HomeMy WebLinkAboutAgenda Statement 1977/ 2/22 item 14 CITY OF CNULA VISTA ITEM N0. �� 14
COUNCIL AGENDA STATEMENT 2�22���
FOR MEE7ING OF°�
Public hearing - Consideration of change of zone for approximately 16.61 acres
ITEM TITLE� 1 ocated south of 30th Street, w�st of Edgemere Ave. , to C-C-P, C-C-P-F & K-L-P-F
Ordi nance 172 8 - Amendi ng the zoni ng map to rezone 5.72 acres from C-C and C-C-F
to C-C-P and C-C-P-F and 10.89 acres from I-L-F to I-L-P-F, located south of
30th Street, west of Edgemere Avenue
SUBMITTED BY� Director of Plann�ng �� y;� �, ,,�, t:it
t %_��-�� SECU�D R�.r�Gl,W� F',.+� AD��TION
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ITEM EXPLANATION�
A. BACKGROUND
1 . In a letter dated November 11 , 1976, the Planning Director of National City
informed the Chula Vista Planning Department of architectural and development controls
which National City has placed on properties on the southeast corner of 30th and Edgemere
to guide the development of a shopping center. The letter suggested that the City of
Chula Vista might consider design controls on the adjacent Chula Vista property for the
mutual benefit of both jurisdictions.
2. The property to be considered for application of the Precise Plan Modifying
District consists of 2 parcels of 4.57 and 1 .15 acres zoned C-C and C-C-F and 5 additional
parcels totaling 10.89 acres zoned I-L-F lying north of the proposed State Highway 54
freeway and flood control channel and bounded on the three remaining sides by the City of
National City.
3. An Initial Study, IS-76-112, of possible adverse environmental impact of this
project, PCZ-77-A, was conducted by the Environmental Review Committee on December 30,
1976. The Committee concluded that there would be no significant effects and made a
draft Negative Declaration, which was certified by the Planning Commission on January 26,
1977. A copy �f the Environmental Review Committee staff report is attached and the
Initial Study application, evaluation and all other relevant documer.ts are on file in the
Planning Department for review.
(continued on supplemental page)
EXHIBITS �4TTACHED Re o t7'o
Agreement Resolution Ordinance X Plats 2 Other P��-��'H
Environmental Document: Attached IS-76-112Submitted on
STAE F RECOMM ENpAT N:
Concur w�th tY�e �anning Commission, with the addition of the development guidelines
contained in Section C of this report. These guidelines were submitted to the Commission
as conditions for approval of the rezoning and, as such, were eliminated. Staff, in
keeping with the Council 's past actions of including specific guidelines for development
in "P" zones, is resubmitting these guidelines for Council inclusion in the rezcning.
BOARD/COMMlSSION RECOMMENDATION�
On January 26, 1977 the Planning Commission voted 5-2 to recommend that the City
Council approve the rezoning of approximately 5.72 acres from C-C and C-C-F to C-C-P
and C-C-P-F, and 10.89 acres from I-L-F to I-L-F-P which constitutes all of the property
within the city boundaries lying north of the future Highway 54 freeway between Fourth
and Edgemere Avenues, in accordance with Resolution PCZ-77-A. The Commission voted 7-0
COUNCIL ACTION� to certify the Negative Declaration on IS-76-112.
Placed on first reading, February 15 , 1977 .
