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Home My WebLink AboutPlanning Comm Reports/1993/08/25 (2) City Planning Commission Agenda Item for Meeting of August 25, 1993 Page 1 1. PUBLIC HEARING: GPA-94-01lPCZ-94-A City-initiated orooosal to amend the General Plan and rezone certain territorv. I!enerallv bounded bv Park Way. "G" Street. Fifth Avenue. and Broadwav. to resolve I!eneral olan/zoninl! inconsistencies within the Central Chula Vista communitv. The orecise territorial limits. orooosed rezoninl!. and orooosed I!eneral olan amendments are deoicted on attached Exhibits A.B.C. and Table 1. A.BACKGROUND This item involves a proposed amendment to the General Plan and rezoning of Subareas B.4F and B-4G of Area B.4 of the General Plan/Zoning Consistency Study, The two subareas are located in Central Chula Vista and are generally bounded by Park Way to the north, "G" Street to the south, Fifth Avenue to the east, and Broadway to the west, The eastern half of Park Way generally serves as the boundary between Subarea B-4F to the north and Subarea B-4G to the south (See Exhibit A), The study area includes approximately 16,6 acres and 52 lots, Council's decision to re-direct initiation of the "General Plan/Zoning and Action Plan for Central Chula Vista, to study Subareas B.4F and B-4G came as a result of a property owner's request to resolve the General Plan/Zoning inconsistency on property which he resides, The Environmental Review Coordinator conducted an Initial Study, IS.93.32, of potential environmental impacts associated with the implementation of the proposed rezonings and General Plan Amendments, Based on the attached Initial Study and comments thereon, the Environmental Review Coordinator has concluded that this reclassification would cause no significant environmental impacts as per the Negative Declaration issued on IS.93.32, B. RECOMMENDATION 1. Based on the Initial Study and the comments on the Initial Study and Negative Declaration, find that the proposed General Plan Amendments and proposed rezonings will have no significant environmental impacts and adopt the Negative Declaration issued on IS.93.32 for the General Plant Zoning Consistency Study, Subareas B.4F and B-4G, 2, Adopt a Resolution to amend the Chula Vista General Plan designations for Subarea B.4F from Medium Density Residential (6-11 du/ac,) to High Density /-1 City Planning Commission Agenda Item for Meeting of August 25, 1993 Page 2 Residential (18.27 du/ac,); and for Subarea B.4G from Medium Density Residential (6-11 du/ac,) to Medium High Density Residential (11-18 du/ac,) subject to the following: a, The City of Chula Vista shall enforce any appropriate legal mechanism sponsored by the Chula Vista Elementary School District and the Sweetwater Union High School District, as may be approved by the City, to mitigate impacts to school facilities, b, All existing non.confonning uses created as a result of this action shall be allowed to be reconstructed in the event of destruction of greater than sixty percent of the property's improvement upon review and approval by the Planning Commission, 3, Adopt a motion recommending that the City Council adopt an Ordinance to change the zoning on Subarea B-4G from R.3 (Multiple Family 32 du's/acre) to R.3P22 (Multiple Family 22 du's/acre) subject to a precise plan, C. DISCUSSION The purpose of the ongoing consistency study is to resolve general plan/zoning inconsistencies within the Central Chula Vista community which resulted from approval of the General Plan Update on July 11, 1989, During this process, this particular area's General Plan Land Use designation was redesignated from High Density Residential (18.27 du/ac,) to Medium Density Residential (6.11 du/ac,); however, the underlying zone for this area remained R-3 (Multi.. Family Residential 32 du's/acre), Area B-4 was placed in a special study category because of the complexity of the land use issues given the existing patterns ofland use, residential density, zoning, traffic circulation and school issues, It was anticipated that special study areas may require a combination of general plan amendments and rezonings to promote their orderly development and conservation, as well as the need to address school facilities, As a result of the above concerns the city delayed action on the remaining Special Study Areas to work with both school districts to develop a mutually agreeable work program for a City/Schools Impact Mitigation Study, Staff recommended that the City Council and both School District Board's (Sweetwater and Chula Vista Elementary) authorize and endorse commencement of the Source Point Study which is anticipated to be completed shortly and brought forward for Council review, The Chula Vista Elementary School District has requested that action on this item be postponed until the matter is resolved (see attached letter of August 11, 1993), The staff recommends that the proposed General Plan amendment and rezoning /- 01 City Planning Commission Agenda Item for Meeting of August 25, 1993 Page 3 proceed since there is no set date of when said study will be complete or if the city will participate in any funding mechanism, In addition, the proposed changes reflects a reduction from the current underlying zoning which should have less impacts on the existing schools, Field surveys of both subareas were conducted to inventory the existing land uses, Existing zoning, lot sizes, residential densities and adjacent land uses were also tabulated and mapped to assist in the analysis, In addition, staff further evaluated the development potential of each lot and subarea in terms of the number of additional dwelling units permitted and the number of non-conforming uses which may result from each alternative, Based on this information and an assessment of public facilities impacts, staff prepared a written study document referred to as "Study B.4: Subarea B.4F and BAG" attached hereto, The research process and rationale behind (see General Plan/Zoning Consistency Report attached) each conclusion were then presented by staff to the property owners at a public forum held on May 13, 1993, At the forum, many of the property owners expressed a desire to retain the existing R-3 zoning, D. GENERAL PLAN POLICIES The Chula Vista General Plan contains several goals, objectives, and policies relating to the appropriate character of Subareas BAF and BAG, The Housing and Community Character Goal of the Land Use Element calls for a "full diversity of housing types, while maintaining an orientation to single.family living," Objective No, 12, Housing Community Character, states that the city shall "provide for the development of multi. family housing in appropriate areas," Objective No, 15 states that the city "shall preserve and reinforce existing residential neighborhoods throughout the city, " Objective No, 17 states that the city shall "replan portions of the Central Chula Vista area to lower densities where higher densities are found to be incompatible with single-family neighborhoods," The Central Chula Vista Area Plan contains additional goals and objectives relating to Subareas BAF and BAG, Goal 2 calls for" a variety of types and densities of housing in ways which will preserve and enhance existing Neighborhoods," The Central Chula Vista Area Plan also contains policy on the redesignation of single-family neighborhoods, which states that no areas designated for single. family residential development shall be redesignated to higher density residential use except where: /-3 City Planning Commission Agenda Item for Meeting of August 25, 1993 Page 4 I) there is a city..wide need; 2) there are no significant impacts 3) at least one.half of the boundary of the area proposed for redesignation is bordered by higher density residential or non..residential uses; and 4) that a series of design standards for such development are met, E. ANALYSIS Analvsis of Subarea B.4F This subarea consists of six lots located along Park Way and Fifth Avenue which are developed at or above the allowable density of the R.3 (Multi..Family Residential 32 du's/acre) zoning and High Density Residential (18.27 du's/acre) designation of the General Plan, The largest parcel contains approximately 2.4 acres and is developed with 129 dwelling units, a density of 53 units per acre, The average density of this subarea is 43.4 du's/acre, The character of this subarea is high density residential. Conclusion Based on the attached study, staff concludes that the existing R-3 (Multiple Family Residential 32 du's/acre) Zoning should be retained and that the existing General Plan designation of Medium Density Residential (11.16 du/ac) should be changed to High Density Residential (18-27 du/ac) for Subarea B-4F (see Exhibit C), The rationale for these conclusions are as follows: a, The designation of this area for multi-family residential use conforms with Objective 12 of the Chula Vista General Plan Land Use Element (Page 1-7) which calls for "development of multi. family housing in appropriate areas convenient to public services, facilities, and circulation", While the subarea is not directly adjacent to a 4.lane street or transit lines, it is within one.quarter mile of Broadway to the west. It is also within one-quarter mile of commercial uses along Broadway, and within one-quarter mile of the Chula Vista Center at Broadway and "H" Street. b, The entire subarea is developed exclusively with multiple-family housing and the objective of the Chula Vista General Plan which calls for the preservation of single-family neighborhoods does not apply, /- 'I City Planning Commission Agenda Item for Meeting of August 25, 1993 Page 5 c, The existing R.3 Zoning and the proposed change to High Density Residential (18..27 dul ac) General Plan designation are appropriate for this subarea because it is built out at densities permitted under the R.3 Zone and the existing Medium Density Residential designation is inconsistent with the density of the existing development, Analvsis of Subarea BAG This subarea consists of 9,7 acres of land divided into 46 lots, Twenty three of these lots are developed with single family dwellings, while the remaining twenty three lots contain a total of 145 dwelling units ranging from two family residences to multiple family, There are two large apartment complexes totaling 44 units with the remainder within small apartment complexes of three to ten units, The clustered pattern of single family properties lends itself to lot consolidation and the development of additional units, Conclusion Based on this study, staff concludes that the existing R-3 Multiple Family Residential Zoning (32 du's/ac) should be changed to R.3.P22 (Multiple Family Residential Zoning, 22 du's/acre) and the existing General Plan Designation of Medium Density Residential (6.11 du/ac) should be changed to Medium.High Density Residential (11.18 du's/acre) for Subarea BAG (see Exhibit C), The rationale for this conclusion is as follows: a, The designation of this area for multi..family residential uses conforms with Objective 12 of the Chula Vista General Plan Land Use Element (Page 1.7) which calls for "development of multiple-family housing in appropriate areas convenient to public services, facilities, and circulation", While the subarea, similar to Subarea B4.F, is not directly adjacent to a 4.lane street or transit lines, it is within one.quarter mile of Broadway to the west. It is also within one.quarter mile of commercial uses along Broadway, and within on-quarter mile of the Chula Vista Center at Broadway and "H" Street. b, The subarea is a mixed density neighborhood developed with single family detached housing and apartments which has resulted in a varied texture, For the most part, multiple. family projects have been built on small lots, The recommended R.3.P22 zoning recognizes the pattern of small lots and the existing small scale of multiple. family development. /-5 City Planning Commission Agenda Item for Meeting of August 25, 1993 Page 6 c, The proposed R.3.P22 Zoning and Medium.High Residential (11..18 du/ac) General Plan designation are more appropriate than the existing R.3 Zoning and Medium Residential designation because the subarea's overall character is no longer considered single family due to the amount of multiple.family development and given its potential for additional development through lot consolidation, It is also adjacent to existing high density developments to the north, B:\B4-Ml/fjha 1- !" AUG-13-93 FRI ROARD OF EDUCATION JOSEPH D CUMMINGs, PhD. lMnv CUNNINGIWA SHARON GUS PATRICK A. JUDO GREG R. SANDOVAL SUPERINTENDENT UBIA S. Oil, Ph.D. 15:49 CHULA VISTA SCHOOL DIST. P.02 CHVIA VISTA ELEMENTARy SCHOOL DlS'I1UC1' 84 EAST "J" STREET. CHULA VISTA, CALIFORNIA 91910 . 