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HomeMy WebLinkAboutPCS 2011-01 RESOLUIION NO PCM-10-29/.30, PCS-11-O1 RESOLUIION OE IHE CIIY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING IHAI IHE CIIY COUNCIL: 1) CONSIDER IHE MIIIGAIED NEGATIVE DECLARAIION (IS 10- 009); 2) APPROVE AMENDMENTS IO IHE OIAY RANCH GENERAL DEVELOPMENT PLAN (GDP), OIAY RANCH VILLAGES IWO, THREE AND A PORIION OF VILLAGE FOUR SECIIONAL PLANNING AREA (SPA) PLAN, OIAY RANCH VILLAGE TWO PLANNED COMMUNITY DISTRICT REGULAIIONS, LAND USE DISIRICTS MAP AND ASSOCIAIED REGULAIORY DOCUMENIS; AND 3) APPROVE IENIAIIVE MAP PCS-11-O1 FOR OIAY RANCH VILLAGE TWO NEIGHBORHOODS R-7A AND R-9A LOCAIED SOUTH OF OLYMPIC PARKWAY AND WEST OF LA MEDIA ROAD. WHEREAS, on November 22, 2010, a duly verified application was filed with the City of Chula Vista Development Services Department by Otay Ranch New Homes, LLC ("Applicant, Owner, and Developer") requesting approval of amendments to the Otay Ranch GDP (PCM 10-29), Otay Ranch Villages Two, Ihree and a Portion of Village Four SPA Plan (Village 2 SPA Plan), Planned Community District Regulations and associated regulatory documents (PCM 10-.30), and a new Ientative Map involving j approximately 12 acres of Village 2 located south of Olympic Parkway and west of La Media Road ("Project") and more specifically described below; and WHEREAS, an application for a Ientative Subdivision Map (PCS 11-01) requests approval of eighty-five (85) lots within Otay Ranch Village 2 Neighbarhoods R- 7A and R-9A; and WHEREAS, the area of land that is the subject of this Resolution are existing parcels located in the northern (Neighborhoods R-7A and R-9A) and central ~ (Neighborhoods R-28 and R-29) portions of Otay Ranch Village 2 ("Project Site"); and WHEREAS, the Development Services Director has reviewed the proposed Project for compliance with the California Environmental Quality Act (CEQA) and has conducted an Initial Study, IS 10-009, in accordance with CEQA. Based upon the results of the Initial Study, the Development Services Director has determined that the project could result in significant impacts on the environment, However, revisions to the Project made by or agreed to by the applicant would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur; therefore, the Development Services Director has prepared a Mitigated Negative Declaration, IS 10-009 and associated Mitigation and Reporting Program; and WHEREAS, the Planning Commission finds that the Mitigated Negative Declaration (IS 10-009) and associated Mitigation and Reparting Program has been Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 2 prepared in accordance with the requirements of CEQA and the Environmental Review Procedures of the City of Chula Vista; and WHEREAS, the Development Services Director set the time and place for a hearing on the Project, and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property, at least 10 days prior to the heating; and, WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p m, March 14, 2012, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed NOW IHEREFORE, IHE CHULA VISIA PLANNING COMMISSION MAKES IHE FOLLOWING FINDINGS: I SPA FINDINGS IHE SECIIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, IS IN CONFORMIIY WITH IHE OIAY RANCH GENERAL DEVELOPMENI PLAN, AS AMENDED, AND IHE CHULA VISIA GENERAL PLAN AND IIS SEVERAL ELEMENIS, The current General Plan land use designation for Neighborhoods R-7 and R- 9 is Low Medium Density Residential (3-6 DU/AC), which represents an average density across all the Village 2 single family neighborhoods. the proposed project is consistent with this land use designation because the I average density of the Village 2 single family neighborhoods does not I increase above 6 DU/AC the current Otay Ranch GDP land use designation for Neighborhoods R-7 and R-9 is Medium Residential (6-11 DU/AC). the proposed project results in a density of 8.'1 DU/AC (R-7A) and 9.4 DU/AC (R-9) consistent with the GDP land use designation, Neighborhoods R-28 and R-29 are in the Village Core the current General Plan land use designation for the Village 2 core area is Mixed Use Residential. the proposed project is consistent with this land use designation. the current Otay Ranch GDP land use designation for the Village 2 core area is Medium- High Density (11 to 18 DU/AC) the proposed increase of 148 units in R-28 and R-29 increases the density on the individual neighborhoods to 26.0 du/ac and 25 1 du/ac respectively. However, the average residential density within the Village 2 Core area is increased to 13..4 DU/AC, consistent with the GDP land use designation. Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 3 THE. SPA PLAN, AS AMENDED, WILL PROMOIE IHE ORDERLY SEQUENTIALIZED DEVELOPMENT OF IHE INVOLVED SECTIONAL PLANNING AREAS. ' the requested amendments to the Village 2 SPA Plan rely on a combination of the previously prepared and approved Villages Iwo, Three and Portion of Village Four Public Facilities Financing Plan (Village 2 PFFP) and the newly prepared Village 2 SPA Amendment Supplemental PFFP (Supplemental PFFP) to outline infrastructure required to serve the previously approved 2,786 unit project and the 197 proposed units, along with the timing of installation and the financing mechanisms to promote the sequential development of the project the requested increase of 197 units will not adversely affect the timeframes outlined in the Village 2 PFFP; rather, the Supplemental PFFP has identified new triggers for providing specified public facilities to serve the additional units, Development of the 197 units will occur in an orderly, sequential manner outlined in both the Village 2 PFFP and Supplemental PFFP, as part of the overall development of Otay Ranch Village 2 THE OIAY RANCH VILLAGE 2 SPA PLAN, AS AMENDED, WILL NOI ~I ADVERSELY AFFECI ADJACENI LAND USES, RESIDENIIAL ENJOYMENT, CIRCULATION OR ENVIRONMENIAL QUALITY.. the proposed modifications to land use and development standard provisions within the Project Site have been fully analyzed and will not adversely affect the circulation system and overall land uses as previously envisioned in the Otay Ranch GDP and Village 2 SPA Plan, the increase of 19'7 units involving 27 6 acres would occur within the existing boundaries of Village 2 the existing infrastructure (sewer, water, public services and facilities) has been determined to be adequate to serve the proposed 197-unit increase, as described in the Supplemental PFFP. Additionally, a Water Quality Iechnical Report, Iraffic Impact Study, Noise Impact Report, Air Quality and Global Climate Change Evaluation, Sewer Service Technical Memo and Water Service Iechnical Memo have been prepared, reviewed and approved by the I City. A Mitigated Negative Declaration (IS-10-009) has been prepared and the Development Services Director has determined that the proposed amendments will not result in any new, unmitigated impacts; and thus, the requested amendments to the SPA will not adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality of the surrounding uses, II IENIAIIVE MAP FINDINGS IENIATIVE SUBDIVISION MAP, AS CONDITIONED HEREIN, IS IN CONFORMANCE WIIH IHE ELEMENIS OF IHE CIIY'S GENERAL PLAN, AS REQUIRED BY CALIFORNIA GOVERNMENT CODE SECIION 66473.5, BASED ON IHE FOLLOWING: Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 4 1, Land Use and Iransportation PCS-11-01: The current General Plan land use designation for Neighborhoods R- 7 and R-9 is Low Medium Density Residential (3-6 DU/AC), which represents an average density across all the Village 2 single family neighborhoods.. the proposed project is consistent with this land use designation because the average density of the Village 2 single family neighborhoods does not increase above 6 DU/AC the current Otay Ranch GDP land use designation for Neighborhoods R-7A and R-9A is Medium Residential (6-11 DU/AC). the proposed project results in a density of 8 7 DU/AC (R-7A) and 9 4 DU/AC (R-9), consistent with the GDP land use designation.. the existing implementing zone in the Village 2 Planned Community District Regulations is RMl Multi-Family Residential. The proposed increase of 38 units within R '7A changes the development pattern from traditional linear single family lotting to a more compact four-unit auto court pattern.. Additionally, the proposed increase of 11 units/lots in R-9A implements analley-loaded product, Both the alley-loaded and auto-court patterns of development enhance pedestrian activity by removing garages and driveways from street view, Single-family lots will range from 3,111 sq. ft to 5,976 sq ft, in size, the proposed project furthers the policy objective for "Urban Villages" to have "higher densities and mixed uses in the village Bores" and to "provide a wide range of residential housing opportunities, .,which promotes a blend of multi- family and single family housing styles and densities, integrated and compatible with other land uses in the area, " the proposed project would support Smaxt Growth Principles, as it provides compact development oriented to pedestrians, bicyclists and transit, and would further minimize urban sprawl development pattems. the proposed changes would also provide more land use diversity, increase pedestrian orientation and make commercial uses in Village 2 more viable. All off site public streets required to serve the subdivision already exist or will be constructed or funded by the Applicant in accordance with the Supplemental PFFP and Conditions of Approval the on-site public streets are designed in accordance with the City design standards and/or requirements and provides for vehicular and pedestrian connections. 