HomeMy WebLinkAbout2012/01/24 Item 14 Attachment 0. Project Description 2012 01 23BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012aOTAY RANCH GENERAL DEVELOPMENT PLAN andVILLAGE OF MONTECITO (Village 2)SECTIONAL PLANNING AREA PLAN AMENDMENTSAttachment #6Documents:GDP:
(PCM 11-05) SPA: (PCM 11-06)INITIAL STUDY: (IS-11-001)TENTATIVE MAPS: (PCS 11-02, PCS 11-03, PCS 11-04, PCS 11-05)Date:JANUARY 2012By:BALDWIN & SONS610 WEST ASH STREET, SUITE 1500SAN
DIEGO, CALIFORNIA 92101T: 619/234-4050
JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONSb
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 c OTAY RANCH GENERAL DEVELOPMENT PLAN andVILLAGE OF MONTECITO (Village 2)SECTIONAL PLANNING AREA PLAN AMENDMENTSContents: Project
Overview Introduction 1 Otay Ranch Background 1 Village of Montecito Background 2Project Description General Project Description 4 Amendments Proposed 6Justification For Proposed Amendments
Changes in Marketplace and Government Policy 7 Alignment with Today’s Marketplace and Government Policy Objectives 8 Key Benefits from Proposed Amendments 10Detailed Matrix of Proposed
Amendments 11Proposed/Existing Neighborhood Plans 16Proposed Revisions Proposed General Development Plan (GDP) revisions Appendix A Proposed Sectional Planning Area Plan (SPA) revisions
Appendix B • Sectional Planning Area • PC District Regulations • Village Design Plan Proposed Public Facilities Finance Plan Appendix C
d JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 1 Project OverviewINTRODUCTION:For over 50 years, Baldwin & Sons has developed master-planned communities in Southern California’s
San Diego and Orange Counties. In that time, the company has built over 18,000 homes and has proudly earned a reputation for building high quality communities. Many Baldwin communities
have been honored with awards for outstanding achievement, including the Pacific Coast Builders Gold Nugget Award, the Los Angeles County Beautification Award, and the Good Housekeeping
Award. Baldwin & Sons has also been a 3-time winner of the National Association of Homebuilders “Home of the Year” Award. Locally, Baldwin & Sons is a founding developer of the Otay
Ranch community of Chula Vista. Within Otay Ranch, Baldwin & Sons and affiliated companies are currently the majority property owner of Village 2 with control of more than 1,800 of the
approximate 2,800 total residential units. Baldwin & Sons is pleased to submit the following amendments to the Otay Ranch General Development Plan (GDP), and the Village of Montecito
(Village 2) Sectional Planning Area Plan (SPA) in conjunction with 4 Tentative Maps. These amendments will realign the previously approved Village 2 SPA Plan with today’s marketplace
and government policy objectives. We look forward to working with you to achieve this goal.OTAY RANCH BACKGROUND:The Otay Ranch General Development Plan/Sub Regional Area Plan (GDP/SRP)
was originally adopted by the Chula Vista City Council and the San Diego County Board of Supervisors on October 28, 1993. The plan governs the 23,000+ acre Otay Ranch Properties. The
Otay Ranch GDP is based upon, and directly implements, the City of Chula Vista General Plan. The Otay Ranch GDP includes plans for urban villages, a resort community, the Eastern Urban
Center, industrial areas, rural estate planning areas, and a university. Since its adoption in 1993, the GDP was amended in 1998, in 2005, and most recently in May 2006 to address Village-specific
planning issues. Existing Otay Ranch West of SR-125
2 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS Project OverviewVILLAGE of MONTECITO BACKGROUNDThe Master Tentative Map (CVT -6-05) for the Village of Montecito and the Sectional
Planning Area Plan (SPA) for Villages 2, 3, and a Portion of 4 were approved May 23, 2006. The Master Tentative Map was amended through substantial conformance requests on February 15,
2007 and December 13, 2007. Since the time the Master Tentative Map and SPA Plan were approved, the Village of Montecito has been negatively impacted by a significant economic downturn.
