HomeMy WebLinkAboutAgenda Statement 1989/09/05 Item 19 COUNCIL AGENDA STATEMENT
Item 244- ' 9
Meeting Date 802./.8T--
ITEM TITLE: Public Hearing: PCS-89-6, Consideration of Development
Agreement for Woodcrest Terra Nova (Terra Nova Associates)
Ordinance O35() Approving the Development Agreement for
Woodcrest Terra Nova (Terra Nova Associates)
SUBMITTED BY: Planning Director
REVIEWED BY: City Manager?6, (4/5ths Vote: Yes No X )
On August 8, 1989, the City Council approved an amendment to the Rice Canyon
Section Planning Area (SPA) Plan and a tentative subdivision map known as
Woodcrest Terra Nova. The 24.47 acre parcel is located on the north side of
Hidden Vista Drive and Ridgeback Road, northerly of Beacon Place and Woodhouse
Avenue. The project was redesignated for residential development from a
junior high school site and recommended for approval for 86 single family lots
and to expand and enhance the Terra Nova Park which adjoins the site. One of
the conditions was that the City would enter into a development agreement with
the developer to at least address park timing, development of facilities and
any waiver of park fees.
RECOMMENDATION: Adopt the ordinance.
BOARDS/COMMISSIONS RECOMMENDATION: On July 26, 1989, the Planning
Commission, 6-0 with one member absent, recommended approval of the agreement.
DISCUSSION:
When the City of Chula Vista agreed to allow Woodcrest to develop this
property, a major factor was their offer to develop and expand the adjoining
neighborhood park. This offer was well beyond any exaction the City might
have contemplated under the requirements of the Subdivision Ordinance.
The attached agreement binds the applicant to the timely construction and
development of the park in exchange for the City vesting his right to develop
the property at the approved density and waiving normal park fees.
It should be made clear that the applicant is subject to all of his approved
tentative map conditions and all of the environmental review and mitigation
requirements that were a part of his project review. Further, the applicant
is subject to the City's threshold standards ordinance and will be paying his
fair share of the City's development impact fees.
SECOND BEADING AND ADOETION
Page 2, Item 20
Meeting Date 8/22/89
The benefits to the City are as follows:
1 . Once the park is improved, a one year maintenance by the applicant.
2. The park is to be ready for acceptance of maintenance by the property
owner within 3 years of the date of this agreement or within 2 years of
the date of final map recordation whichever occurs first.
3. The applicant is to install a temporary tot lot within 60 days of the
approval of the agreement.
4. The applicant shall grade the park concurrent with the grading of the
project.
5. All of the improvements, play equipment and fields are to be installed and
ready for acceptance by the City before occupancy.
6. The expenditure cost of the applicant on the park will be $950,100 for all
of the various park facilities plus the offer to night light two
ballfields located in some other City park (see Exhibit 5 for further
description).
In sum, City staff has been very pleased with the proposed facility and design
of the Woodcrest Subdivision and housing product. The park plan is an
excellent one and has been endorsed by the Parks and Recreation Department and
the Parks and Recreation Commission and will constitute a fine addition to the
community.
FISCAL IMPACT: The City will realize park improvements of $850,000.
WPC 6546P
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by the City C�I of by the
Y Y City Council of
Chula Vista, California Chula Vista, California
Dated -a�-g Dated _J.:1_2,5-- 5
Page 3, Item 19
Meeting Date 8/22/89
to implement the mixed-use concept as called for in the text the General Plan
Update, and would also facilitate Appel 's plans for a mixed-use project on the
northerly portion of the block provided this rezoning is approved.
ANALYSIS
Rezoning.
There are several factors which support the rezoning to C-C-P:
1 . The C-C zone and the P Precise Plan Modifying District are appropriate in
instances where compatibility and coordination of uses, as well as quality
of design, are of prime importance.
The block in question consists of several separate parcels under different
ownerships, but is one of the few large, contiguous commercial areas along
the Broadway commercial strip. It is also located at one of the most
prominent commercial corners in the City, with nearly 600 ft. of frontage
on "E" Street which is one of four designated westerly gateways into the
City. The C-C zone is a general retail and service commercial zone which
is designed to accommodate shopping centers and other larger planned
commercial districts. The C-C zone excludes the "heavier" thoroughfare
and automotive-oriented uses which often present design problems, and
which are difficult to integrate with less intensive retail and service
commercial uses.
2. The C-C-P zone presents less potential for conflict with the abutting
residential area and elementary school .
Since the C-C zone excludes the "heavier" commercial uses allowed in the
C-T zone, it affords a better interface with the single and multiple
family dwellings to the north and the elementary school to the west in
terms of both activity and visual impacts. The precise plan process
further affords the City the authority to address the specifics of these
interface areas beyond that provided by the basic development standards of
the zone.