2 Economic Development The proposed project results in an increase 49 new single-family small lot homes in a more compact format within walking distance of the village core The four- unit compact court homes and alley-loaded homes support economic policies regarding the pursuit and provision of a wider range of housing options and Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 5 pricing for potential home-buyers in the current housing market, By adding 49 units, increased patronage to the nearby commercial and public/quasi-public uses can be anticipated to contribute to greater economic development within Village 2 and the City The Project allows the development of detached small lot single-family homes on separate, fee-simple lots. the four-unit cluster design, around a central auto court, provides a housing type specifically designed to align with today's marketplace and economic conditions.. the Project provides homebuyers the opportunity to purchase detached, single-family homes with greater affordability, reduced maintenance/utility costs, and less dependency on the automobile, a guiding I principal of the Otay Ranch GDP. the proposed homes also provide further variation in housing oppartunities available to Chula Vista residents, consistent ' with General Plan Objective ED 2. the proposed project also fosters economic development benefits at the community level by providing for increased housing densities within the same development footprint Ihese increased densities allow for infrastructure and municipal services to be provided at reduced cost per capita (more people served by the same municipal services). Additionally, with increased housing (and population) within the same development footprint, increased densities improve the viability of community serving commercial and public/quasi- public uses as well as alternative transportation modes, As a result, the proposed project may serve as a catalyst for small and mid-sized industries and businesses and community serving and neighborhood uses, consistent with General Plan Objectives ED 3 and ED 9 I 3 Public Facilities and Services The Project has been conditioned to ensure that all necessary public facilities and services will be available to serve the Project concurrent with the demand for those services. A Supplemental PFFP has been prepared to analyze the additional I demand generated by 19'7 new units, including the 49 new single family units, for public services and facilities, and the phasing needs created by the Project. A project-level water quality technical report was completed for the proposed project, The water quality technical report outlines three options for achieving the water quality treatment and hydromodification requirements of the City of Chula Vista.. One of the three options would be implemented and approved by the City Engineer. the proposed project would continue to comply with all applicable rules and regulations including compliance with NPDES permit requirements for urban runoff' and storm water discharge. Best Management Practices (BMPs) for design, treatment and monitoring for storm water quality would be implemented as delineated in the Mitigated Negative Declaration with respect to municipal and construction permits. Compliance with all applicable rules and regulations j Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 6 governing water quality as well as implementation of all mitigation measures outlined in the Mitigated Negative Declaration and the water quality technical report would ensure no additional impacts to water quality, Project-specific analyses have been conducted relative to the project's potential sewer and water impacts. the proposed project would increase average projected water demands by 10,500 gallons per day (gpd) which represents less than a 1% increase village-wide. As such, the water system recommendations from the May 2006 Subazea Master Plan for Village 2 remain unchanged as a result of the proposed project. the proposed project adds 197 units (inclusive of the subject 49 units. associated with this Ientative Map) to the Poggi Basin, which results in an increase of approximately 42,400 gpd (160.1 EDU) to the Poggi Basin Adding 160.1 EDU will not exceed the units foreseen in the 2009 Poggi DIF Update the Applicant is 1 requited to monitor two reaches of the Poggi Canyon Interceptor which have l already been identified for future replacement as required by the Supplemental PFFP. However, the proposed project would not require additional reaches of the Poggi Canyon Interceptor to be upgraded in the future. Upon approval of the proposed project, the Development Impact Fee for the Poggi Basin would be updated to reflect the additional units.. 4 Environmental Element The proposed project has been reviewed in accordance with the requirements of CEQA A Water Quality Technical Report, Iraffic Impact Study, Noise Impact Report, Air Quality and Global Climate Change Evaluation, Sewer Service Technical Memo and Water Service Iechnical Memo have been prepared, reviewed and approved by the City A Mitigated Negative Declaration (IS-10- 009) has been prepared for the project in order to address the proposed addition of 19'7 units (inclusive of the subject 49 units associated with this Ientative Map) to the Village 2 SPA Plan.. No additional, unmitigable significant impacts beyond those previously analyzed in the FEIR, or substantial increases in any identified significant impacts are anticipated, Iherefore, the Mitigated Negative Declaration (IS-10-009) and the Mitigation Monitoring Program ensure all environmental impacts will be mitigated to a level less than significant 5 Growth Mana ement The proposed project would result in 197 additional dwelling units (inclusive of the subject 49 units associated with this Ientative Map) in Village 2 