HomeMy WebLinkAbout02-27-2013 Staff Report Item 1Item:
Meeting Date:02 /27/13
ITEM TITLE: Public Hearing: PCM -12 -19 Consideration of amendments to the Eastern
Urban Center (EUC) Sectional Planning Area (SPA) Plan and associated
regulatory documents, for 207 -acres of land in the Eastern Urban Center
of the Otay Ranch Planned Community.
SUBkMITTED BY: Patricia Ferman, Landscape Planner II /Project Manager
REVIEWED BY: Gary Halbert, Assistant City Manager /Development Services Director
i
INT40DUCTION
The (Applicant, SLF IV /McMillin Millenia JV, LLC (McMillin), filed an application to amend
the approved EUC SPA Plan, and Form Based Code (FBC) to change the minimum building
heiOt within certain EUC Districts and to redistribute the land use mix (residential and
commercial) within various EUC Districts. McMillin is requesting the changes in response to
curr�nt market conditions affecting the first phase of development.
The jentire EUC, a.k.a. Millenia, includes approximately 230 acres and comprises three different
own rships, with McMillin owning approximately 207 acres. The project is located along the
SR �25 tollwa Y between Birch Road and Hunte Parkway (Attachment 1), and is approved for
more than 3.4 million square feet of commercial space (office and retail), and 2,983 multifamily
housing units.
Alttgh the EUC contains a total of 10 Districts (described more fully in the Discussion section
of report) most of the proposed changes only involve Districts within the first Phase of
Dev lopment (Districts 2, 3, 4, 7 and 10), approximately 89 out of 207 acres. The proposed
ame dment would allow a change in minimum building height for internal lots fronting along
Eastlake Parkway, and transferring non - residential uses from District 7 to Districts 3 and 4
( Attachment 2, Figure A, Site Utilization Plan). There is a minor text clarification affecting the
"High" column of non - residential square footage affecting all 10 Districts.
As , roposed, the Project will require amendments to the EUC SPA Plan, and Planned
Con unity District Regulations (i.e., the "FBC "). The proposed amendments are further
discissed in this staff report.
i
-12 -19
NMENTAL REVIEW
Page No. 2
The Development Services Director has reviewed the proposed project for compliance with the
Cali ornia Environmental Quality Act (CEQA) and has determined that the project was covered
in previously adopted Final Second Tier Environmental Impact Report, EIR 07 -01. The
Dev lopment Services Director has determined that only minor technical changes or additions to
this I document are necessary and that none of the conditions described in Section 15162 of the
Stat CEQA Guidelines calling for the preparation of a subsequent document have occurred;
they fore, the Development Services Director has prepared an addendum to the Final Second
Tier Environmental Impact Report, EIR 07-01 (Attachment 7).
RECOMMENDATION
Thai the Planning Commission adopt Resolution PCM 12 -19 recommending that the City
Council:
a. Approve the Addendum to the Final Second Tier Environmental Impact Report, EIR
07-01 (IS-13-001); and
b. Adopt a Resolution to amend the SPA Plan, and an Ordinance to amend the Form
Based Code.
DISCUSSION
The site is located adjacent to and east of SR -125, adjacent to and west of Eastlake Parkway,
adjacent to and south of Birch Road and the Otay Ranch Town Center (ORTC), and north of the
future extension of Hunte Parkway (Attachment 1, Locator Map).
The site is vacant and the mass - grading permit was issued in January of 2011 (Grading Plans
#10- 44). At the beginning of 2012, the Developer started the design process for a construction
cha e to the Grading Plans to reflect more detail for the area associated with the first phase of
wort Grading of the first phase is expected to start in Spring/Summer of 2013.
Site j
North
South
East
West
General Plan, SPA Plan Land Use Designations and Existing land uses
General Plan
EUC, PQ, PRK, OS
FWC, OS
PART OF
DEFERRAL AREA
o. •Ii
PRK, PQ, RLM
PC District Land
Use Designation
PC
FC -1
PC
RM -1; RM -2
SF4; RM2
Existing Land Use
Vacant/EUC
CommerciaVORTC
VacantN9
Residentially 11
ResidentiallV7
PO4 -12 -19 Page No. 3
EUC Millenia Overview: SPA Plan and FBC
The adopted SPA Plan, approved on September 15, 2009, establishes the vision for Millenia, and
defies the land use character and mix, design criteria, transportation system, and public
infr4structure requirements for the project. The SPA Plan proposes a flexible regulatory
fra ework that provides for a variety of possible land use scenarios for each district and is
inte ded to allow the project to respond to market cycles. The FBC incorporates both the PC
DiOct Regulations and the Village Design Plan and is based on the concept that the activities
wit in the building are less important than the form and relationships between building and
pub is spaces.
