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HomeMy WebLinkAboutAgenda Statement 1983/12/20 Item 11 COUNCIL AGENDA STATEMENT Item 3 --S-a-- 11 Meeting Date 12/%83 ITEM TITLE: Public Hearing: PCZ-83-E - Consideration to rezone approximately 9.3 acres located at the northwest corner of Otay Lakes Road and East "H" Street from P-C to C-C-P - William Lee and City of Chula Vista a. Ordinance .,20-57 Approving rezoning 9.3 acres at the northwest corner of Otay Lakes Road and East "H" Street from P-C to C-C-P SECOND READING AND ADOPTION SUBMITTED BY: Director of Planning /` (4/5ths Vote: Yes No x ) REVIEWED BY: City Manager 9 This item involves the rezoning of approximately 9.3 acres located at the northwest corner of Otay Lakes Road and East "H" Street from P-C (Planned Community) and R-1 (Single Family Residential) zoning to C-C-P (Central Commercial with the Precise Planned Modifying District attached) . The zone change application submitted by William Lee requested the rezoning of 8.5 acres of P-C zoned property to C-C-P. In order to establish a logical zone boundary, the City included two adjacent R-1 zoned parcels totalling approximately 0.8 acres. One parcel is located along the north side of East "H" Street and the other is located at the northwest corner of the two streets. At the time the two parcels were owned by Southwestern College. Since then, Southwestern College has agreed to sell the parcels to Mr. Lee which will place all of the property into one ownership. In the event that this sale is not consummated, staff recommends the following two conditions be placed on the development to ensure the proper development of these properties. RECOMMENDATION: That Council adopt the Planning Commission recommendation with the following additional conditions: 1 . The owner of the 8.5-acre parcel (APN 594-130-39) shall grant access (ingress and egress) to the corner triangular parcel (APN 594-130-25) in a location and width approved by the City Planning Director. 2. The corner triangular parcel (APN 594-130-25) shall not be developed for commercial purposes unless development plans have been approved by the City Planning Director and the Design Review Committee. In addition, joint access agreements between this parcel and the adjacent shopping center or other acceptable access and land use development plans must be secured to the satisfaction of the City's Planning Director prior to any commercial development of the property. Such agreement shall include a provision giving access to "H" Street for the adjacent commercial shopping center. Page 2, Item -nz Qt- 11 Meeting Date 1241-4 12/20/83 BOARDS/COMMISSIONS RECOMMENDATION: On June 22, 1983, the Planning Commission took the following action: 1. Adopted the Negative Declaration issued on IS-83-25 which is herewith forwarded for Council adoption; and 2. By a vote of 4 to 3 recommended that the City Council enact an ordinance to rezone the subject properties from P-C to C-C-P in accordance with PCZ-83-E. DISCUSSION: Adjacent Zoning and Land Use North C-C-P Vacant (proposed shopping center) South R-1 Southwestern College East R-1 Bonita Vista High School West P-C Vacant (designated for open space and medium density residential) Existing Site Characteristics The boundaries of the proposed rezoning area encompasses three vacant parcels totaling approximately 9.3 acres. The first parcel (8.5 acres) is owned by the applicant and has approximately 560 feet of frontage along the west side of Otay Lakes Road, but no frontage along East "H" Street. The lack of frontage on "H" Street is due to a 0.53 acre triangular sliver of excess right-of-way property (the second of the three parcels being rezoned) . This narrow "sliver" has a depth of approximately 77 feet at the west end, narrowing down to less than a foot at the east end across the 660+ feet of frontage. The third parcel is a 15,000+ sq. ft. corner lot located at the northwest intersection of Otay Lakes Road and "H" Street. Both of these latter two parcels are owned by Southwestern College. The properties, which have been previously graded, are located at the upper end (east) of the Rice Canyon drainage basin and slope toward the southwest. Aside from native vegetation, there is a small grove of eucalyptus trees on the triangular parcel. The street improvements (including street trees) have been installed along the East "H" Street