HomeMy WebLinkAboutPlanning Comm Reports/1986/07/09 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, July 9, 1986 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of May 14 and June 11, 1986
ORAL COMMUNICATIONS
1. PUBLIC HEARING: GPA-86-2: Consideration of the Draft Chula Vista
Housing Element of 1986
2. PUBLIC HEARING: Conditional Use Permit PCC-86-33: Request to
establish County Department of Social Services
Office at the northeast corner of Third Avenue
and Quintard Street - Jerome Navarra
3. PUBLIC HEARING: PCM-86-30: Consideration of an amendment to the
EastLake I Planned Community District Regulations -
EastLake Development Company
4. PUBLIC HEARING: PCA-86-11: Consideration of an amendment to Title 19
of the Municipal Code to modify the definition of
Automobile Service Station
5. Reconsideration of a request to initiate a zoning text amendment to
allow used car sales in the I-L (Limited Industrial)
zone, PCM-86-25 Damco Used Trucks
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Study Session Meeting of July 16, 1986 at
5:00 p.m. in Conference Rooms 2 & 3
TO: City Planning Commission
FROM: George Krempl, Director of Planning
SUBJECT: Staff Report on Agenda Items for Planning Commission
Meeting of July 9, 1986
1. PUBLIC HEARING: GPA-86-2: Consideration of the Draft Chula Vista
Housing Element of 1986
A. BACKGROUND
1. Pursuant to the mandate of the State Planning and Zoning Law
(Government Code), the Chula Vista Planning Department has prepared
the Draft Housing (General Plan) Element of 1986, which is a proposal
to amend the Housing Element of 1981. This draft was submitted to
the State Department of Housing and Community Development (HCD), and
received its certification of full compliance with the governing
statute on April 23, 1986.
2. An Initial Study IS-86-44 of possible adverse environmental impacts
of the project was conducted by the Environmental Review Coordinator,
who, on June 4, 1986, issued a Negative Declaration.
3. The Montgomery Planning Committee reviewed the Draft Housing Element
of 1986 at its regular meeting of June 4, 1986. At that time it
recommended that the Chula Vista Planning Commission and City Council
adopt the Negative Declaration and the Housing Element.
B. RECOMMENDATION
1. Find that adoption of the Draft Chula Vista Housing Element of 1986
will have no significant environmental impact and adopt the Negative
Declaration issued under IS-86-44.
2. Adopt a resolution recommending that City Council adopt the Draft
Housing Element of 1986 as a component of the Chula Vista General
Plan.
C. ANALYSIS
1. The Draft Housing Element incorporates the following revisions:
a) Inclusion of the 3.5-square miles of the Montgomery Community.
b) The update assessment and identification of negional and local
housing needs.
c) Preliminary initial consideration of the regional needs of the
homeless.
2. Part I consists of a statistical survey of housing resources, needs
and constraints. Statistics detail the number and tenure of housing
units, level of payment for housing compared to ability to pay, the
housing needs of special groups and housing conditions. The 1985
data from the San Diego Association of Governments was employed
updating the population and housing projections to the year 2000.
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 2
3. Part II establishes the goals, objectives, statements of policy, and
action programs to meet the needs identified in Part I. This section
emphasizes the municipality's commitment to the provision of decent
housing in suitable living environments, for economic segments of the
community, including those in the low and moderate income category.
Recent projects, resulting from the implementation of the City's
housing policy are included.
D. CONCLUSION
The Draft Housing Element of 1986 would bring the Chula Vista General
Plan into full compliance with the Government code, and better enable
the municipality to promote the housing of its residents.
The City of Chula Vista is one of the few cities in California to
achieve HCD certification for a draft housing element.
WPC 2916P
DRAFT
THE CHULA VISTA HOUSING ELEMENT OF 1986
Approved by the Planning Commission on , under Resolution
No. PCM-
Adopted by the City Council on , under Resolution No.
PART l: The Planning Survey: Identification of Local and Regional
Housing Needs and Issues
PART 2: Housing Goals, Objectives, Policies, and Action Programs
This Element, which amends the Chula Vista Housing Element of 1981, is a
component of the Chula Vista General Plan.
3/28/86
TABLE OF CONTENTS
PART 1/THE HOUSING SITUATION FOR
THE CITY OF CHULA VISTA
PAGE
I. INTRODUCTION 1
II. HOUSING ~EEDS, RESOURCES AND CONSTRAINTS 1
A. Existing Need 1
1. Level of Payment Compared to Ability to Pay 2
2. Special Housing Needs 6
a. The Elderly 6
b. The Handicapped 7
c. Single Parent Households 8
3. Overcrowding 10
4. Housing Condition lO
B. Projected Housing Needs 12
1. Current Estimates 12
2. Population and Housing Projections 12
3. Reduction in the Supply of Affordable Housing 14
4. Share of the Regional Housing Need 14
C. Land Inventory 15
D. Constraints 15
PART 2/HOUSING ELEMENT/GENERAL PLAN OF
THE CITY OF CHULA VISTA
PAGE
I. INTRODUCTION 20
II. SUMMARY 20
Goals, General Objectives, Policy
A. Goals 20
B. General Objectives 20
C. Policy 21
III. ACTION PROGRAM 23
A. Neighborhood Planning and Improvement 24
B. Removal of Dilapidated Structures 24
C. Affordable Housing Program 24
D. Capital Improvement Program for the
Implementation of the Housing Element 28
E. Development of Nonurbanized Parcels 29
F. Energy and Water Conservation 29
G. Housing in the Coastal Zone 29
H. Relocation of Displaced Families 30
I. Programs Designed to Promote Citizen
Participation 31
J. Foreseeable Obstacles to the Implementation
of the Housing Element and Possible Solutions 31
IV. ENVIRONMENTAL 32
V. CONCLUSION 33
VI. BIBLIOGRAPHY OF THE HOUSING ELEMENT OF THE GENERAL
PLAN OF THE CITY OF CHULA VISTA 34
THE HOUSING ELEMENT OF THE CITY OF CHULA VISTA: PART 1
I. INTRODUCTION
The California State Legislature has declared that "the availability of
housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California
family is a priority of the highest order."
In order to implement this goal, Article 10.6 of the California
Government Code (Section 65580 et seq.) requires each city and county
within the state to adopt a housing element consisting of "...an
identification and analysis of existing and projected housing needs and
a statement of goals, policies, quantified objectives, and scheduled
programs for the preservation, improvement, and development of housing."
The Chula Vista Housing Element is guided by the statewide housing goal
and has been structured to conform with the requirements of Article
10.6 It includes an assessment of housing needs and an inventory of
resources and constraints relevant to meeting those needs. The housing
problems and opportunities thus identified provide the focus for a
comprehensive five-year housing plan and action program calculated to
address Chula Vista's housing needs through the year 1990.
The Chula Vista Housing Element, as presently constituted, is
technically called the Housing Element of 1986. It embodies a
comprehensive update of the basic housing data and growth projections,
as well as a refinement of the policies and action programs of the
adopted Housing Element of 1981, which was reviewed by the State
Department of Housing and Community Development. The purpose of the
Housing Element of 1986, in essence, is the improvement of the City of
Chula Vista's housing efforts, and the increasing of its responsiveness
to local and regional housing needs.
The Housing Element of 1986 does address the housing needs of the
Montgomery Community with the same degree of specificity which it
addresses the balance of the City. The Montgomery Community, which
covers about 3.5 square miles, and has a population of approximately
23,000, was officially annexed to Chula Vista on December 31, 1985. Its
housing needs have been identified and addressed by the San Diego County
Housing Element, as well as this plan. Actually, the final submittal of
this was delayed in order to incorporate the identification of
Montgomery's housing needs and proposals within this text.
II. HOUSING NEEDS, RESOURCES AND CONSTRAINTS
A. Existing Need
Existing housing need is characterized by households which pay more
than they can reasonably afford for housing and/or households which
live in overcrowded or substandard dwelling units. This section
will profile the population and housing characteristics related to
these needs, including certain segments of the population which are
normally impacted thereby to a greater degree than the population in
general.
-1-
1. Level of Payment Compared to Ability to Pay
Table 1 compares the income distribution of households for
Chula Vista and the region for 1980. The City had a slightly
higher percentage of households with incomes less than $15,000
(44.4 percent versus 43.6 percent), and incomes from $15,000 to
$50,000 (52.4 percent versus 51.1 percent). The City had a
slightly lower percentage than the region of households with
incomes over $50,000 (3.2 percent versus 5.3 percent). The
median household incomes in the City were lower than that of
the region ($16,906 versus $17,107).
TABLE 1
INCOME DISTRIBUTION - CHULA VISTA AND SAN DIEGO REGION
1980
Household Chula Vista Region
Income Number Percent Number Percent
$0-$5,000 4,204 10.9 74 605 ll.1
$5,000-$10,000 6,412 16.7 108 797 16.2
$10 000-$15,000 6,476 16.8 109 200 16.3
$15 000-$20,000 5,825 15.2 94 243 14.1
$20 000-$25,000 4,688 12.2 81 004 12.1
$25 000-$30,000 3,672 9.6 60 536 9.0
$30 000-$35,000 2,531 6.6 44 097 6.6
$35 000-$40,000 1,636 4.3 29 232 4.4
$40 000-$50,000 1,719 4.5 32 962 4.9
$50 000-$75,000 953 2.5 24 577 3.6
Over $75,000 253 .7 11,381 1.7
Total 38,369 lO0.O 670,634 lO0. O
Median Income $16,906 $17,107
Source: 1980 Census - includes the Montgomery Community.
-2-
Table 2 identifies the distribution of housing value according
to the 1980 Census. The City has a higher proportion of
low-cost housing (less than $35,000 in value) than the region
(3.5 percent versus 3.3 percent). The City also has a higher
proportion of middle cost housing (housing with a value of more
than $35,000 and less than $100,000) than the region (69.6
percent versus 57.8 percent). Conversely, the City has a lower
percentage of high cost housing than the region (25.6 percent
versus 38.9 percent).
TABLE 2
VALUE OF HOUSING - CHULA VISTA AND SAN DIEGO REGION
1980
Chula Vista Region
Housing Unit Value Number Percent Number Percent
Less than $10,000 14 O.1 578 0.2
$10 000 to $14,999 45 0.3 814 0.3
$15 000 to $19,999 58 0.4 1,210 0.4
$20 000 to $24 999 106 0.7 2 104 0.7
$25 000 to $29 999 157 1.O 2 359 0.8
$30 000 to $34 999 158 1.0 2 599 0.9
$35 000 to $39 999 167 1.0 3 031 1.2
$40 000 to $49 999 526 3.4 9 126 3.2
$50 000 to $79 999 5,632 36.4 81 084 28.8
$80 000 to $99 000 4,653 30.1 69 150 24.6
$100,000 to $149,000 3,382 21.9 66 349 23.5
$150,000 to $199,999 434 2.8 22 733 8.1
$200,000+ 146 0.9 20,669 7.3
Total 15,478 lO0.O 281,806 100.0
Median Value $82,222 $91,000
Source: 1980 Census - includes the Montgomery Community.
-3-
Table 3 indicates that the City has a lower proportion of both
low-cost rental units (less than $200 per month) and high-cost
rental units (more than $400 per month) than the San Diego
region.* Conversely, the City has a higher proportion of
mid-level rental units ($200 to $400 per month) especially in
the $200 to $300 per month rental range.
TABLE 3
RENT RANGES
CHULA VISTA AND SAN DIEGO REGION
1980'
Chula Vista Region
Rent* Number Percent Number Percent
Less than $50 26 0.2 923 0.3
$50 to $99 359 2.2 7,942 2.7
$100 to $119 225 1.4 5,408 1.9
$120 to $139 323 1.9 7,049 2.4
$140 to $149 199 1.2 3,531 1.2
$150 to $159 303 1.8 7,896 2.7
$160 to $169 255 1.5 6,343 2.2
$170 to $199 1,675 10.0 27,744 9.5
$200 to $249 5,003 30.0 67,878 23.2
$250 to $299 4,101 24.6 63,009 21.5
$300 to $399 2,923 17.5 55,917 19.1
$400 to $499 832 5.0 22,638 7.7
$500 or more 245 1.5 10,550 3.6
No Cash Rent 200 1.2 5,908 2.0
Total 16,669 100.0 292,736 lO0. O
Median $274 $281
Source: 1980 Census - includes the Montgomery Community
*Gross Rent: Contract rent plus average monthly costs of utilities and fuels.
