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HomeMy WebLinkAboutPlanning Comm Reports/1986/12/03 AGENDA City Planning Commission Chula Vista, California Wednesday, December 3, 1986 - 5:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meetings of October 22 and November 5, 1986 ORAL COMMUNICATIONS 1. PUBLIC HEARING: Consideration of request for extension of tentative subdivision map, Eucalyptus Grove, Chula Vista Tract 84-1 Stafford Gardner Development 2. REPORT: PCZ-87-B: Consideration to rezone 0.19 acres at 618 Fourth Avenue from R-1 to R-3-P-5 - Educare Children's Center DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the Regular Business Meeting of December 17, 1986 at 7:00 p.m. in the Council Chambers November 24, 1986 To: City Planning Commission From: George Krempl, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of December 3, 1986 1. ?UBLIC HEARING: PCS-84-1; Consideration of request for extension of tentative subdivision map for Eucalyptus Grove, Chula Vista Tract 84-1 - Stafford Gardner Development A. BACKGROUND On January 17, 1984, the City Council approved the tentative subdivision map for Eucalyptus Grove, Chula Vista Tract 84-1, for the creation of a two-lot condominium project consisting of 376 dwelling units on 17.59 acres located at the northwesterly and northeasterly intersection of 'E' and Flower Streets. The initial approval is good for three years, at which time a final map must be filed or an extension requested. The applicant, Stafford Gardner Development, is requesting that the map be extended for a one-year period. B. RECOMMENDATION Adopt a motion approving a one-year extension of the tentative map for Eucalyptus Grove, Chula Vista Tract 84-1; the map to expire on January 17, 1988. C. DISCUSSION The project in question is now under construction. The units will be leased as apartments for a period of approximately 10 years in accordance with an agreement between the developer and the City to provide low and Moderate income housing. An extension of the tentative map has no impact on this agreement and therefore it is appropriate to recommend approval. The map would expire on January 17, 1988. WPC 3376P ST. 13- Vac C~ Ho~ ROAD ' ''~ ' ' , ' Offic~ STREET City Planning Commission Agenda Items for Meeting of December 3, 1986 Page 1 2. REPORT: PCZ-8?-B - Consideration to rezone 0.19 acres at 618 Fourth Avenue from R-1 to R-3-P-5 - Educare Children's Center A. BACKGROUND 1. This item involves a request to rezone 0.19 acres located at 618 Fourth Avenue from R-1 (single family residential) to R-3-P-5 (multiple family residential/5 dwelling units per acre). The purpose of the rezoning is to allow the property to be used as a preschool. 2. On October 8, 1986, the Planning Commission, by a vote of 3-2 with two Commissioners absent, recommended that the City Council approve the rezoning. However, the Municipal Code requires an affirmative vote of not less than a majority of the seven-member Commission (4 votes) in order to forward a recommendation of approval to the City Council. In the absence of a recommendation for approval, the Code deems the application "denied" by the Commission. 3. On November 18, 1986, the City Council, by a vote 4-0 with one Council member absent, adopted a motion to a~prove the rezoning and referred the matter back to the Planning Commission for a report and recommendation. (NOTE: The City Council requested that a deed restriction prohibiting multiple family units on the property be a condition of their approval.) This referral process is required by the Code when the Council reverses a Commission "denial" of a rezoning. The Council motion included an intention to require that the applicant record CC&R's that would run with the land and prohibit multiple family development on the parcel. 4. The staff recommendation to the Commission and Council had been to deny the rezoning based upon the analysis in Section D below. B. RECOMMENDATION The Commission may adopt a motion to endorse the action of the Council, with or without comment, or may adopt a motion to reaffirm the Commission's earlier "denial" of the request (in actuality, a vote of 3-2 for approval). A staff recommendation is considered inappropriate in the case of such a referral. The following is the staff discussion and analysis previously presented to the Commission and Council. C. DISCUSSION Adjacent zoning and land use. North R-3 Preschool South R-1 Single family dwelling East R-1 Single family dwelling West R-1 Single family dwelling City Planning Commission Agenda Items for Meeting of December 