HomeMy WebLinkAboutGPA 11-01 RESOLUTION NO GPA i l-O1/PCM-10-19
RESOLUTION OF IHE CIIY OF CHULA VISIA PLANNING COMMISSION
RECOMMENDING THAI IHE CIIY COUNCIL CONSIDER IHE. ADDENDUM (IS-
11-008) IO FEIR 01-01 AND APPROVE AMENDMENTS TO IHE CHULA VISTA
GENERAL PLAN, EASILAKE III GENERAL DEVELOPMENI PLAN, SECTIONAL
PLANNING AREA (SPA) PLAN, EASILAKE III PLANNED COMMUNITY
DISIRICT REGULAIIONS AND LAND USE DISIRICIS MAP, FISCAL IMPACI
ANALYSIS AND ASSOCIAIED REGULAIORY DOCUMENIS IO CHANGE IHE.
ALLOWABLE USE FROM REIAIL COMMERCIAL IO MIXED USE FOR 12..2
ACRES LOCATED ON IHE NORIH SIDE OF OLYMPIC PARKWAY, BEIWE.E.N
OLYMPIC VISIA ROAD AND WUESIE ROAD/LAKE CRESI DRIVE.
WHEREAS, on September 30, 2010 a duly verified application was filed with the City of Chula
Vista Development Services Department by Integral Communities, LLC ("Applicant"), ("Owner" and
"Developer") requesting apps oval of amendments to the Chula Vista General Plan, Eastlake III
GDP/SPA Plan and Eastlake III Planned Community District Regulations and associated regulatory
documents for 12...2 acres located on the north side of Olympic Parkway between Olympic Vista Road
and Wueste Road/Lake Crest Drive.("Project"); and
WHERES, the Project consists of developing a mixed use project consisting of 284
condominium units , 10,000 square-feet of retail commercial and 3,267 square feet of community
purpose facility on a 12.2 acre 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 Final Environmental Impact Report, Eastlake III Woods and Vistas
Replanning Program Subsequent EIR #O1-O L. 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 far the preparation of a
subsequent document have occurred; therefore, the Development Service Director has prepared an
addendum to this document; and j
WHEREAS, the Planning Commission finds that the Addendum (IS 10-008) to bIR-01-O1
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
September 12, 2012 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and
the hearing was thereafter closed,
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NOW THEREFORE,, BE, IT RESOLVED THAI IHE CHULA VISTA PLANNING
COMMISSION MAKES IHE FOLLOWING FINDINGS:
I,. APPROVAL OF GENERAL PLAN AMENDMENT
the Planning Commission recommends Chula Vista General Plan Land Use Diagram be
amended as set forth and diagrammatically represented in "Exhibit A", a copy of which is file in
the office of the City Clerk, to change the land use designation of 12.2 acres on the north side of
Olympic Parkway between Olympic Vista Road and Wueste Road/Lake Crest Drive from `
Commercial Retail to Mixed Use Residential
II. GENERAL PLAN CONSISTENCY
the Planning Commission hereby finds and determines that the General Plan, as amended by
this Resolution, is internally consistent and shall remain internally consistent
III,. GENERAL DEVELOPMENT PLAN FINDINGS
the Planning Commission finds by clear and convincing evidence that:
THE PROPOSED DEVELOPMENI AS DESCRIBED BY THE GENERAL DEVELOPMENT
PLAN IS IN CONFORMIIY WITH IHE PROVISIONS OF IHE CHULA VISTA GENERAL
PLAN, AS AMENDED.
the proposed amendments to the Eastlake III General Development Plan reflects the land use,
circulation system and public facilities that are consistent with the City's General Plan as
proposed to be amended.