The SPA Plan implements the General Plan and General Development Plan (GDP) by providing
a c mprehensive urban design plan incorporating a mixture of land uses connected by a grid
system of public streets and pedestrian paths, urban parks and plazas, outdoor dining, public
buildings, and commercial activities designed to promote a safe pedestrian environment. The
EUC Site Utilization Plan, includes density, non - residential square footage, and a number of
residential units, and is consistent with the General Plan and GDP as adopted.
Within each district there is a character description, overall guidelines, and standards that will
guid e design dealing with site planning requirements, architecture, and landscape. Each District
also] contains a "Table of Requirements" that identifies the Dominant Land Use, number of
dwe ling units /non - residential square footage permitted, Building Setback, minimum range and
averige height of buildings, and access requirements and limitations. In accordance with the
appioved SPA Plan, all districts in Millenia permit multiple uses and most are required to contain
morn than a single use. However, with the proposed SPA amendment, District 7 would now
becgme only residential. These districts are:
• gesidential Districts (Districts 2, 3, 8, 9, 10): Millenia accommodates up to 2,983 dwelling
�nits in a variety of urban residential products. While the greatest residential densities will
Surround the Main Street, Millenia also incorporates a series of residential neighborhoods
�rganized around neighborhood parks. The location of the residential districts in relationship
�o the Main Street, and the ability to locate non - residential land uses within these districts
will allow neighborhood serving goods and services to be provided in close proximity to all
tesidential units in Millenia.
• usiness District District: This district will provide a major office campus within the
outh County region. The business district is perceived as a complement to other uses in the
District, bringing expanded employment opportunities to the community, energizing the Main
Street, introducing a significant daytime population, and providing riders for area transit.
• ]Main Street District (District 6,): This district will be the most active and urban component of
the project, a mixed -use, pedestrian environment that combines office and residential uses
fiver ground floor retail.
• ]Mixed -Use Civic /Office Core (District 5): The GDP envisions Millenia as the civic core of
the Otay Ranch. This district functions as the symbolic and ceremonial focus of community
PCM -12 -19 Page No. 4
government and cultural activities such as public library, museum, multipurpose venue
and /or concert hall.
Qateway Mixed -Use Districts (District 1, 7): These districts will serve as the portals that
serve as a transition from surrounding areas into the core of Millenia, including landmark
buildings announcing that Millenia is a special place. The Eastern Gateway Districts will
provide a retail transition from the Otay Town Center commercial north of Millenia, while
the Eastern Gateway District will announce arrival with landmark architecture.
The I SPA Plan provides guidance for future development at the subdivision and improvement
planli level, and is the basic reference for determining permitted land uses, densities, total units,
and required public facilities.
Pro'ect Description
The 4pplicant has applied to amend the Site Utilization Plan contained within the EUC SPA Plan
and he District Regulations and Design Guidelines and Intensity Transfer provisions contained
with n the FBC (PC District Regulations /Village Design Plan) in order to: 1) allow reduction in
buil ing heights for lots fronting along Eastlake Parkway; 2) transfer all of the non - residential
density out of District 7; and 3) remove all reference to District 10 as an alternative school site.
In older to accomplish these objectives, the following amendments to the document are required
(please refer to Attachment 8):
1. SPA, Site Utilization Plan (Exhibit III -6, Page 4 of 39):
a. The Site Utilization Plan would be amended to change the Eastern Gateway District
(District 7, lots 12 and 20) from mixed use to residential by transferring non - residential
square footage as follows:
i. Half of the 10,000 sq. ft. within the "low" column would be transferred to District 3
for a total of 10,000 sq. ft., and the other half to the Business District, District 4, for
a total of 505,000 sq. ft.
ii. The 170,000 sq. ft. within the "target" column would be transferred to District 4 for
a total of 1,532,000 sq. ft.
in. The 400,000 sq. ft. within the "high" column would be reduced to "0" with no
transfer to another district.
b. The note stating that District 10 may also be an alternative for the Elementary School
Site would be removed.
