HomeMy WebLinkAboutAgenda Statenent 1978/11/14 item 14 CITY OF CHULA VISTA �
COUNC I L AGENDA STATEMEiVT Item No. -�
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For meeting of
Public Hearing - Consideration of request to rezone 6.4 acres at the southeast
corner of Otay Va11ey Road and Melrose Averrue from C-U-P to C-N-P and R-3-G,
ITFM TITLE and to rezone 3 acres at the southwest corner of Otay Valley Road �nd Melrose
from C-N-P to R-3-G
Ordinance �$'� - Amending the zoning map to change the zone of 6.4 acres at the
southeast corner of Otay Valley Road and Melrose Avenue from C-V-P to C-N-P
and R-3-G and change the zone of 3 acres at the southwest corner of Otay
Valley Road and Melrose Avenue from C-N-P to R-3-G
SUBMITTED BY Director of Planni
ITEM EXPLANATION (4/ QUIRED YES NO X )
A. BACKGROUND
1 . This item involves an application to rezone approximately 6.4 acres of property
located at the southeast corner of Dtay Valley Road and Melrose Avenue from C-V-P to C-N-P
and R-3-G. In addition, the City has expanded the request to include 3 acres of property
recently approved for residential use located on the west side of Melrose Avenue, 150
feet south of Otay Valley Road, to be rezon�d from C-N-P to R-3-G.
2. On October 11 , 1978 the Planning Commission adopted the Negative Declaration
on IS-79-16 for this project and is herewith forwarded to the City Council .
B. DISCUSSION
1 . Adjacent zoning and land use.
North R-3-P-1Q Vacant (approved condominiums)
South R-2 Single family attached
East C-U-P Vacant (approved motel-restaurant)
West R-2 and C-N-P Single family attached & vacant (approved market and
condominiums)
2. Existing site characteristics.
The 6.4 acres at the southeast corner of Melrose and Otay Valley Road is relatively
level , sloping g�r�tly from Otay Ualley Road toward the south. A large grove of eucalyptus
trees is located on the easterly portion of the property. The 3 acres on the west side
of Melrose Avenue is also relatively level and slopes from north to south. The westerly
portion is part of a natural drainage channel . dn May 10, 1978 the Planning Commission
KGL:yy EXHIBITS �Continued on supplemental page)
Agreement Resolution Ordinance X Plat X Notification List
Other Res. PCZ-79-B ENVIRONMENTAL DOCUMENT: Attached X Submitted on
FINANCIAL IMPACT
STAFF RECOMMENDATION Concur with Planning Commission recommendation
BOARD/COMMISSION RECOMMENDATION On October 11 , 1978 the Planning Commission voted
5:0 (with one vacancy and one member absent) to adopt the Negative Decl�ration on IS-79-16
and recorrrrrrnnend that the City Council rezone 6.4 acres at the southeast corner of Otay Valley
Road and Melrose Avenue from C-V-P to C-N-P and R-3-G and 3 acres at the southwest corner
c8 y Road and Melrose from C-N-P to R-3-G.
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Item N�. 5,5a .
� For meeting of 11/7/78
Supplemental page 2
approved a conditional use permit (PCC-78-29) for the construction of a 5Q unit
condominium for which a tentative subdivision map has been submitted and approved
by the Planning Commission and City Council .
3. General Plan Amendment
In July, 1978 the City Council approved a General Plan amendment (GPA-78-2)
changing the General Plan designation for the property at the southeast corner of
Melrose and Otay Valley Road from Visitor Commercial to Retail Commercial . The
change was predicated on the proposal by the applicant for the construction of
a shopping center with approximately 73,000 sq. ft. of floor area. At that time
staff expressed some reservations about the marketability of 73,000 sq. ft. of
commercial in this location but pointed out that multiple family use of a portion
of the commercial would be possible under a conditional use permit or a subsequent
rezoning. On that basis, Cauncil reduced the amount of Visitor Commercial and
increased the retail commercial designation in this area.
4. Proposed development
The applicant has since revised the original development plans by reducing
the size of the commercial area to 2.3 acres and devoting 4.1 acres for residential
development at a density of 15 units per acre. The applicant has submitted a
precise plan for the commerciaT development which wi11 be considered later on
this agenda.
D. ANALYSIS
1 . The applicant has chosen to request rezoning from C-V-P to C-N-P and
R-3-G rather than rezon�ng the entire property to C-N-P and going through the
conditional use permit procedure for the proposed residential development. The
staff is of the opinion that the rezoning request as submitted represents the best
course of action to follow.
