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Home My WebLink AboutPlanning Comm Reports/1992/11/12 ~ a . City Planning Commission Agenda Item for Meeting of November 12, 1992 Pagel 2. PUBLIC HEARING: GPA-93-03 and PCZ-93-C: ~sa1 to amend the Chula Vista General Plan/Mont~omery Soecific Plan and rezone IijIDroximately 13.48 acres located on the eastern portion of Broadway. between Main Street on the south and Anita Street on the north: Subareas 1 & 2 from "Research and Limited Industrial" and "I-L-P. to "Retail Commercial"/ "Mercantile & Office Commercial" and "C_C_P": Subarea 3 from "Research and Limited Industrial" and "I-L-P" to "Medium Density Residential" and "R-2-P." . A. BACKGROUND 1, The subject request is an application for the redesignation and rezoning of 13.48 acres, amending the Chula Vista General Plan/Montgomery Specific Plan. The three areas in question are listed below: a. Abode Plaza (Sepehri property privately initiated) 4.56 acre area located on the northeasterly quadrant of West Main and Broadway (Subarea 1), 8I1d; b. East Sommerset (City initiated) 4.00 acre area located on the southeasterly quadrant of West Anita and Broadway (Subarea 2); from "Research & Limited Manufacturing" to "Retail Commercial" on the Chula Vista General Plan Land Use Map and from "Research & Limited Industrial" to "Mercantile & Office Commercial" on the plan diagram of the Montgomery Specific Plan. Consideration will also be given to an application to rezone the Subareas 1 and 2 from "I-L-P Limited Industrial" to "C-C-P Central Commercial" with a "P" Modifier (please see Exhibits A & B), c. Property south of Anita Street with 4.92 acre area, located at the northeast boundary and adjacent to the southeasterly quadrant of West Anita Street and Broadway (Subarea 3); from "Research & Limited Manufacturing" to "Medium Density Residential" on the Chula Vista General Plan Land Use Map and from "Research & limited Industrial" to "Medium Density Residential" on the plan diagram of the Montgomery Specific Plan, Consideration will also be given to an application in this instance to rezone Subarea 3 from "I-L-P limited Industrial" to "R-2-P one and two-family residence zone" with a jp~r..c, ,.. ~ I . City Planning Commission Agenda Item for Meeting of November 12, 1992 Page 2 "P" modifier (please see Exhibits A & B). The General Plan Amendment, Specific Plan Amendment, and rezone for Subarea 1 is proposed in order to allow development of a retail commercial center. The General Plan Amendment, Specific Plan Amendment, and rezoning for Subareas 2 and 3 would be consistent with existin~ uses and no new development is proposed for these areas at this time. B. RECOMMENDATION Approve the attached resolution which recommends that the City Council approve the attached draft City Council resolution approving the General Plan and Montgomery Specific Plan Amendments and rezone based on the findings and subject to the conditions therein. C. OTHER RECOMMENDATIONS The Montgomery Planning Committee will review the proposed GPA-93-03 and PCZ-93- C on November ~ 1992. . D. BASIC INFORMATION 1. Subject Property The subject land is designated "Research and Limited Industrial" on the plan diagram of the Montgomery Specific Plan and Chula Vista General Plan, 2. Adjacent General Plan Designations (please see Exhibit A), North: South: East: West: High Density Residential Research & limited Industrial Research & Limited Industrial Mercantile/Office Commercial (p-7 ~ . , City Planning Commission Agenda Item for Meeting of November 12, 1992 Page 3 3, Adjacent Zoning (please see Exhibit B). North: South: East: West: R-3-P Multiple Family Residential I-L-P Limited Industrial I-L-P Limited Industrial C-T-P Thoroughfare Commercial E. ENVIRONMENTAL ASSESSMENT The Environmental Review Coordinator conducted an Initial Study, IS-92-42, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereof, any environmental impacts would be reduced to a level of insignificance through mitigation measures as may be proposed and appropriate. Therefore, the Environmental Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on 15-92-42. F . ANALYSIS , Subarea I Subarea I is the 4,56 acre parcel which has been proposed for a change in General Plan and zoning by the owner in order to allow for the construction of a retail commercial center. The present General Plan designation and zoning is Limited Industrial; however, the site currently contains a trailer park (being closed), several small used auto sales businesses, and a small sheet metal shop. The proposed change to a commercial plan designation and zone is recommended by staff for the following reasons: 1. The proposed use is compatible with commercial uses on the west side of Broadway, both north and south of Main Street, and is compatible with mixed commercial and light industrial uses on the east side of Broadway, both north and south of Main Street. 2. The proposed project site, located at the comer of Broadway and Main, is suited for commercial uses due to its location adjacent to both of these prominent thoroughfares. 