3. The proposed rezoning is consistent with the General Plan Update and the
Town Centre II Redevelopment Plan.
The General Plan Update designates the block for Retail Commercial , and
discusses the need to upgrade the Broadway frontage and to introduce
residential and mixed-use projects where appropriate between Flower Street
on the north and "I" Street on the south. The C-C-P zone is consistent
with the Retail commercial designation, and will provide some relief from
the auto-oriented uses which proliferate along Broadway. It will also
provide the authority to consider mixed-use development on the property.
The Precise Plan Modifying District will provide the planning mechanism in
conjunction with the legal and financial tools provided by the Town Centre
II Redevelopment Plan if the City should choose at some time to assist
with redevelopment on the southerly portion of the block.
Page 4, Item 19
Meeting Date 8/22/89
4. The rezoning would create only one nonconforming use outside Appel 's
holdings.
With the exception of the service station at the northwest corner of
Broadway and "E" Street, the other thoroughfare and auto-oriented uses
within the block--including the boat sales, auto rental/storage and a van
conversion enterprises--would become nonconforming uses under the C-C-P
zone (the residential uses are presently nonconforming and would remain so
with the rezoning). The boat sales and auto rental/storage operations,
however, are located on Appel 's property; leaving the van conversion
business at 186 Broadway as the only use which could be considered to be
adversely impacted by the rezoning, at least in the short term.
Nonconforming use status means that the use cannot be enlarged, extended,
reconstructed, substituted or structurally altered, except for minor
repairs or maintenance, or in order to comply with health and safety
codes. A nonconforming use which is determined by the Commission to be of
the same or a more desirable nature may be substituted for another
nonconforming use. We believe the long-term benefits to be gained by the
public and the involved property owners resulting from the rezoning far
outweigh what may be the short-term disadvantage of these restrictions to
a single use.
Precise Plan
The precise plan submitted by Appel for the northerly portion of the block
shows 10,000 sq. ft. of commercial space along the Broadway frontage, with 90
residential units located above and to rear of the commercial frontage. The
plan was reviewed and approved by the Design Review Committee on February 2,
1989. Appel has also submitted a conceptual plan which shows how the project
could integrate with commercial redevelopment of the southerly portion of the
block.
Provided this rezoning is successful , the conditional use permit and precise
plan will be forwarded to the Redevelopment Agency (Council ) for review under
the authority of the Town Centre II Redevelopment Plan. The conceptual plan
for the southerly portion of the block has been submitted in support of the
Appel project, and cannot be dictated to the involved property owners without
their cooperation, or without action by the Redevelopment Agency to assemble
the land and establish this or another alternative plan as the precise plan
for the area. In the absence of this action, the coordination and integration
of development on the southerly portion of the block will have to be
addressed, as best it can, through individual precise plans.
The P Modifying District may be applied to areas within the city only when one
or more of the following circumstances is evident:
1 . The subject property, or the neighborhood or area in which the property is
located, is unique by virtue of topography, geological characteristics,
access, configuration, traffic circulation or some social or historic
situation requiring special handling of the development on a precise plan
basis.
Page 5, Item 19
Meeting Date 8/22/89
2. The property or area to which the P modifying district is applied is an
area adjacent and contiguous to a zone allowing different land uses, and
the development of a precise plan will allow the area so designated to
coexist between land usages which might otherwise prove incompatible.
3. The basic or underlying zone regulations do not allow the property owner
and/or the city appropriate control or flexibility needed to achieve an
efficient and proper relationship among the uses allowed in the adjacent
zones.
4. The area to which the P modifying district is applied consists of two or
more properties under separate ownership wherein coordination regarding
access, on-site circulation, site planning, building design and
identification is necessary to enhance the public convenience, health,
safety and general welfare.
All of the circumstances are evident with the subject property. The site is a
City block consisting of several parcels under separate ownerships, and is
located on a scenic gateway adjacent to residential uses as well as an
elementary school--all of which support the need for the control and
flexibility provided by a precise plan to promote the proper relationship
among on- and off-site uses and areas.
Schools
This item was originally continued by Council from the meeting of February 28,
1989, in order that the School Districts could be contacted regarding their
specific needs in relation to the project. The Districts have responded as
follows:
1 . The Chula Vista City School District has requested that the developer
contribute $85,000 for the purchase and installation of a relocatable
classroom at Feaster School .
2. The Sweetwater Union High School District has requested that the
developer participate in a Mello-Roos program.
These requirements have been included as conditions of the rezoning.
FISCAL IMPACT: Not applicable.
WPC 6609P
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by the City Cou ail of
Chula Vista, California
Dated