This has resulted in changed conditions for development within the Village. Changes include significant economic challenges, fragmentation of ownership, reduced property values, and
land use entitlements which are not aligned with today’s housing market. The Village of Montecito is currently owned by multiple entities. Existing Village 2 Land Use Plan
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 3 CURRENT OWNERSHIP OF DEVELOPABLE ANDOTAY RANCH VILLAGE 2PREPARED BY:SHEET11OF10-25-11UNIT DISTRIBUTIONAND FUTURE PUBLIC FACILITY
LANDSOTAY RANCHCity Of Chula Vista, CAVillage 2 Ownership MapProject Overview
4 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS GENERAL PROJECT DESCRIPTION:This project proposes transferring 113 residential units within 10 neighborhoods of the Otay Ranch,
Village of Montecito (Village 2) Planning Area. A total of 113 residential units would be removed from the approved unit count of the following 7 ‘donor’ neighborhoods: R-4b (30-units),
R-20 (8-units), R-23 (23-units), R-24 (13-units), R-25a (10-units), R-25b (10-units), and R-27 (19-units). These 113 residential units would then be added to 3 ‘receiver’ neighborhoods:
R-6 (63-units), R-8b (27-units), and R-9b (23-units). The existing total unit count for Village 2 would remain unchanged (zero net change) as a result of the proposed project. This proposed
density transfer is described in greater detail within the ‘Amendments Proposed’ and ‘Detailed Matrix of Proposed Amendments’ sections of this document.The proposed project would require
minor amendments to the Otay Ranch General Development Plan (GDP), the Otay Ranch Sectional Sectional Planning Area Plan for Villages 2, 3 and a portion of 4 (SPA), and the approved
Tentative Map for Village 2 approved as CVT 06-05 on May 23, 2006 and amended by approved Substantial Conformance Requests on February 15, 2007 and December 13, 2007. The recipient neighborhoods
-R-6, R-8b, and R-9b -are among a number of neighborhoods located in Village 2 North that were graded and had utilities partially installed in 2006. Due to a significant economic downturn,
the build-out of these parcels was not completed. Based on current market conditions, the product types originally anticipated for these neighborhoods are no longer economically viable.
To realign these neighborhoods with current marketplace conditions, government policy objectives, and make new development feasible, Baldwin & Sons is proposing detached homes on lots
that are smaller in size and slightly higher in density than those originally proposed. Project Description
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 5 Village 2 Unit Transfer ExhibitR-25b: DECREASE 10 UNITS CVT 11-03 existing proposedZone: SF4 SF4Units: 34 24R-25a: DECREASE 10 UNITS
CVT 11-03 existing proposedZone: SF4 SF4Units: 34 24R-4b: DECREASE 30 UNITSCVT 11-02 existing proposedZone: SF3 SF2Units: 98 68R-24: DECREASE 13 UNITS CVT 11-03 existing proposedZone:
SF3 SF3Units: 41 28R-23: DECREASE 23 UNITS CVT 11-03 existing proposedZone: SF3 SF3Units: 71 48R-20: DECREASE 8 UNITSCVT 11-03 existing proposedZone: SF3 SF3Units: 83 75R-27: DECREASE
19 UNITSCVT 11-03 existing proposedZone: RM1 RM1Units: 80 61R-6: INCREASE 63 UNITSCVT 11-04 existing proposedZone: SF4 RM1Units: 63 126R-9b: INCREASE 23 UNITSCVT 11-05 existing proposedZone:
SF4 RM1Units: 45 68R-8: INCREASE 27 UNITSCVT 11-05 existing proposedZone: SF3 SF3(R8a);RM1(R8b)Units: 50 48(R8a);29(R8b)Project Description
6 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS AMENDMENTS PROPOSED:• Otay Ranch General Development Plan (GDP):• Amend applicable text, tables, exhibits to reflect changes in
single-family and multi-family housing distributions and implement the proposed housing product in R-6, R-8a, R-8b and R-9b• Village of Montecito & Otay Ranch Business Park Sectional
Planning Area Plan (SPA):• Amend applicable text, tables, exhibits to reflect changes in single-family and multi-family housing distributions and implement the proposed housing product
in R-6, R-8a, R-8b and R-9b • Rezone R-4b neighborhood from SF3 to SF2• Rezone R-6 neighborhood from SF4 to RM1• Amend R-8 neighborhood designation to R-8a and R-8b• Rezone R-8b neighborhood
from SF3 to RM1 (R-8a to remain SF3)• Rezone R-9b neighborhood from SF4 to RM1• Amend open space requirements for small lot detached single family in RM1 zone• Four (4) Tentative Maps:
Zero net change in number of units. • R-6: Amend lotting to increase by 63 lots• R-8a/R-8b/R-9b: 9b: Amend lotting to increase by 50 lots • Amend R-8a/R-8b lotting to increase by 27
lots• Amend R-9b lotting to increase by 23 lots • R-4b: Amend lotting to decrease by 30 lots • R-20, R-23, R-24, R-25a, R-25b, R-27: Amend lotting to decrease by 84 lots• Amend R-20