619425.9600 EACH CIIILD IS AN INDIVIDUAL OF GREAT WORTH August 11, 1993 Mr. Bob Leit~r Planning Director City of Chura Vista 276 Fourth Avenue Chula Vista, CA 91910 RE: Proposed Rezoning, Areas 8.4F, 8..4G Dear Mr, Leiter: Thank you for providing notice of the Planning Commission hearing on the proposed General Plan AmendmentfRezoning for Areas 8-4F and 8. 4G. As you know, the District has opposed past City.initiated rezonings in the central and western areas of Chula Vista for three main reasons: 1) amending the General Plan designations to higher densities has the potential for increasing student enrollment and thus adversely impacting already overcrowded District facilities in these areas, without providing full mitigation; 2) the City, by initiating these legislative actions absent a development proposal, pre.empts the District from requiring full mitigation from future development as this development will not require a legislative action; and 3) by processing these rezoning requests separately, the General PlanlZoning Consistency project is segmented, thus pr,eventing quantification and analysis of the cumulative impacts on school facilities, We have been working on a joint study with the City, Sweetwater Union High School District and SourcePoint (SANDAG) for over a year which will address these issues, along with identifying and quantifying new non.. residential development's responsibilities for enrollment increases, and determining how the funds needed for facilities to serve new development will be provided, During the last hearings on the second rezoning application, the City stated, in a January 28, 1992 leiter, the intention "to consider the remaining Zoning Consistency subareas as a whore, and will perform a cumulative analysis of the environmental impacts to school facilities resulting from the resolution of the planlzone inconsistencies in these areas, Additionally, the city staff will recommend appropriate mitigation measures for these cumulative impacts, based on further consultation with you and your staff to determine an appropriate overall approach", A copy of that lelter is atlached, /- 7 AUG-13-93 FRI . 15:50 CHULA VISTA SCHOOL DIST. P.03 / /. I August 11, ,993 Mr. Bob Leiter Page 2 RE, Proposed Rezoning, Areas B-4F, B.4G When the current proposal was initiated earlier this year, it was with the understanding that any approval would be conditioned (0 require participation in an existing Community Facilities District (CFD), or participation in any future mitigation ordinance. The City Attorney later found it not possible to include either condition, and the application is going forward at the landowner's request The City is processing the request because the tirneframe for completing the study and developing an implementation measure is taking longer than originally anticipated, and their determinatiQTl that impacts to school facilities will not be significant Given the above, and the fact that there is no guarantee that a school mitigation ordinance will be adopted at least in tfie near term, we request the City delay processing the landowner's request for Plan Amendment and Rezoning until the joint study is completed and a mitigation ordinance or other method to provide full mitigation is in place, consistent with our agreement Sincerely, hr. \..( :.:-~~ \U ,",,-~........ Kate Shurson Director Planning, Facilities KSdp cc:: Cabinet Board of Education Tom Silva fl!SW:C:IClonc b-4t /. 8' AUG-13-93 FRI 15: 51 CHULA VISTA SCHOOL DIST~ ~"f?. ~ ~~~C'i:" ","",,,,~ CUy OF CHUIA VISTA PLANNING DEPAAIMENT January 28, 1992 Chula Vista Elementary Bchool District 84 East ",1" St. chula Vista, CA 91910 ATTN: Kate Bhurson Dear Ms. Shurson: . . P_04 ~,- ~. E:~ E:41. Sc Rtc~1 flOOI. f't. VE:D D/~1 1>, A/}' fl . "ft\tl\t/~ /99;: DE-,. G~,k ~Ij>r" ~C'II.Il; IF:rvl: IF:~ At the September 25, 1991 Planning Commission hearing on Zoning Consistency Study Area B-)A, located between Third Ave., Landis Ave., "0" Street, and "E" Street, you expressed objections to the staff recommendation to change the General Plan Designation on this five acre area from Residential Low-Medium ()-6 dwellipg units per acre) to Residential Medium-High (11-18 dwelling units per acre). You requested that the City perform a comprehensive environmental review of the impacts to local school facilities from changing the General Plan Designations in this and the other remaining zoning consistency study areas. It remains the staff recommendation to approve the change in General Plan land use designation for Subarea B-)-A when this item is heard by the City Council on February 4, 1992. However, in response to your comments, the Planning Department does intend to consider the remaining Zoning Consistency study subareas as a whole, and will perform a cumulative analysis of the environmental impacts to school facilities resUlting from the resolution ot the plan/zone inconsistencies in these areas. Additionally, the city staff will recommend appropriate miti<;Jation measures tor these cumulative impacts, based on further consultation with you and your staff to determine an appropriate overall approach. We look forward to working with you and your staff to conduct this cumulative analysis of school impacts, and recommending appropriate mitigation measures to relisve thess impacts. Sincerely, 1-//'" (." #' _ /1-" ;;., . ,.{ I() Robert A. Leiter Director of Planning i ,- '1 ( CHULA VISTA GENERAL PLAN/ZONING CONSISTENCY STUDY STUDY AREA B.4: SUBAREAS B.4F and B-4G 10 May 1993 Prepared by: Planning Department City of Chula Vista 276 Fourth Avenue Chula Vista, Ca, 91910 /-/G; Table of Contents Introduction Project History General Plan Policies Land Use Element Central Chula Vista Area Plan Redesignation of Single Family Neighborhoods Subarea B-4F I, General Plan/Zoning Designations and uses 2. Description (Statistical summary from Lot.by.Lot Analysis Table) 3, Analysis 4, Recommendations Subarea B-4G I, General Plan/Zoning Designations and uses 2, Description (Statistical summary from Lot.by.Lot Analysis Table) 3, Analysis 4, Recommendations Exhibits A, General Plan/Zoning Consistency Study. Special Study Areas B. Subarea B.4F and B-4G . Existing General Plan and Zoning Designations C, Subarea B.4F and B-4G . Proposed General Plan and Zoning Changes Tables I, Required Area Per Dwelling Unit. R.3 Zone 2, Lot.by..Lot Analysis of Subareas 1-1/ INTRODUCTION On July II, 1989, the City Council adopted the Chula Vista General Plan Update which reflects the various land use category changes within the City. Some of those changes in the area west of Interstate 805, particularly those within the Central Chula Vista Area, were subsequently found to be in confl ict with the existing zoning and land use patterns of the area. The areas of incongruity between the General Plan's land use designations and the existing zoning were depicted on a map and submitted to the City Council in November 1989. The accompanying staff report outlined a schematic work program designed to resolve those general planlzoning inconsistency issues identified in the incongruity study. The Council directed staff to return with a more specific program of resolution and the Planning Department submitted a Consistency Action Plan to the City Council on December 5, 1989. Exhibit A depicts those Special Study Areas identified in the Consistency Action Plan. Since approval of the Consistency Action Plan, one of the five areas identified as containing inconsistencies was the subject of a study in conformance with the Plan and on June 11, 1991 the Council took two actions, Under Resolution No, 16199 the Council amended the Chula Vista General Plan for Special Study Area B.I in Central Chula Vista to generally increase the density designation in the Land Use Element for the area, On June 18, 1991 the City Council passed, approved and adopted Ordinance No. 2462 rezoning the territory within Special Study Area B.I generally reducing the existing permitted densities from the R.3 Zone to lesser densities in five of the seven subareas addressed in the Planning Department report. Both of these actions had been recommended by the Planning Commission on April 10, 1991. As part of the approved Ordinance No, 2462 were two sections in addition to the rezoning, Section" made clear that in subareas which received a lower zoning designation with a "P" modifier as part of the development standards, notwithstanding Section 19,64,150 of the Chula Vista Municipal Code, all existing uses within the effected area made non.conforming as the result of the down-zoning would be allowed to be reconstructed in the event of destruction, even ifthe degree of destruction were greater than 60 percent of the property's improvements, subject to review and approval of the Planning Commission. In addition, under Section III entitled "School Impact Fees Policy", it was stated that "As a matter of policy, the City of Chula Vista shall enforce such legal mechanisms sponsored by the Chula Vista School District and the Sweetwater Union High School district as may be approved by the City to mitigate impacts on school facilities". Subsequent to the Council action approving the Special Study Area B.I of the General Plan/Zoning Consistency Study, similar actions were taken for a subarea of Special Study Area B-3 for most of a block lying between Third And Landis Avenues north of the commercially zoned property north of E Street. At the request of a property owner in Subarea B.3A, it became the subject of a Planning Department study which resulted in the Council rezoning the area (Case No, PCZ.19-G) which changed the zoning from R.3 to R.3.P22 and a General Plan Amendment (GPA.91.5) which modified the General Plan designation from Low.Medium 1- /,;;z Residential (3.6 du/ac) to Medium.High Residential (11.18 du/ac). The zoning for the subarea prior to rezoning to R.3.P22 was R..3 (Apartment Residential) which allows up to 32 dwelling