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HomeMy WebLinkAboutReso 2003-198 RESOLUTION NO. 2003-198 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE SALT CREEK RANCH GENERAL DEVELOPMENT PLAN AND SALT CREEK RANCH SECTIONAL PLANNING AREAS (SPA) PLAN I. RECITALS A. Project Site WHEREAS, the areas of land which are the subject of this resolution are diagrammatically represented in Exhibit "A" and hereto incorporated herein by this resolution, and commonly known as Rolling Hills Ranch Subarea III and consist of 606.9 acres located north of Proctor Valley Road and east of Hunte Parkway, within the Rolling Hills Ranch (formerly Salt Creek Ranch) Planned Community("Project Site"); and B. Project; Application for Discretionary Approvals WHEREAS, on October 15, 2001, Pacific Bay Properties and as assumed by its successor in interest ("Developer") filed applications with the Planning and Building Department of the City of Chula Vista requesting amendments to the Salt Creek Ranch General Development Plan and Sectional Planning Area Plan due to density changes within 606.9 acres within the Rolling Hills Ranch development known as Subarea III ("Project"); and WHEREAS, amendments to the Salt Creek Ranch General Development Plan and Sectional Planning Area Plan are necessary in order to: 1) elimination of Neighborhood 13 and replace this area as open space, 2) adjust the land use boundaries of Neighborhood 9, 10A, 10B, 11 and 12, 3) transfer residential units lost by the elimination of Neighborhood 13 to other neighborhoods within Subarea III and 4) change the land use designation of Neighborhood 9 from SF1 to SFE and reduce the minimum lot size requirement from 15,000 to 10,000 square feet and; and WHEREAS, the amendments to the Salt Creek Ranch General Development Plan and Salt Creek Ranch Sectional Planning Area (SPA) Plan consist of changes to figures and tables contained in these documents, as further depicted in Salt Creek Ranch General Development Plan on file in the office of the City Clerk; and C. Prior Discretionary Approvals WHEREAS, prior discretionary action for the development of the Subarea III portion of the Rolling Hills Ranch Planned Community has been the subject matter of 1) a General Development Plan, Salt Creek Ranch General Development Plan previously approved by City Council Resolution No. 15875 on September 25, 1990; 2) the Salt Creek Ranch Sectional Planning Area Plan ("SPA"); 3) Salt Creek Ranch Air Quality Improvement Plan (AQIP); 4) Salt Creek Ranch Water Conservation Plan (WCP); 5) Salt Creek Ranch Planned Community District Regulations; 6) Salt Creek Ranch Design Guidelines; 7) Salt Creek Ranch Public Facilities Financing Plan; and 8) Salt Creek Ranch Affordable Housing Program, all previously approved by City Council Resolution No. 16555 on March 24, 1992 and Ordinance No. 2499 on April 7, 1992 and Ordinance No 2499 on April 7, 1992; and Resolution 2003-198 Page 2 WHEREAS, the Public Facilities Financing Plan was modified by Resolution No. 16834 on October 6, 1992 and modified by Resolution 2000-190 on June 13, 2000. D. Planning Commission Record of Application WHEREAS, the Planning Commission held an advertised public hearing on the Project on April 23, 2003, and voted 6-0 to forward a recommendation to the City Council on a proposal to amend the Salt Creek Ranch General Development Plan and Sectional Planning Area (SPA) Plan; and WHEREAS, The proceedings and all evidence introduce before the Planning Commission at the public hearing on this project held on March 23, 2003, and the minutes and resolution resulting therefrom, are hereby incorporated into the record of this proceedings; and E. City Council Record of Application WHEREAS, the City Clerk set the time and place for the hearing on the Project applications and notices of said hearings, together with its purposes given by its publication in a newspaper of general circulation in the City, and its mailing to property owners within 500 ft. of the exterior boundaries of the Project Sites at least ten days prior to the hearing. F. City Council Hearing WHEREAS, a duly called and noticed public hearing was held before the City Council on May 13, 2003 on this Project. NOW THEREFORE BE IT RESOLVED that the City Council hereby find, determine and resolve as follows: II. PREVIOUS SEIR 91-03 REVIEWED AND CONSIDERED; FINDINGS; APPROVALS The City Council of the City of Chula Vista has previously reviewed, analyzed, considered, and certified FSEIR 91-03, Salt Creek Ranch and Addendum. III. COMPLIANCE WITH CEQA The Environmental Review Coordinator has determined that any impacts associated with the proposed tentative subdivision map have been previously addressed by FSEIR 91-03, Salt Creek Ranch and has, therefore, prepared an Addendum to said FSEIR. The Tentative Map is in substantial conformance with the conceptual tentative map and grading plans on which the FSEIR analysis was based and, therefore, approval and implementation of the Tentative Map does not change the basic conclusions of the FSEIR. The Addendum has been prepared in accordance with requirements of the California Environmental Quality Act, State EIR Guidelines and the Environmental Review Procedures of the City of Chula Vista. IV. INDEPENDENT JUDGEMENT OF CITY COUNCIL The City Council finds that the Addendum to FSEIR 91-03, reflects the independent judgment of