HomeMy WebLinkAboutPlanning Comm Reports/1986/07/23 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, July 23, 1986 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meeting of July 9, 1986
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Consideration of the revocation of conditional use
permit PCC-84-23 authorizing the establishment of
the Cabrillo School of Nursing, 713 Broadway
2. PUBLIC HEARING: PCA-87-1: Consideration of an amendment to Title 19
of the Municipal Code to require all living quarters
in the R-1 zone to be attached
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of August 13, 1986
at 7:00 p.m. in the Council Chambers
TO: City Planning Commission
FROM: George Krempl, Director of Planning
SUBJECT: Staff Report on Agenda Items for Planning Commission
Meeting of July 23, 1986
1. PUBLIC HEARING: Consideration of the revocation of conditional use permit
PCC-84-23 authorizin§ the establishment of the Cabrillo
School of Nursing, 713 Broadway
A. BACKGROUND
On June 26, 1984, the Zoning Administrator granted conditional use permit
PCC-84-23 which authorized the establishment of the Cabrillo School of Nursing
at 713 Broadway. Approval of the permit was based on information provided by
the applicant indicating that the majority of students would be using public
transportation, and the permit is conditioned upon a limit of 30 students at
any one time because of limited on-site parking.
In subsequent visits to the site, City staff observed in excess of 60 students
at the facility, with the parking lot full and excess student parking occurring
along both Broadway and 'J' Street and extending into adjoining residential
areas. The applicant was apprised of the apparent violation by letter on
May 29, 1986, and a request was made then and again by letter on July 2, 1986,
to take corrective steps and notify the department of compliance. The
applicant did not respond, and the matter was set for public hearing before
the Commission to consider revocation of the permit.
B. RECOMMENDATION
File the consideration of the revocation of conditional use permit PCC-84-23.
C. DISCUSSION
The applicant has since contacted the Planning Department and is processing
an application for a modification to PCC-84-23. It is appropriate, therefore,
to file the consideration of revocation of the permit.
City Planning Commission
Agenda Items for Meeting of July 23, 1986 Page 1
2. PUBLIC HEARING: PCA-87-1; Consideration of an amendment to the
Municipal Code to require all livin~ quarters in the
R-1 zone to be attached - Council initiated.
A. BACKGROUND
The City Council, at the meeting of June 24, 1986, requested that staff
return as soon as possible with an ordinance requiring all living quarters
in the R-1 zone to be attached.
The Environmental Review Coordinator has determined that the proposed
amendment is exempt from environmental review as a Class l(e) exemption.
B. RECOMMENDATION
Adopt a motion recommending the City Council enact the following amendment
to the Municipal Code:
Chapter 19.24 R-1 Single Family Residence Zone
19.24.020 Permitted Uses.
C__~. All portions of the dwelling, factory-built home or mobile home
used for livin~ or sleepin~ purposes shall be attached.
C. DISCUSSION
On April 15, 1986, the City Council adopted amendments to the Municipal
Code which now prohibit the construction of new "Guest Houses" in the R-1
and R-2 zones but allows them in the R-E zone.
It was originally assumed that the prohibition against Guest Houses--which
are defined as detached living quarters intended for use by occasional
guests of the occupants of the main dwelling--would in essence foreclose
the possibility of constructing any sort of detached living quarters. As
a result of an inquiry at the April 15 Council meeting, however, the City
Attorney stated that the amendments would pertain only to detached living
quarters intended for guests, and that they would not prohibit the
construction of detached living quarters as long as they were intended to
be occupied by the owners of the property.
Council on June 17, 1986, requested that an emergency ordinance be brought
forward to address the concern. The City Attorney advised that the
findings for an emergency ordinance could not be made due in part to the
lack of a "general welfare" clause in the City Charter (proposed to be
corrected by a November Charter Amendment Ballot Issue). In any event,
the detached living quarters question was referred to staff on June 24,
1986, to be brought forward through the Planning Commission as early as
possible.
City Planning Commission
Agenda Items for Meeting of July 23, 1986 Page 2
O. ANALYSIS
As was discussed in the staff report accompanying the Guest House
amendments, the problem with detached living quarters is that they can
easily be used as a separate dwelling unit, either with or without the
addition of a "boot-legged" kitchen. Also, in view of the definition of
an extended family and basic rights of privacy, it is extremely difficult
to enforce an owner-occupancy restriction for detached living quarters in
the absence of a voluntary admission on the part of the occupants.
Attached quarters appear to be a logical and appropriate form of
development on the 5,000 sq. ft. to 7,000 sq. ft. lots generally found in
the R-1 zone. Such lots are usually not large enough to accommodate a
main dwelling and detached living quarters while at the same time
maintaining a usable rear yard, and/or not infringing upon the light, air
or privacy of adjacent residents.
For the reasons noted above, we recommend approval of the amendment.
WPC 2958P