Loading...
HomeMy WebLinkAboutPlanning Comm Reports/1984/04/11 AGENDA City Planning Commission Chula Vista, California Wednesday, April 11, 1984 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER ORAL COMMUNICATIONS 1. PUBLIC HEARING: PCC-82-4, Consideration of modification to reduce the parking ratio for an approved senior housing project at the northwest corner of Fifth Avenue and Park Way - Appel Development Corporation 2. PUBLIC HEARING: PCZ-84-E, Consideration to rezone 1.13 acres located at 309 and 315 Sea Vale Street from R-1 to R-3-P-t3 - David P. Davies DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of April 25, 1984 at 7:00 p.m. in the Council Chambers TO: City Plann.,.g Commission FROM: George Krempl, Director of Planning SUBJECT: Staff report on agenda items for Planning Commission Meeting of April 11, 1984 1. PUBLIC HEARING: PCC-82-4, Consideration of modification to reduce the parkin~ ratio for an approved senior housing project at the northwest corner of Fifth Avenue and Park Way - Appel Development corporation A. BACKGROUND In February of 1982 the City Council granted a conditional use permit, PCC-82-4, for the development of a 48 unit rental or condominium complex for senior citizens on 0.8 acres located at the northwest corner of Fifth Avenue and Park Way in the R-3 zone. In 1983 the Planning Commission granted a two year extension of the permit which will now expire on February 2, 1985. The applicant is now requesting a modification of the permit to be allowed to reduce the amount of off-street parking from 40 spaces {a ratio of 0.83 spaces per unit) to 24 spaces (a ratio of 0.5 spaces per unit). The applicant has submitted a letter agreeing to provide alternative transportation in the form of a shuttle service, three days a week {minimum) to shopping, churches, and other community facilities. B. RECOMMENDATION Adopt a motion to: 1. Deny the request; or 2. Recommend that the City Council adopt a resolution approving the reduction in the amount of off-street parking for the 48 unit senior housing project to ratio of 0.5 space per unit (24 spaces) on the condition that: a. The project be limited to rental units only; b. That the applicant supply a shuttle bus service to various facilities such as shopping, churches, etc. subject to a condition that failure to comply could result in revocation of the CUP permit after a Planning Commission hearing, c. The project shall comply with the City's adopted senior housing policy. C. DISCUSSION Existing site characteristics The project site is comprised of five parcels. Four of the parcels are vacant and the fifth parcel, located at the corner, is developed with a single family dwelling. There is an existing open concrete-lined drainage channel located along the westerly portion (rear 26 feet) of the lots. City Planning Commission Agenda Items for Meeting of April 11, 1984 Page 2 Approved development plan The proposed development consists of a three story residential structure located on the easterly portion of the site with average setback of approximately 16 feet from Fifth Avenue. The first floor will have l0 units on the east side of the building and a recreation room, restrooms, kitchen, laundry, utility room and 14 carports on the west side. The second and third floors will each have 19 units. All of the units will be one bedroom with a living room, kitchen and one bathroom. Besides the 14 carports, the plan also provided 26 open parking spaces over the drainage channel, which, except for the northerly 25 feet, was to be covered for that purpose. The 40 total off-street parking spaces is a ratio of 0.83 spaces per unit. Other senior projects The proposed development was the first senior housing project approved hy the City of Chula Vista. Since then there have been three other projects approved. One project located on "F" Street opposite City Hall, is currently under construction. The parking ratio of the four projects is shown on the following table. Location Units Spaces Ratio l) 5th & Park Way 48 40 0.83 spaces/unit 2) "F" Street 59 26 0.45 spaces/unit 3) 411 Park Way 13 7 0.54 spaces/unit 4) "C" Street 207 150 0.72 spaces/unit* * The project on "C" Street contains 27 two-bedroom units whereas all of the other projects have one-bedroom units only. The parking ratio based on the number of bedrooms is 0.64 spaces per bedroom. In addition, the "C" Street project has a high percentage (38%) of compact spaces. It should be pointed out that the project on "F" Street is operated by the County Housing Authority and potential tenants must meet the County's qualification standards. This