the City Council of the City of Chula Vista and hereby considers the Addendum to FSEIR 91-03, Salt Creek Ranch. Resolution 2003-198 Page 3 V. GENERAL DEVELOPMENT PLAN FINDINGS/APPROVAL A. THE PROPOSED DEVELOPMENT AS DESCRIBED BY THE GENERAL DEVELOPMENT PLAN IS IN CONFORMITY WITH THE PROVISIONS OF THE CHULA VISTA GENERAL PLAN, AS AMENDED. The proposed amendments to the GDP are consistent with the amendments to the General Plan as concurrently being approved as part of the MSCP Subarea Plan for the City. The proposed amendments to the GDP fully implements the concept envision in the General Plan by providing the necessary standards and guidelines for the preparation of implementing plans and regulatory documems for the Woods and Vistas. An amendment to the adopted General Plan Diagram is being processed concurrently as part of the approval of the MSCP Subarea Plan for the City, and is required to establish GDP consistency with the General Plan, and is necessary to implemem the MSCP. The land use designations included in the amended Salt Creek Ranch GDP are those proposed as amendment to the General Plan Diagram. With the adoption of the proposed amendments to the Land Use Diagram of the General Plan, the Salt Creek Ranch General Development Plan will be in substantial conformance with the amended General Plan. B. A PLANNED COMMUNITY DEVELOPMENT CAN BE INITIATED BY ESTABLISHMENT OF SPECIFIC USES OR SECTIONAL PLANNING AREA PLANS WITHIN TWO YEARS OF THE ESTABLISHMENT OF THE PLANNED COMMUNITY ZONE. A Sectional Planning Area Plan (SPA) has been previously established for the Project site, and amendments to this SPA Plan are included with this proposed project. These amendments allowing the deletion of Neighborhood 13 and modification to the circulation pattern and boundaries of remaining neighborhoods within Subarea III, will allow for the implementation of the MSCP as well as allow Subarea III to be developed in a similar manner as depicted in the originally adopted GDP. C. IN THE CASE OF PROPOSED RESIDENTIAL DEVELOPMENT, THAT SUCH DEVELOPMENT WILL CONSTITUTE A RESIDENTIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND THAT IT WILL BE IN HARMONY WITH OR PROVIDE COMPATIBLE VARIETY TO THE CHARACTER OF THE SURROUNDING AREA AND THAT THE SITES PROPOSED FOR PUBLIC FACILITIES SUCH AS SCHOOLS, PLAYGROUNDS AND PARKS, ARE ADEQUATE TO SERVE THE ANTICIPATED POPULATION AND APPEAR ACCEPTABLE TO THE PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF. The proposed amendment to the General Development Plan will allow for the remaining portions (Subarea III) of the Rolling Hills Ranch Master Planned Community to be developed in an orderly fashion. Although Neighborhood 13 is being eliminated in order to allow this area as part of the MSCP preserve, the remaining neighborhoods will be modified in such as a way as to minimize deviations from the originally adopted development vision contained in the GDP. A reduction in the minimum lot size for Neighborhood 9 from 15,000 to 10,000 square feet will allow for residential units which would have otherwise been lost by the elimination of Neighborhood 13 to be "transferred" to Neighborhood 9 while still maintaining the low density Resolution 2003-198 Page 4 character envisioned for Subarea III. These amendments are being done in conjunction with the adoption of the MSCP Subarea Plan for the City. The proposed modification of the previously approved neighborhood patterns within Subarea III (including the elimination of Neighborhood 13) can be adequately served by the public facilities incorporated herein in the respective Public Facilities Financing Plan and as modified by a new condition contained in the resolution for the amending Tentative Map, and, therefore will constitute a residential environment of sustained durability and stability; further, the proposed development will be in harmony with or provide compatible variety to the character of the surrounding area, and that the sites proposed for public facilities, such as schools, playgrounds and parks, are adequate to serve the anticipated population and acceptable to the public authorities having jurisdiction thereof. D. ADOPTION OF AMENDED GENERAL DEVELOPMENT PLAN In light of the findings above, the amended Salt Creek Ranch General Development Plans are hereby approved and adopted, on file in the office of the City Clerk. VI. SPA FINDINGS/APPROVAL A. THE SECTIONAL PLANNING AREA (SPA) PLANS (AS AMENDED) ARE IN CONFORMITY WITH THE SALT CREEK RANCH GENERAL DEVELOPMENT PLAN AND THE CHULA VISTA GENERAL PLAN. The amended Salt Creek Ranch Sectional Planning Area (SPA) Plan reflect the land use, circulation systems and public facilities that are consistent with the Salt Creek Ranch General Development Plan, as amended. These amendments allowing the deletion of Neighborhood 13, change in PC zoning designation and resultant reduction in minimum lot size required in Neighborhood 9 as well as modifications to boundaries of all neighborhoods within Subarea III, will allow for the implementation of the MSCP as well as allow Subarea III to be developed in a similar manner as depicted in the originally adopted SPA. These amendments will be consistent with the amendments to the General Development Plan. B. THE SECTIONAL PLANNING AREA PLANS WILL PROMOTE THE ORDERLY SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREAS. A