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HomeMy WebLinkAboutPCS 2011-02 RESOLUTION NO PCM-11-05/06, PCS-11-02, 11-03, 11-04, 11-OS RESOLUTION OF IHE CIIY OF CHULA VISIA PLANNING COMMISSION RECOMMENDING IHAI IHE; CITY COUNCIL: 1) CONSIDER IHE I ADDENDUM (IS-11-001) IO FEIR 02-02; 2) APPROVE AMENDMENTS IO ' IHE OIAY RANCH GENERAL DEVELOPMENI PLAN (GDP), OTAY RANCH VILLAGE 2 SECIIONAL PLANNING AREA (SPA) PLAN, OIAY RANCH VILLAGE 2 PLANNED COMMUNIIY DISIRICT REGULAIIONS, AND LAND USE DISIRICIS MAP AND ASSOCIATED REGULAIORY DOCUMENIS; AND 3) APPROVE FOUR IENIAIIVE MAPS TO TRANSFER 113 UNIIS AMONG IEN NEIGHBORHOODS LOCATED SOUIH OF OLYMPIC PARKWAY AND WESI OF LA MEDIA ROAD.. WHEREAS, on April 5, 2011, a duly verified application was filed with the City of Chula Vista Development Services Department by Baldwin and Sons, LLC ("Applicant, Owner, ~ and Developer") requesting approval of amendments to the Otay Ranch GDP (PCM 11-OS), Otay Ranch Village 2 SPA Plan, Planned Community District Regulations and associated regulatory documents (PCM 11-06), and four new Tentative Maps involving approximately 111..6 acres of the 312 acres 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 11-02) requests approval to amend the number of single-family lots from ninety-eight (98) lots to sixty-eight (68) lots while providing two (2) open space lots and ten (10) neighborhood open space lots on a 48 I acre site within Otay Ranch Village 2 Neighborhood R-4B; and WHEREAS, an application for a Tentative Subdivision Map (PCS 11-03) requests approval to amend the number of single-family lots from two hundred sixty three (263) single- family lots to one hundred ninety nine (199) lots and multi-family units from eighty (80) to sixty one (61) units. The map would also provide thirty eight (38) neighborhood open space lots on a ~I 57 9 acre site within Otay Ranch Village 2 Neighborhood R-20, R-23, R-24, R-25A, R-25B, R- 27; and WHEREAS, an application fora Ientative Subdivision Map (PCS 11-04) requests approval to amend the number of single-family lots from sixty-three (63) to one hundred twenty six (126) single-family lots and provide one (1) neighborhood open space lot on a 25 acre site; and WHEREAS, an application for a Ientative Subdivision Map (PCS 11-OS) requests to amend the number of residential units in R-8 and R-9b from a cumulative total of ninety-five (95) to one hundred forty five (145), an increase of 50 residential units (27 to R-8 and 23 to R- 9b) Ihough the whole PCS 11-OS will increase from 130 to 180, only R-8 and R-9b axe being affected, the map will also provide 15 neighborhood open space lots in the north/central portion of Otay Ranch Village 2; and Planning Commission Resolution PCM 11-05/06, PCS 11-02, 11-03, 11-04, 11-OS Page 2 WHEREAS, the area of land that is the subject of this Resolution is an existing parcel located in the western portion of Otay Ranch Village 2 Neighborhood 4B, R-6, R-8, R-9b, R-20, R-23, R-24, R-25A, R-25B, R-27 ("Project Site"); and WHEREAS, the Development Services Director has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project was covered in previously adopted Final Second Iier Environmental Impact Report, Otay Ranch Villages Iwo, Three, and a Portion of Village Four Sectional Planning Area (SPA) Plan, FEIR 02-02. the Development Services Director has determined that only minor technical changes or additions to this document are necessary and that none of the conditions described in ; Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent document have occurred; therefore, the Development Service Director has prepared an addendum to this document, Final Second Iier Environmental Impact Report, Otay Ranch Villages Iwo, Three, and a Portion of Village Four Sectional Planning Area (SPA) Plan, FEIR j 02-02;and WHEREAS, the Planning Commission finds that the Addendum (IS 11-001) to FEIR 02- 02 has been 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 hearing; and, WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m, I!I January 11, 2012, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed NOW THEREFORE, IHE CHULA VISTA PLANNING COMMISSION MAKES THE FOLLOWING FINDINGS: I SPA FINDINGS I THE SECIIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, IS IN CONFORMIIY WIIH THE OIAY RANCH VILLAGE II GENERAL DEVELOPMENI PLAN AND IHE CHULA VISIA GENERAL PLAN AND IIS SEVERAL ELEMENIS the proposed amendments to the Otay Ranch Village 2 SPA Plan reflect land uses that are consistent with the Otay Ranch Village 2 General Development Plan and the City of Chula Vista General Plan, the residential nature of the proposed unit transfers would be consistent i with the adopted medium-density residential designation for the project site and compatible with the surrounding residential densities of up to 15 du/ac, and open space land uses of the Otay Ranch area. the transfer of 113 residential routs from the westerly and southerly portion to the northerly portion involving 111,6 acres would occur internally within the boundaries of the 312- acre project area the transferred units would be located in closer proximity to the village core Planning Commission Resolution PCM 11-05/06, PCS 11-02, 11-03, 11-04, 11-OS Page 3 that provides for commercial and public/quasi-public uses adjacent to transit, furthering the policy of the Otay Ranch GDP that "Urban Villages" have "higher densities and mixed uses in the Village Core" IHE SPA PLAN, AS AMENDED, WILL PROMOIE IHE ORDERLY SEQUENIIALIZED DEVELOPMENI OF IHE INVOLVED SECIIONAL PLANNING AREAS. the requested amendments to the Otay Ranch Village 2 SPA Plan rely on a combination of the I previously prepared and approved PFFP and the newly prepared supplemental PFFP to outline infrastructure required to