units per acre, Partly as a result of concerns raised at the public hearings before the Planning Commission and City Council, the language relating to school impacts adopted for the B-1 Special Study Area was also applied in the B-3A Subarea actions, In addition, the concern relating to the need for a comprehensive assessment of the environmental impacts upon city schools resulting from the changes in land use intensity in central ChuJa Vista, caused the Director of Planning in January 1992 to establish that the Planning Department would consider the remaining Zoning Consistency Study areas as a whole. At that time, a cumulative analysis of the environmental impacts to school facilities resulting from the resolution of the plan/zone inconsistencies in the study areas would be performed. Since this time, staff from the City, both School Districts and SourcePoint, which is associated with SANDAG, have met to propose a school impact mitigation work program and timetable for completion of this project. Unfortunately, other priorities have consumed the time of the Planning Department and School District staffs, resulting in a delay in finalizing this project. Meanwhile, a property owner located within General Plan/Zoning Consistency Study Area B-4 has requested initiation of a general plan amendment to resolve an inconsistency between the General Plan and zoning for the subject property. In discussion with the School District staff and the City Attorney, staff detennined that the General Plan Amendments and Rezones necessary for the subject property owner, along with other properties in Subareas B-4F and B-4G, can proceed ifthe city imposes a requirement that, prior to the issuance of building pennits for new coustruction, all lots within this area execute an agreement with the school district to annex into a Mello-Roos Facilities Financing District (CFD). The provisious under which this requirement applies are as follows: 1) only those property owners electing to (re)develop their property, where (re)development is defined as a residential project that results in an increase in density over and above existing deusity, are subject to this requirement; 2) residential remodels and room additious, as well as non-residential development projects, are exempt, and shall only be subject to the payment of impact fees as currently established by state law; 3) in the event a future city/school district impact mitigation program is adopted, pursuant to completion of the SourcePoint study, the mitigation program resulting from this study shall take precedence and prevail over the previous program; and 4), in the event the school district forms a new annexable CFD to replace existing CFD No.5 in order to accommodate annexations from smaller, non-contiguous projects, applicants will be required to annex to the new CFD. Given this understanding, the City Council, on March 2, 1993, accepted staff's recommendation to proceed with the necessary General Plan Amendments and Rezones for this area, and to return to Council at a later date with a final action plan for the school impact mitigation program, Subareas B.4F and B.4G are generally located along Park Way and "G" Streets between Fifth Avenue and Broadway (see Exhibit B). .2.. /-/3 This report consists ofthe authorized study, and includes sections on General Plan Policies, Area General Plan and Zoning Designations, Existing and Potential Land Use, Existing Conditions by Subarea, and Public Facilities Impacts. The conclusions section contains the staff recommendations, GENERAL PLAN POLICIES The Chula Vista General Plan contains the following goals, objectives and text relating to the General Plan/Zoning Consistency Study for Subareas B.2 through B..5, Land Use Element Goal 3: Objective 12: Objective 15: Objective 17: HOUSING AND COMMUNITY CHARACTER (Page 1-7). It is the goal of the City to accommodate a full diversity of housing types, while maintaining an orientation to detached single-family living. (Page 1.7) . Provide for the development of muIti.family housing in appropriate areas convenient to public services, facilities, and circulation. (Page 1.7) . Preserve and reinforce eXlstmg residential neighborhoods throughout the City, Focus preservation and code. enforcement efforts at older neighborhoods such as Central Chula Vista and Montgomery, (Page 1-7) . Re..plan portions of the Central Chula Vista area to lower densities where higher densities are found to be incompatible with conservation of single family neighborhoods, Central Chula Vista Area Plan: Goal 2: Objective 7: Objective 8: RESIDENTIAL NEIGHBORHOODS (Page 10.7) . The goal of the City is to provide a variety of types and densities of housing which will preserve and enhance existing neighborhoods. (Page 10.8) . Preserve and enhance pockets of single family neighborhoods which exist in the area west of Second Avenue and north of "H" Street. (Page 10..8) . Where transition from lower to higher density residential uses is to occur, mandate review with respect to .3.. //y accessibility, parking, availability of parks and open space, and visual compatibility, Redesignation of Single Family Neighborhoods (Page 10-19) Single family neighborhoods in Central Chula Vista are under increasing pressure as a result of nearby conversion of single family land use to multi.family. In order to provide further protection of these neighborhoods no area designated single family residential in the Central Chula Vista Area Plan (Residential Low and Residential Low/Medium) should be redesignated to higher density residential use except upon finding that: a. There is a citywide need for multi..family housing. b, There are no significant impacts or such impacts are fully mitigated. c, That at least one. half of the boundary of the area proposed for redesignation is bordered by areas of residential density classification, which is the same as the proposed density classification, or higher residential density classification, or commercial, industrial, or institutional uses, Regardless of general plan designation, no eXlstmg single family units should be converted to a multi.family project unless the following findings are made: 1. That the project is consistent with the general plan. 2. That access to the project is from a four.lane residential collector or a higher classification street. 3, That any significant traffic impact of the project is fully mitigated, 4, That the project contains the established minimum of landscaped open space, exclusive of driveways and parking, 5, That the massing and exterior design of the project be consistent and compatible with the lowest density use which is adjacent to the project. 6. That the project satisfies all applicable requirements of the city's zonmg ordinance, .4.. /-/5 Study Area Subareas B.4F and B.4G are located in Central Chula Vista amidst a larger area of such inconsistency (a portion of Special Study Area B.4), located between Fifth Avenue and the commercially zoned property on the east side of Broadway to the west and along both sides of Park Way and "G" Street (see Figure B), The entire study area is zoned as R.3 Apartment Residential, allowing up to 32 dwelling units per acre, depending on parcel size and usual zoning requirements for yards, parking, landscaping and open space, and is designated as Medium Residential (6.]] dwelling units per acre) in the General Plan, The eastern half of Park Way generally serves as the divide between subarea B.4F to the north and B-4G to the south, Subarea B.4F is characterized by large lot, high density, multi. family housing which is built out in excess of the maximum R.3 zoning standards, Subarea B.4G was previously a single family neighborhood but is now in the latter stages of transition, having experienced substantial multi. family development. Subarea B-4F ], General Plan/Zoning Designations and Uses Land Use Designation: Medium Residential (6..1\ du/ac) Zoning: R.3 Apartment Residential Uses: Exclusively MF WEST Land Use Designation: Thoroughfare Commercial, Medium Residential (6.1\ du/ac) Zoning: C.T Thoroughfare Commercial; R.3 Apartment Residential Uses: Commercial and Professional Office, MF, TF, SFD NORTH Land Use Designation: Medium Residential (6.1\ du/ac) Zoning: R.] Single Family Residential; R.2 One and Two Family Residential Uses: SFD, TF EAST Land Use Designation: Medium Residential (6.1\ du/ac) Zoning: R.3 Apartment Residential Uses: MF, SFD and church .5. /-/~ SOUTH Land Use Designation: Medium Residential (6.11 du/ac) Zoning: R.3 Apartment Residential Uses: MF and SFD 2, Description (Potential Infill) Existing Dwelling Units 297 Maximum Buildout Potential under R..3 Zoning . 297 (+0) Maximum Buildout Potential under R-3 Zoning with Maximum Lot Consolidation 297 (+0) Maximum Buildout Potential under R.3.P22 Zoning 297 (+0) Maximum Buildout Potential under R.3.PI3 Zoning .. 297 (+0) Maximum Buildout Potential under R.l.7 Zoning 297 (+0) Maximum buildout under existing Zone and proposed General Plan ...... Maximum buildout under existing General Plan and corresponding Zone # Lots # Acres # SFD # TF #MF Net Density Population 6 6,9 o o 297 43,0 du/ac 800 (average population coef. = 2,693) 3. Analysis This subarea consists of six lots located along Park Way and Fifth Avenue which are developed at or above the appropriate density for R.3 Apartment Residential zoning and High Residential standards of the General Plan (18.27). The largest parcel is 104,980 square feet (2.4 acres) and is developed with 129 dwelling units at a density of 53 units per acre, The average net density of this subarea 43.4 dwelling units per acre, The character of this subarea is clearly established as high density, multi-family residential. 