frontage but not along Otay Lakes Road. East "H" Street also has a landscaped center median in front of the properties. A separate right turn lane has been provided from Otay Lakes Road onto East "H" Street. General Plan The properties included by the City (the second and third parcels owned by Southwestern College) are designated for Retail Commercial on the General Plan, whereas, the other parcel is governed by the El Rancho Del Rey Specific Plan and is designated for commercial use. (Note: The El Rancho Del Rey Specific Plan is referenced by the General Plan and, therefore, has the same stature.) Both streets are designated "Scenic Routes." Page 3, Item T T 11 Meeting Date 7Z7737$3: 12/20/83 Traffic and Circulation Future traffic volumes on both streets are anticipated to be relatively high, with East "H" Street projected at 27,000 vehicles per day and Otay Lakes Road at 17,000 trips per day. While left-hand turns are permitted at various points along Otay Lakes Road, a raised median is proposed for future construction, thus limiting the ability for such turns. Proposed openings in the median will provide for left-hand turns into the proposed shopping center at a point approximately midway between Ridgeback Road and East "H" Street, and at Bonita Vista High School near the "H" Street and Otay Lakes Road intersection. No left turn lane exists or is proposed into the commercial area for eastbound traffic on East "H" Street. Ingress and egress to "H" Street would be limited to right turn movements due to the landscaped median located in "H" Street. Projected traffic volumes for "H" Street would not allow for a future break in the median at the proposed driveway location. Precise Plan The applicant has submitted a precise plan for the development of a retail shopping center on 10.75 acres of vacant land located between Ridgeback Road and East "H" Street. Besides the properties under consideration in this request, the center includes two other parcels (approximately 2.1 acres total) -- immediately to the north and are zoned C-C-P. The precise plan will be considered by the Design Review Committee on January 5, 1984. Analysis The proposed rezoning to Central Commercial (C-C) is consistent with the adopted General Plan and the El Rancho Del Rey Specific Plan. The main reason for attaching the "P" district is to achieve coordination in access and circulation due to the different ownerships. The developer now has reached agreement with the school district to purchase the corner parcel and the adjacent sliver parcel running parallel to "H" Street. The property is in escrow with a closing date of January 6, 1984; however, conditions relating to joint access agreement between the corner parcel and the main shopping area must be retained until the sale is complete. Because of the uncertainty of the access serving the shopping center and the corner parcel , the Planning Department had recommended that the Planning Commission attach conditions to the rezoning to ensure joint access agreements. The Planning Commission deleted those conditions by a vote of 4-3; however, it is requested that the conditions be reinstated as conditions of approval . AL:fp % y� WPC 0618P .__ _ - Chuia Vista., Lli irornia �j d �GG %% �o 04)S\ . �eACK q� Fs �� BONITA NITA VISTA HIGH ;; ... .:,�::::::. . SCHOOL ice;,•;�w:•~~.7••••::::^:1::z::„::~«4:4 2:••" •:t:M•ze.;;... :Y : rY . i : ": '1isi.r r • i� �' : « _:: . .J: Y. i tir . ii g'r o r 650 . F• i. : ... ..:.IffilI::...'. g• ru::::::::: :.. STREET ENS 4,0lill _ 4116 7` Aif EA GPgtK CASE NO. PCZ-83-E I HEREBY CERTIFY THAT THIS ZONING MAP ACREAGE: = 93 ac WAS APPROVED AS A PART OF ORDINANCE 2057 BY THE, CITY COUNCIL ON DEC-20, 1983 S. -LE : / 200'-011 T / CZ. -/�a-/S5i DATE : JAN Als. • X984 DEPUTY CITY CLERK DATE DRAWN • : I f. 1p: � oE* MAP 40S CHECKED 8Y: , ZONING MAP • -an.,C251 • • Sweetwater Union High School District ADMINISTRATION CENTER 1130 FIFTH AVENUE CHULA VISTA. CALIFORNIA 92011 619 425-1700 WILLIAM B. PADELFORD DISTRICT SUPERINTENDENT June 2, 1983 Mr. Douglas 0. Reid Environmental Review Coordinator P.O. Box 1087 Chula Vista, California 92012 Project Description: Construction of a 95,455 sq. ft. retail shopping center with 489 parking spaces Project Location: Northwest quadrant of Otay Laeks Road and East "H" Street Dear Mr. Reid: We received notification that your office is conducting an