Form A-113 (Rev.5-75)
AGENDA ITEM N0.�T� 14
Supplemental page No. 2
B. DISCUSSION
l . Adjacent zoning and land use:
North - (National City - R-S-2,R-S-2-FP-OS, C-L-FP - Single family residences and
open space
South - F-1 - Vacant floodplain (future Highway 54 and flood control channel )
East - (National City } C-B-D-FP-RD - Shopping Center (redevelopment area)
West - (National City ) M-L-PP - Vacant
Z. Existing conditions.
The property, except for the major slope adjacent to 30th Street, is located in a
glood plain and the flood plain terraces of the Sweetwater River with the channel of the river
traversing the southerly end of the site. A major drainage channel (unlined) bisects the
easterly portion of this site with a large culvert located near the intersection of
30th Street and Edgemere Avenue. Development consists of two single family dwellings
fronting on Edgemere Avenue, a vacant accessory building near 30th Street and a storage
barn located near the center of the river bottom. The entire property, with the excep-
tion of limited areas around the structures, is covered with vegetation characteristic
of the river bottom including riparian grasses and shrubs with low multi-trunked willow
like trees following the water courses and scattered trees of other varieties intermixed.
Much of the site is subject to inundation and is accordingly in the F zone.
3. Future development porential .
Due to the depressed topography of most of the site and its relations to 30th Street
which is considerably elevated, any future development to be served by 30th Street would
require land fill . Some land fill has been necessary for the shopping center construc-
tion to the east and the discount store located to the west (at 30th and Nighland) . When
the freeway (State 54) and flood channel are constructed, the property would no longer
be subject to inundation but would still require filling to raise it to the level of
30th Street, if access from that street is desired.
4. Existing zoning.
The site is now zoned both for commercial and industrial uses with the C-C zone
oriented to 30th Street and the I-L zone bordering the boundary of the future freeway.
The I-L zoned property would have access from Edgemere Avenue and constitute a site
1200 feet deep with a narrow "pan handle" of approximately another one thousand feet
deep which would have access only through the property to the east. This land locked
strip of land, 150 feet wide at its widest point, creates particular difficulties for
meaningful development. The parcels which make up the property t� be rezoned are in
several ownerships and would present problems of access, filling, and uses. The under-
lying zoning designation for this property should be evaluated in the near future.
5. Access
Access to the site is from 30th Street to the north which is within the Chula
Vista city boundaries and Edgemere Avenue to the east which is located within National
City. As a result of the high slope bank south of 30th Street, any access would
require the filling of the site to that level . Along Edgemere Avenue the site is at
_ .___
r�GENDA ITEM N0. �T� 14
Supplemental page No. 3
approximately the same elevation as the street. Any public improvements, unless
Edgemere Avenue were to be widened, would be in National City and subject to review
by that city.
As mentioned above, the "pan handle" property south of the Gemco development at the
southeast corner of 30th Street and Highland Avenue, provides special access problems
in that it lies at the foot of a slope bank north of the city boundary, wedged in
between the freeway right-of-way and the toe of the slope bank. The property has no
access to National Avenue at the property's westernmost extremity.
6. Analysis.
The subject property presents a number of problems relating to its development and
future use which might well lead to an unattractive and inefficient pattern of land use
which could contribute to difficu]ties in delivery of city services, future traffic
problems, and visual incompatibility with the residential uses to the north and the
well designed shopping center to the east. Further, this area will be highly visible
from the future freeway. While only general design guidelines are being recommended
at this time, it is essential that the review process under the Precise Plan Modifying
District be applied to insure a degree of design quality and coordination of develop-
ment proposals consistent with good planning practices.
C. GUIDELINES
Although the staff recommended that guidelines for the development of this site be
attached to the rezoning, the Planning Commission did not deem them necessary since
these same requirements could be placed on a developer when he submits detailed develop-
ment plans. The staff has concluded that these guidelines should be included in the
rezoning to alert and notify potential developers of the City' s concerns. Therefore,
in order to insure an attractive and efficient development at this location, the
Planning Department staff recommends the approval of the following design guidelines
for the direction of future development of this site:
1 . Plans for internal circulation and points of ingress and egress shall be
approved by the Traffic Engineer and the Director of Planning and, where
applicable, shall be coordinated with the City of National City.
2. For each of the parcels subject to this rezoning, an overall development
plan for each site under the same ownership shall be submitted for review and
Planning Department approval prior to issuance of any development permits.
Individual owners are strongly urged to undertake cooperative planning efforts
to plan the entire property under consideration.