PLANNED COMMUNITY CAN BE INIIIAIED BY ESTABLISHEMENI OF SPECIFIC
USES OR SECTIONAL PLANNING AREA PLANS WITHIN TWO YEARS OF THE
ESIABLISHMENI OF I'HE PLANNED COMMUNITY ZONE
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the proposed amendments to the Eastlake III Sectional Planning area Plan only affects the 12 2
acres known as Lake Pointe Project, which was a continuation of the Eastlake III GDP/SPA Plan
policies and development regulations, that were adopted by the City council on .July 17, 2001
IN THE CASE OF PROPOSED RESIDENIIAL DEVELOPMENT, THAI SUCH
DEVELOPMENT WILL CONSIITUTE A RESIDENIIAL ENVIRONMENI OF
SUSTAINED DESIRABILIIY AND STABILITY; AND IHAI II WILL BE IN HARMONY
WIIH OR PROVIDE COMPAIIBLE VARIEIY IO THE CHARACIER OF IHE
SURROUNDING AREA; AND IHAI IHE SITES PROPOSED FOR PUBLIC FACL.ITIES,
SUCH AS SCHOOLS, PLAYGROUNDS AND PARKS ARE ADEQUATE. TO THE SERVICE
THE ANIICIPAIED POPULAIION AND APPEAR ACCEPIABLE TO THE PUBLIC
AUIHORIIIES HAVING JURISDICTION IHEREOF.
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the proposed 284 residential units are high density (nearly 24 DU/AC). the proposed
development is the first mixed use development within the Eastlake community the proposed
density and design are compatible with the surrounding Olympic Raining Center, multi-family
developments; and the Mountain Hawk community park..
ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BF JUSTIFIED
ECONOMICALLY AI IHE LOCAIION PROPOSED AND WILL PROVIDE ADEQUAIF
COMMERCIAL FACILITIES OF THE IYPES NEEDED AI SUCH PROPOSED
LOCAI ION,
According to the Commercial Lands Analysis prepared for this project, the 10,000 square-feet of
proposed convenience commercial will serve the surrounding residents and visitors to the area
Large retail centers existing within the Eastlake and surrounding areas aheady provide additional
retail services beyond what would be provided at the convenience commercial uses proposed for the
project site
THE AREA SURROUNDING SAID DEVELOPMENI CAN BE PLANNED AND ZONED IN
COORDINAIION AND SUBSIANIIAL COMPATIBILITY WITH SAID DEVLOPMFNT
the requested amendments to the Eastlake III SPA Plan includes a PFFP that outlines the required
infrastruchue to serve the Project, the timing of installation and the financing mechanisms to
promote the orderly sequentialized development of the Project. the Project is the last area of
Eastlake III to be developed..
IV.. ADOPTION OF AMENDED GENERAL DEVELOPMENT PLAN
In light of the findings above, the Planning Commission recommends that the Eastlake III
General Development Plan be amended as set forth and diagrammatically represented in Exhibit
"B", approved and adopted in the form presented to the City Council and on file in the offce of
the City Clerk.
V„ SPA FINDINGS
IHE SF;CIIONAL PLANNING AREA (SPA) PLAN, AS AMENDED, IS IN CONFORMIIY
WIIH THE EASTLAKE III GENERAL DEVELOPMENI PLAN AND IHE CHULA VISTA
GENERAL PLAN AND IIS SEVERAL ELEMENIS
the proposed amendments to the Eastlake III SPA Plan reflect land uses that aze consistent with
the Eastlake III General Development Plan and the City of Chula Vista General Plan. The
residential component of the proposed mixed use would be consistent with the adopted high-density
residential and open space land uses of the Eastlake azea,
the proposed aznendments are consistent with the previously approved plans and regulations
applicable to surrounding sites and, therefore, the proposed amendments can be planned and zoned
incoordination and substantial compatibility with said development
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IHE. SPA PLAN, AS AMENDED, WILL PROMOIE IHE ORDERLY SEQUENIIALIZE'D
DEVELOPMENT OF IHE INVOLVED SECIIONAL PLANNING AREAS..
The requested amendments to the Eastlake III SPA Plan includes a PFFP that outlines the required
infrastructure to serve the Project, the timing of installation and the financing mechanisms to '
promote the orderly sequentialized development of the Project. the Project is the last area of
Eastlake III to be developed..
According to the Coxrunercial Lands Analysis prepared for this project, the 10,000 square-feet of
proposed convenience commercial will serve the surrounding residents and visitors to the area.
Large retail centers existing within the Eastlake and surrounding areas already provide additional
retail services beyond what would be provided at the convenience commercial uses proposed for the j
project site.