Housing costs, as a percentage of household income, are an
important measurement of local housing market conditions
because it reflects the standards that Federal and State
housing agencies use not only to measure the housing needs of a
community but also to determine the level of assistance those
families should be given. Traditionally, the standard
measurement of housing cost is that no household should have to
spend more than 25 percent of its income to secure adequate
housing.
-4-
The figures in Table 4 provide a general comparison between
incomes and housing costs by identifying the percentage of
households that "overpay" (pay more than 25 percent of their
income for housing) for owner and rental housing in the City
and the San Diego region.
The percentage of total overpayers of all households (for
renters and owners as well) in the City and the region are
consistent. The renter households in particular pay
disproportionate amounts of their income for housin9 (23.6
percent of the renters in the City pay more than 25 percent of
their income for rent as opposed to 12.7 percent of the owner
households).
"Lower income overpayers" is the definition used to determine
participant eligibility in many Federal and State housing
programs. These are the households in the Very Low and Low
Income categories (those at or below 80% of the areawide median
income) who are paying more than 25 percent of their household
income for housing. This group made up 23 percent of all
households within the City and 25 percent of all the households
within the region.
TABLE 4
HOUSEHOLD INCOME DISTRIBUTION
AND OVERPAYERS BY TENURE
CHULA VISTA AND SAN DIEGO REGION
1980'
Overpayers
Income Households Total Owner Renter
Category** No. % *** No. % *** No. %*** No. % ***
Chula Vista
Very Low 6,412 21.1 4,454 14.6 635 2.1 3,819 12.6
Low 4,964 16.3 2,605 8.6 505 1.7 2,100 6.9
Moderate 6,051 19.9 1,884 6.2 839 2.8 1,045 3.4
All Others 12,992 42.7 2,068 6.8 1,844 6.1 224 0.7
Total 30,419 100.0 ll,Oll 36.2 3,823 12.7 7,188 23.6
San Diego Region
Very Low 150,798 22.5 105,680 15.8 17,521 2.6 88,159 13.2
Low 115,832 17.3 61,125 9.1 13,422 2.0 47,703 7.1
Moderate 129,741 19.3 42,401 6.3 18,323 2.7 24,078 3.6
All Others 274,263 40.9 48,390 7.2 42,209 6.3 6,181 0.9
Total 670,634 100.0 257,596 38.4 91,475 13.6 166,121 24.8
-5-
* Table 4 does not include the Montgomery Community.
** Federal and State housing agencies commonly categorize household incomes
in relation to the median income of the general housing market within
which the households are located: "Very Low" income households are those
earning less than 50 percent of the areawide median income; "Low" income
households between 50 and 80 percent; "Moderate" income households between
80 and 120 percent; and "All Other" households 120 percent or more of the
areawide median income. The 1980 census areawide median income for the
San Diego region was $17,107.
*** Percentage of total households.
Source: 1980 Census and 1985 State Department of Finance (Estimate).
2. Special Housing Needs
This section briefly identifies the housing market conditions
for segments of the population that generate special needs or
that have a special impact upon the housing market. Four major
segments profiled are the elderly, handicapped, minorities, and
single parents. The homeless are also mentioned.
a. The Elderly
The median age of Chula Vista's population increased from
26.7 years in 1970 to 30.5 years in 1980. The reasons for
this increase can be seen in Table 5. The under 20 age
group as a proportion of the total population decreased
significantly over the ten-year period, while the 60 years
and over age group significantly increased. For
comparison, the regional median age increased from 25.7
years in 1970 to 28.8 years in 1980. The elderly age
group constitutes a large proportion of the demand for
smaller units, and seniors often find mobile homes to be
an attractive housing alternative.
TABLE 5
AGE COMPOSITION
CHULA VISTA
1970 AND 1980
Chula Vista
1970 '1980
Age Group Number Percent Number Percent
Under 20 26,291 38.7 32,986 31.4
20-34 14,961 22.0 27,350 26.1
35-60 19,672 29.0 30,817 29.3
60 and over 6,977 10.3 13,823 13.2
Total 67,901 100.0 104,976 lO0.O
Median Age 26.7 30.1
Sources: 1970 and 1980 Census
*The 1980 Census includes the Montgomery Community.
The elderly household income distribution by owners,
renters and total is shown in Table 6. The incomes of
elderly households show a substantial concentration in the
lower income ranges (under $15,000) for both owners and
renters. More than 66 percent of elderly households made
less than $15,000 in 1980, compared to 41 percent for all
households.
TABLE 6
ELDERLY HOUSEHOLD INCOME DISTRIBUTION
CHULA VISTA
1980'
Owners Renters Total
Income Range Numbe~ercent Numbe~rcent Number~ercent
Less than $5,000 615 15.2 921 35.6 1,536 23.2
$5,000-$1 O, 000 1, O13 25.1 741 28.6 1,754 26.5
$10,000-$15,000 658 16.3 465 18.0 1,123 16.9
$15,000-$20,000 591 14.6 216 8.3 807 12.2
$20,000-$25,000 401 9.9 93 3.6 494 7.4
$25,000-$30,000 308 7.6 40 1.5 348 5.3
$30,000 or more 456 ll.3 113 4.4 569 8.5
4,042 lO0.O 2,589 100.0 6,631 100.0
*Source: 1980 Census - does not include the Montgomery Community.
b. The Handicapped
Information on handicapped housing needs is virtually
non-existent. The Census information is limited to data
on work and transportation disabilities. Moreover, the
definition of handicapped/disabled varies from one service
agency to another.
Work disability proportions among the City's total work
population and the region's total work population are very
similar. Table 7 shows that 8.6 percent of the population
in Chula Vista has a work disability and almost half of
the work disabled are prevented from working.
-7-
TABLE 7
WORK DISABILITY
CHULA VISTA AND SAN DIEGO REGION
1980
Chula Vista Region
Number Percent Number Percent
With work disability 6,150 8.9 95,752 7.6
In labor force 2,256 3.2 37,997 3.0
Not in labor force 3,894 5.6 57,755 4.6
Prevented from working 3,141 4.5 45,279 3.6
Not prevented from working 753 1.O 12,476 1.0
No work disability 62,772 91.1 1,157,573 92.4
Total (work population) 68,992 100.0 1,253,325 lO0. O
Source: 1980 Census - includes the Montgomery Community
The City has a higher percentage of residents over the age
of 16 with public transportation disabilities than the
County, 8.9% versus 7.6%.
Although there are no cross-tabulations of disability with
household income, one could assume that a substantial
portion of the handicapped would fall within the lower
income limits, especially those households not in the
labor force. The handicapped household needs are further
compounded by design and location requirements which are
limited in supply and often more expensive.
c. Single Parent Households
Single parent households are another group with special
housing needs that compete for affordable housing in the
City, especially low-cost housing. Table 8 identifies the
proportions of single parent households in the City and
the region.
d. Large-Family, Agricultural-Worker, and Emergency Housing
Needs
The Planning Department's review of A Housing Study for
the City of Chula Vista, dated August 1, 1984, and
published by SANDAG, does not indicate that the Chula
Vista Planning area has a special need for large-family,
agricultural-worker, or emergency housing. The affordable
housing needs of the people covered by these categories
have, therefore, been included in the general, projected
housing needs discussed in Section B (pages 12, 13 and 14)
of this Element.
During the past five years, 1980-85, about 900 large-size,
single-family dwellings, which are suitable for the
accommodation of large families, have been constructed in
Chula Vista. Several thousand additional dwelling units
of a similar type have been planned for the City and will
probably come on-line when the market requires them.
Chula Vista's older housing stock, which is substantially
comprised of large dwelling units, also provides a source
of housing for large families.
The Chula Vista Planning Area includes some large holdings
which are presently devoted to agriculture. Those
holdings, for the most part, house their workers on site.
The City will continue to monitor the Chula Vista Planning
Area's special housing needs, and evaluate the regional
housing needs identified by SANDAG. Where these efforts
produce evidence that additional affordable-housing policy
or programming is clearly required, the Planning
Department will undertake the prerequisite studies, and
prepare draft amendments to the Element.
TABLE 8
SINGLE PARENT HOUSEHOLDS
CHULA VISTA AND SAN DIEGO REGION
1980
Chula Vista Region
Household Type Number Percent Number Percent
Male, Single Parents 526 1.4 9,036 1.1
Female, Single Parents 3,011 7.8 53,116 6.8
Sub-Total (Single Parents) ~ ~ ~ ~
All Other Households 34,832 90.8 725,719 92.1
Total 38,369 lO0.O 787,871 lO0.O
Source: 1980 Census - includes the Montgomery Community.
The City's percentage of single parent households is
higher than the region's percentage of single parent
households (9.2 percent versus 7.9 percent). Since these
households only have one parent as a source of income,
they comprise a large proportion of lower income
households. Secondly, 85.1 percent of the single parent
households in Chula Vista are female-headed households
(85.5 percent in the region). This factor also influences
the affordability issue because female-headed households
have substantially lower incomes than male-headed
households.
e. Homeless
A homeless individual may be defined as "someone who
regularly has no place to go during a significant part of
any 24 hour period". Because of the transient nature of
-9--
the homeless, it is impossible to obtain any absolute
figures regarding the number.
The homeless do exist in the City of Chula Vista and local
service agencies and specific City departments interact
with them. As homelessness is a regional issue and there
is no emergency shelter in the South Bay, there is a
perceived need to work on a regional basis for the
establishment of the same.
2. Overcrowding
Overcrowding is a measure of the adequacy of a housing unit
with respect to family size. This indicator is defined as
those housing units with more than one person per room. Table
9 compares the proportion of units that are overcrowded in the
City to the proportion of units that are overcrowded in the San
Diego region. The City has a slightly lower rate of
overcrowded units (in the 1.01 to 1.50 persons per room
category). The City has a slightly higher rate of overcrowded
units (1.51 or more persons per room) than the region.
TABLE 9
OVERCROWDED UNITS
CHULA VISTA AND SAN DIEGO REGION
1980
Chula Vista Region
Persons Per Room Number Percent Number Percent
1.O0 or less 35,710 93.3 705,410 94.5
1.01 or 1.50' 1,558 4.1 23,928 3.2
1.51 or more* 1,017 2.6 17,362 2.3
Total 38,285 100.0 746,700 lO0.O
Source: 1980 Census - includes Montgomery Community
*Overcrowding occurs when a housing unit has more than 1.O0 person per room
4. Housing Condition
The age of the City's housing stock is an important indicator
of the condition of housing. Many Federal and State programs
use age of housing to define housing needs and to determine the
availability of housing and/or community development funds.
For those purposes, the most significant measure of the age of
housing is the number of units built before 1939. Table lO
shows that only 3.5 percent of the housing units in Chula Vista
were built before 1939 in comparison to 8.1 percent in the
-10-
region. 34.4 percent of the City housing units were built
since 1970 in comparison to 66.5 percent in the region.
TABLE 10
AGE OF HOUSING
CHULA VISTA AND SAN DIEGO REGION
1985
Chula Vista Region
Year Structure Built Number Percent Number Percent
1979-March 1980 1,330 3.3 36,638 5.1
1975-1978 5,430 13.5 109,437 15.2
1970-1974 7,178 18.0 141,033 19.6
1960-1969 12,428 30.9 167,369 23.3
1950-1959 9,128 22.8 138,926 19.3
1940-1949 3,193 8.0 61,241 8.6
1939 or earlier 1,412 3.5 63,567 8.9
Total 40,099 100.0 718,211 100.0
Source: 1980 Census - includes the Montgomery Community.
Estimates developed for the City's Housing Assistance plan
(HAP) and reproduced in Table ll indicate the City contains
1,902 substandard housing units. The methodology used several
factors for owners Iovercrowdin9, lacking plumbing, and
value/age) and renters (overcrowding, lacking plumbing, and a
value/age substitute) to estimate substandard housing.
Renter-occupied units were 62.7 percent of all substandard
units even though renter-occupied units were only 40.9 percent
of all housing units. The figures also indicate that the vast
majority of substandard units (92%) are suitable for
rehabilitation.
TABLE ll
SUBSTANDARD HOUSING
CHULA VISTA
1980'
Substandard Substandard Units
Tenure Type Standard Units Units Suitable for Rehab.