3. Signs for the property shall be coordinated for design and location, generally
meeting the requirements for the C-C and I-L zones. A planned signing program
shall be undertaken pursuant to Section 19.60.490 of the Municipal Code.
4. Architectural themes for different uses shall be coordinated between parcels
and with the standards of architectural design, landscaping and siting estab-
lished by the shopping center complex to the east on 30th Steeet.
AGENDA ITEM NO.—���� 14
Supplemental page No. 4
5. Required setbacks along 30th Street, Edgemere Avenue and the future freeway
shall be subject to special analysis by the Planning Department and approved
6y the Planning Commission based on considerations such as differences in
elevation with respect to the abo�e streets, heights and mass of buildings,
sight lines for traffic and need for landscape screening, parking and grading
consideration.
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DftAFT �{EGATIVE DECLIIRATIO(1 OF EI�lVIRGi�f�iEP{TAL IMPACT,
On Dec. 30, 1976 a draft hlegative Declaration of Enviranmental Impact
Yras recuc,�.;en e y tne nv�ronr:�nta7 Revie��r Ca�nmittee of the City of Chula Vista.
The prej��ct is described as folloti�rs: Pezonina of 17 61 acres from C-�'
C-C-F' 371f� I-L-F t0 C-�'-p _ ' ' _P , l _ _T� <- +-
ro�ect oca �on: Soutr�w�st c r �=r ' '�' '' „ l " , 7 '
-:,n V; c -� r - n i�
e - r c1 �;F'
P.ve.
It is the finding of the Environmental Review Committee that the project will not
haVe a significant effect on the environment for the following reasons:
1. The project is void of any rare or endangered wildlife ,
the site is densely covered by trees and vegeta�ion and there
is a possibili�y that the sandy soils present are of significance
however, the project is a rezoning to permit a higher level of
developmental regulation. No physical change to the site will
occur at this time and additional environ�:ental review will be
� required prior to approval of development plans. °
2. The rezaning is in conformance with the open space and
' conservation eler�ene�mofoals asnsetiforth by�the1City�oftChula
implementing long t g
� Vista.
, 3. The project does not involve any adverse impacts whi.ch would
� interact to cause a substantial adverse cumr.�lative effect on the
environment.
4. The project in itself will not cause tl�e emission of any
hazardous substance or noise which would be detrimzntal to
� hu.-r.an beir.gs. "
NOTE: Environrlental review is limited to t�e proposed rezoning
onZy. Additional review will be requirEd p�'ior to the consider-
at�.on of any precise plans.
Informatio�� for �he Initial Study �vas prepared by: - - " cA 92010
Citv c�f �11u].a \,'ista Plannir.c D�pt. P .O. Box 10�i L:zul� Vista ,
The
Init�al Study Appli�ation and Evaluation is on file w3th_tF1P��a��themPlanning
Revieti•r Cooruin�tof° of t��° City of �E�Ula 11sta and ma� be rev��eti �
D�pai°tm�nt of the City of Chula 1'ista bet��reen 8:00 a.n. ar�d �:00 p.m•
/ /• .
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CASE N0. F'�"77"Q I HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE 16.61 WAS APPROVED AS A PART OF ORDINANCE
�726 BY THE CIT COUNCIL ON FEB. 22.19T7,
SC AL E I"=400' ,
3., .