serve the entire, previously approved 2,786 unit project, along with the timing of installation and the financing mechanisms to promote the sequentialized development of the project. the requested transfer of 113 units will not affect the timeframes outlined in the previous PFFP Development of the 113 units will occur in an orderly, sequentialized manner as outlined in the PFFP, as part of the overall development of Otay Ranch Village 2, IHE OIAY RANCH VILLAGE 2 SPA PLAN, AS AMENDED, WILL NOI ADVERSELY AFFECI ADTACENI LAND USES, RESIDENIIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALIIY 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 use as previously envisioned in the Otay Ranch General Development Plan and Village 2 SPA Plan the transfer of 113 units involving 111,6 acres would occur internally within the boundaries of the 312-acre project site.. the existing infrastructure (sewer, water, public services and facilities) has been determined to be adequate to serve the proposed 113- unit transfer, as described in the supplemental PFFP.. Additionally, a Water Quality Iechnical Report has been prepared, reviewed and approved by the City Engineer, ensuring that the proposed project meets the required water quality standards that are in effect.. An Addendum to FEIR-02-02 has been prepared and the Development Services Director has determined that any impacts associated with the proposed amendments have been previously addressed in FEIR-02-02; and thus, the requested amendments to the SPA will not adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality of i the surrounding uses, IL IENIAIIVE MAP FINDINGS ~ Pursuant to Government Code Section 66473..5 of the Subdivision Map Act, the City Council finds that the Tentative Subdivision Map, as conditioned herein, is in conformance with the elements of the City's General Plan, based on the following: I 1 Land Use and Iransportation ~ PCS-11-02: the General Plan land use designation is Low Medium Density Residential (3-6 DU/AC) the proposed implementing zone is SF2 Single-Family Residential, which will be amended through the proposed SPA Plan Amendment (PCM-11-06) the Planning Commission Resolution PCM 11-05/06, PCS 11-02, 11-03, 11-04, 11-OS Page 4 proposed changes result in decreased densityfiom 4 0 DU/AC to 2 7 DU/AC. SF lots will range from 8,650 sf to 19,352 sf in size. PCS-11-03: The General Plan land use designation for the project area is Low Medium Density Residential (3-6 DU/AC). the implementing zones are SF3 and SF4 Residential, which allow minimum lot area of 4,000 square feet and 3,000 square feet, respectively, and average lot area of 5,000 and 3,800 square feet, respectively. The proposed R-20, R- i 2.3, R-24, R-25a, R-25b, and R-27 neighborhoods will be developed with residential lots at a density of 3,9 DU/AC, with lots at minimum and average sizes which are within the allowable density, lot size, and permitted number of dwelling units PCS-11-04: the General Plan land use designation is Low Medium (LM) Density Residential (3-6 DU/AC) the implementing zone is RMl The lot size is governed through the Design Review process. The proposed subdivision will be developed with residential lots at a density of 10 DU/AC, with an average size of 3,081 square feet and a minimum of 2,705 square feet. In combination with other developments in the ~ surrounding LM land use designation area is within the allowable density, lot size, and permitted number of dwelling iunits,` PCS-11-O5: the General Plan Designation for R-8a, R-8b, and R-9b is Low Medium 1. Density Village (3-6 DU/AC) the implementing zone is RM1 Lot size for these neighborhoods is governed through the Design Review Process.. The implementing zone for R8a is SF3, which allows minimum lot area of 4,000 square feet and average lot area of 5,000 square feet. the proposed R-8a, R-8b, and R-9b, will be developed in combination with other surrounding developments in the LM land use designation and are, in combination, within the allowable density and permitted number of dwelling units.. All off=site public streets required to serve the subdivision already exist or will be constructed or paid for by the Applicant in accordance with the Conditions of Approval. the on-site public street is designed in accordance with the City design standards and/or requirements and provides for vehicular and pedestrian connections. 2, Economic Development i the Project results in a net zero increase in units within Village 2, while providing a single-family small lot product that was not previously available, in a more compact format within walking distance to the village core the four and six-unit compact products support economic policies regarding the pursuit and provision of diverse housing types and costs in order to provide balance for housing opportunities as well as jobs. I Ihese compact clustered single-family products provide a wider range of housing options and pricing for potential home-buyers in the current housing market By reallocating 113 units and increasing densities close to the village core, increased patronage to the nearby commercial and public/quasi-public uses, can be anticipate to contribute to greater economic development within Village 2 and the City, Planning Commission Resolution PCM 11-05/06, PCS 11-02, 11-03, 11-04, 11-OS Page 5 the Project allows the development of detached small lot single-family homes on separate, fee-simple lots. Ihis housing typology is reflective of greater demand for these products in today's economic environment. the four and six-unit cluster design, around a central auto/activity court provides a housing type that is new to Village 2, and 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.. As a new housing