Owner 18,418 710 663
Renter 11,533 1,191 1,094
Total 29,951 1,901 1,757
*For purposes of this table, the 32 vacant seasonal and migratory units have
been grouped together with rental units.
-ll-
Source: Housing Assistance Plan, Chula Vista, October 1982, Part l, Housing
Assistance Needs
Note: The Montgomery Community included 1,607 substandard units in 1985.
This figure is not reflected in the above table.
B. Projected Housing Needs
1. Current Estimates
The population estimates for 1985 by the San Diego Association
of Governments provide data on the population and housing
counts in the City for January l, 1985. These figures estimate
the population of the City to be 113,145, an increase of 8,169
people over the last five years. The total housing estimate
for the City was 42,214 units. This represents an increase of
2,118 units over the last five years, or an annual average
increase of approximately 424 units. 36.7% of the increase in
housing (777 units) was comprised of single-family units while
multi-family units increased by 1,061 units, or 50.1 percent of
the increase. Mobile homes increased to 3,707 in 1985 versus
3,427 in 1980 or 13.2% of the total increase in housing.
TABLE 12
POPULATION AND HOUSING ESTIMATES
CHULA VISTA
1985
Categorical
Increases
1980 1985 Number Percent
Population 104,976 113,145 8,169 7.2
Housing (Total) 40,096 42,214 2,118 5.0
Single Family 21,499 22,276 777 3.5
Multiple Family 15,170 16,231 1,061 6.9
Mobile Home 3,427 3,707 280 7.6
Sources: 1980 Census and 1985 SANDAG estimates
*Includes Montgomery Community
2. Population and Housing Projections
Projections of growth in population and housing in the San
Diego region are provided by SANDAG through the Regional Growth
Forecasts. The current process for producing the forecasts
involves two major steps. The first is to develop the regional
totals of population, housing, and employment that reflect the
overall demand for housing and jobs that can be expected for
each year between 1980 and 2000. The second phase distributes
these activities to communities within the region.
-12-
The forecasts, which have been adopted by the City are
identified in the subsequent analysis. Table 13 identifies the
population growth in the City, the Chula Vista General Planning
Area, and the region. The boundaries of the Chula Vista
General Planning Area are San Diego Bay on the west, the South
Bay Freeway (SR-54) to the north, the Sweetwater and Otay
Reservoirs on the east, and the Otay Valley to the south.
Although the City's population will increase at a rate that is
less than half as much as the region's population growth rate
from 1980 to 2000, the City's general planning area population
is expected to gain 69,000 people over those 20 years, a 59
percent increase.
TABLE 13
POPULATION GROWTH
CHULA VISTA AND SAN DIEGO REGION
1980-2000
1980-2000 Increase
Area 1980 1990' 2000* Number Percent
*Chula Vista 83,900 101,500 102,100 18,200 21.7
Chula Vista GPA 116,700 156,600 185,700 69,000 59.1
San Diego Region 1,861,800 2,335,000 2,699,200 837,400 45.0
Source: SANDAG Series 6 Regional Growth Forecasts
*The City of Chula Vista population for 1980 and projections do not include
the Montgomery Community. The Chula Vista GPA does include the Montgomery
Community.
Similar projections are made for housing growth during the same
time frame. Table 14 identifies the housing growth in the
City, the Chula Vista General Planning Area, and the region.
Although the rate of increase in the number of housing units in
the City will be less than the region's rate of increase in the
number of housing units (30.9 percent versus 55.7 percent), the
City's general planning area is expected to gain 27,700 housing
units over the next 20 years. If the City limits expand to its
GPA boundaries, the City's rate of increase by the year 2000
would thus be 66 percent.
TABLE 14
HOUSING GROWTH
CHULA VISTA AND SAN DIEGO REGION
1980-2000
1980-2000 Increase
Area 1980 lg90 2000 Number Percent
*Chula Vista 30,400 54,546 55,652 25,252 54.6
Chula Vista GPA 41,900 57,100 69,600 27,700 66.1
San Diego Region 670,100 865,800 1,043,200 373,100 55.7
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Source: SANDAG Series 6 Regional Growth Forecasts
*Chula Vista does not include the Montgomery Community. The Chula Vista
G.P.A. does include the Montgomery Community.
3. Reduction in the Supply of Affordable Housing
Private and often public redevelopment activities which
accompany §rowth in the local housing market may displace a
certain number of older, affordable housing units. Conversions
of apartments to condominiums may also deplete the affordable
housing stock. No displacement is anticipated as a result of
City-sponsored redevelopment efforts.
4. Share of the Regional Housing Need
Based upon the concept that all localities within a given
housing market area share the responsibility for addressin9 the
housing needs of all economic segments of the market area
population, the State requires each jurisdiction to include
within its housing element its share of the regional housing
needs for all income levels. It is further required that the
distribution of regional housing needs avoid concentration of
lower income households in those jurisdictions which already
contain a relatively high proportion of such households.
In response to these State requirements, SANDAG has prepared
and all the region's cities and the County have adopted the
Regional Housing Needs Statement. Table 15 identifies the
Housing Needs Statement figures for Chula Vista and the San
Diego re§ion, including the income distribution of all
households expected to be added between 1985 and 1990, and the
five-year "fair share" goal for the lower income households
requiring assistance. The "fair share" figures are designed to
address the State's requirement to avoid further concentration
of lower income households.
TABLE 15
HOUSING NEEDS STATEMENT
CHULA VISTA AND SAN DIEGO REGION
1985-1990
Chula Vista Region
Total Household Growth 9,210 194,190
Very Low 2,047 43,693
Low 1,576 33,594
Moderate 1,778 37,478
All Other 3,764 79,425
"Fair Share" Goal 764 16,613
Source: SANDAG Final Series 6 Regional Growth Forecast, SANDAG Regional
Housing Needs Statement Tables, and SANDAG Staff Work Tables. The
Montgomery Community is included.
NOTE: Figures do not reflect housing vacancy factor.
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C. Land Inventory
In order to accommodate the future demand for dwelling units, an
adequate number of appropriately zoned and publicly served building
sites must be available within the community. Table 16 shows the
breakdown of available residential acreage and potential dwelling
units by density category for the standard zones within the City.
Thus it can be seen that there is currently enough vacant, publicly
served residential acreage to accommodate approximately 14,354
additional housing units. The table also shows the potential for
mobile home and manufactured housing development, both of which are
allowed by right in the City's single-family zones. Since Chula
Vista has designated enough land to adequately meet its present and
future housing needs, the recycling of commercial or industrial
territory to residential use would serve no substantial purpose.
TABLE 16
RESIDENTIAL ACREAGE AND
POTENTIAL DWELLING UNITS
CHULA VISTA
1984
Maximum Potential
Residential Density Zoning Districts Vacant Acres Dwelling Units
Low {1-3 du/ac) R-E, R-l-15 91.04 {25.41)* 217
Medium {4-12 du/ac) R-l, R-l-5, R-l-lO 308.66 {262.95)* 2,091
R-3-P
High (13-26 (du/ac) R-2, R-3-G 34.42 575
Very High {27-43 du/ac) R-3, R-3-H 41.30 1,969
Low to Very High P-C** 1530.00 8,098
(5.3 du/ac average)
Low to 29 du/ac*** RS-4, RS-6, RS-7 136.43 1,404
RV-29, RV-15, R-C
Total ~ 1-4~K5~4F
* The figures in parenthesis represent the proportion of acres which are
available for mobile homes and manufactured housing as well as site built
housing.
** Represents Eastlake I and E1 Rancho Del Rey Planned Communities.
***Represents Montgomery - from land use inventory 1986.
Source: Chula Vista Land Use Inventory
D. Constraints
The State law requires local housing elements to include a
constraints analysis. The purpose of such an analysis is to
identify those governmental and non-governmental constraints unique
to the community that may inhibit the development, maintenance or
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improvement of housing. Governmental constraints may include land
use controls, building codes and code enforcement, site improvement
requirements, and fees and other exactions. Non-governmental
constraints could include availability of financing, price of land
and cost of construction.
A review of Chula Vista's ordinances and policies related to
development standards and fees reveals that none represent an
unwarranted constraint to the provision or improvement of housing:
there is sufficient residentially zoned acreage of various densities
to accommodate projected growth of a wide variety of dwelling types;
development standards and enforcement procedures are those necessary
to ensure housing of adequate livability and lasting value; and,
fees and other exactions are geared to the present realities of
municipal finance. In the past, the City has shortened and
consolidated processing procedures, instituted density bonuses and
relaxed development standards where it appeared that such measures
could be taken without compromising environmental quality or public
safety. Similarly, the City will continue to monitor its ordinances
and policies to ensure that they are consistent with the provision
of affordable housing in sound and stable residential neighborhoods.
The non-governmental or market factors which may inhibit the
development or improvement of housing can change dramatically over
the course of the five-year planning horizon of the Housing
Element. Generally speaking, however, the median cost of housing
has leveled off during recent months.
According to the Economic Research Bureau of the Greater San Diego
Chamber of Commerce, the median price of an existing home in the
County rose 4.9 percent over the last year. When adjustment is made
for inflation, however, the median price over that period of time
actually declined by 1.2 percent.
I. Programs Designed to Promote Citizen Participation
Citizen participation in the formulation and preparation of the Housing
Element has been provided by the Human Relations Commission, which acts as the
official local citizens housing and advisory committee for the City of Chula
Vista. Further public input and comment will be solicited by the Planning
Commission and City Council during their public hearings on the plan.
The implementation of the Housing Element cannot be successful in the absence
of its manifestation of a patent responsiveness to the needs and desires of
the people of the Chula Vista Planning Area. The active support of local
citizens and groups should be solicited during each phase of the City's Action
Program for the implementation of the Housing Element. The Human Relations
Commission, as the Housing Element Task Force, will promote citizen
participation in Chula Vista's manifold housing and residential planning
programs.
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J. Foreseeable Obstacles to the Implementation of the Housing Element and
Possible Solutions
1. Problem: Housing for Low and Moderate Income Families
Low income families, retired people on fixed incomes, large families and
households headed by widowed or divorced people often cannot compete in the
housing market for sound dwellings which are located in suitable living
environments. This group of people cannot procure adequate financing, and
usually must gravitate to declining residential areas. In the Chula Vista
Planning Area, naval families tend to swell the ranks of the low and moderate
income groups. The rampant inflation of the 1970's has especially hurt low
and moderate income families.
Solution:
The National Housing and Community Development Act of 1974, through its
rent supplement programs and Block Grants, should provide much housing
assistance to low and moderate income families.
2. Problem: Federal Assistance Programs
Local residents tend to manifest resistance to federally sponsored
programs. In many cases, federal restrictions attached to federal programs
discourage their use. Public housing, and its preemption of local control, is
especially unpopular.
Solution:
Federal housing programs should be tailored to the needs of individual
communities. In the 1980's, however, the need is for additional federal
programming. The housing of low and moderate income families requires
imaginative and bold federal subsidy programs.
WPC 2540P
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THE HOUSING ELEMENT OF THE CITY OF CHULA VISTA: PART 2
"The best security for civilization is the
dwelling, and upon proper and becoming dwellings
depends more than anything else the improvement
of mankind. Such dwellings are the nursery of
all domestic virtues and without a becoming home
the exercise of these virtues is possible."
- Benjamin Disraleli
Fair Chula Vista. One of the most beautiful
spots on the globe; better suited for fine houses
than any spot in California.
- "National City Record"
December, 1887
I. INTRODUCTION
"The Housing Element, Part 2" is designed to bring the City of Chula Vista
into a state of full compliance with Section 65302(c) of the State Planning
and Zoning Law, as amended, which requires that all local general plans
contain:
"A housing element, to be developed pursuant to regulations established
under Section 37041 of the Health and Safety Code, consisting of standards
and plans for the improvement of housing and for provision of adequate
sites for housing. This element of the plan shall make adequate
provisions for the housing needs of all economic segments of the
community."
In order to meet the charge of Section 65302{c), the Housing Element
Guidelines promulgated by the State Department of Housing and Community
Development (HCD), and the broader National Housing Goal - "a decent home and
a suitable living environment for every American family" Part 2 is
substantially founded upon the surveys and problem identifications
incorporated within Part 1 of the Housing Element, entitled "The Housing
Situation for the City of Chula Vista." Part 1 clearly recognized the need for
a comprehensive program for the provision of housing for low and moderate
income groups in the Chula Vista Planning Area, and Part 2 provides a
long-range plan and action program which are calculated to meet the said need.