4, Recommendations .6.. /'/7 Based on this study, staff recommends maintammg the eXlstmg R..3 Apartment Residential Zoning and a change from the existing Medium Residential (11.16 du/ac) to High Residential (18..27 du/ac) General Plan designation for Subarea B.4F (see Exhibit C), The rationale for this recommendation is as follows: a, Designation of this area for multi..family residential uses conforms with Objective 12 of the Chula Vista General Plan Land Use Element (Page 1-7) which calls for "development of multi-family housing in appropriate areas convenient to public services, facilities, and circulation", While the subarea is not directly adjacent to a 4.Iane circulation element street or transit lines, it is within one..quarter mile of Broadway to the west. It is also within one.quarter mile of commercial uses along Broadway, and within on.quarter mile of the Chula Vista Center at Broadway and "H" Street. The subarea is directly north of and adjacent to Vista Square Elementary School and Chula Vista Junior High School. b, Because the entire subarea is developed exclusively with multi.family housing, objectives within the Chula Vista General Plan which call for the preservation of single-family neighborhoods do not apply. c. The existing R.3 Zoning and the proposed change to High Residential (18.27 du/ac) General Plan designation in lieu of the existing Medium Residential (6.11 du/ac) are appropriate in this subarea because: i) the existing multi..family development is built out at densities permitted under the R-3 Zone, and ii) the existing Medium Residential designation is inconsistent with the zoning and the existing density of development. Subarea B-4G 1. General Plan/Zoning Designations and Uses Land Use Designation: Medium Residential (6-11 du/ac) Zoning: R.3 Apartment Residential Uses: Mixed MF, SFD, and TF WEST Land Use Designation: Thoroughfare Commercial; Medium Residential (6..11 du/ac) Zoning: C..T Thoroughfare Commercial; C.O Administration and Professional Office Uses: Commercial and Professional Office NORTH Land Use Designation: Medium Residential (6-11 du/ac) Zoning: R.3 Apartment Residential .7- /-/3 Uses: MF and SFD EAST Land Use Designation: Medium Residential (6.11 du/ac) Zoning: R..3 Apartment Residential Uses: SFD, 1 MF Land Use Designation: Public and Quasi Public; Medium Residential (6.11 du/ac) Zoning: R.3 Apartment Residential, R.2 One and Two Family Residential Uses: SFD, 1 TF and 1 vacant; Vista Square Elementary School and Chula Vista Jr. High School SOUTH 2, Description Existing Dwelling Units Maximum Buildout Potential under R..3 Zoning" Maximum Buildout Potential under R.3 Zoning with Maximum Lot Consolidation Maximum Buildout Potential under R.3..P22 Zoning Maximum Buildout Potential under R.3.P13 Zoning" Maximum Buildout Potential under R.l-7 Zoning (Potential Infill) 170 263 ( +93) 287 (+117) 238 ( + 68) 181 (+ 11) 170 (+0) " Maximum buildout under existing Zone and proposed General Plan "" Maximum buildout under existing General Plan and corresponding Zone # Lots # Acres # SFD # TF # MF Net Density Population 46 9,7 25 14 131 17 ,6 du/ac 458 (average population coef. = 2.693) 3, Analysis This subarea consists of 9,7 acres of land divided into 46 lots, Twenty three of these lots, totaling 50 percent of the land area, contain single family dwellings, while the -8- 1-; y remaining twenty three lots contain a total of 145 dwelling units, 90 percent of which are multi. family dwellings and 10 percent of which are two.family residences, There are two large apartment complexes totaling 44 units that are located within this subarea, The remainder of the multi-family units are contained within small apartment complexes of three to ten units in number. The clustered pattern of single family properties lends itself to lot consolidation and additional large projects, 4. Recommendations Based on this study, staff recommends changing the existing R-3 Apartment Residential Zoning to the R.3.P22 Apartment Residential (22 du/ac) and changing the existing Medium Residential (6.11 du/ac) General Plan designation to Medium.High Residential (11.18 du/ac) for Subarea B.4H (see Exhibit C), The rationale for this recommendation is as follows: a, Designation of this area for multi. family residential uses conforms with Objective 12 of the Chula Vista General Plan Land Use Element (Page 1.7) which calls for "development of multi..family housing in appropriate areas convenient to public services, facilities, and circulation", While the subarea, similar to Subarea B4..F, is not directly adjacent to a 4.Iane circulation element street or transit lines, it is within one..quarter mile of Broadway to the west. It is also witl1in one.quarter mile of commercial uses along Broadway, and within on.quarter mile of the Chula Vista Center at Broadway and "H" Street, The subarea is within one block of Vista Square Elementary School and Chula Vista Junior High School. b. The subarea is a mixed neighborhood developed with single family detached housing into which multi-family developments have intruded resulting in a varied texture and densities. For the most part, multi. family projects have been built on the existing small lots, The recommended R-3.P22 zoning reflects the pattern of small parcels and the existing small scale of multi. family development. c, The proposed R.3.P22 Zoning and Medium..High Residential (11.18 du/ac) General Plan designation are more appropriate than the existing R.3 Zoning and Medium Residential designation because: i) the subarea's overall character can no longer be considered single family due to the level of multi. family intrusions, ii) the pattern of small land parcels is not appropriate for higher density development, and iii) the Medium.High Residential General Plan designation is appropriate for the subarea given the potential development through potential lot consolidation and the proximity of the subarea to the existing higher density property to the north, (A:\lance\gpzcb4fg. rpt) .9. 1-,;;},3 TABLE 1 REQUIRED AREA PER DWELLING UNIT. R..3 ZONE (C,V. Municipal Code, Section 19,28,070) Lor Area Studio and Two Three Four (sq, Ft.) One Bedroorn BedrOOm Bedroom Bedroom 15,000 or more 1,350 sq, ft. 1,430 sq, ft. 1,510 sq. ft. 1,590 sq, [f, per dwelling per dwelling per dwelling per dwelling (32 du/ac) (30 du/ac) (29 du/ac) (27 du/ac) 10,000. 14,999 1,500 sq. [f, 1,580 sq, ft. 1,660sq, ft. 1,740 sq, [f, per dwelling per dwelling per dwelling per dwelling (29 du/ac) (28 du/ac) (26 du/ac) (25 du/ac) 7,000 - 9,999 1,700 sq, ft. 1,780 sq, ft. 1,860 sq, ft. 1,940 sq, ft. per dwelling per dwelling per dwelling per dwelling (26 du/ac) (25 du/ac) (23 du/ac) (23 du/ac) less than 7,000 2,000 sq, ft. 2,080 sq, ft. 2,160 sq, ft. 2,240 sq, ft. per dwelling per dwelling per dwelling per dwelling (22 du/ac) (21 du/ac) (20 du/ac) (19 du/ac) The R.3 (Apartment Residential) zone includes a table for calculation of density which is based upon lot size (the larger the lot, the greater the density) and size of units (the larger the units, the lesser the density), .10- j. .;;,;/ L.. BU"IIII ....- - ! I-- ~-. ~a: if=% I ~ I I--c C I L!ib' i -= 0 ' 10. _ _ _ _.. >-- _ <(- - ~ - ~ -- - _A ",0_- ,.- -:- ffi vCJ~ , , ,... - , ..- ...,..... . , , , ~'''.. , I , , I f-- , , R3 CT - -~.. = I =n ,..-- ~...... . t' , -- -, . , ! I: i I ARK r 1...1. I., ",.'" VA CE r- L ~y CTP I , I . CTD r I: :u 01f I I I! I I I L I 'L ,J.=' 'C nAYln!!1'\~ i I , '.' ~ I II , , : I ~ a: I ~,... -~.JL.J...J..........a ~ C J' -4 '-- o -r-':-- ~_-I I ~ R-3-. ..~ : 1---' I- - -- ~-.-. ~....; , % ~ - -~--h, 1.-- --- , ..-- L...J . II~-''''''''- r T' -.-- I I i' I I I'~- " ." .; , I I I . STR I, . I .~ .- ~J.. :....!,..-...; , _..J I .. i , , ,~ :fi1 ET- F I IllIl1T= I I . , I I I. " ~ I I I ~ _LL t~-~ ~ .., r- > -- -4 .. . T J ( . ~~ I f-._- ! I I f- " . .... - - STREET 'WH' ,," .. T -G It j! ----,0----- L VISTA SQUARE CHULA VISTA 0 CCD I GE .. EXHIBIT D R2~.-l . T ~.. I ' -. . -, . ll1r ~. ~ JI w . . I t.: I' :ET I III I J n GENERAL PLAN/ZONING CONSISTENCY STUDY : SPECIAL STUDY AREA 8-4 C) Subarea B-4F: Zoning SCALE 1'.400' City of Chula Vista Planning Department - Advance Planning. CR. 8/10/93 / .. ~,;;; I I t '-F L - D' I ----- >- -- <( - ,...;- o . 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I' err T 1 rn T. . . , . . ~ J' n GENERAL PLAN/ZONING CONSISTENCY STUDY : SPECIAL STUDY AREA 8-4 C) Subarea B-4G: Zoning SCAlE 1'=400' City of Chula Vista Planning Department - Advance Planning. CR. 8/10/93 /cV3 I,! ~f I-- ' I . i-~ ... ...- , , , . ....i I-- i f-o-, I-- ~ .. VA CE - - RO' V l . .' ~U I I , , I. -.. , ..- - ~ -. I , , ~1..... , I , , I i-- I Hf I .. CT ----- RH t: : ~- CTr : l I I I I AVII1S0N ..,~ I II, "'jjf --I.....I~..I...I.......... ~ 1--01 I _-I f . ....--' 'If ~ - -- I I- ~-.-' I I i ~ STR "ET- i-- 1':. I ' -.I .~ I I i-- _.L :.....!....... I , .. ~ I :' i I I '--- ,. '. "~ f I I " ~ - l ~ t - -~ w - ,., r- ~ ;i~,;= ., I .. I I _.. : --, Z I I W :n I ~a::, ~ ~ =1- r;~ -~-- ~a: =:I~ = ~:z: F 1M =CI'> I'C -c ~_ _Li... :!..T II: I ~_.. Qc J.. _. ' r- ILl :z: u -RM I . Ffr:';~::'-:-_"" t':.: I 4-I...J ' 1'-" rr-.--- I I I " i I 1'''- i I I . I ~ -F I ~D >- ~ <( - f-- 3: f-- o <( ~O_'- ffi J / III I :~ A "-J:fmr: r . r . VISTA SOUARE - -.: I ~ - STREET CHULA VISTA - ----0---- PQ 0 , . ,. ~ I . ,1-" .... ..... --.. . ' . Z, I iL~ , CR GE . . . rNEET W , -4 .. I LJ ~ , " .. --- : I I . . I.: II GENERAL PLAN/ZONING CONSISTENCY STUDY : SPECIAl STUDY AREA 8-4 (!) Subarea B-4F:. Existing General Plan Deslgnaflon SCALE 1'=400' EXHIBIT F City of Chula Vista Planning Department - Advance Planning. CR. 8/10/93 /-~y L.. , I ,- --- , ..- .. r" ~ . , , ,...1".. . I I , .-- . I , . . : . .. CT ----- - ==:= ~ L-.J"I J I I I - I: ' - a:-- -c_ =Cl.1_ = -% =~ C OiL - 0: I I I ! -F I N , F'7 ~ , I RH , ~ , I II ~ '--- - PARK .., r- '-- >-~ - <( - ~ Q <(I-- ~ JI.,~ II) ,- .... I " t: . - --. --:- ~ II! VA CE - - - H:V I I I CTr tJ: :U OT I ftU I I I I L I Il~ I 'l[J AVI N I I ,.,~ II I I , I j 11"- a: I 1...... -~.JL.L.L~...... I:) C J ,.... - -f I -.... o r - _~ ~ -RM ,..1 I % U ~ -~--\-, ~-- ~.____ L,-- r--.....-,...,~I.JrT~:..-. I I 'I I I ,! r--' ., ., I - I - . ... t. -. . ....; . .-' , I IF I , ~ : IF STREET- I: . I ' ..j ._ I I .L :.... !.. ..- I I 1-.." I :' i I I , ; . " ~ I I I . iI.J~_.L..!. J _,._ ::;) t ~ - .., F = c. ~~ ! ---' - --- -,-" - , ~ . I ~._. I I 10- I W. T ,....... .. i-- ...- --- ~. , I STREET 'r- I G ~ VISTA SOUARE . . I . ...... -......... . CHULA VISTA PQ 0 . . . ,. .'. I I T 1:--~ %. . t ~.,; r. : W --I D CR GE " ~ EXHIBIT G . IT [l'T I GENERAl PLAN/ZONING CONSISTENCY STUDY : SPECIAL STUDY AREA 8-4 C9 Subarea B.4F: Existing General Plan Designation SCALE 1'-400' City of Chula Vista Planning Department - Advance Planning. CR. 8/10/93 / . c?,5 . negative declaration PROJECT NAME: General Plan/Zoning Consistency Study Subarea B4-F and Subarea B4-G PROJECT LOCATION: Generally bounded by 5th Avenue to the east, Broadway Avenue to the west, G street to the south and Madrona Street to the north. APN NUMBERS: Subarea B4-F: 567-102-41,42; 567-103-13,14,23,25. Subarea B4-G: 567-103-05 to 13; 567-140-06 to 10,13 to 19,23; 567-150. PROJECT APPLICANT: City of Chula Vista CASE NO: IS-93-32 DATE: July 14, 1993 A. proiect Settinq The project site consists of two subareas (B-4F and B-4G) in central Chula Vista totalling 16.6 acres. At the present time, the entire study area contains parcels with zoning designations inconsistent with the general plan designations established as part of the 1989 General Plan Update. The proposed project would provide consistency between the zone and general plan in order to comply with state and local land use policies and regulations. ~ Subarea B-4F consists of 6.9 acres generally located west of Fifth Avenue, north of Park Way, south of Madrona Street and east of Broadway Avenue (see Exhibit 1). This subarea is built-out with higher density multi-family development. There are approximately 300 multi-family residential units in this subarea, with an estimated population of 808 persons. Subarea B-4G covers 9.7 acres generally located west of Fifth Avenue, north of Vance Street, south of Madrona Street and east of Broadway Avenue (see Exhibit 1). The housing stock within this suba~ea used to be predominated by single-family residences, however, due to the number of under-utilized parcels, it has transitioned to a mixture of single- and multi-family homes. There are currently 135 multi-family residences in this subarea, with an estimated population of 466 persons. Both subareas are located in previously developed and urbanized areas of the City, therefore, it is not anticipated that any sensitive plant or animal resources will be impacted. All public services and facilities have already been provided to both subareas. ~(lt- ./ -~ C -t!- ~-~ ...