2. As indicated earlier in this report, it was anticipated that a portion of
the commercial property could be developed for residential use. While the density
of the R-3-G zone (17.4 units per acre) is slightly higher than the 15 units per
acre proposed by the applicant, the difference should not pose any significant
problems. The density of the R-3-G zone is consistent with the residential
development approved for the west side of Melrose Avenue.
3. The proposed C-N-P zone is in conformance with the recent General Plan
Amendment designating the property for Retail Commercial from Visitor Commercial .
The reduction of C-N-P zoning on both sides of Melrose will leave a total of 32
acres of C-N-P in this area which is more representative of the amount of retail
commercial needed for the area.
4. Expansion of the request to include the rezoning of 3 acres of C-N
zoning on the west side of Melrose, which has already been approved for residentia�
development, will allow the zoning to be consistent and in conformance with the
proposed residential use. Therefore, rezoning the 3 acres to R-3-G ftrom C-N-P
is appropriate.
x
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RESOLUTION N0. PCZ-79-B
RESOLUTION OF THE CITY PLANNING COMMISSION .",ECOMMENDING TO THE
CITY COUNCIL THE CHANGE OF ZONE FOR 6.4 ACRES AT TNE SOUTHEAST
CORNER OF OTAY VALLEY ROAD AND MELROSE AVENUE FROM C-V-P TO C-N-P
AND R-3-G, AND FOR 3 ACRES ON THE WEST SIDE OF MEIROSE AVENUE,
150 FEET SOUTH OF OTAY VALLEY ROAD, FROM C-N-P to R-3-G
WHEREAS, a duly verified application for rezoning of property was filed
with the Planning Department by Dawat Corporation on September 12, 1978, applic'a-
tion No. PCZ-79-B, and �
WHEREAS, said application requested a change of zone for 6.4 acres at the
southeast corner of Otay Va11ey Road and Melrose Avenue from C-U-P to C-N-P and
R-3-G, and
WHEREAS, the City added for consideration a change of zone for 3 acres
located on the west side of Melrose Avenue, 150 feet south of Otay Va71ey Road,
from C-N-P to R-3-G, and
WHEREAS, an Initial Study, IS-79-16, was conducted by the Environmental
Review Committee on September 21 , 1978, which concluded that there would be no
significant environmental effects and recommended the adoption of a Negative
Declaration, and
4lHEREAS, the City Planning Commission set the time and place for a public
hearing for the purpose of considering the changes of zone, 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 10 days prior to the date of said hearing,
and
WHEREAS, a hearing was held at said time and place, namely 7;00 p.m. ,
August 9, 1978, before the Planning Commission, and said hearing was thereafter
closed.
NOI�f, THEREFORE, BE IT RESOLVED AS FOLLOWS;
1 . The Commission finds that in accordance with the findings in the
Negative Declaration on TS-79-16 �his project will have no significant environ-
mental impact and adopts the Negative Declaration.
2. From facts presented to the Commission, the Comnission finds that
public necessity, convenience, general welfare and good zoning practice require
the change of zone for 3 acres on the west side of Melrose Avenue, 150 feet
south of Otay Valley Road, from C-N-P to R-3-G and for 6,4 acres at the southeast
corner of Otay Valley Road and Melrose Avenue from C-V-P to C-N-P and R-3-G, with
the following precise plan guideline applicable to the C-N-P property;
Tfie cra e of eucalyptus trees located on the commercial site shall be
�.,�� y
G`F preserved.
, 3. The findings of fact in support of said determination are as follows :
a. There are no tourist related attractions in the general vicinity to
justify the amount of C-V zoning in the area. The proposed motel
and restaurant should be adequate to serve the needs of tourists in
the immediate vicinity. The C-N zone will provide convenience
shopping for the existing and proposed residential uses in the area.
The reduction in the amount of retail cor�nercial area will not
adversely affect the service capability of the C-N zone.
b. The adjoining commercial developments along Otay Valley Road have
been restricted to the use of monument signs along the street. The
attachment of the "P" Modifying District will enable tne City to apply
the necessary control to limit the signing in accordance with the
adjoining uses and preserve the grove of eucalyptus trees existing
on the property.
c. The proposed R-3-G zoning on the east side of Melrose Avenue is con-
sistent with the adjacent development to the south and the approved
residential use to the west of Melrose Avenue. The rezoning of the
50 unit residential development on the west side of Melrose Avenue
will bring the zoning into consistency with the use of the property.
d. The General Plan was recently revised designating the project site
for retail commercial . The proposed C-N zone is in conformance with
this designation. It was anticipated that a portion of the area
would be devoted to residential use at the time the General Plan
was amended.