II. SUMMARY
GOALS, GENERAL OBJECTIVES, POLICY
A. Goals
The following goals jointly constitute the overall aim of the Housing Element
of the City of Chula Vista.
l. The provision of decent housing in well-planned neighborhoods for
low, moderate, middle and upper income families and individuals.
2. The solution of the major housing and residential problems identified
in Part 1 of Chula Vista's Housing Element.
3. The systematic renewal, rehabilitation, conservation, and improvement
of the residential neighborhoods of the Chula Vista Planning Area.
4. The encouragement of private sector leadership in the solution of
local, Planning Area and regional housing problems.
B. General Objectives
The following general objectives jointly recite the specific aims of the
Housing Element of the City of Chula Vista.
1. The overall increase of the housing stock of the Planning Area.
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2. The provision of adequate housing for the elderly, handicapped, large
families and persons and families of low or moderate income, and the
homeless.
3. The broadening of local residents' choice of housing, housing types,
and living environments.
4. The protection of the quality-of-life of existing settlements within
the Planning Area.
5. The reduction of the San Diego Region's unmet need for affordable
housing.
6. The integration of low and moderate income housing into the existing
middle-class residential neighborhoods of the Planning Area, and the
preclusion of the establishment of "ghettoes" or low-income enclaves.
?. The active encouragement of the private sector's participation in the
City of Chula Vista's effort to promote the development of affordable
housing.
8. The provision of adequate public works, facilities and infrastructure.
9. The effective utilization of State and Federal grants and subventions
for the promotion of decent, affordable housing within the Planning
Area.
10. The total elimination of racial, age, religious and sexual bias in
housing.
ll. The coordination of local affordable housing efforts with those of
the State of California, the Federal Government, the County of San
Diego, SANDAG and neighboring municipalities.
C. Policy
1. The City of Chula Vista supports the "balanced community concept" and
recognizes that ethnic, social and economic enclaves are inconsistent with the
democratic principles of the American republic. The City, therefore,
encourages its citizens and builders to avoid the establishment of "ghettoes"
herein, and to support the development of neighborhoods which provide housing
for people from all economic classes, racial stocks and age groups.
2. The admixture of residential neighborhoods and incompatible industrial
or commercial uses shall be prevented. This admixture tends to result in
residential decline and blight, and the consequential reduction of the quality
of life, and the value of real property.
3. Nonconforming uses and dilapidated structures should be removed from
residential areas. Nonconforming uses, if allowed to remain on an indefinite
basis, tend to encourage zoning violations and ill-advised zoning amendments.
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4. The City of Chula Vista shall encourage neighborhood conservation and
rehabilitation programs. These programs protect peripheral, sound housing,
and constitute an effective counter-attack against the wasteful practice of
destroying old, but well-designed houses. The Community Development
Department shall be responsible for the effectuation of this policy and shall
recommend the expenditure of adequate funds for the subject purpose in its
"Block Grant" allocation proposals.
5. Good, sound housing, situated in stable residential neighborhoods,
should be provided for relocated families.
6. Public facilities, such as water, sewer, and effective drainage shall
be provided throughout the City. These facilities will help deter residential
decline and blight infestation.
7. Modern housing concepts shall be encouraged in new residential
developments throughout Chula Vista. These should take the form of cluster
gardens, common-green projects, planned unit developments, garden apartments,
townhouse projects, mobile home parks, subdivisions and condominium projects.
These concepts, if properly effectuated, could be effectively blended with new
single family dwelling developments and provide a physical basis for the
implementation of Chula Vista's "balanced community" goals.*
8. Residential environments should be enhanced by the provision of
internal and adjacent open space, such as parks, squares, circi, vestpocket
parks, malls, common greens, plazas, hiking trails, bridle paths, bicycle
paths and trails, and pure undisturbed, nonmanicured open space. The
provision of adequate open space, as required by the Zoning Ordinance, the
Park Land Dedication Ordinance and other developmental policies, should be a
condition of approval of all new and expanded building programs.
9. Low and moderate income households are entitled to the same
residential and environmental amenities as those which are standard to other
families. Scaled down amenities and qualities build slums, and therefore must
be carefully avoided. Notwithstanding these factors, density bonuses allowed
under the PUD Policy are feasible where such bonuses produce improved patterns
of open space, better dwellings and "balanced communities."
The Planned Community (PC) and Planned Unit Development (PUD) zonal
regulations are designed to accommodate experimentation. Developers with
innovative programs for the reduction of building costs, therefore, shall be
encouraged to use the flexible PC or PUD provisions.
lO. The City shall endeavor to protect its stock of low and moderate
income housing from the erosive effects of private and public rebuilding
activities. Chula Vista's "MHP" Exclusive Mobile Home Park Zone provides such
protection.**
* The E1 Rancho del Rey Specific Plan and EastLake I Plan which cover
approximately 2300 and 1268 acres of land, respectively, call for a
variety of housing types, clustering and other "new" and experimental
development concepts. The plans are now a part of the Chula Vista
General Plan.
** The City's recent financial and administrative assistance in conjunction
with the conversion of the Orange Tree Mobile Home Park to a
tenant-ownership program, effectuates this statement of policy.
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ll. The City's Housing Element shall be implemented in close cooperation
with the San Diego Association of Governments, the County of San Diego, the
several cities in the South Bay Area and the State Department of Housing and
Community Development.
12. The City shall continue to regulate residential condominium and stock
cooperative conversions in order to protect existing tenants and promote the
orderly growth and amenity of Chula Vista. If such conversions adversely
affect the availability of housing for low and moderate income households to
an appreciable extent, the City shall adopt remedial measures.
13. All new residential condominium and stock cooperative projects and
all of such projects created through the conversion process shall provide
those amenities which are incidental to home ownership. These amenities shall
include, but not limited to, adequate storage, ample off-street parking,
usable common and private open space,and good townscape planning, as called
for by the Design Manual of the City of Chula Vista and the Town Centre Design
Manual.
14. The Planning Department shall review the Housing Element and its
Action Program on a continuing basis. The City's Housing Task Force of the
Human Relations Commission shall annually review the element and program and
shall report its findings and recommendations thereon to the City Council.
III. ACTION PROGRAM
The implementation of the Housing Element will require the institution of an
Action Program designed to increase the availability of the City's housing
stock, the improvement of existing neighborhoods and the creation of new
residential areas. The success of this program is dependent upon the
cooperation and active participation of government, neighborhood groups,
builders and other interested citizens.
The Action Program, which is subdivided into the following constituent
programs, is directed at the solution of Chula Vista's housing problems.
A. Neighborhood Planning and Improvement Program.
B. Plan for the Removal of Dilapidated Structures.
C. Affordable Housing Program.
D. Capital Improvement Program for the Implementation of the Housing
Element.
E. Development of Nonurbanized Parcels.
F. Energy and Water Conservation.
G. Affordable Housing Within the Coastal Zone.
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H. Relocation of Displaced Families.
I. Programs Designed to Promote Citizen Participation.
J. Foreseeable Obstacles to the Implementation of the Housing Element
and Possible Solution.
A. Neighborhood Planning and Improvement
This program would provide the vehicle for the preparation of detailed
neighborhood improvement plans and courses of action. Interested neighborhood
groups could develop neighborhood improvement plans which would concentrate on
the improvement of housing within their spheres of influence. Basically,
these plans would constitute conservation or rehabilitation programs. The
participating residents and property owners would be expected to improve and
maintain their real property in accordance with their neighborhood plan. The
City of Chula Vista would provide technical and professional assistance to the
neighborhood planning groups, and undertake, when practical, the improvement
and establishment of public facilities and public education programs on home
maintenance. Goal of the subprogram: Sound residential neighborhoods,
designed to remain stable over a long period of time.
The Community Development Department, through its Block Grant program, is
successfully conducting the rehabilitation and conservation efforts called for
under this program. The said department's success is partially based upon its
"outreach" approach.
In addition to the Community Housing Improvement Program (CHIP), Block Grant
funds are devoted to the Chula Vista Mobile Home Replacement Program. The
Chula Vista Low and Moderate Income Housing Fund supported by 20% of the
proceeds received from the sale of redevelopment bonds, will be broadly used
to augment the supply of housing for low and moderate income families and
individuals.
B. Removal of Dilapidated Structures
The existence of dilapidated structures creates a blighting influence on
adjacent housing in a neighborhood which is generally sound. A program for
the removal of housing, which is in such a derelict condition that it is no
longer economically repairable, is successfully pursued in this municipality.
This program, which requires the strict enforcement of the City of Chula
Vista's Building and Housing Codes, is governed by the "Dangerous Building"
provisions, Volume IV of the adopted Uniform Building Code of the City of
Chula Vista. The Director of Building and Housing directs this program. The
effectuation of the Housing Element will require the continuing implementation
of Volume IV.
C. Affordable Housing Program
1. The City of Chula Vista shall encourage the Federal and State
governments to create new and viable programs which promote the adequate
housing of low and moderate income groups and disadvantaged families.
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2. The City of Chula Vista expects every developer to address the
problem of housing low and moderate income families and individuals. Where
proposed projects exceed fifty dwelling units, the municipality expects the
involved developers to explore methods to devote a minimum of 10% of the said
units to low and moderate income housing. This program calls for the
developer's exploration and investigation of Federal and State subsidy
programs, and other economically-feasible means of reducing the cost of
housing.
3. In order to ease the burden which the above subprogram places upon
developer, the City of Chula Vista shall grant maximum 25% net density
bonuses, where such would not adversely affect the order, amenity, or
stability of adjacent land uses, or where such bonuses would not augment
density bonuses mandated under Section 65915 of the State Government Code.
The number of housing units constituent to a density bonus granted by the City
shall generally equal the number of low and moderate income housing units
provided by the developer.
4. The City of Chula Vista may reduce or waive municipal fees, or
participate in the development of on or off-site improvements, where a minimum
of 25% of the housing units of a project are devoted to the accommodation of
low or moderate income households.
The density bonuses authorized under this subprogram shall not exceed 25% of
the dwelling units permitted under the zoning regulations, and shall not
augment bonuses mandated by State law. (See Subprogram 15, infra.)
5. The City of Chula Vista shall develop expeditious ("fast track")
procedures for the processing of low and moderate income housing projects.
These procedures should involve "check lists" and organizational routines
which are designed to accelerate the delivery of technical services. Where
areawide EIR studies are feasible, they should be utilized in order to shorten
the subsequent environmental reviews of individual projects.
6. The City of Chula Vista shall fully participate in the County's
efforts to locate Section 8 leased housing throughout the San Diego Region.
This participation will require Chula Vista to accept a pro rata share of this
type of Federally-sponsored, rent-supplement housing.
7. The City of Chula Vista shall require developers of projects which
contain more than fifty dwelling units to participate in an "Affirmative Fair
Marketing Plan," such as the BCA/HUD program. The Community Development
Department shall administer this subprogram on a continuing basis.
(Explanatory Note: An "Affirmative Marketing Plan" is initiated by an
agreement between a developer and the U.S. Department of Housing and Urban
Development. Under this agreement, the developer prepares a market plan which
is designed to attract prospective home buyers or tenants from all groups
within a given market area. The primary objective of this "outreach" plan is
the enlargement of housing opportunities.)
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8. The City of Chula Vista shall continue to participate in SANDAG's
regional program for the fair share allocation of lower-income housing, and
shall continue its effort to provide more lower-income housing than the said
program requires. The City Council has officially accepted SANDAG's lower
income household assistance formula and the statement of Chula Vista's fair
share allocation, embodied therein. Under this formula, Chula Vista's good
faith and diligent demonstration would entail this municipality's earnest
endeavor to provide assistance to 740 lower income households during the
1985-1990 period.
9. In accordance with the Housing and Community Development Act of 1974,
the City of Chula Vista shall prepare, adopt and execute the plans and
programs which are prerequisite to this municipality's eligibility for "Block
Grants." These grants shall be devoted to the improvement of Chula Vista and
the solution of the low and moderate income housing problems therein.
10. The City of Chula Vista, at the current and advance planning levels,
shall promote the development of adequate housing for all economic segments of
the people in the Chula Vista Planning Area. The City shall especially
encourage the development of housing for the elderly and the handicapped.