~~~ city of chula vllta planning department cnv Of _vl...n",.nt.. ~w .....I..n CHLJLA Vlc;rA B. Pro;ect Description California Planning, Zoning, and Development Law requires that general law city zoning designations be consistent with general plan designations (Government Code Section 65860). The same result is obtained in Chula Vista, a charter city, because Government Code Section 65803 authorizes charter cities to adopt an ordinance requiring consistency and Chula Vista has done so (Chula Vista Municipal Code ~19.12.020). The proposed project would provide consistency between the zone and general plan within both subareas through the implementation of two types of discretionary actions--rezones and lor general plan amendments. In Subarea B-4F, a general plan amendment from Medium Density Residential (6-11 du/ac) to High Density Residential (18-27 du/ac) will bring the zone and general plan into conformance. The proposed general plan designation of High Density Residential will more accurately reflect the existing multi- family residential character of the area. This subarea has already been built out at densitites higher than the existing general plan designation. The proposed general plan amendment will implement the existing R-3 zone. In Subarea B4-G, a rezone and general plan amendment will be implemented to achieve consistency, First, existing zoning will be changed from R-3 Apartment Residential which allows up to 32 dulac to R-3-P22 Apartment Residential with Precise Plan which allows up to 22 dulac. The recommended R~3-P22 zoning will be more compatible with existing lot sizes, density, and overall development patterns in the subarea. Second, a general plan amendment from Medium Density Residential (6-11 du/ac) to Medium-High Density Residential (12-18 du/ac) will implement the R-3 -P22 zone, Implementation of these two discretionary actions will more accurately reflect the existing community character. C. Compatibility with Zoninq and Plans Existing zoning within" both subareas is currently R-3 Apartment Residential with a general plan designation of Medium Density Residential (6-11 du/ac). The proposed project is a city-initiated project to ensure that the zone and general plan are in conformity with Chula Vista Municipal Code ~19.12.020. The proposed project will more accurately reflect existing development patterns in the subarea and in the surrounding area. Surrounding land uses generally consist of "Thoroughfare Commercial" and "Medium Density Residential" to the west, "Public and Quasi-Public" and "Medium Residential" to the south, and "Medium Density Residential" to the east and north. / -c:;; 7 WPC NDCHECK.LST Page 2 D. Identification of Environmental Effects The following impacts have been determined to be less than significant. Less Than Siqnificant Impacts 1. School Impacts The Sweetwater Union High School District and Chula Vista Elementary School District have both commented on the proposed project. Both Districts expressed their concerns that the project will have an adverse impact on school facilities. schools serving the study area include Chula Vista High School, Chula Vista Junior High School, and Vista Square Elementary School. According to the Sweetwater Union High School District, Chula Vista High School is operating at 114 % of capacity, and Chula Vista Junior High School is operating at 97% of capacity (July, 1993). A letter received from the Sweetwater High School District (April 9, 1993) indicates tha~ an increase in density could intensify the school overcrowding pressures in central and western Chula Vista. A letter expressing similar concerns was received from the Chula Vista Elementary School District on April 19, 1993. The Elementary School District is currently operating over their permanent capacity (Shurson, July 1993) Potential school impacts were assessed for both subareas. Project implementation in Subarea B-4F will not create additional dwelling units since maximum build-out has already been attained. Therefore, no additional students will be generated, and no impacts to schools will occur in Subarea B- 4F. In Subarea B4-G, potential school impacts were evaluated by calculating the number of additional dwelling units which may be generated by project implementation, and applying student generation factors obtained from each School District. A total of 68 additional dwelling units could be constructed in Subarea B-4G, if the project is approved, resulting in a potential increase in students. without project implementation, a total of 29 dwelling units would be allowed by the existing general plan designations, if under-utilized parcels were built out. The difference between the number of dwelling units built under the proposed project (68 du) and the existing general plan (29 du) results in a total of 39 additional dwelling units in Subarea B-4G, after project implementation. Impacts to each School District were calculated based upon the number of additional students which could be generated after project implementation, assuming that maximum in-fill 1-";;'13 Page 3 WPC NDCHECK.L$T development occurs. The Chula Vista Elementary School District's student generation rate of 0.30 students per dwelling unit resulted in a total of 12 additional elementary school students. The Sweetwater union High School District's student generation rates of 0.19 for junior high and 0.10 for high school resulted in a total of 7 additional junior high and 4 additional high school students for a total of 23 additional students. Table 1 reflects a comparative analysis of how each school's enrollment figures will be affected by these additional students. The 12 additional elementary school students generated represents a 2.1 % increase over current enrollment figures for Vista Square Elementary School. The 7 additional junior high school students represents 0.52 % over current enrollment at Chula Vista Junior High School. And, the 4 additional high school students represents aD. 22 % increase over current enrollment figures for Chula Vista High School. The total percentage increase in student generation over existing enrollment figures for both School Districts will be 2,84 %. Because this represents a relatively 'minor in student generation, school impacts will be less than significant. It should be noted, however, that although school impacts are found to be less than significant under CEQA, the City and the School Districts have been working together on the school overcrowding issue. As a result, the City has agreed to allow this project to proceed with the understanding that development proposals subsequent to this project approval be subject to a condition at the time of building permit issuance. This condition is that the City of Chula Vista and both School Districts agree to enforce any appropriate legal mechanism sponsored by the Chula Vista Elementary School District and the Sweetwater Union High School District, as may be approved by the City, to reduce impacts to school facilities. /.- c;? 51 WPC NDCHECK.LST Page 4 TABLE 1 ANALYSIS OF SCHOOL IMPACTS - BASED ON CURRENT ENROLLMENT Assumes Maximum Buildout Conditions of Existing (RM/R3P14) & Proposed (RMH/R-3P22) Zone Categories RM/R-3P22 R-3P14 Difference Current # Add'l Students # Add'l Students # Add'l Students School Enrollment (% Increase) (% Increase) (% Increase) Vista Square Elem, 570 21 (+3,6%) 9 (+1.5 %) 12 (+2,1%) C,V, Ir High School 1,367 13 (+0,95%) 6 (+0.43%) 7 (+0,52%) C,V, High School 7 (+0,38%) 3 (+0,16%) 4 (+0,22%) Note: . Enrollment as of April 1993 . Student Generation Factors: Elementary: 0,30 students per household Ir. High: 0,1.9" " " High School 0,10" " " f' 30 WPC NDCHECK.LST Page 5 2. Land Use Impacts The proposed discretionary actions will correct present inconsistencies between the plan and zone in Subarea B-4F through a general plan amendment. By changing the general plan from Medium Density Residential (6-11 du/ac) to High Density Residential (18-27 du/ac), the general plan designation will conform with the (existing R-3) zoning. In Subarea B4-G, existing R-3 Apartment Residential zoning will be changed to R-3-P22 Apartment Residential with Precise Plan. The R-3-P22 zone allows a lesser density (22 du/ac) than the existing R-3 zone (32 du/ac). In addition, the general plan designation will be changed from Medium Residential (6-11 du/ac) to Medium-High Residential (12-18 du/ac) to implement and be consistent with the R-3-P22 zone. Both the rezone and general plan amendment will more clearly reflect the scale, lot sizes, and density patterns found in this subarea. Objective 12 of the general plan is to "Provide for development of multi-family housing in appropriate areas convenient to public services, facilities, and circulation" (p.1-7). The project provides multi-family residential development in a neighborhood transitioning to higher density uses and within one-quarter mile of Broadway Avenue and the Chula Vista Shopping Center. The analysis conducted in the initial study for this project leads to the conclusion that the project meets this objective. Project implementation will provide consistency between zoning and the general plan, will comply with state and local land use regulations and policies, and will more accurately reflect existing land use patterns in both subareas. Therefore, land use impacts have been determined to be less than significant. 3. Traffic/Circulation Impacts Primary access is provided to these subareas by "G" Street, Fifth Avenue and Broadway Avenue. The City Traffic Engineer calculated the potential impacts to the surrounding circulation system after project implementation. The estimated average daily trips (ADT) before and after project completion for these access routes is as follows: Roadwav Before After 5th Avenue 6180 6912 IIG" Street 4320 5412 Broadway 22,210 22,768 /-3/ WPC NDCHECK.LST Page 6 According to the Chula Vista Engineering Department, if Subarea B-4G were built out under the existing R-3 zone, a total of 744 ADT would be generated (Ammerman, 1993). The number of ADT generated with project implementation was calculated by multiplying the number of dwelling units under the existing R-3 zone (93 du) by SANDAG's traffic generation factor of 8 ADT per dwelling unit for multi-family residences. With project implementation, a reduction in dwelling units from 93 d.u. to 68 d.u' would occur, thereby reducing the number of ADT generated 744 ADT to 544 ADT or a reduction in vehicular traffic by 200 ADT, as compared to potential buildout under existing general plan and zoning. In conclusion, project implementation will not result in a substantial increase in vehicular traffic in Subarea B-4G. Project implementation will actually result in a reduction in the amount of trips potentially generated under existing land use designations. Primary access roads are adequate to serve the project, and the level of service (LOS) will remain at LOS "C" or better on all roadways affected. No traffic impacta will occur in Subarea B-4F, since it is already built out. Therefore, traffic and circulation impacts will be less than significant. 