typology within Otay Ranch, the proposed homes also provide further variation in housing opportunities available to Chula Vista residents, consistent with Objective ED 2 the proposed project also fosters economic development benefit at the community level by providing for increased housing densities within the same 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 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 Objective ED 3 and ED 9 3, Public Facilities and Services/Drainage and Water Quality The Project has been conditioned to ensure that all necessary public facilities and services will be available to serve the Project contemporaneous with the demand for those services. A Public Facilities Financing Plan has been prepared to supplement that which is already in place to define public service, facility, and phasing needs created by the Project i Project-level water quality technical reports were completed for the proposed project. The water quality technical reports outline 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 unit transfers would continue to comply with all applicable rules and I regulations including compliance with NPDES permit requirements for urban runoff' and 1 storm water discharge Best Management Practices (BMPs) for design, treatment and monitoring for storm water quality would be implemented as delineated in the EIR with respect to municipal and construction permits Compliance with all applicable rules and regulations governing water quality as well as implementation of all mitigation measures outlined in Section 5 9 of the EIR and the measures outlined in the water quality technical reports (Hunsaker and Associates 2011a,b) would ensure no additional impacts to water ~ quality beyond those previously analyzed Project-specific analyses have been conducted relative to the project's potential sewer and water impacts. the proposed project would reduce average projected water demands by 38,800 gallons per day (gpd) Ihis reduction is due to an increase in density (greater than 8 units per acre), resulting in a reduced water demand per unit, As such, the water system Planning Commission Resolution PCM 11-05/06, PCS 11-02, 11-03, 11-04, 11-OS Page 6 recommendations fiom the May 2006 Subarea Master Plan for Village 2 remain unchanged as a result of this project. Additionally, while the total projected sewage flows will not change as a result of the proposed project, the project does involve shifting 83 units fiom the Wolf Canyon Basin to the Poggi Basin, which results in a shift of 21,995 gpd fiom the Wolf Canyon Basin to the Poggi Basin. the proposed project, however; 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 fox the Poggi Basin would be updated to reflect the additional units 4 Environmental Element The project has been reviewed in accordance with the requirements of CEQA An Addendum has been prepared for the project in order to address the proposed modifications to the lot configurations within Village Iwo from the adopted Final Second Iier Environmental Impact Report, Otay Ranch Villages Iwo, Ihree, and a Portion of Village Four Sectional Planning Area (SPA) Plan, FEIR 02-02 the proposed modifications would not result in an increase in overall unit count, and would not substantially change traffic generation or distribution patterns No additional significant impacts beyond those previously analyzed in the EIR, or substantial increases in any identified significant impacts axe anticipated; however, the proposed modification represents new information that was not available at the time that the EIR was certified Therefore, the Addendum and the Mitigation Monitoring Program ensures that all environmental impacts will be mitigated to a level less than significant, 5, Growth Mana ee ment The project would result in a no net change in number of dwelling units.. Iherefore, the surrounding street segments and intersections as planned ox built, including Olympic I Parkway and Santa Victoria Road, will continue to operate/serve at the same Level of Service in compliance with the City's traffic threshold standard with the proposed project ' haffic No adverse impact to the City's traffic threshold standards would occur as a result 1 of the proposed project. j { the Project site is located in the attendance area of Hedenkamp Elementary School, within the boundaries of the Chula Vista Elementary School District. the Project is also within the attendance area of Otay Ranch High School and Olympian High School, within the Sweetwater Union High School District. the Applicant will be required to pay applicable developer fees based upon assessable area, 6, Ooen Space and Conservation The project proposes single-family homes that meet the minimum open space requirement per the Otay Ranch Village 2 SPA, the project would also be required to provide parkland or pay park fees towards the acquisition and development of future parks, 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 j Planning Commission Resolution PCM 11-05/06, PCS 11-02, 11-03, 11-04, 11-OS Page 7 NOW, IHEREFORE, BE II RESOLVED THAI IHE 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 II FURIHER RESOLVED BY IHE PLANNING COMMISSION OF IHE CIIY OF CHULA VISIA IHAI a copy of this Resolution and the draft City Council Resolutions and Ordinance be transmitted to the City Council.. PASSED AND APPROVED BY IHE PLANNING COMMISSION OF IHE CIIY OF CHULA VISIA, CALIFORNIA, this 11`h day of January, 2012, by the following vote, to-wit: AYES: Spethman, Anaya, Moctezuma, Vinson, Felber, Liuag NOES: ABSENI: ABSIAIN: Calvo i ATIESI: ~ _ I / f Diana Vargas, Secretary d el ethman, Chair Presented by: ~ 1 , t ~ i Gary , P E, A CP ~I n R G ogins Asst City anger/Development Services Director ~