Density bonuses and waivers of certain development standards, which
are currently available under the municipal code's Low and Moderate-Income
Senior Housing provisions are expected to produce at least 60 units of renter
new construction elderly/handicapped, and 40 units of homeowner new
construction elderly/handicapped, within the next 3 to 5 years..
ll. The City shall also recognize that homelessness is a regional problem
and that the provision of an emergency shelter in the South Bay region is a
means of answering that problem. Community Development Staff, towards this
end, shall continue to sit on several regional committees concerned with the
homeless and specifically geared toward assessing the possibility of locating
an emergency shelter in the South Bay.
12. The City of Chula Vista shall foster the establishment of affordable
housing for low and moderate income households within the Bayfront
Redevelopment Project Area.
13. The voters of Chula Vista have approved, through an Article XXXIV
referendum election, the development of public housing. If necessary, the
City will attempt to increase its public housing authorization.
14. The City of Chula Vista shall continue to actively seek State and
Federal subsidies for moderate and low income housing. This effort shall
include, but not limited to, the following five-year programs:
a. Section 202: 80 units of renter new construction in the
elderly/handicapped category.
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b. Low-Rent Public Housing: 150 units of renter new construction,
including 36 elderly/handicapped, 105 small family and nine large
family.
c. Section 8 Existing: 455 units of renter existing, including 37
elderly/handicapped, 370 small family, and 48 large family.
d. HUD Rental Rehabilitation Program: 75 units of renter rehabili-
tation of two and three bedroom units, with Section 8 rental
subsidies provided.
e. Housing Rehabilitation: 200 units of homeowner rehabilitation,
including 115 elderly/handicapped, 67 small family, and 18 large
family.
f. Shared Housing Study: 300 units of renter existing elderly/
handicapped.
15. The City of Chula Vista shall encourage the establishment of mobile
home Parks and subdivisions in order to increase its stock of affordable
housing. It shall utilize its MHP Exclusive Mobile Home Park zone to protect
existing and annexed mobile home parks and their residents.
Chula Vista, through the coordinated efforts of its Planning,
Building and Housing, and Community Development Departments, shall encourage
the development of modular-housing and factory-built housing projects within
the several communities of this municipality. Housing produced through the
employment of industrial-age methods and techniques should eventually be more
cost-effective and affordable. These method and techniques converted the
motor car from the sports equipment of the wealthy to the personal
transportation of the masses, and their application to housing provides much
promise.
16. The City of Chula Vista shall encourage the proposal of
demonstration projects which utilize experimental planning, development and
design techniques in an effort to produce well-ordered, low and moderate
income housing. Under such projects, the City shall consider the tailoring of
its preannounced land-use, bulk and height standards to the needs of the
developers, provided that such tailoring is consistent with sound city,
townscape and public works planning.
Demonstration projects could collectively produce a substantial
number of affordable housing units. They could also develop techniques which
could be employed throughout the Chula Vista Planning Area and San Diego
Region.
17. Where practical, the City shall consider the use of tax-exempt
revenue bonds for the purpose of underwriting a portion of the cost of low and
moderate income housing. The proceeds from the sale of these bonds could also
be used to reduce the interest on purchase-money loans for such housing.
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18. Prior to the submittal of residential development plans for
processing, developers shall confer with the City Planning and Community
Development Departments on the matter of affordable housing. These
pre-planning conferences shall be used to apprise developers of local housing
needs and policies; available affordable housing incentives; and, current
State and Federal legislation and programming with respect to housing. These
conferences should also provide a mechanism for private-public negotiation,
and the formulation of incremental affordable housing programs.
19. In the selection and/or review of sites proposed for non-market rate
housing, the City shall be guided by the following standards:
a. The site and neighborhood must be suitable for the type and density
of housing proposed, and adequate public services and facilities
must be available to service the development.
b. The site must be free from severe adverse environmental or social
conditions, unless there is an adopted program to remedy the
undesirable conditions.
c. The housing must be reasonably accessible to employment and to
appropriate social, recreational, educational, commercial and health
services that are typically found in market-rate residential
neighborhoods.
d. The site must promote greater housing opportunity, and must not act
to unduly concentrate racial, ethnic or economic minorities into any
one area of the City.
20. The City Planning and Community Development Departments shall
monitor the private and public production and maintenance of affordable
housing within Chula Vista and shall annually report its findings to the City
Council. Where this monitoring activity indicates that Chula Vista's
land-use, subdivision, or housing policies or regulations should be amended in
order to foster the production or protection of essential affordable housing,
the said departments shall officially recommend appropriate action.
D. Capital Improvement Program for the Implementation of the Housing Element
The future construction and installation of needed public facilities in the
residential neighborhoods of the City of Chula Vista should be programmed in
the City's Capital Improvement Plan. This plan should be reviewed annually by
the Planning Commission in order to assure the people that capital
expenditures are consistent with, and responsive to, the Housing General Plan
Element, Neighborhood Improvement Plans and other housing programs and
subprograms.
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E. Development of Nonurbanized Parcels
At such time as it is appropriate for undeveloped lands within the Planning
area to be urbanized, the City should regulate such urbanization with a view
toward establishing orderly, stable and beautiful residential neighborhoods.
These lands should be developed with sound housing in good environments. The
City of Chula Vista should promote the establishment of inclusionary and
"balanced communities" in its new territories. Developers should create
well-planned, mixed-income residential complexes in an effort to attract all
age groups and economic segments of the community.
F. Energy and Water Conservation
As the urban centers of the San Diego Region grow in population and
territorially expand, the demand for energy and domestic water will
correspondingly increase. This increase will create a need for new sources of
supply and require innovative and bold action resource-allocation planning.
It will also recall for a cardinal emphasis upon energy and water conservation.
The Chula Vista City Council, on December 9, 1978, under Resolution No. 9416,
adopted a "Policy for the Conservation of Energy and Water Within the City of
Chula Vista." This policy, which is hereby incorporated by reference into the
Action Program of the Housing Element, stresses the interrelationship and
linkage between energy and water conservation, and comprehensive physical
planning, including the planning for housing and residential development. The
said interrelationship and linkage are especially important where affordable
housing is concerned. If the cost of public utilities continues to increase
at the rates experienced during the past decade, the overall benefits achieved
through the implementation of the Housing Element, on behalf of low and
moderate income households, could be substantially reduced, in the absence of
meaningful conservation measures.
The guidelines of the Policy do not call for unproven solutions, but stress
fundamentals, such as the solar orientation of buildings; the scientific use
and arrangement of landscape materials; the interrelationship of land use and
open space; the promotion of townhouse, patio-home, and terrace-house
projects, which are energy efficient; the discouragement of urban sprawl; and,
the installation of energy and water conservant appliances and building
features.
Chula Vista's Policy for the Conservation of Energy and Water shall be
implemented as a part of this municipality's normal zoning, subdivision map,
code enforcement, design review and redevelopment, processes and procedures.
G. Housing in the Coastal Zone
The future development of housing in the Coastal Zone of the City shall be
accomplished with the application of the Affordable Housing Program (Part III,
C, above). In accordance with that Program and with applicable state law, the
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City will expect developers of Coastal Zone housing projects to utilize
available methods to provide, where feasible, a minimum of 10% of said units
for low and moderate-income housing. Where it is not feasible to provide
those housing units in the proposed new housing developments, the developer
will be expected, where feasible, to provide the units at another location in
the City within the Coastal Zone or within three miles of the Coastal Zone.
"Feasible" shall be defined as "capable of being accomplished in a successful
manner within a reasonable period of time, taking into account economic,
environmental, social and technical factors." Available methods to accomplish
such low and moderate-income housing may include density bonuses, tax exempt
financing, waivers of fees, financial participation by the Redevelopment
Agency or the City, and federal and state subsidy programs. The City and the
Redevelopment Agency shall consider the application of all feasible methods of
assistance to proposed developments to enhance the provision of low and
moderate-income housing by those developments. Also in accordance with the
Program, the City shall utilize expeditious processing to assist the
development of such projects.
Where conversion or demolition of housing units in the Coastal Zone occupied
by low or moderate-income households is proposed, that conversion or
demolition will be regulated by the City in accordance with State law. When
such conversion or demolition occurs, replacement of such housing will be
required within the Coastal Zone or, where infeasible, within three miles of
the Coastal Zone. Such replacement will be accomplished within three years of
the commencement of conversion or demolition. Where conversion or demolition
of low and moderate-income units is a result of private action, the party
taking action will be required to provide the replacement housing units.
Where conversion or demolition is a result of City or Redevelopment Agency
action, the City or Redevelopment Agency will provide the replacement housing
units.
Since January l, 1982, no new housing units in the Coastal Zone have been
approved for construction. Therefore, no low or moderate-income units have
been required.
Since Janua~ l, 1982, demolition of one housing project in the Coastal Zone
occupied by low or moderate-income households has occurred. The Marina Motor
Motel was a 35-unit visitor-serving recreational facility operating primarily
as a residential hotel. The facility was acquired by the Redevelopment Agency
and demolished. All occupants were provided with relocation assistance.
However, replacement housing as required under Government Code Section 65590
was not provided and will not be provided due to the fact that the structure
was declared a public nuisance to be abated due to serious health and safety
violations, thereby not being subject to the replacement housing provisions of
said Government Code Section.
H. Relocation of Displaced Families
During the growth and expansion of the City of Chula Vista, there will be many
times when existing dwellings will have to be acquired and removed. This
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acquisition and relocation may be the direct or consequential result of
highway construction, urban renewal, or public facility development. Code
enforcement might cause the removal of additional residences from Chula
Vista's housing inventory. Prior to the commencement of programs which would
displace individuals or families, the City of Chula Vista shall endeavor to
relocate these people in standard, affordable housing, sited in suitable
neighborhoods. The relocation of individuals and families from one depressed
area to another would not meet the policy guidelines of the Housing Element
and would tend to augment urban decline.
I. Programs Designed to Promote Citizen Participation
Citizen participation in the formulation and preparation of the Housing
Element has been provided by the Human Relations Commission, which acts as the
official local citizens housing and advisory committee for the City of Chula
Vista. Further public input and comment will be solicited by the Planning
Commission and City Council during their public hearings on the plan.
The implementation of the Housing Element cannot be successful in the absence
of its manifestation of a paten responsiveness to the needs and desires of the
people of the Chula Vista Planning Area. The active support of local citizens
and groups should be solicited during each phase of the City's Action Program
for the implementation of the Housing Element. The Human Relations
Commission, as the Housing Element Task Force, will promote citizen
participation in Chula Vista's manifold housing and residential planning
programs.
J. Foreseeable Obstacles to the Implementation of the Housing Element and
Possible Solutions
1. Problem: Housing for Low and Moderate Income Families
Low income families, retired people on fixed incomes, large families and
households headed by widowed or divorced people often cannot compete in the
housing market for sound dwellings which are located in suitable living
environments. This group of people cannot procure adequate financing, and
usually must gravitate to declining residential areas. In the Chula Vista
Planning Area, naval families tend to swell the ranks of the low and moderate
income groups. The rampant inflation of the 1970's has especially hurt low
and moderate income families.
Solution:
The National Housing and Community Development Act of 1974, through its
rent supplement programs and Block Grants, should provide much housing
assistance to low and moderate income families.
-31 -
2. Problem: Federal Assistance Programs
Local residents tend to manifest resistance to federally sponsored
programs. In many cases, federal restrictions attached to federal programs
discourage their use. Public housing, and its preemption of local control, is
especially unpopular.
Solution:
Federal housing programs should be tailored to the needs of individual
communities. In the 1980's, however, the need is for additional federal
programming. The housing of low and moderate income families requires
imaginative and bold federal subsidy programs.
3. Problem: The Construction and Finance Industries
Private investment in the construction of new housing for low and
moderate income families is not very lucrative. Investment in the production
of housing for higher income families is more profitable. While inflation and
high interest rates have adversely affected the entire housing market, they
have virtually excluded lower-income families therefrom.
Solution:
The City of Chula Vista shall officially encourage house builders to
provide a variety of housing units, and "balanced communities." Residential
projects shall be expected to manifest compliance with the housing policies
and Action Program of this municipality. The City shall encourage the State
to finance well-planned, well-constructed, and well-managed, mixed-income
residential complexes.