4. Population/Housinq Impacts The proposed general plan/zoning consistency project will allow 68 dwelling units to be built, under a maximum build-out scenario in Subarea B-4G. Because Subarea B-4F is already built out, no population or housing impacts will occur within this subarea. According to the City's current population coefficient of 2.88 persons per dwelling unit, 68 dwelling units will result in a population increase of approximately 196 persons, if maximum in-fill development occurs. The population increase under existing land use designations would allow up to 268 persons, or 72 fewer persons with project implementation. Due to the reduction in population which could occur in Subarea B-4G, population and housing impacts are less than significant. Mitiqation necessarv to avoid siqnificant effects The proposed project is not associated with any significant or potentially significant environmental impacts, therefore, no mitigation will be required. /- .3,,;z WPC NDCHECK,LST Page 7 E. Consultation 1. Individuals and Orqanizations City of Chula Vista: Maryann Miller, Planning Roger Daoust, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering Lance Fry, Planning Frank Herrera, Planning Ed Batchelder, Planning Ken Larsen, Director of Building & Housing Carol Gove, Fire Marshal Crime Prevention, MaryJane Diosdada Marty Schmidt, Parks & Recreation Dept. Rich Rudolf, Assistant City Attorney Chula Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva Applicant's Agent: Lance Fry, Assistant 'Planner, City of Chula Vista 2. Documents City of Chula Vista, Chula Vista General Plan (1989). , Chula Vista Municipal Code. , "Draft Chula Vista General Plan/Zoning Consistency Study for Study Area B-4 (Subareas B-4F and B-4G) ," May 10, 1993. 3. Ini tial Studv This environmental determination is based on the attached Initial Study, any comments received on the Initial Study and any comments received during the public review period for this Negative Declaration. The report reflects the independent judgement of the City of Chula Vista. Further information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 91910. 2M {I ~ (~1 O.~ \ ENVI~N~ R~VIEW ~OORDI~ j Case No. 15-93-32 1-33 WPC NDCHECK.LST Page 8 APPENDIX I ENVIRONMENTAL CHECKLIST FORM (To Be Completed By Lead Agency) Background I. Name of Proponent: City of Chula Vista 2. Address and Phone Number of Proponent: 276 Fourth Avenue. 691-5101 3. Date of Checklist: Avril 14. 1993 4. Name of Proposal: General Plan/Zoning Consistencv Studv 5. Initial Study Number: IS-93-32 Environmental Impacts I. Earth. Will the proposal result in: YES MAYBE NO a. Unstable earth conditions or changes in geologic substructures? 0 0 . b. Disruptions, displacements, compaction or overcovering of the soil? 0 0 . c. Change in topography or ground surface relief features? 0 0 . d. The destruction, covering or modification of any unique geologic or physical features? 0 0 . e. Any increase in wind or water erosion of soils, either on or off the site~ 0 0 . f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? 0 0 . g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? 0 0 . / -.3Lj WPC NDCHECK.LST Page 9 Comments: The proposed general plan amendments and rezoning will not be associated with soils or geological impacts. The proposed project affects primarily previously developed parcels. At the time actual development or redevelopment occurs, a soils report or other technical studies required to assess site specific soils and geology impacts will be required by the Chula Vista Engineering Department. 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? YES MAYBE NO 0 0 . 0 0 . b. The creation of objectionable odors? c. Alteration of air movement, moisture, or temperature, or any change in climate, either locally or regionally? . o o Comments: The proposed general plan amendments and rezoning will result ill an incremental increase in air emissions as the result of 744 additional vehicular trips in the project area. According to the Chula Vista Engineering Department, the projected number of ADT generated by the project is considered to be minor (see #13 Transportation/Circulation) and will not result in a substantial impact to local or regional air quality. 3. Water. Will the Proposal result in: YES MAYBE NO a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? . o o b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? . o o c. Alterations to the course or flow or flood waters? . o o d. Change in the amount of surface water in any water body? . o o e. Discharge into surface waters, or any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? . o o /-35 WPC NDCHECK.LST Page 10 f. Alteration of the direction or rate of flow of ground waters? o o . g. Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? o o . h. Substantial reduction in the amount of water otherwise available for public water supplies? o o . i. Exposure of people or property to water related hazards such as flooding or tidal waves? o o . Comments: The proposed general plan amendments and rezoning will not have an adverse impact on water quality. The project will not result in a significant increase,in surface runoff, since the project consists predominantly of redevelopment of previously disturbed sites located in an urbanized area. Water service is already available to the subareas, therefore, water supply is not an issue. Individual redevelopment projects will be required to comply with any City regulations governing water conservation which are in place at the time of building permit Issuance. 4. Plant Life. W ill the proposal result in: YES MAYBE NO a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? 0 0 . b. Reduction of the numbers of any unique, rare or endangered species of plants? 0 0 . c. Introduction of new species of plants into into an area, or in a barrier to the normal replenishment of existing species? 0 0 . d. Reduction in acreage of any agricultural crop? 0 0 . /-0(., Page 11 WPC NDCHECK.LST Comments: The proposed general plan amendments and rezoning will not adversely impact plant species or habitat. The project will be implemented in a previously developed residential neighborhood. There are no sensitive plant species on the site. Further environmental review may be required at the time future development is proposed to assess potential biological impacts on a site specific basis. 5. Animal Life. Will the proposal result in: YES MAYBE NO a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms or insects)? 0 0 . b. Reduction of the numbers of any unique, rare or endangered species of animals? 0 0 . c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? 0 0 . d. Deterioration to existing fish or wildlife habitat? 0 0 . Comments: The proposed general plan amendments and rezoning will not adversely impact animal species or habitat. The project site is a previously developed residential neighborhood with no sensitive, threatened or endangered species. Further environmental review will be required at the time actuaLdevelopment is proposed in the future to assess the potential for impacts to wildlife or wildlife habitat. 6. Noise. Will the proposal result in: YES MAYBE NO a. Increases in existing noise levels? o o . b. Exposure of people to severe noise levels? o o . /-.37 WPC NDCHECK.LST Page 12 Comments: The proposed general plan amendments and rezoning will not cause a substantial increase in ambient noise levels within the subareas. At the time actual development or redevelopment takes place, environmental review will be required to assess the potential for site specific noise impacts from development. Due to the relatively minor level of traffic generated, vehicular noise impacts are not anticipated to be significant. The proposed land uses are compatible with surrounding land uses and do not have the potential to create adverse impacts to nearby sensitive receptors. 7. Light and Glare. Will the proposal produce new light or glare? YES MAYBE NO o 0 . Comments: The proposed general plan amendments and rezoning will not create a significant increase in light or glare impacts, due to the relatively minor number of additional dwelling units allowed (68 d.u.) over the existing land use designations. 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? YES MAYBE NO o . o Comments: The proposed general plan amendments and rezoning will not have an adverse impact on land use characteristics, since the project will bring the zoning and general plan designations into conformity with surrounding land uses already present. The project will not increase densities substantially beyond that which are currently allowed by existing land use designations. 9. Natural Resources. Will the proposal result in: YES MAYBE NO a. Increase in the rate of use of any natural resources? o o . Comments: The proposed general plan amendments and rezoning would impact natural resources such as fossil fuels, due to the increase in the number of dwelling units on the site. However, this increase would be minor and incremental, and is found to be less than significant. /-,$ 0 WPC NDCHECK.LST Page 13 10. Risk of Upset. Will the proposal involve: YES MAYBE NO a. A risk of an explosion or the release of hazardous substances (including, but not limited to oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? o o . b. Possible interference with an emergency response plan or an emergency evacuation plan? o o . Comments: The proposed general plan amendments and rezoning would not result in the use of any explosives or the release of any hazardous or toxic substances. The land use designation would not permit the development of commercial or industrial facilities which could be associated with a risk of explosion or hazardous waste. 11. Population. Will the proposal alter the location distribution, density, or growth rate of the human population or an area? , YES MAYBE NO o . o Comments: The proposed general plan amendments and rezoning could have an impact on population in the project area by allowing an increase in the number of dwelling units beyond that allowed according to existing land use designations. However, the proposed project will not generate a significant increase in population and would be compatible with existing densities in the project area. Thus, the proposed project will not be significantly growth-inducing. 12. Housing. Will the propo!iJll affect existing housing, or create a demand for additional housing? YES MAYBE NO o . o Comments: The proposed general plan amendments and rezoning would not have a significant, adverse affect on housing availability, nor will it create a demand for additional housing. The project is designed to bring the general plan designation and zoning of the project site into conformity to reflect more closely the character of existing development. The project could result in an increase in available housing stock in Chula Vista. Thus, the project will not have a significant adverse effect on housing stock in the City. /-3 '1 Page 14 WPC NDCHECK.LST 13. Transportation/Circulation. Will the proposal result in: YES MAYBE NO a. Generation of substantial additional vehicular movement? o o . b. Effects on existing parking facilities, or demand for new parking? . o o c. Substantial impact upon existing transportation systems? . o o d. Alterations to present patterns of circulation or movement of people and/or goods? o . o e. Alterations to waterborne, rail or air traffic? . o o f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? o o . g. A "large project" under the Congestion Management Program? (An equivalent of 2400 or more average daily vehicle trips or 200 or more peak-hour vehicle trips). o o . Comments: The proposed GPA and rezone would have an incremental effect on traffic generation. Fifth Avenue, Broadway Avenue, and "G" Street provide primary access to the project area. Up to 744 Average Daily Trips (ADT) would be generated with build out of the site under the existing R-3 zoning. This represents a worst-case scenario of traffic generation because the R-3 zone allows a higher trip generation than the proposed project. The ADT on "G" Street would increase from 4,320 to 5,412, the ADT on Fifth Avenue would increase from 6,180 to 6,912 and the ADT on Broadway would increase from 22,210 to 22,768. The current Level of Service (LOS) for Fifth Aveime, Broadway, and "G" Street is "C" or better. The LOS would remain at "C" or better after project implementation. The Engineering Division has indicated that these roads are adequate to serve the project, and no street improvements or dedication would be required. At the time at which specific development is proposed, the engineering division may require additional measures to ensure traffic impacts are less than significant. Thus, the proposed project would not have an adverse impact on traffic or circulation systems. WPC NDCHECK.LST / - Yc> Page 15 14. Public Services. Will the proposal have an effect upon or result in a need for new or altered governmental services in any of the following areas: YES MAYBE NO a. Fire protection? 