lotting to decrease by 8 lots• Amend R-23 lotting to decrease by 23 lots • Amend R-24 lotting to decrease by 13 lots• Amend R-25a lotting to decrease by 10 lots • Amend R-25b lotting
to decrease by 10 lots• Amend R-27 lotting to decrease by 19 lotsTentative Map Revision MatrixNeighborhoodUnits -ExistingUnits -ProposedUnits -DifferenceZone -ExistingZone -ProposedR-4b986830
(decrease)SF3SF2R-66312663 (increase)SF4RM1R-8R-8aR-8b50---482927 (increase)SF3---SF3RM1R-9b456823 (increase)SF4RM1R-2083758 (decrease)SF3SF3R-23714823 (decrease)SF3SF3R-24412813 (decrease)SF3SF3R-25
342410 (decrease)SF4SF4R-25b342410 (decrease)SF4SF4R-27806119 (decrease)RM1RM1Total5995990--Project Description
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 7 JUSTIFICATION FOR PROPOSED AMENDMENT:Structural shifts in today’s housing and credit markets along with changes to government policy
objectives have required a different approach to the housing market than when the SPA Plan for Village 2 was originally approved. Amending the existing SPA Plan will allow Baldwin &
Sons to address these shifts by bringing development guidelines in line with today’s marketplace conditions and government policy objectives. In addition, the proposed project will yield
benefits to the village and city beyond those originally offered in the SPA document. The following justification begins by explaining changes in marketplace and government policy, continues
by describing how the proposed project addresses these shifts, and concludes by stating key benefits of the proposed project. Changes in the Marketplace and Government Policy:The following
changes to today’s marketplace and government policy objectives have required a different approach to the housing market than when the existing SPA Plan for Village 2 was approved: Mortgage
Market: Credit markets have changed significantly since 2006. Home buyers face much greater documentation and down-payment requirements to qualify for a home mortgage than in 2006, when
the SPA Plan was originally approved. These requirements, along with a reversion to more traditional mortgage products, have led to longer loan processing times and limits to loan size
for which prospective home buyers can qualify. As a result, a heightened importance is placed on home prices aligning with loan parameters. In short, changes in today’s credit markets
have lowered the size of mortgages available and in so doing, have also reduced home prices in today’s marketplace. Economy: Today’s marketplace exists in a weaker general economy. In
2006 national unemployment was between 4 and 5%. Today, that amount has more than doubled – the United States is currently at a 9-10% rate1. This national economic trend is echoed at
the local level. With unemployment and corporate restructuring, the number of two-income households is decreasing while single-income households are increasing. This underemployment
impacts the loan capacity of potential borrowers. Such economic trends reduce the amount families are willing and able to spend on home purchases – a factor which has contributed to
reduced home prices and slowed absorption in today’s marketplace. Home Buyer Preference: Due to current economic conditions, increasing energy costs, and an increased recognition of
sustainable growth practices, consumer demand has shifted away from housing typologies anticipated in the 2006 SPA Plan. Instead, consumer preference has trended towards homes which
are more compact in size, affordable to purchase and which require less energy and water – all factors which increase sustainability and reduce the cost of purchasing and maintaining
a private home. 1 http://www.google.com/publicdata?ds=usunemployment&met=unemployment_rate&tdim=true&dl=en&hl=hl=en&q=unemployment+rate Justification for Amendments
8 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS Public Services: Municipalities are shifting their approach to satisfy increased demands for services such as fire, police, and
refuse pick-up. Instead of relying on staff and services growth to accommodate new demand, increasing service efficiencies and decreasing service costs per capita are recognized as more
sustainable solutions. Due to this change in approach, increased intensity of housing has been prioritized because it increases efficiency for municipal services and decreases service/infrastructure
cost per capita. Government Policy: In addition to current marketplace conditions, new government policy objectives have affected the feasibility of product types planned in the original
Village 2 SPA Plan. Policies such as Senate Bill 375 seek to minimize the environmental impact of community development through coordination of land use and transportation planning.