4. Problem: Employment
There is a shortage of employment opportunities in Chula Vista for
members of low and moderate income families.
Solution:
The City Council and the Chula Vista Chamber of Commerce are actively
engaged in the encouragement of commercial and industrial development in Chula
Vista. The City is also improving its local transit facilities, and is
participating in the Metropolitan Transit Development Board's regional transit
program. These efforts should improve the employment opportunities of low and
moderate income residents.
IV. ENVIRONMENTAL
An Initial Study, IS-81-44 , of possible adverse environmental impacts of the
revised Housing Element was conducted by the Environmental Review Committee on
June 4, 1981. The Committee concluded that there would be no significant
-32-
environmental effects and recommended adoption of a Negative Declaration on
the "project".
V. CONCLUSION:
The City of Chula Vista, the second largest city in San Diego County, is the
focus of considerable growth and urban expansion. Chula Vista's natural
endowments, energetic citizenry and stable politics have coalesced to make
this city's several communities desirable places in which to work and live.
The residents of this municipality have, for two decades, insisted that local
urbanization be paced and guided by sound urban planning, and they have
consequently enjoyed the fruits of an orderly and stable environment.
The Housing Element provides the City of Chula Vista with the policy and
action program essential to the extension of the benefits of decent housing
and suitable living environments to all economic segments in the Planning
Area. The Element calls for new horizons in social, economic, and physical
planning, and provides local and regional government, developers, subdividers
and citizenry-at-large with the opportunity of cooperating to make Chula Vista
an "ideal" city.
Plan Administration Notes
The Housing Element is an integral part of the Chula Vista General Plan, and
its administration should be coordinated wi th the administration of the
General Plan's land use, circulation, conservation, and economic development
goals, objectives and policies. The Housing Element's administration should
also be responsive to the "Energy and Water Conservation Policies of the City
of Chula Vista."
In accordance with the direction provided by the State of California's Urban
Development Policy, the City of Chula Vista has adopted a Growth Management
Policy. The Policy calls for urban in-filling and discourages disorderly
patterns of growth and development. The provisions of the Policy do not
prescribe strategies which would curtail the production of essential housing,
or significantly increase the cost thereof.
The City of Chula Vista believes that the careful administration of sound
conservation and growth management policies should foster the production of
affordable housing. For example, smaller lots and building sites could reduce
the demand for urban sprawl, conserve energy and water and lower the overall
price of new housing, simultaneously.
WPC 1980P
-33-
VI. BIBLIOGRAPHY OF THE HOUSING ELEMENT OF THE GENERAL PLAN OF THE CITY OF
CHULA VISTA
Texts
ABRAMS, Charles. The Languaqe of Cities. New York: The Viking Press, 1971
GALLION, Arthur B., and EISNER, Simon. The Urban Pattern, City Planning and
Design, Second Edition, New York: The D. Van Nostrand Co., 1963
HOWARD, Edenezer. Garden Cities of Tomorrow. London: Faber and Faber Ltd.,
1946
KEEBLE, Lewis. Principles and Practices of Town and Country Planning. Third
Edition. London: The Estates Gazette Limited, 1961
KENT, T. J., Jr. The Urban General Plan. San Francisco: Chandler Publishing
Co., 1964
SCOTT, Mel. American City Planning Since 1890. Berkeley and Los Angeles:
University of California Press, 1969.
WHYTE, William H. Cluster Development. New York: American Conservation
Association, 1964
Periodicals
CARSON, John. "Housing Policy in Ontario." Urban Land. Volume 32, No. 4,
April, 1974. Washington, D.C.
GREENBIE, Barrie B. "Social Territory, Community Health and Urban Planning."
Journal of the American Institute of Planners, Volume 40, Number 2, March,
1974. Washington, D.C.
RAHENKAMP, John. "Some Thoughts on Mixed Housing Projects--And Their
Economic and Social Advantages for the Developer and His Prospects." House &
Home. Volume 45, Number 3, March, 1974. New York, N.Y.
State Law
MURPHY, George H. Laws Relating to Conservative and Planning. 1972 Edition.
Sacramento: State of California, Department of General Services, Documents
Section
-34-
Plans
Housing Element Manual
1978 Sacramento: State of California, Department of Housing and Community
Development
Housing Element
1979 City of Huntington Beach, California
-35-
CITY OF CHULA VISTA
City Council Members/Administration
Gregory R. Cox
Mayor
David L. Malcolm
Councilman
Leonard M. Moore
Councilman
Gayle L. McCandliss
Councilwoman
Frank A. Scott
Councilman
City Manager
John D. Goss
City Attorney
Thomas J. Harron
City Clerk
Jennie M. Fulasz
City Planning Commission
William S. Cannon, Chairman
Thomas L. Shipe, Vice Chairman
Joanne E. Carson, Commissioner
Shirley Grasser, Commissioner
Michael A. Green, Commissioner
Edwin A. Guiles, Commissioner
Robert E. Tugenberg, Commissioner
Preparers of the Housing Element
Administration
George Krempl Director of Planning
Paul G. Desrochers Community Development Director
Professional and Technical Assistance
Daniel M. Pass, AICP Principal Planner
Stephen Griffin, AICP Associate Planner
Armando Liuag Associate Planner
David Gustafson Assistant Community Development
Director
Barbara Reid Assistant Planner
-36-
negative dec rafion .
PROJECT NAME: 1986 Revision to the Housing Element of the General Plan
PROJECT LOCATION: City of Chula Vista
PROJECT APPLICANT: City of Chula Vista Planning Department
CASE NO: IS-86-44 DATE: June 4, 1986
A. Background
The State of California Department of Housing and Community Development
requires that the Housing Element of the General Plan be updated
periodically to assure that programs and policies will meet the existing
and future' housing needs of the City of Chula Vista.
B. Project Description
The attached document entitled "The Chula Vista Housing Element of 1986"
is proposed to replace the existing Housing Element as mandated by the
State (Article 10.6 California Government Code, Section 65580 et seq.).
The maximum of 25% net density bonus will be permitted above current
zoning regulations and shall not augment bonuses mandated by State Law.
C. Compatibility, with Zoning and Plans
Adoption of the r6vised Housing Element may result in direct zoning text
amendments to incorporate revised policies. The proposed General Plan
amendment is not at variance with the General Plan or other associated
el ements.
D. Identification of Environmental. Effects'
Air Qual i ty/Land Use/Communi ty I nfrastruc ture/Energy/Uti 1 i ti es/
Transportation/Growth I nd~cement
The Draft Housing Element, 1986, includes data obtained from the recently
annexed "Montgomery" community (a four square mile area containing a
population of approximately 25,000). No new density bonus programs are
proposed and the continuation of present programs will not result in
density increases beyend present General Plan ceilings which are used t_o
control regional air quality, infrastructure and other growth related
services. Previous envi.ronmental review conducted in June of 1981
(IS-81-44) for the Housing Element of 1981 discussed similar environmental
impacts. Therefore, impacts on air quality, land uses, infrzstructure,
energy, utilities, transportation and growth inducement are not
anticipated to be significant as a result of the adoption of the Housing
Element of 1986.
city of chula vista planning department CI~(OF I
environmental review section.CHULAVIS1-Ar
-2-
E. Findings of Insignificant Impact
1. The project is not site specific and no increase in density above the
present General Plan ceilings is proposed; therefore, no adverse
impacts on the physical environment are anticipated.
2. The revised Housing Element is designed to achieve long-term goals
and any short-term results are not anticipated to adversely affect
those.
3. The Housing Element density programs will not result in impacts that
are not accounted for in the General Plan projections.
4. There are no traffic or air quality impacts anticipated to adversely
affect human beings as a result of the implementation of the Housing
Element programs.
G. Consultation
1. Individuals and Organizations
City of Chula Vista: Mando Liuag, Associate Planner
Steve Griffin, Associate Planner
Duane Bazzel, Associate Planner
Gene Grady, Building and Housing Department
Carol Gove, Fire Marshal
Applicant's Agent: Dan Pass, Principal Planner
2. Documents
IS-81-44, Housing Element of 1981
City of Chula Vista General. Plan
The Initial Study application and evaluation forms documenting the findings o.f
no significant impact are on file and available for public review at the Chula
Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010.
ENVIRONM~q~TAL REVIEW COORDINATOR
WPC 2867P/O175P
EN 6 (Rev. 5/85)
city of chula vista planning department CI~YOF
environmental review section. CH[JLA
EN 6 (Rev. 12/82)
City Planning Commission
A9enda Items for Meeting of July 9, 1986 Page 1
2. PUBLIC HEARING: Conditional Use Permit PCC-86-35; request to establish
a County Department of Social Services office at the
northeast corner of Third Avenue and Quintard Street -
Jerome Navarra
A. BACKGROUND
This item involves a request to establish a San Diego County Department of
Social Services (Welfare) office within a 5.79 acre commercial center
located at the northeast corner of Third Avenue and Quintard Street in the
C-C zone. A public use of this type is an "Unclassified Use" which may be
considered for location in any zone subject to the issuance of a
conditional use permit by the City Council following a recommendation by
the Planning Commission.
An Initial Study, IS-86-52, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on
June 27, 1986. The Environmental Review Coordinator 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-86-52.
2. Based on findings contained in Section "E" of this report, adopt a
motion to approve the request, PCC-86-35, to establish a County
Department of Social Services office at the northeast corner of Third
Avenue and Quintard Street subject to the following conditions:
a. A landscape and irrigation plan shall be submitted for review
and approval by the City's Landscape Architect.
b. A sign plan and colors and materials palette shall be submitted
for review and approval prior to the issuance of a building
permit.
c. The facility shall be required to provide six (6) handicap
parking spaces and handicap access.
C. DISCUSSION
Adjacent zonin~ and land use
North C-C Commercial Center
South C-C Furniture & Tire Store
East R-3 Apartments
West C-36 Commercial Center
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 2
Existing site characteristics
The site in question is an existing 5.79 acre commercial center located at
the northeast corner of Third Avenue and Quintard Street. The center
consists of three separate buildings: Jerome's Furniture Warehouse
located in a 46,440 sq. ft. building on the easterly portion of the site,
a 1,764 sq. ft. fast food restaurant located at the northwest corner of
the property, and a 5,660 sq. ft. tire dealer located on the southwesterly
portion of the site. There are currently 250 on-site parking spaces to
serve the center.
Proposed use
The Social Services office would occupy the northerly 12,000 sq. ft. of
the existing Jerome's building and an adjoining 20,000 sq. ft. of new
construction, for a total floor area of 32,000 sq. ft. Jerome's would
remain in the balance of the principal structure, and the restaurant and
tire dealer would remain as well. The parking area would be reconfigured
to improve circulation and increase parking to 346 on-site spaces.
Prior Request
In October, 1985, the Commission, by a vote of 1-5 with one abstention,
failed to adopt a motion to recommend approval of a prior request to
locate the Social Services office within a neighborhood shopping center at
the northwest corner of Hill top Drive and Naples Street. The Commission
expressed concerns that such an office was not the typical office use in
terms of number of employees and peak hour traffic, and thus was
inappropriate for location in a small neighborhood commercial center
surrounded by residential areas. It was believed that this type of use
would be more appropriate in a commercial or industrial district. The
Council later agreed and denied the request, and directed staff to work
with the County to find an alternate location.
D. ANALYSIS
Operations
The Social Services office would be one of seven regional facilities
distributed throughout the County. This represents a relocation from the
existing South Bay Regional Office in San Ysidro in order to obtain larger
accommodations and to be more centrally located with respect to their
South Bay service area.
The office would administer income maintenance programs, including Aid to
Families with Dependent Children (AFDC), food stamps, and medical
assistance. The hours of operation are from 8:00 a.m. to 5:00 p.m.,
Monday through Friday, and the facility would employ initially 175 and
ultimately 212 people. The staff would consist entirely of office
personnel; there would be no case workers operating out of the facility.
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 3
According to a representative from the Department of Social Services,
during normal operations the office would serve an average of 100 clients
per day, with approximately 30 clients at the facility at any one time.
During peak periods, which generally occur during the first five work days
of each month and during the summer months, the office would serve from
150-200 clients per day, with perhaps 75 clients at the facility at any
one time. The client entrance and parking area front on Third Avenue and
are separated from the apartments to the east by the main structure. The
office would have at least one and sometimes two security officers on the
site during work hours to police the premises.
