HomeMy WebLinkAboutAgenda Statement 1982/10/26 Item 13COUNCIL AGENDA STATEMENT
Item ~• 13
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• Meeting Date 10/.19'/82
ITEM TIT E: Public hearing - Consideration of request to rezone 446-450 Fourth Avenue from
R-3 to C-O-P - Dr. Mark Jenkins and Wm. WQQhit~tq ~~hh
a. Ordinance ,ZOOS- Rezoning 0.88 acres at 446 S~COFIV~rREAD~NG AID ADOPTIO(~' -P
SUBMITTE BY: Director of Planning (4/5ths Vote: Yes No X )
A. BACKGROUND
1. This item involves a request to rezone 0.88 acres located at 446-450 Fourth
Avenue from R-3 (.apartment residential) to C-O-P (administrative and professional office
with t e precise play modifying district attached).
2. On September 22, 1982 the Planning Commission adopted the Negative Declaration
issued on IS-82-31 along with three mitigation measures (see Resolution PCZ-83-A) which
is for arded for Council adoption.
B. RECOMMENDATION:
Co~cur with Planning Commission recommendation.
C. PLANNING COMMISSION RECOMMENDATION:
0 September 22, 1982 the Planning Commission voted 6-0 with one abstention (Cannon)
e ommend that Council approve the rezoning request in accordance with Resolution
8 -A.
D. DIISCUSSION
1.~ Adjacent zoning and land use.
N rth R-3 School grounds and duplex
S uth C-O-P Medical building (parking)
E st R-3 Residential
W st R-3 Junior high school
2~ General Plan designation.
Tie subject property is designated on the General Plan as Professional and
Adminjjstrative Commercial. The adjacent designations are as follows:
N rth High density residential, 13-26 dwelling units per acre
S uth Professional and administrative commercial
E st High density residential, 13-26 dwelling units per acre
W st Junior high school
3~ Existing site characteristics.
T e project site is comprised of two parcels totaling 38,280 sq. ft. of level
p e ty located on the west side of Fourth Avenue opposite Roosevelt Street and
e n "G" and "H" Streets. The smaller parcel measuring 50' x 148' is vacant,
p . four a gara!~e 1 ocated at the rear of the property. The parcel was developed
with single family dwelling which has recently been removed. The larger parcel
is an L-shaped lot with 82 feet of street frontage and is developed with six multiple
orm A-lh3 (Rev. 11/79) continued
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fami y units in two single story structures.
vaca t.
Proposed development.
Page 2, Item. ~3
P~eeti ng Date 10/.~J82
The rear portion of the property is
he applicant has submitted a proposal consisting of a 29,000 sq. ft., five story
medi al building to be located at the rear of the property (192 feet west of Fourth
Aven e) with surface parking in front and subterranean parking under the entire lot,
incl ding a majority of the building. Access is provided by a single two-way driveway
at t e north end of the property and the ramp leading to the underground parking is
loca ed at the southeast corner of the site. The ramp is adjacent to the front
prop rty line.
Code requirement deviations.
~he applicant has requested the following deviations from the standard C-0 zoning
regu ations:
egulation Request Required
eight limitation 5 stories 3-1/2 stories
58 feet 45 feet
ompact parking spaces 20% None
NALYSIS
General Plan consistency.
he proposed zoning (C-0) is consistent with the General Plan designation of
prof ssional and administrative office land use on the subject property. This
cons stency supports the rezoning of the property.
Precise Plan,
ecause the property is adjacent to the residential area, is located on a major
stye t, and the adjacent commercial office zoning has the "P" district attached, it
is a propriate to attach the precise plan modifying district to the underlying zone
to i sure the compatibility of future development. The "P" district will provide the
prop nents with the opportunity to exceed the maximum height standard of 3-1/2 stories
to a commodate their 5 story building. On October 7, 1982 the Design Review Committee
appr ved the project subject to the City Council's approval of rezoning the site.
Exceptions to the C-0 standards,
he requested deviations to the code will allow a comparable development to
occu on the property as exists on the adjoining commercial office area to the immed-
iate south.
a. Height - The medical, building to the south is 80 feet in height. The
cr ase in height was approved by the Planning Commission through the precise plan
proc dure a number of years ago. The Bay General hospital is 56 feet in height and
is 1 Gated just west of the medical building, The proposed structure is 58 feet in
heig t with an elevated penthouse extending another 11 feet. There will be approxi-
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Meeting Date 10/~ 82
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matey 50 feet between the northeast corner of the proposed building and the rear
prop rty line of the nearest R-3 residential zone. The R-3 zone allows for 3-1/2
stor es or 45 feet in height, the same as the C-0 zone.
b. Compact parking - At present the code does not allow compact spaces in
the ommercial zones; however, the city has granted approval for compact parking
unde certain site plan considerations, such as increasing landscaping and achieving
more efficient circulation. D1any cities throughout San Diego County now allow 40%-70%
of t e spaces to be compact. Therefore, the request to utilize 20% of the parking for
comp cts under the precise plan controls is acceptable.
Onstreet parking.
Stre
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t present a continuous left turn lane exists along Fourth Avenue between "H"
t and Roosevelt. The projected traffic flow from this development will require
ding the continuous left turn lane north to Vance Street. Extending the lane will
re the removal of onstreet parking now allowed on both sides of Fourth Avenue in
area (approximately 21 spaces). In discussing the matter with the City Engineer
uld appear that even without this rezoning action further redevelopment of the
ent R-3 lots into higher density projects would likely result in the elimination
street parking in the near future. All of the residentially zoned properties
ing on Fourth Avenue which would be affected by the removal of onstreet parking
ntly have adequate offstreet parking.
CL US I ON
proposed rezoning conforms to the City's adopted General Plan. It would be prefer-
to develop the site plan in conjunction with the adjacent medical complex to the
~ which would result in coordinated access and parking between the two facilities.
rer, due to present ownerships and development plans, the subject property will be
loped independent of the existing medical complex. The proposed height and building
ion is in keeping with existing commercial office construction in the area.
by the City Council of
Chula Vista, California
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