These policies value reduced automobile dependency, increased use of transportation, pedestrian orientation, location of homes near workplaces, and intensified placement of residential
uses. These government policies also promote green building practices which result in efficient design, construction, and operation of buildings. Such policies value features such as
smaller home footprints, increased energy efficiency, and decreased water usage. These changes in the marketplace and in government policy objectives since 2006 have combined to make
the product types specified in original the original Village 2 SPA Plan no longer responsive to home buyer values and needs. Baldwin & Sons seeks an amendment to the existing SPA Plan
to address these changes and bring SPA Plan development guidelines in line with today’s marketplace conditions and government policy objectives. Alignment with Today’s Marketplace &
Government Policy Objectives:Amending the existing SPA Plan will allow Baldwin & Sons to realign SPA development guidelines with today’s marketplace conditions and government policy
objectives objectives in the following ways:Most importantly, the proposed project will allow Baldwin & Sons to address changes in home buyer preference from those when the existing
SPA Plan was approved in 2006. Baldwin & Sons recognizes consistent home buyer interest in detached homes on a separate lots. Due to changes in the mortgage market and general economy,
the affordability of living in this manner has become increasingly difficult. Through site planning which increases the intensity of residential uses, and home designs which provide
more efficient residences, Baldwin & Sons is able to provide home buyers with the detached homes on separate lots for which they are looking, with increased affordability as well. Looking
at today’s market and home sales, it is clear that when such a product is provided, it is well received. Justification for Amendments
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 9 Additionally, efficiently sized residences, made possible by the proposed project, respond to current home buyer preference by providing
increasingly sustainable homes with reduced operating and utility costs. Compact home footprints decrease the amount of energy required for operation within the home, and compact lot
sizes decrease the amount of water needed for yard maintenance. To further satisfy demand for single family detached residences, Baldwin & Sons proposes to provide private yards within
multi-family land use districts which satisfy requirements for detached single family homes in single family land use districts. This will create a sense of single family homes within
a multi-family land use designation. Secondly, the proposed project will allow Baldwin & Sons to address changes in the mortgage market. Through the proposed project, Baldwin & Sons
will provide homes which are priced to align with current mortgage parameters. As a result, the proposed project will make residences available to a broader section of the general public,
and thereby offer an increased number of housing choices for the Chula Vista community and general public. Thirdly, the proposed project addresses shifts in municipalities’ approach
to provision of public services. By providing additional housing within the same neighborhood footprint, the proposed project will allow a greater number of people to be served by the
same level of infrastructure and municipal service. Generally speaking, research by the Real Estate Research Corp., Robert Burchell and others report that compact growth can be as much
as 70 percent cheaper for governments than equivalent volumes of scattered growth. In other words, it simply costs less to provide infrastructure (streets, schools, flood control or
sewers) and services (police and fire protection) to denser, more contiguous households than to far-flung, low-density communities. In this way, the proposed project will provide a more
sustainable solution to municipal services by decreasing costs per capita.The proposed project also provides revenue potential to the City of Chula Vista. By bringing the SPA Plan into
alignment with current market conditions, Baldwin & Sons is able to build and sell homes in today’s marketplace. This will create jobs for the community and revenues for the City. In
addition, by providing a greater number of homes in the same neighborhood footprint, surrounding uses -like commercial or mixed use -will be more viable due to an increased consumer
base. This not only provides increased revenue potential in and of itself, it may also have a catalytic effect on future development, and therefore future development revenues. Fourthly,