would include the ability to own an automobile. D. ANALYSIS The applicant has submitted two letters (see attached) which state the reasons and justification for the reduction in the amount of off-street parking. These are summarized as follows: 1. Other projects have been approved with a parking ratio of 0.5 spaces per unit; 2. The project site has 340 feet street frontage which would permit parking of approximately 14 cars at the curb; City Planning Commission Agenda Items for Meeting of April 11, 1984 Page 3 3. The site is adjacent to public transportation; 4. The site is within walking distance of most facilities and shopping; 5. The proposed parking is in keeping with the standards established by the City of San Diego and the City of Chula Vista; 6. Shuttle service will be provided at least three times a week and will be handled by the resident manager; and 7. The reduction in parking would reduce the cost of covering the channel by approximately $40,000.00. This would reduce the mortgage causing a reduction in the rental rate approximately $100.00 a year per unit or $8.33 per month. The arguments presented by the applicant have considerable merit and on the surface a recommendation would appear justifiable if it weren't for the fact that the applicant wishes to retain the option of converting the project into a condominium in 5 or l0 years. While there are no actual figures available, it is perceived by the Planning Department that condominium owners are more apt to own an automobile and therefore parking ratios of l:l or higher would be approximate. In addition, a manager operated facility has the ability to screen the tenants with respect automobile ownership as well as regulating the available onsite parking. A condominium project would likely place a burden on the available street parking in the area if developed with a similar parking ratio as a rental project. It should be noted that the Traffic Engineer opposes the reduction in parking regardless if the project is rental or condominums. During the public hearing on the proposed project, considerable testimony was given regarding existing and potential parking problems in the general vicinity. Part of the problem was due to the overflow parking generated by the Grace Baptist Church across the street. Another contributing factor was the number of apartments in the area which have less parking than the Code presently requires. Despite these factors, there was no real evidence that a problem actually existed because it was observed that except for Sundays, the street parking in front of the site was not used to any great extent for most of the week. Because of the aforementioned issues, it is recommended that the request be denied unless it is conditioned upon the project being rental apartments only and is restricted from converting into condominiums. If the applicant agrees to this restriction, it is recommended that the request be approved. WPC 0876P APPEL , DEVELOPMENT CORPORATION March 26, 1984 Mr. Kenneth G. Lee Planning Department City of Chula Vista 276 Fourth Ave. Chula Vista, CA 92010 Re: Senior Citizen Housing Project at NWC of Fifth and Park- way (Amendment to C.U.P.) Dear Ken, We propose to provide alternate transportation in the form of a shuttle service at least 3 days a week to the tenants of this project. We trust that this satisfies concerns expressed about reducing the on-site parking for this project. The shuttle service will provide transportation to shopping facilities, churches, libraries and other community facilities. The resident manager will be responsible for handling this service. If you have any questions, please let me know. Sincerely, Daniel Appel ~ice ~resident Appel Development Corp. 2165 San Diego Avenue, Suite 202 · San Diego, California 92110 · (619) 291-7647 APPEL DEVELOPMENT CORPORATION SENIOR CITIZEN HOUSING PROJECT Northwest Corner of Fifth and Parkway Appel Development Corporation proposes to modify the site plan on this project to provide 24 on-site parking spaces instead of 40. This would provide one parking space for every two units. We are requesting this due to the high cost of providing additional parking. The cost has been estimated at approximately $40,000.00. By eliminating this cost we would be able to reduce our mortgage amount and thereby reduce the rent. On a per unit basis the rent could be reduced by $100 per year or $8.33 per month. This is significant to senior citizens on a fixed income. We support our request with the following facts: i. Since this project was originally approved in 1982 there have been other senior housing projects approved in Chula Vista with a parking ratio of one space for every two units. Examples: 207 unit project on "C" Street. 