2. Form Based Code
a,, District 4, Table of Requirements (Exhibit II -9a, Page 11 of 39):
PCN�-12 -19
Page No. 5
i. The Non - Residential Intensity Range would be increased as stated above in SPA, Site
Utilization Plan, Section a.
District 7, Lots 12 and 20 (See Table of Requirements and Exhibit II -23b, pages 13 and
15 of 39 respectively):
i. The Dominant Land Use would be changed from Mixed Use to Residential and the
non - residential square footage would be transferred as stated above in SPA, Site
Utilization Plan, Section a.
ii. The minimum Building Height Range would be reduced from 3 -12 stories to 2 -12
stories. All buildings in Lots 12 and 20 would be 2 -story except when fronting "D"
Street (see Exhibit II -23b, pg. 15 of 39). In addition, buildings fronting Eastlake
Parkway and "H" Street would include enhanced architectural treatments and
punctuate the top building line with vertical elements to avoid a continuous 2 -story
roof line. The northwest and southwest corners of the intersection of Eastlake
Parkway and "H" Street, would have either 3 -story buildings or 2 -story buildings
with enhanced vertical features to emphasize height at intersection (see pages 34, 35,
and 37 of 39.)
iii. The Minimum Average Building Height remains unchanged; however, all buildings
on Lots 12 and 20 would be exempt from height averaging (see Chapter 03.09.002b
vi, pages 34, and 35 of 39.)
c� District 2, Lot 4:
i. The Building Height Range for lot 4 would be increased from 2 -7 stories to 3 -7
stories (see Table of Requirements and Exhibit II -28b, pages 18 and 20 of 39.)
d District 3:
i. The Non - Residential Intensity Range would be increased as stated above in SPA,
Site Utilization Plan, Section a (see Table of Requirements, page 22 of 39.)
ii. The Building Height Range on Lot 11 would remain as currently approved, (2 -7
stories) with the exception that there would no longer be a requirement for building
height averaging, and that all buildings fronting on "D" Street must contain a
minimum building height of 3- stories (Exhibit II -30b, page 24 of 39 and Chapter
03.09.002b vi, pages 34, and 35 of 39). In addition, buildings fronting Eastlake
Parkway and "F" Street would include enhanced architectural treatments and
punctuate the top building line with vertical elements to avoid a continuous 2 -story
roof line. The northwest corners of the intersection of Eastlake Parkway and "F"
Street, would have either 3 -story buildings or 2 -story buildings with enhanced
vertical features to emphasize height at intersections (see pages 34, 35, and 37 of
39.)
PCM -12 -19
e. District 10:
Lot 21
Page No. 6
i. Buildings on Lot 21 would be 2 -story in height, with a 3 -story minimum building
height when fronting "D" Street (Exhibit II -36b, page 28 of 39). Buildings fronting
Eastlake Parkway and "K" Street would include enhanced architectural treatments
and punctuate the top building line with vertical elements to avoid a continuous 2-
story roof line. The northwest corners of the intersection of Eastlake Parkway and
"K" Street, would have either 3 -story buildings or 2 -story buildings with enhanced
vertical features to emphasize height at intersections (see pages 34, 35, and 37 of
39.)
ii. The Minimum Average Building Height remains unchanged; however, all buildings
on Lot 21 would be exempt from height averaging (see Chapter 03.09.002b vi,
pages 34, and 35 of 39.)
Lot 27
i. The Building Height Range would be increased from 2 -7 stories to 3 -7 stories (see
Table of Requirements and Exhibit II -36b, pages 26, and 28 of 39.)
Administration:
i
The language in Section 04.05.001, Intensity Transfers, would be revised to require that
reductions in "low" and "target" intensities in any district must be met with a
corresponding increase in another district and vice versa. Reductions in the "high"
category would not require a corresponding increase in another district (see page 38 of
39)
ANALYSIS:
in dominant land use within Districts
The above descriptions (Millenia Overview Section) of the various Districts contained within the
EUC shows how they are categorized by their "dominant" land use. Currently, District 7 is
identified as a Mixed -Use District as it is not dominated by either non - residential nor residential.
Ho ever, the proposed amendment would result in District 7 changing from a "Mixed Use"
Dist ict to a "Residential District." The resulting loss of "non residential" square footage is
furl er analyzed below.
The reduction in building height in District 7 and portion of District 10 which front along
East ake Parkway will have less than significant effects upon the overall aesthetics of Millenia.
