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HomeMy WebLinkAboutAgenda Statement 1985/07/02 Item 6 COUNCIL AGENDA STATEMENT Item 6 Meeting Date 7/2/85 ITEM TITLE: Public hearing: GPA-85-1-Proposed redesignation of 2. 09 acres at 176 Otay Lakes Road from "Low Density Residential" to "Professional and Administrative Commercial" and "Retail Commercial" an the plan diagram of the Land Use Element of the General Plan a. Resolution / 10 ;70 Approving an amendment to the Land Use Element of the General Plan redesi gnati ng 2.09 acres at 176 Otay Lakes Road from "Low Density Residential" to "Medium Density Residential" SUBMITTED BY: Director of Planning 6/6 (4/5ths Vote: Yes No x ) REVIEWED BY: City Manager, The applicants are the owners and purchasers of a two-acre site, located on the westerly side of Otay Lakes Road, between Bonita Road and Allen School Lane. They propose the redesignation of this site from "Low Density Residential" (1 to 3 dwelling units per gross acre) to "Retail Commercial " and "Professional and Administrative Commercial" on the plan diagram of the Land Use Element of the Chula Vista General Plan, as indicated on attached Exhibit "A. The applicants for the proposed amendment have also filed a companion case, a request to rezone the site from "A-D" (Agricultural Zone) to "C-C-P" (Central Commercial Zone) and "C-O-P" (Administrative and Professional Office Zone). It is the intent of the purchasers of the southerly portion of the real property to establish a day care center on their holdings. On June 27, 1984, the Planning Commission by a 3-3 vote failed to approve GPA-84-6, a proposal to redesignate the subject lands "Retail Commercial" and "Nigh Density Residential . " A motion made at the same meeting, to redesignate the lands "Retail Commercial" and "Medium Density Residential ," failed for the lack of a second. RECOMMENDATION: Adopt a motion to redesignate the subject site from "Low Density Residential" to "Medium Density Residential " on the plan diagram of the Chula Vista General Plan. BOARDS/COMMISSIONS RECOMMENDATION: On June 12, 1985 The Planning Commission took the following action: 1 ) Unanimously adopted the Negative Declaration issued on IS-85-25 which is herewith forwarded for Council adoption; and, by tht, { °$y Ccuncii of Chula Vista, California fDated 7 Page 2, Item 6 Meeting Date 7/2/85 2) Unanimously recommended that Council adopt a resolution redesignating the entire 2.09 acres from "Low Density Residential" to "Professional and Administrative Commercial ." DISCUSSION: Subject Property The subject site presently accommodates two, older single-family dwellings; riding stables; a storage shed; and a large, gambrel -roofed "red barn," which houses a livestock-feed sales business. Adjacent general plan designations (see Exhibit A). North: Retail commercial South: Low Density Residential (1 -3 DU/AC) East: Low Density (1-3 DU/AC), Medium Density (4-12 DU/AC), and High Density (13-26 DU/AC) residential designations West: Low Density Residential (1-3 DU/AC) Adjacent zoning and land use (see Exhibit B). North: C-C-D - "Bonita Centre" Shopping Centre South: R-R-1 - SDG&E electric substation and single family (County) dwellings East: R-3-P-8 - Vacant (Proposed Condos) R-2-20-D - Single Family Dwellings R-E - Single Family Dwellings West: R-R-1 - Single Family Dwellings (County) ANALYSIS: 1 . The involved site is situated along Otay Lakes Road, and located between the commercial development on Bonita Road and the SDG&E substation at the northwesterly corner of Otay Lakes Road and Allen School Lane. The site is an integral part of the Otay Lakes Road/Allen School Road low-density residential area. 2. While the City Planning Department, under the prior application for the amendment of the General Plan, GPA-84-6, recommended that the northerly one-half acre of the site in question be redesignated "Retail Commercial ," and that the balance thereof be redesignated "High Density Residential ," it no longer believes that this position is defensible. The Department, Page 3, Item 6 Meeting Date 7/2/85 after further study and additional research, is of the opinion that the topographic differential between the subject site and the territory to the west lacks the magnitude required to justify the proposed amendment to the General Plan map. In short, the physical isolation of the subject site from adjoining lands is not sufficiently pronounced to preclude the land-use friction which could result from the location of commercial uses in juxtaposition to low-density residential housing. It should also be noted that the residents of the involved area consider the subject site as an integral part of the Bonita Community' s residential fabric. 3. Although it might be reasonably alleged that the subject parcel is partially developed with retail commercial uses, and that the expansion of commercial activity to the balance of its two acres would not constitute a material change in the character of the Otay Lakes Road/Allen School Lane area, the nature of the site's existing use strongly refutes these allegations. The retail feed business and commercial stables on the premises are decidedly rural in character and purpose, and do not constitute a base for urban-commercial expansion. 4. The proposed General Plan Amendment would spread the Bonita Road "commercial strip" about 550' along Otay Lakes Road. This commercial extension is not supported by a documented or demonstrated need for additional commercial acreage within the Bonita Community, or by a market analysis submitted by the applicant. 5. While the Planning Department does not believe that the subject site's topography, relative isolation, arterial frontage, and adjacency to the Bonita Road commercial strip are of sufficient magnitude to support its redesignation from "Low Density Residential" to "Retail Commercial" and "Professional and Administrative Commercial ," it believes that these factors would support the site's redesignation to "Medium Density Residential ." The redesignation of the entire parcel of land to "Medium Density Residential ," and the subsequent rezoning of the southerly part thereof to "R-3-P-12" or "R-3-L" (Maximum 12 dwelling units per net acre) would provide the purchasers with the opportunity to establish the proposed day care center through the conditional use permit process. The proposed redesignation would not preclude the continuing operation of the feed business in the red barn on the northerly part of the premises. CONCLUSION Despite the fact that the Planning Commission unanimously recommends that the entire property be redesignated to "Professional and Administrative Commercial ," the staff believes that the proposed General Plan Amendment is not supported by the land-use pattern or geography of the subject area, or by the commercial needs of the City of Chula Vista or its Bonita Community. FISCAL IMPACT: None WPC 2006P