3. The proposed commercial use of this property would allow for new and attractive development, built in conformance with Chula Vista design guidelines, in place of the existing marginal and deteriorated uses on the site, cD-'6 , L ~ ~ > City Planning Commission Agenda Item for Meeting of November 12, 1992 Page 4 Subarea 2 Subarea 2 is a 4,0 acre parcel containing the three-year-old Sommerset Commercial Center. This Center was approved by the issuance of a conditional use permit in the existing Limited-Industrial zone classification which the property is designated. However, the same rationale for redesignation and rezoning Subarea 1 to Commercial applies to this property as well, given its location. Additionally, administration of the conditions of the conditional use permit, which restricts users to those allowed in the Limited Industrial zone classification, is cumbersome, and serves no strong positive purpose, given the site's suitability for less restrictive retail commercial purposes. Subarea 3 Subarea 3 consists of 4,92 acres fronting on Anita Street. Existing uses include five single-family residences, the Farm House Trailer Park, and a small portion of the Granada Mobile Estates Park. Despite the existing uses, this area is designated and zoned for Limited Industrial development. Redesignation and rezoning of Subareas 1 and 2 to COl)1mercial would result in this area remaining an isolated pocket of industrially designated landJlurrounded by commercial uses to the west and south and residential uses to the north and east. Commercial uses on this property are inappropriate given the lack of frontage on a circulation element street. Therefore, staff recommends that this area be redesignated to Medium Residential (6-11 du/ac), in conformance with the adjacent residential area to the west of Subarea 3, and rezoned to R-2-P (One and Two-Family Residential). The Chula Vista Elementary School District, in a letter dated October 16, 1992, has requested that action on Subarea 3 be either deferred until the City and School District have agreed on a school impact mitigation ordinance, or conditioned to require participation in a Mello-Roos financing or other alternative financing mechanism to fully mitigate school impacts. Staff does not believe that action on Subarea 3 should be deferred or conditioned as requested by the school district for the following reason: 1. Most of this area consists of existing residential uses consisting of five single- family residences and 38 trailerslmobilehomes. Staff estimates that maximum additional buildout of this area, if the lots containing single-family homes were redeveloped at densities allowed by the Medium Residential (6-11 dulac.) plan category, would be 10 units. The lots containing the trailerslmobilehomes are already built to maximum residential density allowed in the Medium Residential plan category, This would result in an additional three elementary students. Based upon the most recent enrollment figures at Montgomery and Dtay Elementary Schools available to the City, these two schools can accommodate three additional students. (r f '. ,. fItr. , City Planning Commission Agenda Item for Meeting of November 12, 1992 Page 5 G, FINDINGS FOR REZONE WITH .p. PRECISE PLAN MODIFYING DISTRICT The .p. Precise Plan Modifying District may be applied to areas within when the following is evident: The subject property is located in the middle of the Montgomery Community which operates under zoning regulations which require design review approval for all new commercial projects. The development should reflect that same requirement. The property or area to which the .p. modifying district is applied is an area adjacent and contiguous to a zone allowing different land uses and the development of a precise plan will allow the area so designated to coexist between land uses which might otherwise be incompatible, The southeastern parcel on the northeast corner of Main Street and Broadway is adjacent to the residences and mobilehome parks on northern and eastern property boundary and the Precise Plan designation would serve to buffer potential land use conflicts. , H. CONCLUSION The proposed Montgomery Specific Plan/General Plan Amendment would not adversely affect the development of the Montgomery Community, provided the recommendations, as outlined elsewhere in this report, are made part of the overall amendment and rezoning. {1J>19303.IpI) It, - Ie) ..- ..~ - . ATTACHMENT A PAGE A PRECISE PLAN FINDINGS Pursuant to Section 19.56.041 of the Zoning Ordinance, the following circumstance is evident which allows application of the .p" Precise Plan modifying district to this site. 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 property is located in the middle of the Montgomery Community which operates under zoning regulations which require design review approval for all new commercial projects. The development should reflect that same requirement. /p-/( I' - fa. . .. ATTACHMENT A PAGE B P DISTRICT REGULATIONS FOR PRECISE PLAN In order to effectuate the implementation of the proposed rezoning (C-C-P) the following constitute the District Regulations and design standards and guidelines which shall be adhered to for any Precise Plan for development of the property. Design Standards and Guidelines: . All mitigation measures identified in the Negative Declaration (IS 92-42) must be complied with. . The project shall show compatiblity with adjacent uses through the use of landscaping, building design, fencing, and other measures as necessary. 6-/Dt ......,.. --~'. ""'~-""""-'---'.'-'~' . . ..:::~::~:~.":'" ....................... .:::.::::::::::::::::::.... .:::~::::::::::::~:::::~ \~. 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(11-18 dill. c) ,:::::::::~ HIGH RES. (18-27 du/.c) PROPOSAL: CHANGE FROM LIMITED INDUSTRIAL TO COMMERCIAL AND RESIDENTIAL . LOW/MEDIUM RES. (3-8 du/.c) MEDIUM RES. (8-11 dill. c) - = fZ2] ~ ~ MERCANTILE/OFFICE COMM. THOROUGHFARE COMM. LIMITED INDUSTRIAL t OPEN 8PACE I o FEET .Ao' {,- ( :3 ... ...___ _. ........_ ___.__.~_.._ __.. _u. ._ __ __ ___...................... , ~ I W MHP . ---- - . R-3 -. -~ R-3-P . .:. ..,-:.:":~ ILP ... :"':,.-- i ""TO ..-:;.... - - r ,-' - - CTP ~ , , i , r -- - - ILP .MHP , -.-- I PROJECT ,AREA , ILP . . , , 894 . , i M ~ V> :r ~ .... r - - - - -- . , , I' ~ --- ------------- EXISTING ZONING DESIGNATIONS R-2-P R-3 R-3-P MHP CTP IlP al4 PCZ-93-C PROPOSAL: CHANGE FROM LIMITED INDUSTRIAL TO CENTRAL COMMERCIAL AND RESIDENTIAL TWO FAMilY. PRECISE PLAN MUL TI-FAMIL Y RES. MUL TI-FAMLIY RES. PRECISE PLAN MOBILE HOME PARK . THOROUGHFARE COMM. PRECISE PLAN LIMITED INDUSTRIAL PRECISE PLAN OPEN SPACE EXHIBIT B CITY OF CHULA VISTA PLANNING DEPARTMENT-ADV. DIV. 10-07-12 C.COVAR I o FEET .~D' t t~/1