HomeMy WebLinkAboutAgenda Statement 1986/10/28 Item 23COUNCIL AGENDA STATEMENT
Item 23
Meeting Date 10/28/86
ITEM TITLE: Public Hearing: Conditional Use Permit PCC-87-8; request to
construct 18 residential units for alcohol recovery patients
at 270 "C" Street in the R-1 zone - South Bay Pioneers
Resolution ra ~ ~9 Approving the construction of 12
residential units at 270 "C" Street in the R-1 zone
SUBMITTED BY: Director of Planning ~~~
REVIEWED BY: City Manager (4/5ths Vote: Yes No X )
This item involves a request by the South Bay Pioneers to construct 18
resi denti al units on the easterly portion of thei r 2.21 acre site 1 ocated at
270 "C" Street in the R-1 zone. The units would be used as residences for
alcohol recovery patients.
Two earlier proposals by the applicant were denied by the City Council in
1985. The first proposal i nvol ved 24 units, whi 1 e the second was an 18 uni t
project identical to the present request. The City Council on 8/12/86 in
response to a request by the South Bay Pioneers, indicated the applicant could
file a new conditional use permit application without fee.
An Initial Study, IS-85-23, of possible adverse environmental impacts of the
project was conducted by the Environmental Review Coordinator on January 3,
1985. The Environmental Review Coordinator concluded that there would be no
significant environmental effects and recommended that the Negative
Declaration be adopted.
RECOMMENDATION: Based upon the "Findings" itemized at the end of this
report, adopt a resolution to deny the request as filed but approving the
construction of residential structures at 270 "C" Street subject to the
following conditions:
1. The number of units shall be limited to 12 1-bedroom apartments (minimum
500 sq. ft. each).
2. T~~e units shall be a maximum of one story in height.
3. Each unit shall have a minimum of one resident parking space.
4. The 12 units shall consist of a combination of duplex and/or triplex units
separated by a minimum of 10'.
5. The project shall be subject to site plan and architectural review by the
Design Review Committee prior to application for a building permit.
Page 2, Item 23
Meeting Date 10 28 86
6. A landscape and irrigation plan shall be submitted with the application
fora building permit.
7. Installation of any missing improvements on "C" Street fronting the
property will be required. Existing power poles and street sign at the
intersection of "C" Street and Del Mar Avenue must be relocated (Note: The
Engineering Department estimates the cost of improvements and corrective
work required along this frontage to be $210,000).
8. Prior to issuance of any building permit for the expansion of the
facility, the permittee shall enter into an agreement with the City of
Chula Vista ensuring that the use of the facility shall remain consistent
with this conditional use permit. Said agreement shall be secured by a
recorded Deed of Trust. The agreement shall be satisfactory to the City
Attorney's office.
BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission, on October 8,
1986, voted 5-0, with two Commissioners absent, to adopt the Negative
Declaration issued on IS-85-23, which is herewith forwarded for Council
adoption, and to approve the 18-unit request in accordance with Resolution
PCC-J7-8.
DISCUSSION:
Adjacent zoning and land use.
North R-1, R-3-G-D Vacant and multiple family
South R-1 Single family
East R-1 Single family
West R-3-G-D Multiple family
Existing site characteristics.
The subject property consists of 2.21 acres with 661 feet of frontage along
the south side of "C" Street and a depth of 146 feet. The South Bay Pioneers
Alcoholics Rehabilitation Center and associated parking are located on the
westerly 1.32 acres of the site. The easterly 0.9 acre portion consists of
relatively level, unimproved terrain which is depressed aver 12 feet below "C"
Street and approximately 18 feet below single family homes to the south.
Proposed use.
The proposal consists of the construction of four two-story structures each
containing four units, one one-story structure containing two units, a
laundry/storage structure, and 17 parking spaces on the presently unimproved
easterly portion of the property. The net residential density for the 0.9
acres would be 20 dwelling units per acre.
The existing facility on the west end of the property contains six dormitory
type rooms accommodating 24 male live-in residents for stays averaging four
months. According to the proponents, the 18 new units would supplement the
structured living environment of the center by providing an on-site,
transitional living environment for those who have completed an alcoholic
Page 3, Item 23
Meeting Date 10 6
recovery program but who are not yet ready to return to independent living.
The units evould also provide the opportunity to offer resident treatment for
women and married couples, as well as men. The residents would be required to
have completed an alcoholism recovery program, and some of the units would be
earmarked for senior members with a long history of sobriety to serve as
counselors and monitors.