the proposed project addresses shifts in government policy objectives from those when the SPA Plan was originally approved. The adoption of Senate Bill 375 and other environmentally-oriented
policies by the State of California fundamentally shift the way cities and counties will use land and plan for transportation to reduce greenhouse gas emissions. The logical response
is development of complete communities with increased densities to support transit, jobs and neighborhood services that reduce automobile dependence. The proposed project takes significant
strides in this direction by providing a greater number of homes in the same neighborhood footprint. The resulting intensity of residential development, and therefore residential population,
make surrounding uses -such as commercial -more viable. With this possibility, the proposed project will make the Village of Montecito become increasingly walkable, and reduce automobile
dependence by putting shops and jobs nearby to homes. Justification for Amendments
10 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS KEY BENEFITS FROM PROPOSED AMENDMENTS:In addition to realigning the SPA Plan with today’s marketplace, the proposed project will
yield benefits beyond those offered in the original SPA Plan. The following list includes these benefits:• Additional housing within same footprint• Allows for new home creation in today’s
marketplace• Increases affordability for home buyers while maintaining benefits of detached homes with private open spaces/yards• Increases viability of complimentary, community serving
uses such as commercial • Decreases per capita costs of infrastructure and municipal services• Increased architectural variation at street elevation• Site planning with front and side
elevations facing street creates a varied, attractive streetscape• Increased separation between homes at street elevation• 4-pack (R-8b, R-9b) and 6-pack (R-6) configuration allows increased
and varied separation between homes at street elevation creating attractive streetscape• • Reduction in curb cuts from typical single family home configuration• 4-pack (R-8b, R-9b) and
6-pack (R-6) configuration decreases amount of paving and curb cuts used in typical single family home configuration resulting in greater sustainability and on-street parking. • Private
yards in RM1 zone with usable open space commensurate with single family land uses• Creates a detached, single family home amenity within the RM1 land use • Elimination of street facing
garage doors• 4-pack (R-8b, R-9b) and 6-pack (R-6) configuration allows garages to be pushed away from street thereby minimizing garage door visibility and creating attractive streetscapeIn
these ways, the proposed project offers benefits beyond those offered in the currently approved SPA Plan. Not only will the proposed project allow Baldwin & Sons to create new homes
for the City of Chula Vista within Otay Ranch Village 2, it will also allow a sustainable, forward-looking improvement upon the existing, approved village plan. Justification for Amen
dmentsBALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 11 AMENDMENTS MATRIX:The following matrix describes proposed changes to the GDP and SPA plans shown in Appendix A and Appendix
B respectively. These proposed changes are necessary for enacting the proposed project as well as for bringing the GDP and SPA documents into conformance with currently approved unit
numbers, distributions, and densities. DocumentExhibit/Table No.Exhibit/Table TitleLocationProposed ChangeGDPexh.18aOverall Project Summary p. 72Amend ‘SF’, ‘MF’, and ‘Approx. Pop.’
columns for ‘Otay Valley Parcel’ and ‘Otay Ranch Maximum’ rowsGDPexh. 18bOtay Ranch GDP/SRP Land Use Planp. 72, 73Update Land Use Plan per City StaffGDPexh. 19Otay Valley Parcel Land
Use Tablep. 75Amend ‘SF’, ‘MF’, and ‘Approx. Pop.’ Columns for ‘Village 2’ and ‘Maximum Residential/Total Acreage’ rowsGDPexh. 20Otay Valley Parcel Land Use Mapp. 76Update Land Use Plan/Map
per City StaffGDPexh. 25Otay Ranch Village Types, Rural Estate and Planning Areasp. 81Update Land Use Plan/Map per City StaffGDPexh. 26Commercial, Industrial & Business Sitesp. 86Update
Land Use Plan/Map per City StaffGDPtext-p. 122• Amend bullet point 1 ‘maximum single-family residential units’• Amend bullet point 2 ‘maximum multi-family residential units’• Amend bullet
point 3 ‘build-out population’GDPexh. 40Village Two Land Use Tablep. 122-3Amend ‘SF’, ‘MF’, ‘Total’, ‘Density’, and ‘Approx. Population’ columns for ‘LMV’, ‘MH’, ‘LM’, and ‘Total’ rowsGDPexh.