0 0 . b. Police protection? 0 0 . c. Schools? 0 0 . d. Parks or other recreational facilities? 0 0 . e. Libraries? 0 0 . f. Maintenance of public facilities, including roads? 0 0 . g. Other governmental services? 0 0 . Both School Districts expressed their concern that a change in tb.e zone or general plan designation for the project site could have an adverse impact on schools. Specifically, an increase in density could intensify the overcrowding pressures facing the District in Central/Western Chula Vista. However, the proposed action would alter the general plan designation and/or the zoning to bring the land use designations into conformity. The project would not increase the density beyond that which is currently allowed under the existing R-3 zoning. A comparative analysis of impacts to each School District indicates that a total of 23 new students will be created with project implementation. This increase represents a 2.84 % increase overall. City routing forms indicated that the proposed General Plan/Zoning Consistency Study would not have a significant adverse effect on any other Public Services. 15. Energy. Will the proposal result in: YES MAYBE NO a. Use of substantial amount of fuel or energy? o o . b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? o o . Comments: The proposed general plan amendments and rezoning could result in an increase in energy consumption, since the project will allow an increase in the number of dwelling units currently on the site. However, the increase will be minor and incremental, is found to be less than significant. /- L/ / WPC NDCHECK.LST Page 16 16. Thresholds. Will the proposal adversely impact the City's Threshold Standards? YES MAYBE NO o 0 . Comments: As described below, the proposed project will not adversely impact any of the seven Threshold Standards. A. Fire/EMS The Threshold Standards requires that fIre and medical units must be able to respond to calls within 7 minutes or less in 85 % of the cases and within 5 minutes or less in 75 % of the cases. The proposed project will comply with this Threshold Standard, since the General Plan/Zoning Consistency study will have no impact on response times. The Chula Vista Fire Department requires that with any new development, water supply to area and fire department access be provided. B. Police The Threshold Standards require that police units must respond to 84 % of Priority I calls within 7 minutes or less and maintain an average response time to all Priority I calls of 4.5 minutes or less. Police units must respond to 62.10% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Priority 2 calls of 7 minutes or less. The proposed project will comply with this Threshold Standard, as the proposed General Plan amendments and rezoning will not have any impact on Police services. C. Traffic The Threshold Standards require that all intersections must operate at a Level of Service (LOS) "C'e or better, with the exception that Level of Service (LOS) "D" may occur during the peak two hours of the day at signalized intersections. Intersections west of 1-805 are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS "E" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this Standard. The proposed project will comply with this Threshold Standard. Fifth Avenue, Broadway, and "G" Street provide primary access to the project. Up to 720 Average Daily Trips (ADT) would be generated with buildout of the site zoned R-3 (the land use designation with the greatest trip generation). The ADT on "G" Street would increase from 4,320 to 5,040, the ADT on Fifth Avenue would increase from 6,180 to 6,540 and the ADT on Broadway would increase from 22,210 to 22,750. The current Level of Service (LOS) for Fifth Avenue, Broadway, and "G" Street is "C" or better. The LOS would remain at "C" or better after project implementation. j--..y-c7 Page 17 WPC NDCHECK.LST The Engineering Division has indicated that these roads are adequate to serve the project. No street improvements or dedication would be required. Thus, the project would not have an adverse impact on traffic or circulation systems. D. Parks/Recreation The Threshold Standard for Parks and Recreation is 3 acresll ,000 population. The proposed project will comply with this Threshold Standard since the proposed General Plan amendments and rezoning will not effect parks or recreation facilities. E. Drainage The Threshold Standards require that storm water flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with the Drainage Master Planes) and City Engineering Standards. The proposed project will comply with this Threshold Standard. Existing on-site drainage consists of surface flow along streets to the main central basin drainage channel. No additional on-site drainage facilities will be required. Off-site drainage facilities consist of the main centra drainage basin channel. Downstream facilities west of , Broadway are currently inadequate. However, the City Engineering Division has indicated that this will be corrected when Project No. DR-1I6, "Central Drainage Basin Improvements" is constructed in fiscal year 1993-1994. Thus, drainage facilities will be adequate to serve the proposed project. F. Sewer The Threshold Standards require that sewage flows and volumes not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master Planes) and City Engineering Standards. The proposed project will comply with this Threshold Standard. The project area is served by an 8-inch line in park. way, a 15. inch and 8-inch line in Broadway, a IS-inch and 12- inch line in "G" Street, and a IO-inch line in "F" Street. All lines lead to an 18.inch line in "G" Street, west of Broadway. Buildout under the most intensive zoning (R- 3), would result in an increase of 17,900 gallons of liquid waste a day over the existing sewage generation. The Engineering Division has indicated that existing lines are adequate to serve the proposed project. G. Water i The Threshold Standards require that adequate storage, treatment, and transmission facilities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. The proposed project will comply with this Threshold Standard. At the time development actually takes place, applicants must agree to no net increase in water consumption or participate in whatever water conservation or fee off.set program the City of Chula Vista has in effect at the time of building permit issJIance. WPC NDCHECK LST /--7".3 Page 18 17. Human Health. Will the proposal result in: YES MAYBE NO a. Creation of any health hazard or potential health hazard (excluding mental health)? o o . b. Exposure of people to potential health hazards? o o . Comments: The Initial Study found that no adverse impacts to human health will be created by project implementation. 18. Aesthetics. Will the proposal result in: YES MAYBE NO a. The obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 0 0 . b. The destruction, or modification of a scenic route? 0 0 . Comments: The proposed general plan amendments and rezoning are designed to bring existing land use plan and zone designations into conformance with the character of existing development within these two subareas. The project will not have an adverse impact on the visual or aesthetic quality of the project vicinity, since the project will allow development to take place in a manner visually consistent with the surrounding land uses. 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? YES MAYBE NO o o . Comments: The proposed general plan amendments and rezoning will take place on a previously developed residential neighborhood, and will not impact existing recreational opportunities. In addition, the project will not increase densities beyond that currently allowed under the existing zoning, and thus will not result in a significant adverse effect on existing recreational facilities. WPC NDCHECK.LST /' L/ </ Page 19 20. Cultural Resources. YES MAYBE NO a. Will the proposal result in the alteration of or the destruction or a prehistoric or historic archaeological site? 0 0 . b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? 0 0 . c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? 0 0 . d. Will the proposal restrict existing religious or sacred uses within the potential impact area? 0 0 . e. Is the area identified on the City's General Plan EIR as an area of high potential for archeological resources? 0 0 . Comments: The proposed general plan amendments and rezoning will take place on land which has been previously developed and disturbed. The site is identified in the City's general plan EIR as an area of low to moderate potential for cultural resources. The area is an existing residential neighborhood, and is surrounded by residential and commercial development. Therefore, the project will not adversely impact cultural resources. 21. Paleontological Resources. Will the proposal result in the alteration of or the destruction of a paleontological resource? YES MAYBE NO o o . Comments: The proposed general plan amendments and rezoning will take place in an existing residential neighborhood which has been previously developed and disturbed. Therefore, the project will not adversely impact paleontological resources. /-4/5 WPC NDCHECK.LST Page 20 22. Mandatory Findings of Significance. YES MAYBE NO a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? . o o Comments: The proposed General Plan/zoning Consistency Study does not have the potential to adversely impact the quality of the natural environment, reduce the habitat of fish or wildlife species, or eliminate a plant or community. The project site has been previously developed and disturbed, and contains no significant biological resources. b. Does the project have the potential to achieve short-term goals to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time, while long-term impacts will endure well into the future.) . o o Comments: The proposed general plan amendments and rezoning will not achieve short-term environmental goals at the expense of long term goals. The project is designed to bring the General Plan and zoning into conformance with each other, which will allow a greater degree of consistency of development in the short and long term. c. WPC NDCHECK.LST Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant. ) o o . /-- L/ (" . Page 21 Comments: The proposed general plan amendments and rezoning will not result in any significant, adverse environmental impacts which are cumulative or growth-inducing in nature. The project will not cause an increase in density beyond that which is currently allowed. d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? o o . Comments: The proposed general plan amendments and rezoning not have the potential to harm human beings either directly or indirectly. No impacts to human health were identified in the initial study. WPC NDCHECK.LST I"~? . Page 22 Determination (To be completed by the Lead Agency. Check one box only.) On the basis of this initial evaluation: . I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. o I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. o I fmd the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ~~~.