which is also developed with a single family dwelling located at the north end of the lot. This site is partially used as open storage for the nearby transfer and storage company. The next parcel to the west is also vacant and landlocked measuring 63' x 170', (10,719 sq.ft.) and is being used as open storage by the same transfer company. The westerly 117' x 170' (19,890 sq.ft.! of the project site is presently encompassed by a large warehouse serving the T & D Transfer Company fronting on "K" Street. This 117' x 170' area will be split from the commercial parcel fronting on "K" Street and used in conjunction with the proposed apartment/condominium project. 3. Proposed development. a. The applicant proposes to remove the existing warehouse and two single family dwellings and develop the site into a combination 20 unit apartment/condominium project consisting of 4 two-story structures. Three of the structures, with a total of 16 units, will be two bedroom townhouse units, each with a single car garage and a carport. The fourth structure will have 3 two-bedroom rental units and a four car garage at the ground floor level and the entire second floor devoted to a single unit to be owner occupied and consisting of two bedrooms, sewing room and a den. The four car garage is designed for the upper unit. In addition, 14 open parking spaces are proposed bringing the total parking provided on-site to 50 spaces or a ratio of 2½:1. b. The buildings will be of contemporary Spanish architecture with mission tile roofs and stucco exterior accented with wood trim, wrought iron railings and the use of arches and off sets. Each unit will have a private patio and/or balcony which exceeds the requirements of the code. In addition each unit will have 200 cu.ft. of storage in the garage and the rental units will have adjacent storage provided in the patio areas. The density of the project is approximately 14 units per acre or I unit per 2,980 sq.ft. The maximum number of residential units allowed by a conditional use pemit in the C-C or C-O zone is 32 units per acre. D. ANALYSIS 1. While this report has covered the proposed development with respect to density, architecture and other regulations, the primary question to be resolved by the Planning Commission is whether or not a residential land use is appropriate in this location. City Planning Commission Page 24 Agenda Items for Meeting of April 23, 1980 2. The subject property lies in an area which has a rather long history of zoning activity with much of the area along "K" Street between 4th Avenue and 3rd Avenue zoned for industrial use at one time in the past. Various rezoning actions have taken place over the years replacing industrial zoning with either multiple family or limited commercial designations (C-O or C-C). Unfortunately, many times rezoning an area does not in itself alter the existing land use, thus several non-conforming industrial uses are still active today. The land uses adjacent to the subject property (on 3 sides) are residential. The appropriateness of developing the subject property for residential purposes is predicated on several questions: a. Is the site of sufficient size to create a good living environment from within? b. Can the adjoining adverse land uses, the welding supply company and equipment rental yard, be adequately screened so as to minimize impacts? c. Do the remaining lots along "K" Street have sufficient size and depth to redevelop in the future for either multi-family or compatible commercial use? In the opinion of the staff the answer to each of these questions in this case is yes, which makes the proposed land use appropriate. 3. Because of the sensitive nature of developing residentially in the rear of adverse commercial activities with minimum street frontage and exposure, the staff is of the opinion that the architectural and site plan review should be forwarded to the Design Review Committee for approval. 4. With the trend for more residential development in this area of "K" Street, which is zoned commercial, the staff urges the Planning Commission to request that the staff conduct a zoning study on "K" Street between 4th and 3rd Avenue to determine an appropriate long range zoning pattern. E. FINDINGS 1. That the proposed use at the partioulco~ location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neigh ~rhood or the community. Two of the parcels are landlocked and are not desirable for commercial use unless combined with other properties fronting on the street. Extension of commercial use in this area would adversely affect the existing residential development located on three sides of the property. Residential development represents a more appropriate land use for the site. 2. That suoh ~e will not, under the circu~r~tances of the particular cc~e, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injuriou~ to property or improvements in the vicinity. City Planning Commission Page 25 Agenda Items for Meeting of April 23, 1980 The proposed use is in keeping with the adjoining land uses on three sides. Adequate screening from the adjacent non-conforming uses can be incorporated into the plan. The development will not disrupt the continuity of the commercially zoned properties fronting on the street. 