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HomeMy WebLinkAboutAgenda Statement 1986/02/25 Item 4 COUNCIL AGENDA STATEMENT Item 4 Meeting Date 2/25/86 ITEM TITLE: Public Hearing: GPA-86-3 and PCZ-86-A: Consideration of the City of Chula Vista's proposal to amend the plan diagram of the Land Use Element of the Chula Vista General Plan by the designation thereon of approximately 566 acres of territory, generally located between the centerline of the Otay River and the easterly extension of Palm Avenue, and between 1-805 and the westerly line of Rancho Otay, in the City of San Diego, as "Low Density Residential" , "Medium Density Residential" , and "Parks and Public Open Space" , and prezone the said territory to F-1 , Floodway Zone, and A-8, Agricultural Zone Resolution /.2-38'.5.-- 2 3 8'.5 Approving GPA-86-3 for the designation of approximately 566 acres as "Low Density Residential", "Medium Density Residential" , and "Parks and Public Open Space" Ordinance Approving PCZ-86-A for the prezoning of approximately 566 acres as "F-1" (Floodway Zone) and "A-8" (Agricultural Zone) SUBMITTED BY: Director of Planning (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager The City of Chula Vista, on behalf of certain property owners, has initiated the reorganization of approximately 566 acres of territory, generally located between the Otay River and the easterly extension of the Palm Avenue right-of- way, and between I-805 and the westerly line of the Rancho Otay, in the City of San Diego, with the Local Agency Formation Commission. This proposed reorganization, called the "Otay Valley-Palm Avenue Reorganization," involves the deannexation of the subject acreage from the City of San Diego, and the annexation of the said acreage to Chula Vista. The proposed General Plan amendment and prezoning would enable these processes to move forward. The proposed "Low Density Residential ," Medium Density Residential ," and "Public Parks and Open Space" General Plan designations are congruous with those of the Otay Mesa Community Plan. The proposed "A-8" prezoning is this municipality' s agricultural zone which is closest to the City of San Diego's A-1-10 zone. The minimum building site under the A-8 is 8 acres; the minimum building site under San Diego's A-1-10, is 10 acres. (Please see Exhibit A for proposed area and Exhibit B for proposed prezoning. ) Page 2, Item 4 Meeting Date 2/25/86 Environmental Review An Environmental Impact Report was prepared as part of the Otay Mesa Community Plan by the City of San Diego in April of 1981 . That document was evaluated by the Environmental Review Coordinator (ERC) as part of an Initial Study (IS-86-21 ) regarding the adequacy of the previously prepared EIR for the actions now being considered by the City of Chula Vista. It was the finding of the ERC that the General Plan Amendments and prezoning are the equivalent of the Otay Mesa Community and the City of San Diego zoning of the property and that there has not been any substantial change in circumstances regarding this portion of Otay Mesa. Therefore, the ERC has recommended that the Otay Mesa Community Plan/EIR be certified for the project. RECOMMENDATION: That Council approve GPA-86-3 and PCZ-86-A, in accordance with the recommendation of the Planning Commission. BOARDS/COMMISSIONS RECOMMENDATION: On January 22, 1986, the Planning Commission, by a vote of 6-0 with one abstention, adopted resolutions recommending that the City Council : 1 . Certify that the Otay Mesa Community Plan/EIR has been prepared in compliance with CEQA and the State CEQA Guidelines, and consider the EIR as it reaches a decision on the project. 2. Approve GPA-86-3 and PCZ-86-A. DISCUSSION: 1 . Subject Property The subject property is partially within the floodway and flood plain of the Otay River. It also occupies a part of the bluffs and mesa to the south of the river. It is presently a territorial component of the Otay Mesa Community of the City of San Diego, and is governed from the standpoint of land use planning by the Otay Mesa Community Plan. This plan prescribes that the property in question be developed with very low density residential , low to medium density residential , open space, and agricultural use. While a portion of the involved acreage is being farmed, most of it is vacant. (Please see Exhibit C, the plan diagram of the Otay Mesa Community Plan. ) The property is currently zoned "A-1-10," an agricultural classification which, as stated above, requires minimum building sites of ten acres. In light of the land use designations of the Otay Mesa Community Plan, this zoning should be regarded as "holding" in nature. 2. Adjacent general plan designations North: "Parks & Public Open Space" (Peripheral to the Otay River) and "Research & Limited Industrial" (This territory lies within the City of Chula Vista.) Page 3, Item 4 Meeting Date 2/25/86 South: Residential , Open Space, Neighborhood Commercial , and Industrial designations, as prescribed under the Otay Mesa Community Plan East: Residential , Agricultural , & Open Space designations, as prescribed under the Otay Mesa Community Plan West: I-805 Corridor 3. Adjacent zoning and land use (Please see Exhibit B. ) Zoning Land Use North: "F-1 ", Floodway, and Agriculture and Vacant "I-L", Limited Industrial (This area is a component of the Otay Valley Redevelopment Project Area. ) South: A-1-10, Agricultural Vacant East: L-C, Land Conservation Zone Vacant West: A-1-10, Agricultural Vacant CONCLUSION Chula Vista' s General Plan addressment and prezoning of the subject 566 acres are prerequisite to LAFCO's consideration of their reorganization, and their placement within the Chula Vista Sphere-of-Influence. While the Draft Chula Vista Sphere-of-Influence Plan embodied the lands in question, LAFCO placed them under a "Special Study Area" designation. Their inclusion within the City of Chula Vista is supported by the ownership pattern between Otay Valley Road and the easterly extension of Palm Avenue, since much of the land to the north and south of the Otay River is held by the same property owners. The