In exchange for allowing a reduction in minimum building height from three (3) to two (2)
stori s for buildings fronting primarily along Eastlake Parkway, there is an added requirement
PCM -12 -19
Page No. 7
that a 2 -story minimum building height will only be allowed if they provide additional
architectural treatment and punctuate the top building line with vertical elements to avoid the
continuous two -story roof line. In addition, buildings facing "D" Street must now contain a 3-
sto minimum height, and buildings at corners of various intersections of Eastlake Parkway
coul ' either be a 3 -story or have enhanced vertical features to emphasize height. This additional
req rement for architectural treatment would also apply to any 2 -story buildings within Lot 11
(Dis 'ct 3) fronting on Eastlake Parkway.
From an aesthetic standpoint, the requirement for these additional architectural elements and
punctuating the roof lines with vertical elements of future two -story buildings would eliminate
any negative visual effects to the overall "urban character" of Millenia which might otherwise
occur.
Use
Mill nia contains a mixture of residential and non - residential uses (retail and office) which are
distributed within and between the various land use districts. The proposal includes the removal
of all 10,000 non - residential square footage from District 7, which changes the category of this
Dist 'ct from "Mixed Use" to "Residential." The 10,000 square feet within the "low" category
of non-residential use will be transferred with half being added to the "low" category of District
3 an I other half added to District 4. The 170,000 sq. ft. within the "target" category in District 7
wou d be transferred into the "target" category of District 4.
In r Bards to the transfer of "low" and "target" square footage, while there may be minor effects
in t s of the proximity of retail within walking distance to future residents. By adding half of
the commercial sq. ft into the "low category" of District 3, the intent of providing convenient
commercial within the eastern part of the EUC is maintained, and as a result, there is no
sign, ficant impact created by this internal redistribution.
The applicant is also proposing to remove the 400,000 sq. ft. contained within the "High" non -
resi ential category of District 7. Presently, Section 04.05.001 requires that any reduction in
intensity in any district must be met with a corresponding increase in another district and vice
vers . Amended language is being proposed to only require such transfer in the case of the
squ e- footage or unit count within the "low" and "target" category.
Because the "low" category indicates the minimum amount which must be constructed and the
sum total of the "target" category indicates the maximum amount that may be constructed, the
removal of this transfer requirement from the "high" category will have no impact on the
resu ant amount of residential units or commercial acreage actually constructed. Given that the
EU 's approvals were based on the "target" land use amounts, the only way any square footage
or u iit counts within the "high" category can be constructed within any District would require
the corresponding removal of square- footage /unit count within the "target" category of another
Dist 'ct. This would ensure that the maximum allowable amount is not exceeded. Thus, the
removal of the 400,000 square -feet currently shown within the "High" category of District 7
wou d now be allowed, once the amended language is adopted, and have no impact on the
over project constructed on the site.
PCI 1 -12 -19
School Site Location
Page No. 8
Ina letter dated September 10, 20125 the Chula Vista Elementary School District indicated that
Lot 26 (District 9) is acceptable with a more vertical plan for the school building(s), and that Lot
27 ( istrict 10) will not be needed for use as a school site (see Attachment 2, Figure B.)
is no impact resulting from the removal of District 10 as an alternative location for the
ltary school as the SPA Plan already assumes District 9 as the primary school location.
DECISION MAKER CONFLICTS:
Sta has reviewed the property holdings of the Planning Commission and has found no property
holdings within 500 feet of the boundaries of the property which is the subject to this action.
Sta is not independently aware, nor has staff been informed by any Planning Commission
me ber, of any other fact that may constitute a basis for a decision -maker conflict of interest in
this atter.
YEAR FISCAL:
The application fees and processing costs are paid for by the Applicant.
ONGOING FISCAL:
The development phasing assumptions and variables used in the Fiscal Impact Analysis (FIA)
prepared for the EUC SPA Plan have not changed; therefore, the EUC's ongoing fiscal is not
affected by this amendment.
1. Locator Map
2. Figures:
Figure A, Site Utilization Plan
Figure B, Letter from the Chula Vista Elementary School District
3. Planning Commission SPA Resolution PCM 12 -19
4. Draft City Council SPA Plan Resolution
5. Draft City Council Ordinance
6. Ownership Disclosure Form
7. Addendum to Second Tier Final Environmental Impact Report EIR 07-01 (IS-13-001)
8. EUC SPA Plan Amendment
?d by Patricia Ferman, Project Manager, Development Services Department
Planner: Jeff Steichen, Associate Planner, Development Services Department