A Supplemental PFFP has been prepazed which analyzes any potential impacts on public facilities and services, and identifies the facilities, phasing and timing triggers for the provision of facilities and services to serve the project, consistent with the City's Quality of Life Threshold Standards. Aproject-specific traffic study, the Village 2 SPA Amendment Traffic Impact Study, analyzes the impact of 197 additional units (inchsive of the subject 49 Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 7 units associated with this Ientative Map) in Village 2, the traffic study concludes the surrounding street segments and intersections as planned or built, including Olympic Parkway and Santa Victoria Road, will continue to operate/serve at an acceptable Level of Service in compliance with the City's traffc threshold standard with the proposed project traffic; however, the project would contribute to a cumulative impact at the all-way stop controlled intersection of Santa Victoria Road/Santa Venetia Street. Signalization of this intersection would fully mitigate this impact. the Project site is within the boundaries of the Chula Vista Elementary School District (CVESD) Based on Student Generation Factors from CVESD, the proposed 197-unit increase wortld result in roughly 64 additional elementary school students. An elementary school is planned within the Village 2 core to serve the build-out population.. It was anticipated the entire Village 2 project would generate approximately 8'75 students. CVESD sizes elementary schools to accommodate between '750 and 1,000 students; therefore, the addition of 64 students would not result in inadequate school facilities, Further; the District has provided a letter stating it can accommodate the new students generated by the proposed project, the CVESD will determine which elementary school students generated by the project will attend on an interim basis. the Project is also within the attendance area of Olympian High School, within the Sweetwater Union High School Disttict (SUHSD) It is anticipated that approximately 17 middle school and 42 high school students are generated by the Village 2 SPA Amendment p%ject the project site is within the boundaries of established Communities Facilities Districts for both CVESD (CVESD CFD 1'7) and SUHSD (SUHSD CFD 17) As such, the Applicant will mitigate impacts on secondary and elementary school facilities through participation in CVESD and SUHSD CFDs 6 Open Space and Conservation The proposed single project meets the minimum open space requirement per the Village 2 SPA Plan and Planned Community District Regulations. the p%ject generates a demand for an additional 1 68 acres of park land. Ihis obligation will be met through the Applicant's existing park "credits," the dedication of parkland, payment park fees, or a combination of park credits, land dedication and fees. As part of the Villages 2 SPA Plan, 101.5 acres of open space was required to be provided to meet Otay Ranch GDP threshold the Village 2 SPA Plan provided approximately 186.1 acres of on-site open space. the proposed project would increase the population by 632 residents, increasing the open space demand by '7.56 acres.. When added to the total from the existing Villages 2 SPA Plan demand, this totals 109 06 acres of open space, the 386.1 acres provided by the Planning Commission Resolution PCM 10-29/30, PCS 11-01 Page 8 Villages 2 Site Utilization Plan exceeds the Otay Ranch GDP open space requitement, In addition, the Otay Ranch Resource Management Plan requires conveyance of 1.188 acres of preserve land for every acre of non-common development area.. Therefore, the project generates a requirement to convey 32.8 acres of Preserve land to the Otay Ranch Preserve Owner/Manager (2'7.6 acres of development x , 1.188 = 32.8 acres), the Applicant has an existing conveyance "credit" of over 200-acres which were previously dedicated to the Otay Ranch Preserve Owner/Manager which will be used to satisfy this obligation , the proposed landform grading conforms to the City's grading Ordinance and retains regional and natural open space features. The development of the site is consistent with the goals and policies of the Conservation Element NOW, IHEREFORE, BE II RESOLVED THAI THE PLANNING COMMISSION OF IHE CIIY OF CHULA VISIA recommends that the City Council adopt the attached Draft City Council Resolutions and Ordinance approving the Project in accordance with the findings and subject to the conditions contained therein BE IT FURTHER RESOLVED BY THE PLANNING COMMISSION OF IHE CIIY OF CHULA VISIA THAI a copy of this Resolution and the draft City Council I Resolutions and Ordinance be transmitted to the City Council.. PASSED AND APPROVED BY THE PLANNING COMMISSION OF IHE CIIY OF CHULA VISTA, CALIFORNIA, this 14`h day of March, 2012, by the following vote, to- wit: AYES: Spethman, Anaya, Vinson, Felber NOES: Liuag I ABSENI: Moctezuma ABSIAIN: Calvo .a r _ Micha Spethman, Chairperson ATIESI~ Diana Vargas, Secret y I ~n Presented by: Appro ecj as tc~ ~I vLL +it ~c'~G Gary alber , P E. , AICP le R, Go gins Assistant C' y Manager/ City Attorney, Development Services Director