41Village Two Land Use Mapp. 126Update Land Use Plan/Map per City StaffSPA-Sectional Planning Areaexh. 6Otay Ranch GDP Adopted Land Use Planp. I-17Eliminate graphic -Duplicates exhibit
7Amendments Matrix
12 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS DocumentExhibit/Table No.Exhibit/Table TitleLocationProposed ChangeSPA-Sectional Planning Areaexh. 7Otay Ranch GDP Montecito &
Otay Ranch Business Park Land Use Planp. I-18Update Land Use Plan/Map per City StaffSPA -Sectional Planning Areatable 1A Montecito GDP Land Use (Village Two)p. I-21Amend ‘SF’, ‘MF’,
‘Total’, ‘Den’, and ‘Pop.’ Columns for ‘LMV’, ‘MH’, ‘M’, and ‘Total’ rowsSPA -Sectional Planning Areatable 1BOtay Ranch Business Park GDP Land Use (Village three)p. I-21Amend title ‘1b’
to become ‘1B’ for parallel structure (clerical update)SPA -Sectional Planning Areatext-p. I-24Amend single family and multi-family units, parkland acreageSPA -Sectional Planning Areaexh.
9SPA Land Use Planp. II-29• Amend plan to represent ‘R-4’ as ‘R-4a’ and ‘R-4b’• Amend plan to represent ‘R-8’ as ‘R-8a’ and ‘R-8b’• Amend land use colors in ‘R-4b’, ‘R-6’, ‘R-8b’, and
‘R-9b’ to represent proposed land use designations• Amend text from ‘...R-2’ to ‘...R-12...’ (clerical update)SPA -Sectional Planning Areaexh. 10Land Use Summaryp. II-30Eliminate and
replace with exh. 10a and exh. 10b. (see following line items)SPA -Sectional Planning Areaexh. 10aMontecito Site Utilization Planp. II-30• Amend plan to represent ‘R-4’ as ‘R-4a’ and
‘R-4b’• Amend plan to represent ‘R-8’ as ‘R-8a’ and ‘R-8b’• Amend land use colors in ‘R-4b’, ‘R-6’, ‘R-8b’, and ‘R-9b’ to represent proposed land use designationsAmendments Matrix
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 13 DocumentExhibit/Table No.Exhibit/Table TitleLocationProposed ChangeSPA -Sectional Planning Areaexh. 10bMontecito Site Utilization
Planp. II-30• Amend table to represent ‘R-4’ as ‘R-4a’ and ‘R-4b’• Amend table to represent ‘R-8’ as ‘R-8a’ and ‘R-8b’• Relocate ‘R-6’ from ‘Single Family’ sub-table to ‘Multi Family’
sub-table and adjust ‘Land Use’ column• Add ‘R-8b’ to ‘Multi Family’ sub-table and adjust ‘Land Use’ column• Relocate ‘R-9b’ from ‘Single Family’ sub-table to ‘Multi Family’ sub-table
and adjust ‘Land Use’ column• Amend ‘Acreage’, ‘DUs’, and ‘Target Density’ in applicable rows SPA -Sectional Planning Areatext-p. V-81• Amend single family and multi-family units, and
parkland acreage. • Add text re park arcreage obligations for parallel structure SPA -Sectional Planning Areatable 2Estimated Required Park Land Dedicationp. V-81• Amend ‘Single Family
Attached’ to ‘Detached’• Amend ‘Multiple Family’ to ‘Attached’• Amend ‘Target Number of Units’ and ‘Total AC’ columns for ‘Detached’, ‘Attached’, and ‘Total’ rowsSPA -Sectional Planning
Areatable 4aMontecito Conceptual Phasing -Village Two and a Portion of Fourp. VII-109Amend ‘land use’, ‘ac’, and ‘du’ columns in ‘R-4’, ‘R-6’, ‘R-8a’, ‘R-8b’, ‘R-9a’, ‘‘R-9b’, ‘R-14’,
‘R-15’ ‘R-20’, ‘R-23’, ‘R-24’, ‘R-25a’, ‘R-25b’, ‘R-27’, and ‘Total’ rowsSPA -Sectional Planning Areaexhibit 46Conceptual Phasing Planp. VII-111Amend base map to show neighborhoods acurately
as proposedAmendments Matrix
14 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS DocumentExhibit/Table No.Exhibit/Table TitleLocationProposed ChangeSPA -PC District Regulationsexh. 1Village of Montecito and Otay
Ranch Business Park Zoning District Mapp. 8Amend plan to represent ‘SF2’ land use district in R-4b, ‘SF3’ land use district in R-8a, and ‘RM1’ land use district in R-6, R-8b, and R-9bSPA
-PC District Regulationstable 3Property Development Standards -Residential Districtsp. 15,16• Amend ‘Minimum Lot Depth’ for ‘SF3’ land use district• Add note to ‘Minimum Lot Area‘ row
in ‘Notes’ column regarding lot splits• Add note to ‘To main residence’ row in ‘Notes’ column regarding satisfaction of rear and side yard requirementsSPA -PC District Regulationstext-p.