3. That the proposed use will oomph with the regulations and conditions specified in the code for such use. The project will be subject to site plan and architectural approval and a tentative subdivision map will be required for the condominiums. 4. ~at the grantin~ of this conditional use will not adverse~ affect the general plan of the cit.'or the adopted plan of a~j governmental agency. The General Plan will not be affected by the granting of this use since there are still commercial properties fronting on the street in accordance with the General Plan designation for this area. ! ,I I I I · "d u ST. I I ' ~' , ._.~ "r i Io . , POST OFFICE ~R( ~d~ ~' - ~ c~E.s - -  MFD VAC I~ ~ -- ~ --~ -' N~ "K" ~ ~T. ~ I~ I IFA~ SFD ~ MFD MFD ~ I~ ~ I ~ LO~TOR ~ / Pcs-~o-,5 /PE~IT TO CONS~UCT ~ ~T~ ~0~0~1~ ~IT8 City Planning Commission Page 2 Agenda Items for Meeting of April 8, 1981 2. PUBLIC HEARING: PCA-81-5 - Zoning text amendment to allow the placement of mobile homes on R-1 lots A. BACKGROUND 1. In 1980 the State Legislature passed into law a bill which precludes a city or county from prohibiting the installation of mobile homes in single family residential zones. This new law, which will take effect on July 1, 1981, provides that mobile homes constructed since 1974 may be installed on permanent foundations on lots zoned for single family residences. Staff is therefore proposing specific amendments to the Municipal Code to meet the State mandated provision for mobile homes on single family zoned lots. 2. The proposed project is exempt from environmental review as a class 3(a) exemption. B. RECOMMENDATION Adopt a motion recommending that the City Council enact an ordinance amending various sections of the Code to allow for mobile homes on single family lots and making certain other changes as shown on attached Exhibit "A". C. DISCUSSION 1. State Statute (SB 1960). Briefly, the new statute prevents local jurisdictions from prohibiting the installation of newer mobile homes on a permanent foundation on lots or parcels zoned for single family development. However, the local jurisdiction is not obligated to permit mobile homes in all of the zones which permit conventional single family homes. Development standards applicable to conventional homes are also applicable to mobile homes. Architectural standards which may be applied are limited to roof overhangs, roofing and siding materials and the regulations must also be applicable to conventional homes. The MHP zone (Exclusive Mobile Home Park) is not affected by the new legislation. 2. Proposed revisions. a. The statute specifically refers to the newer type of mobile home which have been constructed to meet Federal standards. If the mobile home does not meet these standards, it cannot be placed on a permanent foundation. b. The proposed revision allows mobile homes in the following zones: 1) A-Agricultural; 2) R-1 Single Family Residential; and, 3) P-C Planned Community (areas designated for single family detached dwellings). The zones which now permit single family dwellings but which are not recommended for modification to allow mobile homes are the R-E (Residential Estates), R-2 and R-3 Zones. It was concluded that the housing types normally associated with those three zones are quite dissimilar to modern mobile homes. Staff is not recommending specific City Planning Commission Page 3 Agenda Items for Meeting of April 8, 1981 standards for roof overhangs, roofing and siding materials for two reasons: 1) Such standards would also have to be applicable to conventional construction and would pose an undue constraint on architectural treatment. 2) It is not expected that there will be a large market for mobile homes on single family lots because of the limited availability of lots, the financing of mobile homes (20% down and a 20 year mortgage) versus conventional housing and, private Covenants, Conditions and Restrictions within established subdivisions which frequently preclude mobile home installation on a lot. c. The revisions also make miscellaneous changes to Section 19.04.298 of the Zoning Ordinance, bringing that section up to date. Exhibit "A" Proposed Zoning Text Amendment PCA-81-5 - Mobile homes on single family lots 1. Amend Section 19.04.296 to read as follows: 19.04.296 Trailer camp, trailer park or mobile home park. "Trailer camp, trailer park or mobile home park" means any lot Dr part thereof, or any parcel of land which is used or offered as a location for one two or more camp trailers or mobile homes occupied as a residence. 