initial study to determine if the identified project will have a significant impact on the environment. In the past the Board of Trustees of the Sweetwater Union High School District has indicated to the City of Chula Vista their concern about potentially hazardous traffic on Otay Lakes Road in the vicinity of Bonita Vista High School and Bonita Vista Jr. High School. Since the only access to the proposed center is from Otay Lakes Road opposite Bonita Vista High School, we believe that a congested and hazardous traffic condition could be created for the students, staff, and parents of Bonita Vista High School. The board is not prepared at this time to reach a conclusion or to make recommendations to the planning department relative to this potential problem. However, we request that the city study the possible impact which the proposed center might create in the vicinity of Bonita Vista High School prior to granting approval for the project. Sincerely, • a" f: ,: i ;! is -r_ -/ William B. Padelford, / District Superintendent WBP:ly cc: Board of Trustees " �•• Dr. Perry ,,i�t,Lfl :Jiri. L:;a_r: •�.,�.r.. Dr. Lopez RESOLUTION NO. PCZ- 83-E RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING THAT CITY COUNCIL REZONE 9.3 ACRES AT THE NORTHWEST CORNER OF OTAY LAKES ROAD AND EAST "H" STREET FROM P-C AND R-1 TO C-C-P WHEREAS, a duly verified application for a rezoning was filed with the Planning Department of the City Oi Chula Vista on June 1 , 1983, by William Lee, and WHEREAS, said application requested requested rezoning of 8.5 acres of P-C zoned property to C-C-P and in order to establish a logical zone boundary, the City included two adjacent R-1 zoned parcels containing 0.8 acres bringing the total rezoning area to 9.3 acres, and WHEREAS, the Planning Commission set the time and place for a hearing on said rezoning 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. , June 22, 1983 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-83-25. NOW, THEREFORE, BE IT RESOLVED THAT from th'e facts presented to the Planning Commission, the Commission has determined that the rezoning is consistent with the City of Chula Vista General Plan and that public necessity, convenience, general welfare and good zoning practice support the rezoning from P-C and R-1 to C-C-P, and the findings in support of applying the "P" Modifying District are as follows: 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. The subject properties are located on a designated scenic route requiring the attachment of the "P" district. 2. 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. „ The project area consists of more than one owner and because of the traffic and circulation on the adjoining streets, it is necessary to establish an access easement to avoid potential traffic hazards to alleviate traffic congestion. The attachment of the "P” zone is consistent with the existing commercial zones located directly north of the subject property. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council adopt an ordinance to rezone 9.3 acres located at the northwest corner of Otay Lakes Road and East "H" Street from P-C and R-1 to C-C-P subject to the following precise plan- development standard: The "sliver" parcel (APN 642-020-27) located parallel to "H" Street shall not be considered developable unless combined or included with additional property deemed to be sufficient in size by the Planning Director to qualify for commercial development. 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 23rd day of June 1983, by the following vote, to-wit: AYES: Commissioners Green, G. Johnson, Shipe, and Cannon NOES: Commissioners R. Johnson, Pressutti and O'Neill ABSENT: None 4ohn W. O'Neill , Chairman Pro Tem ATTEST: Ruth M. Smith, Secretary WPC 0387P - Z - �' sue= . ` ' G OFFICES � •.9• 80N/TA VISTA li BOG - - �" H/GH SCHOOL if FegCfC Ft0• � • 2 �, VAC Proposed C Bonito Pointe i N. '�' • . hopping Cr $' MF VAC .. .174_,„ A ,. • - 1' ' 1 ,fit 1 tVAC C VAC : _ ,� li .1 :lie/ .. _ . _ S , 44, _.-- . 4/41/'..' . //- . ' \re c -C-P i r ." VH�� \' Nil fVA,C :Al. S E I VAC t. # • • -. ,RE ET i•. - ._ f t ` C/ IN T/ATED RE7ONG i;: E A`s1 (Southwestern College Propery) ; a : Ili SOUTHWESTERN � COLLEGE 1 J cPGLE v m .� / el _ ,� (WIL L lA6' LE.:: ILO cATOR -� PCZ-83- E 100 200 REZONE ± 9 cc. FROM R-I and PC TO CCP iiIB .9 14 ---------------.. . -------------