IHE EASILAKE III SPA PLAN, AS AMENDED, WILL NOI ADVERSELY AFFECI
ADJACENT LAND USES, RESIDENIIAL ENJOYMENT, CIRCULAIION OR
ENVIRONMENIAL QUALITY
The proposed land use text and statistical amendments to the SPA Plan, and development
standards will not adversely affect the circulation system and overall land use pattern as {
previously envisioned in the Eastlake III General Development Plan. An addendum to FEIR 01-
01 has been prepared and any impacts associated with the proposed amendments have been
previously addressed by FEIR-OI-O1 Thus, the requested amendments to the SPA Plan will not
adversely affect the adjacent land uses, residential enjoyment, circulation or environmental quality
of the surrounding uses
The potential impacts to traffic and circulation have been thoroughly analyzed based upon the
proposed project resulting in specific requirements that must be complied with at the time of
development within the project area This includes payment of any required in-lieu fees to pay fair
share of cumulative impacts and the construction of a txafhc signal at the project entrance and I
Olympic Parkway.
VI. APPROVAL OF SPA AMENDMENTS
Based on the findings above, the Planning Commission recommends the City Council approves the
Eastlake III SPA Plan as shown in Exhibit "C" subject to the conditions set forth below:
1 the Project shall comply with all mitigation measures specified in FEIR-Ol-O1, to the
satisfaction of the Development Services Director
2. the Applicant shall install all public facilities in accordance with the Eastlake III SPA Plan
Public Facilities Financing Plan Amendment ox as required to meet the Growth Management
Ihreshold standards adopted by the City. the City Engineer may modify the sequence of
improvement construction should conditions change to warrant such a revision
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3. the Applicant shall implement the Federal and State mandated conservation measures
outlined in the Addendum to the WCP fox Eastlake III SPA Plan.
4, Prior to approval of building permits for each phase of the Project, the Applicant shall
demonstrate that air quality control measures outlined in the Eastlake III SPA Plan
Addendum to the AQIP pertaining to the design, construction and operational phases of the '
project have been incorporated in the project design
5 Pxiox to the 30th day after the Ordinance becomes effective, the Applicant shall prepare a
clean copy of the SPA Plan document by deleting all strike out/ underlines and shading
Where the document contains both an existing and proposed exhibit, the previous existing
exhibit shall be removed and substituted. In addition, the strike-out underlined text,
document format, maps and statistical changes within the Eastlake III SPA, PC District
Regulations, Design Guidelines, WCP Addendum and AQIP Addendum for the Lake Pointee
project shall be incorporated into the final document and approved by the Director of
Development Services for printing
6 Prior to the 30th day after the Ordinance approving the PC District Regulations l
("Ordinance") becomes effective, the Applicant shall submit to the Development Services
Department 10 copies and a CD of the approved amendment to the Eastlake III SPA Plan,
Eastlake III Planned Community (PC District Regulations), Design Guidelines, Addendum i
to the AQIP, Addendum to the WCP and Eastlake III SPA PFFP
VII. PFFP FINDINGS/APPROVAL
1. THE PUBLIC FACILITIES FINANCE PLAN AMENDMENT COMPLIES WITH
SECTIONS 19.09.050 THROUGH 19.09,100, REQUIREMENTS FOR PUBLIC'.
FACILITIES FINANCE PLAN.
the amendment to the Eastlake III SPA Plan PFFP has been prepared according to the j
contents and details outlined in the Municipal Code. It has been submitted to and reviewed
by the Director of Development Services., Public facilities needed to serve the project were
identified and will be guazanteed by conditions of approval, payment of DIF fees at the
building permit stage, and/or utilizing Community Facilities Districts to finance or maintain !i
the public facility., Any impacts associated with the proposed amendments have been '
previously addressed by FEIR-O1-Ol
2. THE PROPOSED AMENDMENT TO THE PUBLIC FACILITIES FINANCE PLAN
IS CONSISTENT WITH THE OVERALL GOALS AND POLICIES OF THE CITY'S ~I
GENERAL PLAN, GROWTH MANAGEMENI PROGRAM, AND AMENDED
EASTLAKE III SPA PLAN.
the Eastlake III SPA Plan PFFP outlines the necessary public facilities required to meet its
land use and circulation objectives of the General Plan. the PFFP outlines detailed plans for
the provision of these public facilities as they relate to the proposed Project. the PFFP
identifies any required Development Impact Fees (DIF) fees which must be paid to help
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deflay costs of facilities which will benefit the project The estimated facilities fees required ~i
by this project are $6,556,104 .PAD fees are approximately $3,694,556.
the fiscal revenues to the City associated with the Lake Pointe project, range from $30,310
annually and rise to $172,650 at build-out. Fiscal expenditures would be initially $78,883
and rise to $253,442 at build-out. The net fiscal impact to the City fiom developing the Lake
Pointe project is negative throughout the development and results in annual net deficit of
$80,792. at build-out Per Section 19 09 060(J) of the Chula Vista Municipal Code, applicant
shall provide funding to the City for periods where expenditures generated by the Project
exceed projected revenues,
3.. THE PFFP AMENDMENT ENSURES THAT THE DEVELOPMENI OF IHE
PROJECT WILL NOT ADVERSELY AFFECT THE CITY'S QUALITY OF LIFE
STANDARDS.