DAT E MAR. �S. 19T7 CITY C L ERK DATE
DRAWN BY � ZpNING MAP — 344
CHECKED BY _
RESOLUTION N0. PCZ-77-A
RESOLUTION OF THE CITY PLANNI�4G GOMMISSION RECOMMENDING TO
THE CITY COUNCIL THE REZ�NING OF 16.61 ACRES LOCATED SOUTH
Of 30TH STREET, WEST OF EDGEMERE AVENUE, FROM C-C, C-C-F,
AND I-L-F TO C-C-P, C-C-P-F AND I-L-P-F
WHEREAS, a request was received from the City of National City for the
City of Chu�a Vista to apply architectural contr�l to future commercial develop-
ments adjacent to the Sweetwater Town and Country Shopping Center at Sweetwater
Road and Edgemere Avenue, and
WHEREAS, the Chula Vista Planning Department initiated an application for
consideration of applying the "P" Modifying District to approximately 16.61
acres in commercial and industrial zones, located west of Edgemere Avenue, south
of 30th Street, and
WHEREAS, the Planning Commission set the time and place for a hearing on
said application, and notice of said hearing, together with its purpose, was
given by the publication in a newspaper of teneral 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, �amely 7:00 p.m.,
January 26, 1977, before the Planning Commission, and said hearing aras thereafter
closed. ,
� NOW THEREFORE BE IT RESOLVED AS FOLLOWS:
1. The Commission finds that in accordance with the Negative Declaration
on IS-76-112 and the findings therein, this rezoning will have no significant
adverse environmental impacts, and certifies that the Negat�ve Declaration was
prepared in acc�rdance with CEQA, 1970, as amended.
� 2, From facts presented to the Commission, the Comr+issior finds that
public necessity, convenience, general welfare and good ao�ing practice require
rezoning approximately 5.72 acres from C-C and C-C-F to C-�-P and C-C-P-F and
10.89 acres from I-L-F to I-L-P-F, as shown on tiie attac�ed plat, which constitutes
all of the property within the city boundaries lying north of the future Highway 54
freeway between Fourth Avenue and Edgemere Avenue.
3, Findings of fact in support of applying the "P" Modifying District are
as follows:
. a. The subject property is unique by virtue of topo9raphy, geological
characteristics, access, configuration and tra�fic circulation.
The site is located in the river bottom and has physical and/or
manmade barriers on three sides requiring r�ctraordinary care for
its future use and development.
b. The property or area is adjacent and co�tiguous to a zone allowing
different land uses, and the development of a precise plan will allow
the area so designated to coexist between land usages which might other-
wise prove incompatible.
The shopping center in National City immediately to the east was
developed under design guidelines for this redevelopment area which
resulted in a center of architectural excellerce enhancing the
surrounding area. The opportunity exists to maintain the standard
thus established for the benefit of both communities and the public
in general.
c. The basic or underlying zone regulations do not allow the property
owner and/or the city the appropriate control or fiexibility needed to
achieve an efficient and proper relationship among the uses allowed in
adjacent zones.
The current zoning permits these properties to be developed separ-
ately and without regard to unifying points of access, compatibility
between uses on site, as well as off, and special handling of the
remnant parcels to the westerly end of the property.
d. The area to which the "P" Modifying District is applied consists of
� two or more properties under separate ownership wherein coordination
regarding access, onsite circulation, site planning, building design
and identification is necessary to enhance the public convenience, health,
safety and general welfare.
Special problems exist in the piecemeal development of this property
� which can only be dealt with through joint planning and careful
coordination, especially with regard to egress and ingress from the
two public streets serving the area, the low elevation of the site,
the blockage of access fram the south and west by the future freeway,
and design standards required for the development to be compatible
with the adjacent shopping center, residential neighborhood and
future views from the freeway.
4. The Planning Commission recommends to the City Council that said change
of zone be approved.
5. That this resolution be transmitted to the City Council.
PASSED AND APPROVED BY TNE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 26th day of January, 1977 by the fo]lowing vote, to-wit:
AYES: Corrsnissioners G. Johnson, Chandler, Pressutti, Smith, R. �ohnson,
-Renneisen a�d S,�arr �� �:
NOES: None
ABSENT: None
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Chairman
ATTEST:
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Secretary
�OCAT�R
Pcz-�7-,n .
ATTACH "P"ZONc TO 0� 200� 400�
16.6! ACRES AT THE �-�
SY+'C OF' 30th ST. & ��Q�
EDGEMERE AVE. •
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Pf?OPOSED
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