23-26Amend text to incorporate guidelines for small lot single family developments -per City Staff distributionSPA -PC District Regulationstable 7Private Usable Open Spacep. 26Amend
text to incorporate guidelines for small lot single family developments -per City Staff distributionSPA -PC District Regulationstext-p. 91-95Amend text to incorporate guidelines for
design review/zoning administrator review for small lot single family developments -per City Staff distributionSPA -Village Design Plantext-p. 6Remove ‘served by alleys’ qualifier in
paragraph 1 to allow for clear application of clause to 4 and 6 pack clusters SPA -Village Design Planexh. 1Montecito Land Use Planp. 11• Amend plan to represent ‘R-4’ as ‘R-4a’ and
‘R-4b’• Amend plan to represent ‘R-8’ as ‘R-8a’ and ‘R-8b’• Amend land use colors in ‘R-4b’, ‘R-6’, ‘R-8b’, and ‘R-9b’ to represent proposed land use designationsSPA -Village Design
Planexh. 45a9-14.0 du/ac Courtyard 4-pack Plotting Conceptsp. 107Create exhibit to demonstrate plan and characteristics of typical 48’x60’ lot as used in R-9b neighborhood (4-pack typology)Amendments
Matrix
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 15 DocumentExhibit/Table No.Exhibit/Table TitleLocationProposed ChangeSPA -Village Design Planexh. 46a9-14.0 du/ac Courtyard 6-pack
Plotting Conceptsp. 113Create exhibit to demonstrate plan and characteristics of typical 11 du/ac lot as used in R-6 neighborhood (6-pack typology)SPA -Village Design Plantext-p. 128•
Amend number of ‘single family residential units’ in bullet point 1 in ‘B. Montecito Description’ section • Amend number of ‘multi family residential units’ in bullet point 2 in ‘B.
Montecito Description’ section• Amend number of ‘Build-out population’ in bullet point 3 in ‘B. Montecito Description’ sectionSPA -Village Design PlanAppendix B9-14.0 du/ac Courtyard
4-pack Detailed Plotting Criteriap. 135Add detailed plotting criteria
plan for 4-pack configurationSPA -Village Design PlanAppendix B9-14.0 du/ac Courtyard 6-pack Detailed Plotting Criteriap. 137Add detailed plotting criteria for 6-pack configurationAmendments
Matrix
16 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS PLAN UNITS MIX123TOTAL21212133.3%33.3%33.3%63100%Existing R-6 NeighborhoodProposed/Existing Plans
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 17 PLAN UNITS MIX123TOTAL41454032.5%35.7%31.8%126100.0%Proposed R-6 NeighborhoodProposed/Existing Plans
18 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS PLAN UNITS MIX123TOTAL16171732%34%34%50100%Existing R-8 NeighborhoodProposed/Existing Plans
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 19 STOWGROVEAVE.PYRAMID PEAK ST.ASTORCOURTPLAN UNITS MIXTOTAL48100%NEIGHBORHOOD 8A12316161633.3%33.3%33.3%PLAN UNITS MIX123TOTAL138827.6%27.6%29100
NEIGHBORHOOD 8B44.8%Proposed R-8 (R8a + R8b)NeighborhoodProposed/Existing Plans
20 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS PLAN UNITS MIX123TOTAL15151533.3%33.3%33.3%45100%Existing R-9b NeighborhoodProposed/Existing Plans
BALDWIN & SONS | SPA + GDP AMENDMENT | JANUARY 2012 21 CARPINTERIA STREETPERSHING ROADSANTAALEXIAAVENUESANTAIVYAVENUE3941424546495052554678910111214151617181920212223242526272829303132333435363738404
4447485355657585960616263646566676851313512PLAN UNITS MIX123TOTAL35151851%22%27%68100%Proposed R-9b NeighborhoodProposed/Existing Plans
22 JANUARY 2012 | SPA + GDP AMENDMENT | BALDWIN & SONS