As required by the City's Growth Management Ordinance, the PFFP analyzes the impact of
the project on public facilities and services and identifies the required public facilities and
services needed to serve the project to maintain consistency with the City's Quality of Life
Threshold Standards. the PFFP describes in detail the cost, financing mechanisms and
timing for constructing public facilities required to ensure that development occurs only
when the necessary public facilities exist or are provided concurrent with the demands of the
new development Certain facility improvements include requirements for the construction I
of a signal at the intersection of Olympic Parkway and the project entrance Other required
measures are related to fire protection, water conservation, water quality, air quality and
traffic. Implementation of these measures along with payment of any required DIF fees will
ensure the Project will maintain consistency with the City's Quality of Life Standards.
Based on the findings above, the Planning Commission recommends that the City Council I
approves the document entitled "The Eastlake III Lake Pointe Supplemental Public Facilities
Finance Plan" dated September 4, 2.012., which document accompanies the staff report as
Attachment 9.
VIII. APPROVAL OF AMENDMENTS AND ADDENDUlVIS TO ASSOCIAIEDREGULAIORY j
DOCUMENTS. I
the Planning Commission recommends that the City Council approve the amendments to the
associated regulatory documents including: the Design Guidelines and the Addendums to the AQIP
and WCP for Eastlake III SPA Plan as shown in Attachment 7 of the staff report
IX. CONSEQUENCE OF FAILURE OF CONDITIONS
If' any of the forgoing conditions fail to occur, or if they are, by their terms, to be implemented and
maintained over time, and any of such conditions fail to be so implemented and maintained
according to the their terms, the City shall have the right to revoke ar modify all approvals herein
granted, deny or further condition issuance of future building permits, deny, revoke or further
condition all certificates of occupancy issued under the authority of approvals herein granted.,
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instituted and prosecute litigate or compel then compliance or seek damages for their violations No
vested rights are gained by Applicant or successor in interest by the City approval of this
Resolution
X. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
enforceability of each and every term provision and condition herein stated; and that in the event
that any one ox more terms, provisions ox conditions axe determined by the Court of competent
jurisdiction to be invalid, illegal ox unenforceable, if the city so determines in its sole discretion, this
resolution shall be deemed to be revoked and no fxather in force or in effect ab initio
NOW, THEREFORE, BE II FURIHER RESOLVED THAI IHE PLANNING
COMMISSION RECOMMENDS IHAI IHE' TOTAL CPF ACREAGE REQUIRED UNDER CVMC
19.48..025 BE REDUCED IN CONJUNCIION WIIH IHE ADOPIION OF THE SPA PLAN.
BE II FURTHER RESOLVED IHAI IHE PLANNING COMMISSION OF IHE CIIY OF
CHULA VISTA recommends that the City Council adopt the attached Draft City Council Resolution
and Ordinance approving the Project in accordance with the findings and subject to the conditions
contained therein.
BE II FURTHER RESOLVED BY IHE PLANNING COMMISSION OF IHE CIIY OF
CHULA VISIA IHAI a copy of this Resolution and the draft City Council Resohrtion and Ordinance
be transmitted to the City Council
PASSED AND APPROVED BY IHE PLANNING COMMISSION OF IHE CIIY OF
CHULA VISIA, CALIFORNIA, this 12th day of September 2012, by the following vote, to-wit:
AYES: Spethman, Moctezuma, Vinson, Calvo
NOES: Liuag, Anaya I
ABSENT:
ABSTAIN:
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Diana Vazgas rchael Spethman, Chair
Secretary to the Planning C fission Planning Commission
Presented by: Approved as to form by:
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Gazy Halbex , P E , AI Glen R Goo s
Assistant City M ages/Development Services Director/r~ity Attorney
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