proposed reorganization would unify their holdings within a single municipality. The proposed reorganization would also place the north and south banks of the Otay River, for a distance of about 10,000' , within the City of Chula Vista, and thereby facilitate flood control planning and management. The proposed General Plan Amendment and prezoning have been tailored to the City of San Diego' s Otay Mesa Community Plan, and its holding zone for the project area, "A-1-10." This consistency should preclude Chula Vista' s advance-planning proposals from adversely affecting the planning activities of the City of San Diego. Page 4, Item Meeting Date 2/25/86 If the subject lands are annexed to the City of Chula Vista, additional city- planning studies and surveys will probably be required, in order to determine land use and circulatory patterns at a level of greater specificity. In summary, the proposed GPA and prezoning would enable the City of Chula Vista to plan the involved territory in an orderly, expeditious manner. FISCAL IMPACT: Increase in the revenues of the City of Chula Vista upon the annexation of the subject territory. Also, there would be an increase in expen- ditures in order for the City to provide services to the area. The actual extent of revenues or expenditures is not known at this time. WPC 2483P , i' -- cf ,.iii v,. , „ i- lia 2 irri:2_ Dated L!' I RESOLUTION NO. GPA-86-3 RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL AN AMENDMENT TO THE GENERAL PLAN DIAGRAM OF THE LAND USE ELEMENT TO DESIGNATE APPROXIMATELY 566 ACRES OF LAND AT THE NORTHEAST QUADRANT OF 1-805 AND PALM AVENUE EXTENDED AS "LOW DENSITY RESIDENTIAL," "MEDIUM DENSITY RESIDENTIAL," AND "PARKS AND PUBLIC OPEN SPACE" WHEREAS, a certain 566 acres of land, located at the northeast quadrant of I-805 and Palm Avenue extended is not currently designated on the plan diagram of the Chula Vista General Plan; and, WHEREAS, the City of Chula Vista initiated an application to designate the said territory as "Low Density Residential ," "Medium Density Residential ," and "Parks and Public Open Space" ; and WHEREAS, the City Planning Commission set the time and place for a public hearing to consider the proposed change in the General Plan, and notice of said hearing, together with its purpose, was given by the publication in a newspaper of general circulation in the City at least ten days prior to the date of said hearing; and, WHEREAS, a hearing was held at said time and place, namely 7:00 p.m., January 22, 1986, in the Council Chambers, before the City Planning Commission, and said hearing was thereafter closed. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: 1. From the facts presented to the Commission, the Commission finds that public necessity, convenience, general welfare and good planning practice support an amendment to the General Plan which would designate approximately 566 acres of land, located at the northeast quadrant of I-805 and Palm Avenue extended, as shown on the attached exhibit, as "Low Density Residential ," "Medium Density Residential ," and "Parks and Public Open Space. " 2. The City Planning Commission recommends to the City Council that said amendments to the General Plan be adopted. 3. That this resolution be transmitted to the City Council . PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 22nd day of January 1986, by the following vote, to-wit: AYES: Commissioners Carson, Tugenberg, Guiles, Shipe, Cannon and Grasser NOES: None ABSENT: None ABSTENTIONS: Commissioner Green William S. 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CC<C -j 71: = " ........••••••,.-..:.:.::: 1 :;i..,......:-.."... ..."it.; .......I._ 3 , re. 1 --"(-?,r•.• W . r.777 ..* % 1 ..,..--,4 •- ,... • ........r, ,...................-......................,......-..............\.......v........E............. if- S.D••••••••••••.• .• ..• .• . . C r' M $ ?' t I r . t ••••:'..:::•••'......".....*:'.':::•••)!( :::', 1 ........ i. • .. . • ••• ••• r(•■ ••••••. - ..... .......... • • .-e c- 7- -,•• !--.1-;,' ......•• ... • •• . r,•;..,;,r • ...... .. .•..... , ••••••--'•" '••• -......•..• .•• RESOLUTION NO. PCZ-86-A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT CITY COUNCIL PREZONE 566 ACRES AT THE NORTHEAST QUADRANT OF 1-805 AND PALM AVENUE EXTENDED TO F-1 AND A-8 WHEREAS, a duly verified application for a prezoning was filed with the Planning Department of the City of Chula Vista on December 5, 1985, by the City of Chula Vista, and WHEREAS, said application requested prezoning 566 acres of territory generally located between the centerline of the Otay River and the easterly extension of Palm Avenue, and between 1-805 and the westerly line of Rancho Otay, in the City of San Diego, to F-1 (Floodway Zone) and A-8 (Agricultural Zone), and WHEREAS, the Planning Commission set the time and place for a hearing on said prezoning application 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 300 feet of the exterior boundaries of the property at least ten days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. , January 22, 1986, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration issued on IS-86-21 . NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission has determined that the prezoning is consistent with the City of Chula Vista General Plan and that public necessity, convenience, general welfare and good zoning practice support the prezoning to F-1 and A-8, as shown on the attached exhibit. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends the the City Council adopt an ordinance to prezone 566 acres at the northeast quadrant of 1-805 and Palm Avenue extended to F-1 and A-8, and that a copy of this resolution be transmitted to the owners of the property and the City Council . PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 22nd day of January, 1986, by the following vote, to-wit: AYES: Commissioners Carson, Tugenberg, Guiles, Shipe, Cannon and Grasser NOES: None ABSENT: None ABSTENTIONS: Commissioner Green William S. Cannon, Chairman ATTEST: Ruth M. 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