condition of approval of the amending Tentative Map for Subarea III, being processed in conjunction with the amendments the Salt Creek Ranch SPA Plan delineates the timing of required public improvements in conjunction with the development of Subarea III. Compliance with this condition will ensure the orderly sequentiallzed development of Subarea III. Although Neighborhood 13 is being eliminated in order to allow this area as part of the MSCP preserve, the remaining neighborhoods will be modified in such as a way as to minimize deviations from the originally adopted GDP and SPA plans. These modifications will include adding 36 additional units to Neighborhood 9 than what was shown in the original SPA. These amendments are being done in conjunction with the adoption of the MSCP Subarea Plan for the City. Resolution 2003-198 Page 5 C. THE SALT CREEK RANCH SECTIONAL PLANNING AREA (SPA) PLANS, AS AMENDED, WILL NOT ADVERSELY AFFECT ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL QUALITY. The 44 residential dwelling units which would otherwise be lost due to the elimination of Neighborhood 13 will be transferred to other neighborhoods within Subarea III, primarily Neighborhood 9. While their results will be elimination of some of the lowest density residential development and subsequent increase in density elsewhere within Subarea III, the overall density of Subarea III will remain Low Density Residemial. Thus it is anticipated there will be no adverse affects on adjacent land uses, residential development, circulation of environmental quality. It is anticipated that that the development of the MSCP which resulted in these required changes to Subarea III will enhance the overall environmental quality of the area. D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION, AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH DEVELOPMENT WILL MEET PERFORMANCE STANDARDS ESTABLISHED BY THIS TITLE. The amendments do not involve areas planned for industrial or research uses. E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL BE APPROPRIATE IN ARE~, LOCATION AND OVER-ALL PLANNING TO THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH DEVELOPMENT. The amendments to the Salt Creek Ranch SPA do not involve these Institutional, Recreational or similar uses. F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON. Road improvements will be constructed per the timing requirements outlined in the Public Facilities Financing Plan as modified by condition of approval of the amending Tentative Map for Subarea III which delineates the required timing of road improvements in conjunction with proposed residential development. G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED ECONOMICALLY AT THE LOCATION (S) PROPOSED AND WILL PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES NEEDED AT SUCH PROPOSED LOCATION (S). The Salt Creek Ranch SPA amendment does not involve Commercial uses. H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY WITH SAID DEVELOPMENT. The amended SPA plan is consistent with the approved plans and regulations applicable to surrounding areas and therefore, said development can be planned and zoned in coordination Resolution 2003-198 Page 6 and substantial compatibility with said development. The proposed SPA is consistent with the General Development Plan and Chula Vista General Plan, amended. I. In light of the findings above, the City Council does hereby approve the Salt Creek Ranch SPA amendments. VII. SPA CONDITIONS OF APPROVAL VIII. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the forgoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, and any of such conditions fail to be so implemented and maintained according to the their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of shall future building permits, deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted, instituted and prosecute litigate or compel their compliance or seek damages for their violations. No vested rights are gained by Developer or successor in interest by the City approval of this resolution. IX. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the City Council that its adoption of this resolution is dependent upon enforceability of each and every term provision and condition herein stated; and that in the event that any one or more terms, provisions or conditions are determined by the Court of competent jurisdiction to be invalid, illegal or unenforceable, if the City so determines in its sole discretion, this resolution shall be deemed to be revoked and no further in force or in effect. Presented by Approved as to form by Robert A. Leiter Ann Moore Planning and Building Director City Attorney Resolution 2003-198 Page 7 PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista, California, this 13th day of May, 2003, by the following vote: AYES: Councilmembers: Rindone, Salas, McCann and Padilla NAYS: Councilmembers: None ABSENT: Councilmembers: Davis Stephen P~tdilla, Mayor ATTEST: Susan Bigelow, City Clerk'-' STATE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) CITY OF CHULA VISTA ) I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing Resolution No. 2003-198 was duly passed, approved, and adopted by the City Council at a regular meeting of the Chula Vista City Council held on the 13th day of May, 2003. Executed this 13th day of May, 2003. Susan Bigelow, City Clerk o