13 Unit project on Parkway (not far from subject) Town Centre Manor 58 units on "F" Street site. 2. The City of San Diego presently has a policy of one parking space for every two units on Senior Housing Projects. 3. The property has over 340' of street frontage available for parking, which should allow for at least 14 cars. 4. The property is centrally located in Chula Vista and is within walking distance of most facilities. 5. The developer is pursuin~ the possibility of a shuttle service in conjunction with other seniors projects in the 6. There is bus service within one block of the site. 2165 San Diego Avenue, Suite 202 · San Diego, California 92110 · /619) 291-7647 VISTA SQUARE ELEMENTARY I PCC-e2-.4 ' :1 I PERMIT TO ¢ONS~RUt"~ ~ 'l UN~ SENIOR CITIZEN ~S.W CORNER OF 5th ~ P~A~ ~ City Planning Commission Agenda Items for Meeting of April 11, 1984 Page 4 2. PUBLIC HEARING: PCZ 84-E - Consideration to rezone 1.13 acres located at 309 and 315 Sea Vale Street from R-1 to R-2-P-12 - David P. Davies A. BACKGROUND 1. This item involves a request to rezone the property located at 309 Sea Vale Street from R-1 (single family residential) to R-3-P-13 (Multiple family residential subject to a precise plan at a density of 13 dwelling units per acre). In order to create a logical zone boundary, the City has included the property located at 315 Sea Vale street in the request. 2. An Initial Study, IS-84-22 of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 29, 1984, who concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-84-22. 2. Adopt a motion to deny the request. C. DISCUSSION 1. Adjacent zoning and land use. North R-3-G-D Vacant (approved 107 unit senior project) South C-O Plant nursery East R-1 Single family dwellings West C-O Office building 2. Existing site characteristics. The applicant's property is a 0.94 acre irregularly shaped parcel located at the northwest intersection of Sea Vale Street and Third Avenue and is developed with a single family dwelling. The property included by the City is a 0.19 acre (8,251 sq. ft.) triangular parcel which is also developed with a single family dwelling. The total area under consideration is 1.13 acres. City Planning Commission Agenda Items for Meeting of April 11, 1984 Page 5 Topographically, the two parcels form a small narrow knoll which projects westerly. The adjoining properties to north, south and west are significantly lower in elevation (25 to 30 feet) than the project site. The two parcels range from an elevation of 30 feet to a high of 65 feet. The smaller parcel is actually situated on the south facing slope of the knoll and the home is a split level structure with the garage located underneath. The knoll slopes away from Sea Vale Street which is also a downgrade to Third Avenue Extension. The applicant's property has a number of mature trees. 3. General plan. The subject properties are designated for medium density residential at a density of 4 to 12 dwelling units per gross acre by the General Plan. The proposed rezoning is consistent with this land use designation. The adjacent General Plan land use designations are as follows: North - High density residential - 13 to 26 OU's/gross acre South - Commercial (Professional and administrative) East - Medium density - 4 to 12 DU's/gross acre West - Commercial (Professional and administrative) 4. Previous rezonings. In 1976 the two parcels were rezoned from R-3 to R-1 as part of a citywide rezoning program known as "neighborhoods in transition" designed to protect single family neighborhoods adjacent to R-3 areas and single family enclaves within the R-3 zone. The rezoning (initiated by the City) was denied by the Planning Commission by a vote of 4 to 2; however, upon appeal the City Council unanimously (one absent) approved the downzoning of the two parcels to R-1. The property immediately to the north and east of the subject property was recently rezoned to R-3-G (PCZ-84-B) to allow for the development of a 207-unit senior housing project. The conditional use permit (PCC-84-5) was approved by the City Council in December 1983. Primary access to that project is from "C" Street. 