Site Plan and Elevations
The basic lines and materials of the new construction would generally
carry-out those of the existing Jerome's building, but would add interest
to the existing facade by providing a major offset, bevelled corners, and
landscaping adjacent to the building. A new color scheme, as well as
several freestanding landscape planter boxes, would further soften and
unify the existing structure with the new addition. The depth of the
landscaping along Third Avenue would be increased from 4 ft. to l0 ft.,
and the entire site would be replanted in a uniform scheme.
The exterior elevations of the two, smaller restaurant and tire dealer
structures would remain unchanged, as would the 65 ft.-high, 300 sq. ft.
Jerome's freestanding pole sign. A small monument sign identifying the
Social Services office would be erected adjacent to the central entrance
to the site on Third Avenue.
Parkin9 and Traffic
As noted above, the parking area would be restriped to improve
circulation--aligning internal circulation drives with access points--and
provide 96 additional on-site parking spaces. Of the 346 total spaces, 87
would be required to serve the three retail uses, leaving 259 to serve the
32,000 sq. ft. social services facility. This works out to a parking
ratio of one space for every 123 sq. ft. of floor area, or more than twice
the number of spaces required by Code for general offices (one space for
every 300 sq. ft. of floor area). More than 35% of the total spaces are
proposed as "compacts," but these are primarily confined to the periphery
of the site and to the rear of the building and would be designated for
employees only.
In terms of the specific parking situation of such facilities, the Social
Services Department representative has stated that the majority of clients
arrive by either public transportation or are dropped off by friends or
relatives. Staff found no parking problems at the existing San Ysidro
office, which serves the same clientele with the same number of employees
and 150 parking spaces, and which also shares a shopping center location
with retail stores.
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 4
In terms of traffic, using the peak-day periods noted above, the Social
Services office would ultimately generate approximately 824 average daily
trips (ADT) (212 employees plus 200 clients multiplied by a factor of 2).
In comparison, the ADT for 32,000 sq. ft. of retail floor space would be
approximately 2,500 ADT, or more than three times that for the proposed
use. Peak "hour" trips, on the other hand, would be greater for the
Social Services office with all 175 (212) employees arriving around 8:00
a.m. and departing around 5:00 p.m. Except for these few weekday peaks,
however, the average flow of traffic throughout the day would be
substantially greater with retail commercial.
Conclusion
For the reasons outlined above, we recommend approval of the application.
The present request involves a thoroughfare commercial district well
suited to absorb the high employee ratio and peak hour traffic associated
with the use. The site, including the principal building, parking area
and landscaping will be upgraded and ample parking is available to serve
the facility. Adjacent apartments are located to the rear of the center
and are adequately buffered from the main parking and activity areas.
E. FINDINGS
1. That the proposed use at the location is necessary or desirable to
provide a service or facility which will contribute to the general well being
of the neighborhood or the community.
The proposed location will provide the Department of Social Services
a larger and more centrally located facility from which to serve
residents within the South Bay.
2. That such use will not under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity or injurious to property or improvements
in the vicinity.
The site is located within a thoroughfare commercial district, and
client activity areas are adequately separated from adjacent
residential areas. The proposed use will result in the upgrading of
the condition and appearance of the property, and will generate less
average traffic than a typical retail commercial use. The parking
proposed exceeds the standard ordinance requirements.
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
Compliance with all applicable regulations and conditions will be
required before the issuance of development permits for the project.
4. That the granting of this conditional use permit will not adversely
affect the general plan of the City or the adopted plan of any government
agency.
The General Plan contemplates the establishment of public uses at
appropriate locations within any zone district in the City.
]
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PALOMAR /--
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Furni~re
PROd~C T
' R-U-29
QUINTARD ~ EE
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negative declaration
PROJECT NAME: San Diego County Department of Social Services
PROJECT LOCATION: 1367 Third Avenue
PROJECT APPLICANT: San Diego County Department of Social Services
4021Bandini St., San Diego, CA 92103
CASE NO: IS-86-52 DATE: June 27, 1986
A. Project Setting
The project site consists of a 5.82 acre existing shopping center located
at the northeast corner of Quintard Street and Third Avenue (1367 Third
Avenue). .The site currently contains two satellite commercial buildings
and 46,440 sq. ft. of retail commercial floor space.
The site is currently urbanized and there are no endangered plant or
animal species in the project vicinity. No known earthquake fault traces
exist on or near the project site.
B. Project Description
The project involves the construction of 19,964 sq. ft. of building area
to be utilized in combination with 12,000 sq. ft. of existing building
area for a San Diego Department of Social Services Regional Office
Facility. The proposed facility will contain 175 employees and there are
346 on-site parking spaces available.
C. Compatibility with Zoning and Plans
The proposed Social Services Office is a quasi-public land use permitted
at this location only by approCal of a Conditional Use Permit. Site plan
and architectural approval by the Zoning Administrator is required for the
proposed building addition and site remodeling.
D. Findings of Insignificant Impact
1. The proposed Social Services Office will result in approximately 400
additional vehicle trips per day. No reduction in the level of
service of vicinity streets is anticipated and the project will not
have the potential to reduce the quality of the environment.
2. No adverse long-term environmental impacts are anticipated to result
from project implementation.
3. The expansion of the existing shopping center will not result in
significant cumulative impacts.
city of chula vista planning department CI]YOF
environmental review section CHULAVISTA
-2-
4. No adverse impacts are anticipated to affect human beings through
implementation of the proposed project. The social services office
will have a beneficial effect for the public.
G. Consultation
1. Individuals and Organizations
City of Chula Vista: Mando Liuag, Associate Planner
Ro§er Daoust, Senior Civil En§ineer
Duane Bazzel, Associate Planner
Gene Grady, Building and Housing Department
Carol Gove, Fire Marshal
Chuck Glass, Traffic Engineer
2. Documents
PCC-86-35 (Conditional Use Permit application for the Department of
Social Services)
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.
REVIEW COORDINATOR
WPC 2934P
EN 6 (Rev. 5/85)
city of chula vista planning department CI~OF
environmental review section.¢HULAVISTA
EN 6 (Rev. 12/82)
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, PLANNING
~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. Have 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)
Person is defined as: "Any individual, firm, copartnership, joint venture, association,
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
this and any other county, city and county, city, mut~ir~jpa)lity, district or other
political subdivision, or any other group or combinatio, n~,a~ a unit."
(NOTE: Attach additional pages as necessary.) ~~ Signet ute/ ol~.app 1 icant/date
A-110 Print ~ type name of applicant
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 1
3. PUBLIC HEARING: PCM-86-30; Consideration of an amendment to the
EastLake I Planned Community District Regulations
EastLake Development Company
A. BACKGROUND
This item invokes a request filed by the EastLake Development Company to
amend the EastLake I Planned Community District Regulations in order to
reduce the required side yard setbacks from 10' and 3' to 5' and 5' for
single family dwellings offering 3-car garages in the RS-5 Residential
District.
The Environmental Review Coordinator has determined that the proposal is
exempt from environmental review as a Class 5(a) Exemption.
B. RECOMMENDATION
Adopt a motion recommending that the City Council approve the request,
PCM-86-30, subject to the following conditions:
1. The sideyard reduction from 10' and 3' to 5' and 5' for 3-car garage
plans shall apply to no more than one-third of the lots in each of
the two RS-5 District subareas.
2. A 3' level area shall be maintained between the dwelling and
toe-of-slope on the reduced sideyard lots, and a minimum of lO' shall
be maintained between dwellings.
C. DISCUSSION
The EastLake I Planned Community District Regulations for the RS-5
Residential District require minimum side yard setbacks of lO' on one side
and 3' on the other side of the dwelling. The RS-5 District encompasses
two separate subareas within the EastLake Hills area. Combined, these two
RS-5 subareas involve approximately 55 acres slated for a total of 187
detached single family dwellings.
D. ANALYSIS
The request for a reduction in the sideyard requirement from 10' and 3' to
5' and 5' would allow the developer to implement a 3-car garage plan. The
primary justification for the lO' and 3' requirement--which is the same
standard applied to R-1 lots under the Zoning Ordinance--is to provide at
least one sideyard with ample width for access of larger items such as
RV's or boats for storage in the rear yard.
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 2
Rear yard access is a more important consideration here than in the
typical case because the CC&R's for EastLake prohibit the parking of RV's
and boats in front yard areas, and no provision or area exists within the
EastLake Community for RV storage. Consequently, where the 10' and 3'
standard can be accomplished without a tradeoff in other amenities or
features, it should be adhered to.
Conversely, the requirement is primarily a convenience for the homeowner,
who may have no need or desire for such access to the rear, and who may
instead prefer a 3-car garage for an additional vehicle, storage and/or
home workshop. Thus, we believe a certain allowance for reduced sideyard
setbacks for the 3-car garage plan is supportable. The Commission
previously approved an identical request for one-third of the 178 lots
within the Casa Del Rey Subdivision, and this seems to be a reasonable
allowance to apply in the present case.
WPC 2937P
LAND USE DISTRICTS
' E45TL4(E
I
a PLANNED COMMUNITY IN THE CITY OF CHULA VISTA
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 1
4. PUBLIC HEARING: PCA-86-11; Consideration of an amendment to Title 19
of the Municipal Code to modify the definition of
Automobile Service Station
A. BACKGROUND
Recent litigation between the City and a local tire dealer resulted in a
rulin§ that uses other than the traditional §as station can technically
fall within the City's definition of "automobile service station". This
ruling would allow other businesses to avail themselves of special
provisions regarding outside sales and displays that were formulated
especially for gas stations. The proposed amendment is intended to
correct this situation.
An Initial Study, IS-86-54, of possible adverse environmental impacts of
the project was conducted, and the Environmental Review Coordinator
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-86-54.
2. Adopt a motion recommending that the City Council enact an ordinance
amendin§ Title 19 of the Municipal Code as shown in Exhibit A.
C. DISCUSSION
An automobile service station is presently defined as "... a place where
gasoline, or any other motor fuel or lubricating oil, or grease for
operating motor vehicles is offered for sale to the public and deliveries
are made directly into motor vehicles..." (emphasis added). This lan§uage
and the use of the conjunctive "or" has been interpreted by the court to
mean that a use not involved in dispensing §as but simply providing oil
changes or lubrications can nonetheless qualify as an automobile service
station under the City's definition.
The court's interpretation becomes significant when coupled with the
provision of the Code (Section 19.58.280F) which allows service stations
to display and sell merchandise out-of-doors provided the display is
located under a canopy. This is a much less restrictive standard than is
applied to other uses, and was adopted in order to accommodate the typical
storage and display of small automotive service items such as oil and
engine additives which occurs on and around the pump islands and
convenient to the outside customer service lanes of a gas station.
City Planning Co~mnission
Agenda Items for Meeting of July 9, 1986 Page 2
The provision was not designed, on the other hand, to allow outside sales
and displays for uses such as auto repair shops and tire dealers which do
not have exterior customer service areas and that are required by Code to
conduct their business wholly within an enclosed building. Under the
courts ruling, however, if these uses also offer oil changes or
lubrications, they qualify as a service station and can establish outside
sales and displays as long as the area is covered by a canopy. This could
result in merchandise displays along the frontage of buildings or even
under freestanding canopies separate from the main structure.
The proposed amendment would correct the situation by modifying the
definition of automobile service station to require gas dispensing as an
essential function, with certain defined accessory uses as optional. The
amendment would further control outdoor sales, displays and storage by
limiting such activity to operations where gas dispensing is a primary
use. Establishments where fuel sales are clearly subordinate to a
principal use (i.e., a convenience market with one pump island) could not
avail themselves of the "outdoor" provisions available to the larger
operations. This would also address the eventuality of a business adding
an incidental gas pump solely in order to qualify for outside displays.
WPC 2~88P
Exhibit A
Chapter 19.04 DEFINITIONS
19.04.024 Automobile service station.
"Automobile service station" means an establishment
WE6~//~d~dll~d///~f//~//dl~d~ engaged in the sale of motor fuel
~l l l~l l b~l l bkl l b~ l ~ l lo~ilrl~ l l~d~d~ l l~¢~d~ l l % ~
&ff~ l l~d~ l /da/1/e/ l ~l l ~l l~¢ l l~ l /d~/~/dd l l~l l~ through
dispensing devices directly into motor vehicles. ~//~ In
addition, other services ~f~ maS be performed~/~h~/~ su~
as tube and tire repair, battery charging, storage of merchandise to
b~ sold on the premises as pe~itted herein, lubricating of
automobiles, and automobile washing, not including mechanical wash,
and minor repairs ~//~//~ (see Definition Section).