3, 1986 Page 2 Existing site characteristics. The site consists of an 8,500 sq. ft. lot containing one single family dwelling and located on the west side of Fourth Avenue 145 feet south of "I" Street. An existing preschool and daycare center are located to the north at 606 and 610 "I" Street, and single family dwellings are located to the west, south, and east across Fourth Avenue. General plan. The General Plan designates this and adjacent properties for Medium Density Residential (4-12 dwelling units per acre). The requested R-3 zone with the P-5 modifying district density limitation (5 dwelling units oer acre) would conform with the General Plan designation. Project description. The property would be used to expand the preschool located directly to the north of the site. The single family dwelling would be retained and converted to preschool use to accommodate approximately 24 preschoolers and two employees. The playground area would be located in the front yard area on the easterly side of the structure. Hours of operation would be 6:30 a.m. to 6:30 p.m., Monday through Friday. As noted above, the sole purpose of the rezoning is to allow the preschool expansion. The present R-1 zoning does not allow for large-scale preschools, but they may be established in the R-3 zone upon the approval of a conditional use permit. Thus, if the rezoning were granted the applicant would then have to apply for a CUP to authorize the use. D. ANALYSIS The R-3 zone boundary on the south side of "I" Street is established at a depth of 145 feet in this area; 145 feet being the depth of the majority of parcels which front on the south side of "I" Street. This boundary represents a logical and consistent demarcation between those parcels zoned for multiple family development which generally front on "I" Street and the single family areas to the south. Consequently, from the outset staff has discouraged any extension of multiple family zoning to the south. in order to facilitate the request, the applicant has proposed that the R-3 rezone carry a P-5 modifying district density limitation (5 dwelling units per acre). Five dwelling units per acre equates to the density that can be achieved in the R-1 zone and would allow no more than one unit on the 0.19 acre site. The result being an R-3 zoned parcel which could accommodate only one single family dwelling, consistent with R-1 zoned properties to the west, south and east. City Planning Commission Agenda Items for Meeting of December 3, 1986 Page 3 We disfavor this approach for two reasons. First, despite the density control, this would represent an extension of R-3 zoning inconsistent with ~be adjacent zoning patterns. The stated purpose of the R-3 zone is to encourage multiple family development. It is not designed to be used as a device to circumvent unrelated use restrictions of the Code. The existing zone boundary is logical and consistent. Secondly, once the R-3 zone is established it becomes more difficult to argue against a future request for an increase in density or a further extension of the zone. For example, since this parcel could be held in common and consolidated with one or more of the R-3 parcels to the north, a request for an increase in density could come in the form of a density averaging concept. Likewise, a rezone would tend to encourage future requests for multiple family zoning to the south and east along Fourth Avenue. WPC 3373P 4 I --T--- 4 I · , I ! I "J'~ Street ~" LOCATOR PCZ-87-B 618 FOURTH AVE -,, CITY OF CHULA VISTA DISCLOSURE STATEMENT iAPPLICANT'S STATEMENT OF DISCLOSURE oF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNIN~ COMMISSION AND ALL OTHER OFFICIAL BODIES. · The following information must be disclosed: 1. List the names of all persons having a financial interest in the application. List the names of all persons having any ownership interest in the property involved. 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 3. If any person identified pursuant to {1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Nave you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No~><~. If yes, please indicate person(s) is defined as: "Any individual, firm, copartnership, join. t venture, association, club, fraternal organization, corporation, estate, tru_s.t, receiver, syndtcatej I th?..and any other county, city and county, city, munici~?~,rict or othe~ I po]itical subdivision, or any other group or combination acting as a unit." (.NOTE: Attach additional pages as necessary.) ~g41a~ure of a~pl~ca4ttqdate- A-110 vrint or type hame'of'applicant