5. Proposed development plan. The applicant has submitted a preliminary plan for the development of the 0.94 acre parcel. The proposed development is a 12-unit condominium project consisting of two 6-unit structures. There will be three basic floor plans, each having two bedrooms. Each structure will have two units and six garages on the first floor and four units on the second floor. Access is provided a single two-way driveway in the center of the two buildings which leads to 12 open parking spaces at the west end of the site. The total parking on-site will be 24 spaces (12 garages and 12 open), a ratio of 2 spaces per unit. City Planning Commission Agenda Items for Meeting of April 11, 1984 Page 6 The proposed design will be contemporary spanish architecture with a stucco exterior, mission tile roofs and wood trim. The elevations will have a series of off-sets created by wing walls, window projections and other features. The plan is well conceived and utilizes the existing topography to its advantage. D. ANALYSIS There are a number of arguments to be made both in favor and against the rezoning request. These are listed below: In favor 1. The proposed density is consistent with the General Plan. 2. The subject property is bounded by commercial on two sides (south and west) and multiple family on the other (north). 3. It is separated from the majority of the single family dwellings by the street. 4. The proposed site plan shows how the property can be effectively developed with condominiums. Against 1. Despite the fact that a nursery exists at the intersection, the street leading to the development is primarily single family in character. 2. A total of 14 units may be constructed on the two parcels which would generate ll2 trips per day (8 ADT per unit) versus 22 trips (ll ADT per single family) generated by the existing two residences. (Note: Under the "dwelling group" provision of the Code a maximum of 4 to 5 units could be constructed on the applicants' property; however, the location of the existing residence would limit the number of units unless removed. A conditional use permit is required for a dwelling group. The ADT would be 55 trips or 66 trips per day for 5 or 6 units, respectively.) 3. The traffic visibility at the intersection of Third Avenue and Kea Vale, especially for northbound traffic on Third Avenue which must make a left turn movement onto the site, is restricted because of the existing street grades. The increase in traffic generated by the 12 units would compound the problem. 4. The additional property included by the City has an area of 8,251 sq. ft. and under the R-3-P-13 zoning, a maximum of 2 units would be allowed. Given the topographic constraints of the property and economic factors it is unlikely that the property would be redeveloped or another unit added. City Planning Commission Agenda Items for Meeting of April 11, 1984 Page 7 5. Since redevelopment of the smaller parcel is unlikely, approval of this request would be equivalent to "spot" zoning. 6. The multiple family development represents an intrusion into a stable and well maintained single family neighborhood. 7. The two parcels, though adjacent to commercial and multiple famiy areas, are separated and buffered by the existing slopes and differences in elevation. 8. The two parcels were down zoned in 1976 by the City Council based on the same factors iterated in this report. After weighing the arguments, it is the opinion of the Planning Department that the request be denied. WPC 0878P negative ieclaration-- PROJECT NAME: Sea Vale Garden Apartments PROJECT LOCATION: 309 Sea Vale Street PROJECT APPLICANT: David P. Davies CASE Nh: IS-84-22 DATE: March 29, 1984 A. Project Setting The proposed project site consists of l) a .94 acre parcel at 309 Sea Vale Street and, 2) a .19 acre parcel at 315 Sea Vale Street. The parcel at 309 Sea Vale Street presently contains one single family dwelling, a number of matrure trees and sets atop a knoll overlooking Third Avenue to the south and "C" Street to the north. The parcel at 315 Sea Vale Street which is south of 309 Sea Vale Street and fronting on Sea Vale Street, also contains one single family dwelling. Existing land uses consist of a plant nursery to the south, commercial offices to the west, vacant land (site of future 207-unit senior citizen project) to the north and single family homes to the east. Several earthquake faults have been mapped in the general vicinity of the project site and a small fault, inferred from aerial photographs has been mapped just west of the project site (Special Report 123 from the California Division of Mines and Geology). No evidence of this north/south trending fault nor any other faults was observed on property immediately north of the project site, as discussed in a geotechnical report prepared by Southern California Soil and Testing, Inc. (1983.) B. Project Description The project consists of the rezoning of 1.38 acres of property from R-1 to