4. The Planning Commission recommends to the City Council that said changes
of zone be approved.
5. That this resolution be transmitted to the City Council and a copy
transmitted to the owner of the property.
PASSED AND APPROVED BY THE CITY PLANNING COP�MISSION OF CHULA VISTA, CALIFORNIA
this llth day of October, 1978, by the following vote, to-wit:
AYES: Commissioners R. Johnson, 0'Neill , G. Johnson, Pressutti and Williams
NOES: None
ABSENT: Cor�nissioner Smith
Acting C airman
ATTEST:
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PROJECT TITLE: P1aza, Valle Verde/RToodside Village
Project LoCation: Southeast corner of Main St. & Melrose Ave.
Project Proponent: Dewat Corporation 8014 Armour St. San Diego 92111
C11SE N0. IS-79-16 DATE: September 21 , 1978
A. Project Setting
The project entails approximately 7 . 18 acres of property located
at the southeastern corner of Melrose Ave. and Otay Valley Rd.
(Exhibit A) The site is currently vacant but has been cultivated
agriculturally for a number of years. The property slopes gently
from the northwestern property line toward the southeast with a
4 ft. elevation difference and is about 3 ft. below the elevation
of Otay Valley Rd. along the north.
- Property to the north, east and west is vacant , however , developments
are planned and are currently being processed by the City. A
,medium density residential development is planned to the north
acro�s Otay Valley Rd. , a motel and restaurant is propcsed
immediate�y east and a condominium c�mplex and 7-11 store are�
planned to the west. An exi.sting medium density residential
development is located immediately adjacent to the south and
includes privately owned townhouses , several of which abut the
project area. The site is generally void of significant vegetation
with the exception of a small grove of Eucalyptus trees. The
applicant has noted that these trees will be retained.
The Conservation Element of the General Plan indicates that there
are no significant mineral resources present. The soils report
prepared for EIR-78-10 (Plaza Valle Verde) states that expansive
soils are located on-site . EIR-78=10 also indicates that there
are no fault traces located on the property.
B. Project Description
The applicant proposes to subdivide the subject p�roperty into two
separate parcels for the purpose of constructing : (1) an office/ .
retail commercial development and (2) a condominium development.
The commercial center is planned to accommodate approximately
� 24 , 800 sq. ft. of leasable floor area and will include 146 parking
spaces. A number of mature eucalyptus trees located on this
portion of the site will be preserved and incorporated into the
landscape plan.
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IS-79-16 page• 2
Residential structures will be constructed on the southern portion
of the site. Ten buildings are planned to house 32 two bedroom
flats and 32 three bedroom townhouses . 128 covered parking spaces
and 38 guest spaces will also be provided . Landscaping will
involve 2 . 2 acres which also includes a swimming pool and recreation
area.
Grading operations will involve filling the entire site about
2 ft. to bring the property to an elevation equal to that of
Otay Valley Rd. It is anticipated that 23 , 000 cubic yards of earth
will be imported. -
C. Compatibility with zoning and plans
The subject site is designated for retail or visitor commercial use
on the General Plan. Currently, the site is zoned for C-V-P
development. The applicant is requesting a rezoning to C-C-P which
is consistent with the General Plans retail commercial land use and
wil allow the proposed commercial development. The rezoning will
also permit medium density multiple family residential units with
the approval of a conditional use permit.
D. Identification of Environmental Effects
Geology
The project site will be exposed to ground shaking due to potential
earthquake activity which is typical of the Southern California area.
There are no potential impacts due to ground rupture or liquifaction,
however. (See Section 3 .1 and Appendix G of EIR-78-10 for detail
geologic analysis. )
Soils
The site contains expansive soils which will have to be treated
through grading operations or fou�dation design to avoid significant
impact. (See Section 3. 1 and Appendix G of EIR-78-10 for detailed
analysis)
Air Quality
The proposed project is estimated to generate approximately 18 , 060
vehicle miles per day. This milage will increase pollutant levels -
both reqionally and locally. The incremental increase in pollutants
is insignificant, however, relative to the San Diego Air Basin and
Chula Vistas contribution to the San Diego Air Basin.