2. Amend Section 19.04.298 to read as follows: 19.04.298 Trailers. "Trailers,"<-including camp car camping trailer, motor home, camper, cargo trailer, travel trailer, mobile home and commercial coach,-, have the following meanings: A. "Camping trailer" means a vehicular portable unit, mounted on wheels and constructed with collapsible partial side walls which fold for towinQ by another vehicle and unfold at a camp site to provide temporary livin9 quarters. B. "Motor home" means a vehicular unit built on or per~nently attached to a self-propelled motor vehicle chassis, chassis cab or van~ which bec~es an integral part of the completed vehicle, primarily designed to provide temporars livin9 quarters. C. "Camper (slide in)" means a portaDle ~ unit, designed to be transported ~ a meter v~ consistin9 of a roof, floor and sides designed to be loaded onto and unloaded from the bed of a pickUp truck, constructed to provide tem- porary livin~ quarters. D. "Cargo Trailer" means a vehicle designed to be drawn by a motor vehicle for the purpose of transporting cargo, including a boat or livestock. E. "Travel Trailer" means a vehicular portable unit mounted on wheels of such a size or weight as not to require special highway movement permits when drawn by a motorized vehicle and primarils designed and constructed to provide tem- porary living quarters. F. "Mobile home" means a ........ o ........... a ................... ~ ................ A ~ .... ~* -~..~...~ ' ..~-~*~ .... ~---" -*~ ..... '-'- Fur' ~ewage disposal. structure transportable in one or more sections ~esigned and equipped t~ contain not more than two dwellin9 units and shall not include a recrea- tional vehicle, co~ercial coach or factorS built housing. G. "Co~ercial coach" means a vehicle, with or without motive power, designed and equipped for human occupancy for industrial, professional or commercial purposes and shall not include mobile homes. Such coaches shall bear the State Division of Housing's insignia of approval as a co~ercial coach. Exhibit "A", page 2 3. Amend Chapter 19.20 A - Agricultural Zone as follows: Section 19.20.020 Permitted uses. (Revise by adding a new paragraph D to read as follows.) D. A mobile home on any lot subject to the provisions of Section 19 58 330 4. Amend Chapter 19.24 R-1 - Single Family Residence Zone as follows: Section 19.24.020 Permitted uses. (Revise by adding a new paragraph B to read as follows:) B. A mobile home on any. lot subject to the provisions of Section 19.58.330. 5. Amend Section 19.58.330 to read as follows: 19.58.330 Trailers, Commercial Coaches, Mobile Homes. A. It is unlawful to use a ¢~-a-i-~campin~ trailer, motor home, camper, or travel trailer for living or sleeping purposes except when parked wi'thin a licensed recreation vehicle park or mobile home park, as provided elsewhere in this title, or when used on a temporary basis not to exceed a period of seven days by guests or visitors of residents of the city and said ~m~ vehicle is parked upon the property of the resident. B. It is unlawful to use a trailer, excluding commercial coach units, as a business office in any zone, except that a general contractor and/or property owner or lessee may obtain a temporary permit for the parking of one or more mobile homes ~--¢,~p-~q~motor homes, campers or travel trailers for watch- men, supervisory or other special personnel, or for use as a temporary office at or immediately adjoining a major construction site upon commencement of such construction. Any such permit shall be issued only by the Director of Building and Housing of the city after an application, in writing, is submitted by the general contractor specifying: 1 The number cf ~ ~ ...... ~/^~ ........................ c~m; c:r~ and type of such vehicles; 2. The reasons their presence is necessary at the site at times other than normal work hours; 3. The period for which permit is sought; 4. Mobi!c hsm~s The vehicles for which a permit was issued shall be removed from the premises ten days after final inspection. Exhibit "A", page 3 C. Commercial coach units may be utilized for a maximum of twenty-five percent of the total industrial and/or commercial floor area available to a particular use provided that: 1. If visible from a public street or from adjoining properties, the coach units shall be made architecturally compatible with, and complimentary to, the balance of the structures on the same and adjacent sites. D. Commercial coach units may be utilized as temporary building space in con- junction with public or quasi-public uses located in residential zones, and in conjunction with public, quasi-public, and private uses, such as banks, insurance offices, savings and loan institutions, public utility offices, and similar public-service-based uses in commercial and industrial zones, provided that a conditional use permit is procured for each commercial coach so utilized. All conditional use permits granted for the utilization of commercial coaches as temporary building space shall be limited to a period of not more than two years, provided, however, that the permittee may apply to the planning commission for an extension of time, which the commission may grant for a maximum of one additional year. E. A mobile home, certified under the National Mobile Home Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401 et seq.), may be placed on a permanent foundation on a private lot in the A and R-1 zones and on lots designated for single family detached dwellin~ units in the P-C zone, provided that: 1. It ma~ be occupied only as a residential use; 2. All development standards of the underlyin~ zone pertainin~ to conventional single family development are complied with; and" 3. The foundation is in compliance with all applicable buildin~ regulations.