R-3, the removal of one single family dwelling at 309 Sea Vale Street and the construction of 12 condominium units on .94 acres at that address. C. Compatibility with Zoning and Plans The proposed rezoning to R-3 is compatible with the "high density residential" {13-26 du/ac) designation of the general plan and will require City Council approval. The 12 condominium units will require approval by the Design Review Committee. D. Identification of Environmental Effects 1. Soils The Engineering Department indicates that the project site may contain expansive soils. A soils report will be required prior to any grading of the project site. city of chula vista planning department environmental review section IS-84-22 - Z . 2. Land Form/Aesthetics A number of mature trees are presently located on the property proposed for development. The applicant proposes to retain the basic topography of the site and to retain as many of the existing trees as feasible. The applicant should make every effort to retain existing trees and blend any new slopes into the existing topography. The City's Landscape Architect should consider the disposition of all onsite mature trees prior to the removal of any trees. 3. Traffic Circulation The City's Traffic Engineer has estimated that the proposed 12-unit development will generate approximately 96 one-way auto trips per day, l0 percent of what is estimated to use Sea Vale Street at present. The entry/exit drive to the proposed condominium units is situated at a 90 degree turn in Sea Vale Street. The entry drive drops at a 15 percent grade from Sea Vale Street into the project. The City Engineer will require that the driveway conform to Chula Vista Design Standard 5, for a downhill driveway. This will provide adequate site distance for cars entering and exiting the site. The City's Traffic Engineer has indicated that present site distance difficulties experienced for cars entering the project site will not be affected by project implementation and due to the relatively low volume of traffic presently experienced on Sea Vale Street, the estimated l0 percent increase in trips generated by the project will not result in a significant adverse environmental impact. 4. Schools A local elementary school is approaching capacity enrollment levels and the local junior high school is currently operating above capacity levels. The additional estimated 5 elementary and 4 junior high school students generated from this project will serve to exacerbate current enrollment levels. The developer shall comply with public facilities policies and ensure that adequate classroom space is available for new students. 5. Parks There is presently no developed park acreage within Park District No. 1.04, in which the project site is located. An estimated 0.064 acres of developed parkland would be required for the project. The developer will be required to pay in-lieu park acquisition and development fees concurrent with recordation of the final subdivision map. IS-84-22 - 3 - E. Mitigation necessary to avoid significant effects No mitigation measures are recommended since standard development regulations will reduce potential impacts to a level of insignificance. F. Findings of Insignificant Impact 1. There are no significant natural or manmade resources within the project area which could be adversely affected by project implementation. 2. The proposed rezoning and development is in conformance with the general plan and will not achieve short term to the disadvantage of long term environmental goals. 3. All potential impacts can be mitigated through standard development regulations. No impacts are anticipated to interact and cause cumulative affect on the environment. 4. The project will not create any source of significant noise or odors, nor will any significant hazards to human beings result from project implementation. G. Consultation 1. Individuals and Organizations City of Chula Vista: Steve Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Tom Dyke, Building and Housing Department Ted Monsetl, Fire Marshal Chuck Glass, Traffic Engineer Duane Bazzel, Assistant Planner Applicant's Architect: Corey Breininger 2. Documents Chula Vista General Plan Geologic Reconnaissance for Canterbury Courts (Southern California Soils and Testing, Inc. 1983) Special Report 123, California Division of Mines and Geology 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 Department, 276 Fourth Avenue, Chula Vista, CA 92010. Elql/IR~ENTAL REVIEW COORDINATOR WPC 0175P EN 6 (Rev. 12/82) city of chula vista planning department ' environmental review section EN 6 (Rev. 12/82)