Noise-N�bile Sources
Section 3 . 5 of EIR-78-10 discusses existing, on-site noise levels
IS-75-1E � �
page� 3
generated by vehicle traffic utilizing adjacent roadways. Based
on the noise contours shown on Figure 9 of that section, noise
levels between 53dB and 61dB exist within the boundaries of the
proposed residential units. �
A SWING noise analysis was prepared to estimate future noise
Ievels due to projected ADT on Otay Valley Rd. after project
implementation and 1995 ADT on I-805 . The analysis indicates that
proposed residential units closest to I-805 will be subject to
e�cterior noise levels of 66dB and units closest to Otay Valley Rd.
will be subject to 58dB+.
According to the SF?ING report, conventional construction with some
windows open will provide an interior noise reduction of 15dB and
conventional construction with windows closed will result in a
20dB+ loss. In view of the noise levels projected to result after
the project, it is anticipated that no major impact due to noise
from vehicle traffic will result.
Noise - Stationary Source
Cor.imercial air handling systems will most likely be the main source
of stationary noise. This type of equipment is capable of generating
_ considerable levels of noise. when the type of equipment and
capacity is known an acoustical analysis relative to adjacent
residen�ial development should be conducted by a qualified acoustician
and recommendations should be imcorporated into the project .
Parks & Recreation
The project is located within City park district #9 . 03 which
currently has no dedicated parkland. Based on standards within
the Parks & Recreation Element of the General Plan, 1. 4 acres
of parkland are needed within this distirct. A population of .170
people is estimated to result from the proposed project and an
additional . 34 acres of parkland would be necessary to serve these
people.
Parkland has not been dedicated as a part of this project, however,
open spaces and a recreational area have been provided. In
addition, the proponent will be required to pay in-lieu park fees
which will contribute toward the purchase of future parkland within
the district.
Traffic , •
The proposed commercial center is anticipated to generate approxi-
mately 3010 one way vehicle trips/day and the residential develop-
ment 510 trips/day. This amount of traffic , combined with traffic
from adjacent proposed developments, will significantly increase
IS-79-16 pa�z 4
traffic volumes utilizing adjacent roadways . This increase is
almost a 50� reduction in traffic projected from the original
commercial center proposed for this site, however.
Potential cumulative impacts due to traffic in the project vicinity
primarily involves additional conjestion at the Melrose Ave . and
Otay Valley Rd. intersection. Access points to the subject
property could also create conflict if not designed to facilitate
inbound and outbound circulation.
Though the projec� will result in a significant incr-ease in traffic ,
substantial impact can be avoided by signalization of the Melrose
Ave./Otay Valley Rd, intersection and a well designed ingress and
egress to reduce points of conflict. (For a more detailed analysis
of existing and projected traffic volumes within the project vicinity
see Section 3. 3 of EIR-78-10)
E. Mitiaating necessary to avoid significant impact
1. Expansive soils be treated through grading or foundation
design.
2. An analysis of stationary noise relative to proposed
� residential units be conducted by a qualified acousti�ian
and recommendations incorporated into the project.
3 . Fees in-lieu of parkland dedication will be required.
4 . Participation in the signalization of the Melrose Ave.
and Otay Valley Rd. intersection will be required. Access
points to the project should be reviewed by the City' s Traffic
Engineer to ensure minimal conflict with through traffic.
5. The grove of mature eucalyptus trees should be retained.
F. Findin�s of insignificant impact
1. The project site is void of endangered wildlife and there
are no significant mineral resources known to be present.
There is a small grove of mature eucalyptus trees located
on the subject property which will be preserved and incorporated
into the Iandscape plan. The proposed development is not
underlain by any known faulting, however expansive soils
are present and will require special treatment. " _
2. The proposed commercial center is not inconsistent with
the General Plan and if proposed zoning is approved , zoning
will be consistent with the General Plans land use element.
�S�-79-16 � ��ge S
3. Effects of increased traffic and related circulation
problems can be mitigated to an acceptable level and no
substantial cumulative impact is anticipated to result from
project implementation. �
4 . �ir quality is not expected to be significantly effected
and noise �rom existing and projected traffic is not anticipated
to result in any substantial adverse effect on the proposed
residential use. An analysis of stationary sources of noise
will be required and impacts mitigated if anticipated to occur.
G. Consultation '
1. Organizations and individuals
City of Chula Vista Planning Dept.
Engineering Dept.
Fire Dept.
Schwerin, Xinos & Assoc. - Consulting Eng. Sid Rinos
2, Documents
EIR-78-IO Plaza Valle Verde
IS-78-50 Plaza Valle Verde
EIR-78-12 National Properties ,
�;;� I^i��3? 5t��y ap�lication and evaluation forms doc;.-^:enting the ' .
�i:,ciin�s o� no siqniricant impact are attached.
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