Prior requests.
As noted above, in 1985 the Commission and Council considered first a 24-unit
project and then later an 18-unit project for the site in question. In both
cases, the Commission voted unanimously for approval on the basis of the
relative isolation of the property and the close proximity of multiple family
developments to the west. Conversely, the Council voted 3-2 to deny each of
the proposals on the basis that multiple family use should not be extended
into the R-1 single family area. The staff recommendation in each instance
has been to support a 12-unit project with additional conditions to ensure
that the character of the project and population density would be compatible
with adjacent R-1 areas.
ANALYSIS:
The staff position remains unchanged from a year ago based on density and a
determination as to the best location to transition the multiple and
single-family land uses; i.e., westerly of this site.
The issues in support of the extended land use are:
1. The site is depressed over 12 feet below "C" Street. Thus, the 2-story
structures when viewed from the north could be considered no more
intrusive than single story construction (Structure height proposed from
ground level would be approximately 23').
2. The single family homes adjoining the site's southerly boundary are
likewise oriented away from the site and receive access from Sea Vale
Street. Since the site is depressed some 18 feet below these dwellings,
the 2-story structures would not extend above the rear yard fencing, and
would be separated from the nearest residence by approximately 60 feet.
3. The property to the east is a one-half acre single-family lot with access
off "C" Street. The dwelling is located on the easterly portion of the
lot, and is elevated approximately 20 feet above the proposal site. The
separation between this home and the proposed structures would approximate
100 feet.
The issues in opposition to approve the extended land use are:
1. Approval of this request could very well result in other requests to
rezone properties to the north and east of the site based on the City's
action on this property. The property to the north is vacant and has had
various multiple rezoning requests suggested on it.
Page 4, Item 23
Meeting Date 10 6
2. The project is too dense; placing 18 units on less than an acre of ground
represents an intrusion into this single family area.
3. The number of residents living in 18 units would represent between 27-36
residents per acre, a number higher than the adjacent single family homes
(approximately 18 per acre).
4. There would be some view obstruction down to "C" Street and the slope
beyond as well as some view obstruction directly to the west.
CONCLUSI0~1:
The site is relatively isolated by virtue of access, topography, and
vegetation. The existing development of the South Bay Pioneers building,
parking lot, and nearly 1 acre of vacant property makes it ideal to provide
for an extended use which fits the needs of the organization while fitting
into the neighborhood fabric. Based on the above factors, the Planning
Departrient continues with our recommendation that additional units be
authorized but at a substantially reduced number and with additional
conditions.
The recommendation would limit the number of units to 12 one-story buildings,
divided into duplex or triplex units. They would be limited to a single story
height and one bedroom in size.
Approving the project with these limitations and certain other conditions
would allow the project to move forward without impacting the adjacent
neighborhood.
To compare the recommended project with the adjacent single family area, we
would note that:
1. Twelve one-story units of approximately 500 sq. ft. would represent a
building mass of approximately 6,000 sq. ft. Using the same area and
developing 5 single family homes of approximately 1,200 sq. ft. would also
equal 6,000 sq. ft. of building mass.
2. Requiring the buildings to be limited to duplexes and triplexes would
ensure that no building would exceed 1,500 sq. ft. in area (500 sq. ft. -
1 bedroom).
3. Limiting the construction to one story, given the topo of the area, woul d
minimize the visibility of the structures.
4. i~avi ng 12 units with a resident population of 1.5 to 2 persons per uni t
would equal 18-24 residents. Similarly, 5 single family homes with an
average of 3.5 persons per home would result in approximately 18 residents.
Page 5, Item 23
Meeting Date6
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 project as conditioned meets a community need by providing an
expansion of an existing facility and a new program component in the
treatment of alcoholism.
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 project site is depressed in elevation and buffered from
surrounding uses by terrain, landscaping and lot orientation, and
activities will be monitored by South Bay Pioneers staff. Limiting
the project to 12 one-bedroom, single-story units will further
ameliorate the potential for land use conflict with adjacent single
family areas.
3. That the proposed use will comply with the regulations and conditions
specified in the code for such use.
The project wi l l be required to comply with al l appl icabl a codes and
regulations prior to the issuance of building permits.
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 project is permitted by conditional use permit, and conditions
have been imposed which would ensure its retention in this use.
FISCAL IMPACT: Not applicable.
WPC 3265P
~~_~_~U~~L__, rub
by thL Ci~y !'~~•!.r~il of
Chula Vista, Cuiifornia ',
Dated ~~ ' ~-~~