HomeMy WebLinkAboutAgenda Statement 1984/08/28 Item 4,4a COUNCIL AGENDA STATEMENT
Item 4, 4a
Meeting Date 8/28/84
ITEM TITLE: Public hearing: GPA-84-2 and PCZ-84-D - Consideration of an
amendment to the General Plan and the rezoning of
approximately 225 acres located easterly of Brandywine Avenue
and northerly of Otay Valley Road
a. Resolution //7 i9 Approving an agreement to the General
Plan and the rezoning of approximately 225 acres located
easterly of Brandywine Avenue and northerly of Otay Valley Road
SUBMITTED BY: Director of Planning (4/5ths Vote: Yes No X )
REVIEWED BY: City Manager
The City Council , at its meeting of November 15, 1983, voted unanimously to
initiate a general plan amendment and the rezoning of approximately 225 acres
of the Otay Valley Redevelopment Project area, located northerly of Otay
Valley Road and easterly of Brandywine Avenue, from General Industrial and I-P
to Research and Limited Industrial and I-L-P. The Planning Commission
considered the subject matters at its regular meeting of July 25, 1984. The
Council continued the item on August 21 , 1984, to August 28, 1984, and
requested additional rationale as to why the GPA is being recommended and the
zoning is to remain I-P.
RECOMMENDATION: Concurrence with the recommendations of the Planning
Commission.
BOARDS/COMMISSIONS RECOMMENDATION: That Council :
1 . Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-84-13.
2. Approve and adopt GPA-84-2.
3.
•
Terminate the City's consideration of PCZ-84-D.
4. That the General Plan Amendment become effective concurrent with the
City's adoption of the Otay Valley land use and design guidelines.
ENVIRONMENTAL REVIEW
An Initial Study, IS-84-13, of possible adverse environmental impacts of the
project was conducted by the Environmental Review Coordinator on March 1 ,
1984. The Environmental Review Coordinator concluded that there would be no
significant environmental effects and recommended that the Negative
Declaration be adopted.
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Page 2, Item 4, 4a
Meeting Date 8/28/84
DISCUSSION:
A. GENERAL PLAN AMENDMENT
1 . The Otay Valley Road Redevelopment Plan was at least partially
necessitated by the undesirable nature of much of the development
which has occurred within the area under the General Industrial
classification. The auto salvage and storage yards contained within
the Otay Recycling Park, for example, were described in the
Redevelopment Plan as marginal uses which represent a blighted
condition and a disincentive to new development.
2. The issue of the compatibility of this general industrial district
with the existing residential neighborhoods to the north, and
anticipated residential development to the east has also become a
problem and focus of recent public attention. Although general or
heavy industrial areas can coexist with adjacent residential uses,
experience reflects that this is difficult to achieve. In many
cases, the visual impacts, on-site operations and off-site
transportation associated with intensive industrialization tend to
create land-use friction.
3. The proposed redesignation of the subject 225 acres from a general to
a limited industrial category on the General Plan would show the
City's intent to encourage quality industrial redevelopment and
establish a setting consistent with the Otay Valley Road
Redevelopment Plan.
B. ZONING AMENDMENT
While the Planning Department continues to support the redesignation of
the subject territory from "General Industrial " to "Research and Limited
Industrial" on the plan diagram of the General Plan, it proposes that the
zoning of the said territory should remain I (Industrial ) , and not be
changed to I-L (Limited Industrial ) , as originally proposed. The reasons
for this are as follows:
1 . Through the retention of the "I-P" zone, the existing industrial uses
would be protected. Their marketability would not be adversely
affected by their conversion to a "nonconforming status," and, under
certain circumstances, their expansion or conditioned expansion might
be authorized by the Redevelopment Agency. Furthermore, the Agency
could authorize certain "I-P" uses on an interim basis. Since the
predetermined life span of the Otay Valley Road Redevelopment Project
is 40 years, the Agency might determine that well-landscaped,
buffered steel-fabrication plants, truck facilities, outdoor storage
facilities, lumber yards, golf driving ranges, or wholesale or retail
nurseries should be permitted at certain locations on an interim
basis.
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Page 3, Item 4, 4a
Meeting Date 8/28/84
2. Redevelopment projects require flexible planning for success. The
dual employment of the "I-P" zoning and the proposed redevelopment
standards and guidelines would provide the Agency with the requisite
flexibility. The success of the Town Centre Redevelopment Project
provides a well- documented case-in-point.
3. On the other hand, the Otay Valley Road Redevelopment Plan's
implementational plan and guidelines would afford adjacent
residential areas a measure of land-use and environmental protection
which the zoning of the Project Area to I-L could not. The Agency,
through Owner Participation Agreements, are empowered to require very
high developmental and conservation standards. The ability of the
Agency to control development will not be compromised or diminished
on this basis of retaining the I-P zoning.
4. In July 1984, representatives from the Point Robinhood Homeowners,
Citizens Action Network, and Otay Recycling Park met with the staffs
of the Planning, Community Development, and Legal Departments in a
workshop. The said representatives supported the current approach
and recommendations but also expressed the need for their groups '
involvement in the formulation of the Redevelopment Plan 's land-use
and urban-design standards and guidelines. Council has moved in that
direction by agreeing to constitute a project area committee.
5. The Community Development Department and the City Attorney 's office
support the present plan-implementation position of the Planning
Department.
(Please see attached Exhibits A, B, and C for basic information and graphic
analyses. )
FISCAL IMPACT:
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