(Ord. 1212 ~ 1 (part), 1969: prior code ~ 32.1401 (part).)
Chapter 19.58 USES
19.58.280 Service Stations
Service stations ~//~/~/~[//~l~//d~/~//~
~ll$~llb~ll~~l~ll~ll~dd~dllfd~lld~d~ll~
~ ~ ~1~ / ~ /~d~6~ / ~/ /~ / ~/ /~ / ~/ ~ / ~S ~I~
~/~/~S~/~//~/~d~//~//6f/~~/~
~/ / ~lN / ~ / ~d / /~d~ / / ~/ / ~ / ~ / ~d~f~ / / 6~
l~l l ~ l / N /~ ~ ~ / ~/ /~ / t ~l l ~l ~/ ~i~ / il~ ~
~//~///~///~ are ~$~ subject to the
following requirements and conditions:
A. They are clearly required by public convenience;
B. They will not cause traffic hazards or undue congestion;
C. They should be located only on property abutting the
intersection of major or collector streets or combination
thereof, or within shopping centers as part of an approved site
plan, except that they shall be limited to the periphery of the
central business area. They may be located on an interior lot
if they do not disrupt the continuity of retail store frontage
for pedestrians;
D. They will not be a nuisance to residences or other surrounding
uses;
E. The site shall be landscaped in accordance with the landscape
manual of the city except that a six-foot minimum planter area
in front of the pump islands and not closer than three feet to
any driveway shall be required. The pump islands shall be
located no closer than twelve feet from the planter;
F ~. Architectural approval subject to the conditions of Sections
- 19.14.420 through 10.14.480 shall be obtained;
Note: Where a service station is a secondary land use, i.e., accessory to
another principal use and consisting of no more than a single pump
island with no more than three fuel pumps, the following provisions
shall not apply:
G ~. Outside sales and display maN be allowed in
- ~~///~ an area beneath a canopy~///d~dd~ when
specifically approved as part of an approved site plan.
Structures used to display merchandise shall be designed to be
architecturally compatible with the main building. In no case
shall a display area interfere with vehicular circulation or
obscure required landscaped area. Accessory uses may also be
stored outside subject to the conditions herein;
H ~. Accessory outdoor uses other than parking and service lanes maN
- also be allowed but shall not occupy more than ten percent of
the area of the site. Such accessory uses may include rental,
utility or travel trailers, but not more than six such trailers
shall be permitted on the lot at any one time and shall be
screened from the street or highway. Under no circumstances
shall any use be located in such a way that would interfere with
normal traffic flow onto, within or from the site, or which
creates dangerous impediments to traffic visibility. Only those
areas shown on the approved site plan will be allowed for
parking or storage;
I. All items offered for sale on the site shall be items normally
incidental to service station business e.xcept accessory uses as
provided herein.
(Ord. 1436 § 2, 1973; Ord. 1356 § 1 (part), 1971: Ord. 1212 § 1
(part), 1969: prior code § 33.901(B)(28).)
WPC 2909P
-2-
negative declaration
PROJECT NAME: Zoning Text Amendment to change the definition of service
stations
PROJECT LOCATION: The changes would apply in those zones which permit all
commercial and industrial zones except the C-O zone and
Montgomery
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-86-54 DATE: June 27, 1986
A. Project Setting
The Zoning Ordinance currently provides a broad definition of service
stations including the sale of any automobile associated materials or
service. Service stations are currently allowed subject to the issuance
of a conditional use permit in the C-N, C-B, C-C, C-V and C-T zones and
the Industrial zones. The definition would not change in the County
zoning which has been applied to the Montgomery area.
B. Project Description
The proposed text amendment is as follows:
Chapter 19.04 DEFINITIONS
19.04.024 Automobile service station.
"Automobile service station" means an establishment
W~6~//~W~oq/i/r/d///a/r//~//d~d~ engaged in the sale of motor fuel
~1 II~i~£~11 ~11/J/r/ I /g/r~ l /f/of/ I IQ/lte/~Wt~¥~ l /~d~d~ l I~d~fdTd~ II
~ f6~6~ l lfok/ i /~JYa/iA/ i /c611~/ l~ ~d l lWr/d l /d/e/)~ l /J~.~l l~ througn
dispensing devices directly into motor vehicles. ~6//WH6~ In
addition, other services ~ may be performed ~-~-~7/$~)~ suc--~
as tube and tire repair, battery charging, storage of merchandise to
b-~ sold on the premises as permitted herein, lubricating of
automobiles, and automobile washing, not including mechanical wash,
and minor repairs ~//~//~ (see Definition Section).
(Ord. 1212 § 1 (part), 1969: prior code § 33.14u1 (part).)
city of chula vista planning department CI]YOF
environmental review section CHULAVISTA
-2-
Chapter 19.58 USES
19.58.280 Service Stations
Service stations
~ll$~ll~ll~l~l~glt~NIIddll~dd~dllf~dlN~ll~
~ll~lll~l)lll~ are ~t~ subject to the
following requirements and conditions:
A. They are clearly required by public convenience~
B. They will not cause traffic hazards or undue congestion~
C. They should be located only on property abutting the
intersection of ~jor or collector streets or combination
thereof, or within shopping centers as pa~t of an approved site
plan. except that they shall be limited to the periphery of the
central business area. They may be located on an interior lot
if they do not disrupt the continuity of retail store frontage
for pedestrians;
D. They will not be a nuisance to residences or other surrounding
uses;
E. The site shall be landscaped in accordance with the landscape
manual of the city except that a six-foot minimum planter area
in front of the pump islands and not closer than three feet to
any driveway shall be required. The pump islands shall be
located no closer than twelve feet from the planter;
F ~. Architectural approval subject to the conditions of Sections
-- 19.14.420 through 10.14.480 shall be obtained;
Note: Where a service station is a secondary land use, i.e., accessory to
another principal use and consisting of no more than a single pump
island with no more than three fuel pumps, the following provisions
shall not apply:
G ~. Outside sales and display may be allowed in
- ~///~ an area beneath a canopyl///~dd~ when
specifically approved as part of an approved site plan.
Structures used to display merchandise shall be designed to be
architecturally compatible with the main building. In no case
-3-
shall a display area interfere with vehicular circulation or
obscure required landscaped area. Accessory uses may also be
stored outside subject to the conditions herein;
H 5. Accessory outdoor uses other than parking and service lanes may
- also be allowed but shall not occupy more than ten percent of
the area of the site. Such accessory uses may include rental,
utility or travel trailers, but not more than six such trailers
shall be permitted on the lot at any one time and shall be
screened from the street or highway. Under no circumstances
shall any use be located in such a way that would interfere with
normal traffic flow onto, within or from the site, or which
creates dangerous impediments to traffic visibility. Only those
areas shown on the approved site plan will be allowed for
parking or storage;
I. All items offered for sale on the site shall be items normally
incidental to service station business except accessory uses as
provided herein.
(Ord. 1436 § 2, 1973; Ord. 1356 § 1 (part), 1971: Ord. 1212 § 1
(part), 1969: prior code § 33.901(B)(28).)
C. Compatibility with Zonin~ and Plans
The proposed Zoning Text Amendment is to better define service
stations. Because it is a zoning text amendment there will be
compatibility with the Zoning Ordinance. The amendment will only
affect commercially designated areas on the General Plan and is
therefore compatible.
D. Identification of Environmental Effects
The refined definition will have a positive aesthetic impact in that
outside sales and display associated with a service station would not
be permitted at as many establishments. Thus the street seen along
these c~mmercial properties would be improved.
The proposed action will serve to reduce the potential for creating
short-term adverse environmental by implementing long term goals of
the community.
E. Findings of Insignificant Impact
1. The project does not have a potential to degrade the quality of
the environment or curtail the diversity of the environment.
There are no si9nificant adverse environmental effects
associated with the proposed ordinance changes. Positive
environmental effects have been noted with the proposed action
in that it will serve to reduce future environmental impacts
produced by placement of outdoor sales material along public
rights-of-way.
-4-
2. The project will achieve both short-term and long-term
environmental goals by limiting land uses which conform to the
aesthetic goals of the Chula Vista General Plan with respect to
commercially designated areas.
3. The project will not have potential cumulative adverse
environmental impacts upon the area affected by the ordinance
change or surrounding areas. No significant environmental
effects are associated with the proposed changes.
4. The project does not have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly, since no adverse environmental effects are
associated with the project.
G. Consultation
1. Individuals and Organizations
City of Chula Vista: Mando Liuag, Associate Planner
Roger Daoust, Senior Civil Engineer
Duane Bazzel, Associate Planner
Gene Grady, Building and Housing Department
Carol Gove, Fire Marshal
Chuck Glass, Traffic Engineer
Applicant's Agent: Steve Griffin
2. Documents
City of Chula Vista General Plan (all elements)
City of Chula Vista Zoning Ordinance
Chula Vista Municipal Code.
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.
ENVIR(~qENTAL REVIEW COORDINATOR
WPC 2941P
EN 6 {Rev. 5/85)
city of chula vista planning department CI~YOF
environmental review section CHUL~ VI~'A
EN 6 (Rev. 12/82)
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 1
5. REPORT: PCM-86-25; Reconsideration of a request to initiate a zoning
text amendment to allow used car sales in the I-L limited
industrial zone - Damco Used Trucks
A. BACKGROUND
On March 24, 1986, a letter was received by Mr. Donald Magley of Damco
Used Trucks and Equipment located at 3554 Main Street requesting that the
Planning Commission initiate a zoning text amendment to include used car
sales in the I-L limited industrial zone.
The Commission originally considered and denied this request on June ll,
1986, by a vote of 6-0 with one absent. The item has been scheduled for
reconsideration because the applicant, Mr. Magley, failed to receive a
copy of the staff report along with the date and time of that meeting, and
thus was not present to speak to the issue.
Damco is a used truck parts and repair yard located within the I-L zone on
the north side of Main Street directly adjacent to the Montgomery
annexation area. The owner had leased a portion of the front lot to be
used for used car sales by O&C Motors. The used car firm was notified by
zoning enforcement personnel and the Planning Department that used car
sales is not an allowed use in that zone.
This is an item that was heard on June ll, 1986, but has been rescheduled
to be reheard as the proponent of the request did not receive adequate
notice of the previous hearing.
B. RECOMMENDATION
Adopt a motion to deny the request to initiate a zoning text amendment to
allow used car sales within the I-L limited industrial zone.
C. DISCUSSION
Damco truck parts and equipment is located within the Montgomery area, but
was not a part of the recent Montgomery annexation. The area on the north
side of Main Street between Albany Avenue and Mace Street was annexed to
the City in 1959 and 1968.
The owner of the property has stated that the reason for the request is
due to the fact that there are six used car lots and a car auction and
storage lot within one block of the site. The lots referred to are
located within the M-52 limited industrial zone in the Montgomery
annexation area. In the M-52 zone, the sale of automobiles is permitted.
City Planning Commission
Agenda Items for Meeting of July 9, 1986 Page 2
In reviewing the owner's request, staff recommends that used car sales not
be a permitted use within the I-L zone. Although some retail sales uses
are permitted, both new and used, such as truck, trailer, mobilehome, boat
and farm implement sales, those uses are complementary to or supportive of
other industrial uses. Those uses permitted or conditionally permitted in
the I-L zone cater to industrial and manufacturing industries, or are an
outlet for large scale manufacturing industries. Used car sales, however,
cater to the general commercial consumer.
The sale of used cars is a use conditionally permitted in the C-T
thoroughfare commercial zone. Presently, there are 145 acres zoned for
C-T uses throughout the City (excluding Montgomery).
The presence of other used car lots within the vicinity is due to the fact
that they are within the Montgomery annexation areas under the M-52
limited industrial zone, which permits used car sales. There are
presently 309 acres within the Montgomery annexation area zoned for M-52
limited industrial uses.
The zoning ordinance in effect for this area is on an interim basis,
pending implementation of the Montgomery Specific Plan. It has not been
determined at this time whether used car sales in this area will continue
to be either a permitted or conditionally permitted use.
WPC 2860P