~ Environm tal Review Coordmator 1-'/Y.93 Date / . ..ye WPC NDCHECK.LST Page 23 Case No. r"693.3Z, APPENDIX II DE MINIMIS FEE DETERMINATION (Chapter 1706, Statutes of 1990 - AB 3158) L It is hereby found that this project involves no potential for any adverse effect, either individually or cumulatively on wildlife resources and that a "Certificate of Fee Exemption" shall be prepared for this project. It is hereby found that this project could potentially impact wildlife, individually or cumulatively and therefore fee in accordance with Section 711.4 (d) of the Fish and Game Code shall be paid to the County Clerk. '""rh()~(tJI.-U ~ ,~>>'PA Environme tal RevIew Coordmator =t. IV. '7 ~ Date /- Lj '7 WPC NDCHECK.LST Page 24 RESOLUTION NO. GPA-94-01lPCZ-94-A RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF GP A-94- OllPCZ-94-A: A CITY INITIATED PROPOSAL AMENDING THE GENERAL PLAN/REZONING THE AREA GENERALLY BOUNDED BY PARK WAY, "G" STREET, FIFTH AVENUE, AND BROADWAY, TO RESOLVE GENERAL PLAN/ZONING INCONSISTENCIES WITHIN THE CENTRAL CHULA VISTA COMMUNITY. WHEREAS, the City of Chula Vista initiated an amendment to the General Plan and rezoning of approximately 16.6 acres generally located between Park Way and "G" Street and between Fifth Avenue and Broadway as part of the City of Chula Vista General Plan/Zoning Consistency Study for the area identified as Subareas B-4F and B-4G in Central Chula Vista, and WHEREAS, the Planning Director set the time and place for a hearing on said rezoning application and notice of said hearing together with its purpose, was given by its publication in a newspaper of general circulation in the City and its mailing to property owners within 1000 feet of the exterior boundaries of the properties at least twenty one days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m., August 25, 1993, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed; and WHEREAS, the Planning Commission found that the project would have no significant environmental impacts and adopted the Negative Declaration and addendum issued on IS-93-32, and NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the Planning Commission, the Commission has determined that the amendment to the General Plan is in keeping with the goals and objectives of the General Plan for the Central Chula Vista Community and that the rezoning is consistent with the Chula Vista General Plan and that public necessity, convenience, general welfare and practice support the proposed General Plan amendment and rezoning. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council adopt the Draft Resolution attached hereto amending the General Plan Land Use Designation from Medium Density Residential (6 to 11 du's/acre) to High Density Residential (18 to 27 du's/acre) for Subarea B-4F and to Medium High Density Residential (11 to 18 du's/acre) for Subarea BAG, as shown on Exhibits "A" and "B" attached thereto . ~ 1-~6 BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that the City Council adopt the Draft Ordinance attached hereto to rezone the subject property from R-3 (Multiple Family Residential 32 du's/acre) to R-3-P22 (Multiple Family Residential 22 du' s/ acre and subject to a precise plan) for the area as shown on attached Exhibit "C" attached thereto BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City Council. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 25th day of August, 1993, by the following vote, to-wit: AYES: NOES: ABSTENTION: ABSENT: ATTEST: (Rcso/GPA-94-0l/PCZ-94-A/t]h-a) /~~/ RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING GPA-94-01: A CITY INITIATED PROPOSAL AMENDING THE GENERAL PLAN, FOR THE AREA GENERALLY BOUNDED BY PARK WAY, "G" STREET, FIFTH AVENUE, AND BROADWAY, TO RESOLVE GENERAL PLAN/ZONING INCONSISTENCIES WITHIN THE CENTRAL CHULA VISTA COMMUNITY. WHEREAS, the City of Chula Vista initiated an amendment to the General Plan and rezoning of approximately 16.6 acres generally located between Park Way and "G" Street and B~tween Fifth Avenue and Broadway as part of the City of Chula Vista General Plan/Zoning Consistency Study for the area identified as Subareas B-4F and B-4G in Central Chula Vista, and WHEREAS, said proposal would provide consistency between the zone and General Plan within both subareas through the General Plan Amendment. and WHEREAS, the Planning Commission held a public hearing on August 25, 1993 and voted_to recommend that the City Council approve the General Plan Amendment in accordance with Resolution GPA-94-01; and WHEREAS, the City Clerk set the time and place for a hearing on said application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 1,000 feet of the exterior boundaries of the property at least ten days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m. , 1993 in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter closed; and WHEREAS, the City Council hereby finds that the project will have no significant environmental impacts and adopt the Negative Declaration and Addendum issued on IS-93-32. NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL hereby finds that the General Plan amendment is in keeping with the goals and objectives of the General Plan for the Central Chula Vista Community and public necessity, convenience, general welfare and sound planning practice support the proposed General Plan amendment. /-~~ BE IT FURTHER RESOLVED THAT THE CITY COUNCIL does here by amend the Land Use Designations, and corresponding sections of the Land Use Diagram, for the Land Use Element of the General Plan for that portion of subarea B-4F as shown on Exhibit A, from a Land Use Designation of Medium Density Residential (6 to 11 du's/acre) to a designation of High Density Residential (18 to 27 du's/acre), and for Subarea B-4G as shown on Exhibit B from a Land Use Designation of Medium Density Residential (6 to 11 du's/acre) to a designation of Medium High Density Residential (11 to 18 du's/acre), Presented by Approved as to form by Robert A. Leiter Director of Planning Bruce M. Boogaard City Attorney (b:94-GPAlPCZ RESCC\fjh-a) j.- 5.3 r-- - t::= ~-- r-- C(_ ~... -- f-I--~ i , :::= en C( 'c-- .-C( c- I : : __ "'LL ! -F i "'-~[I I .. - - - - - >- - ~ q: : I · i ~ ~ uI:,I ,;.m 0: co "\ / J I ! I I ' II I j . ~J!fh "I General Plan Amendment from Medium .~ Density Residential (6-11 du/ac) to - Medium- High Density Residential (11-18 du/ac) - r LJIIIIIIIIIC I ". ----[5--- ROf)SEVELT , T ~I' L.l..LL1.L.i... -- -- -. -- ~ ITT:TITTTIl 01 :.,: ~ STREET I IJIIIill 1/' , I I" - -. , "'- - ~ - . , , I r-t......z , I L~. I,: , t .- ~ r- L r :u I I i , I ac I 1-___ C( J L... C r-- w Ur--Iu. :z: U WI" - ..J _ _""" L... __ ~---- ';-- CD~I_'_'-'....j-I...J r-C-- I II i I r I ;..._ I I, I" ! "I I 1- - DAVIDSON -;:: __. J I " I I ; I j --L.J~...!....L..L.L...L_ C> -=-~ I --I~"- . _~ I J... --- - --" --,-- I I I - ! ~ STREET r- ~ - -- - - I: -~ I I I I I I I I " ~ I I I ~ -~~t--~ ---, ~ "~ --j . . I , ~.1.. _.4-___._ , u.J I ,. j { ---- - .. ;-r - -- 0 : I, __ - '" :z: I' , - - - STREET CHULA VISTA c5 --- , . %: : .... ~.- lit. ; '-.- n LJ 8 GEl " H " -- ~ GENERAL PLAN/ZONING CONSISTENCY (!) STUDY : SPECIAL STUDY AREA 8-4 Subarea B-4F: General Plan Amendment from Medium Density Residential to Medium-High SCALE 1 "=400' Density Residential City of Chula Vista Planning Department - Advance Planning. CR. 8/1 0/93 /--5f EXHIBIT A ,".' - , .- - r - - , , , .-l......~ , , I ,.-- , , , , L.~ I I .. ----- Ii; , - ~.- , t: : I---'" -' - - - r- L r ;0 I L. L.......J L...J - r-- _:oc>--. -=11: -:- -- = -% I ~ ;;; I =(1) .. .-=<( I ItoI ~- --'...L' DAVI~, I ~ --. ~ II I , I I I -..L....JL..!...J....L ~~ c:> --I _ I-_~ I Iii: L- .-1 I I I I II: I L... <( J L __, o r-- ItoI U - -'-- . % U W _...l__\-. 1 L..__ 1toI_____ ,,__ 111_, LI....J' .-,-,,""'- r r -~-. " " " i I " i--- .,: ; I 1----' I- - -- 1--.-- ~...; , ; 1 I- : : fF STREET I -F I .~ ~ - 0 ' - - - I-- ~.L ~..._!.. ~ , ...J j ,. i , III I , T II-- I: --I I I II CJ"N~R 'I I -- ' ~>-I-o-l 'r ,I -, 11;11"-1./ j General Plan Amendment from Medium ~ ~ Density Residential (6-11 du/ae) to o Medium-High Density Residential - Ci =Ii -6 (11-18 du/ac) . ~ =I~ ! i i I I I~! tjji i I n ~ ~ f=-- I Pdt_WAY -+ , - I - 11..1_.1. - -aT u. I I , . STREET :> " ~ ~ _u_[5--- DmttmOrySEV L T , . I . I I: --.--.._-~ ~ mSTR:~H : i I I I I , - T VISTA SQUARE CHULA VISTA c5 T --- , . :r' . ~ L.'; IlL: : ~~ " LJ ~ I GE -=I " GENERAL PLAN/ZONING CONSISTENCY C) STUDY : SPECIAL STUDY AREA B-4 Subarea B-4G: General Plan Amendment from Medium Density Residential to Medium-High SCAlE 1"=400' Density Residential City of Chula Vista Planning Department - Advance Planning. CR. 8/10/93 EXHIBIT B 1- 55 ORDINANCE NO. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE ZONING MAP OR MAPS ESTABLISHED BY SECTION 19.18.010 OF THE CHULA VISTA MUNICIPAL CODE REZONING 9.7 ACRES LOCATED BETWEEN PARK WAY, nGn STREET, FIFTH AVENUE, AND BROADWAY (See Exhibit C) WHEREAS, a duly verified application for a rezoning was filed with the Planning Department by the City of Chula Vista on July 23, 1993; and, WHEREAS, said application requested that the 9.7 acres located between Park Way, "G" Street, Fifth Avenue, and Broadway, known as Subarea B-4G (see Exhibit C) to be rezoned from R-3 Multiple Family Residential (32 du's/acre) to R-3P22 Multiple Family Residential (22 du's/acre with precise plan); and, WHEREAS, the Planning Commission held a public hearing on August 25, 1993 and voted_to_recommending that the City Council enact an ordinance to rezone said property to R-3P22 (Multiple Family Residential); and WHEREAS, the City Council set the time and place for a hearing on said rezoning application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 1000 feet of the exterior boundaries of the property at least ten days prior to the hearing; and, WHEREAS, the hearing was held at the time and place as was advertised, namely 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was hereafter closed; and, WHEREAS, the Environmental Review Coordinator has concluded that there would be no significant environmental impacts and recommends adoption of the Negative Declaration issued on IS-93-32. NOW, THEREFORE the City Council of the City of Chula Vista does hereby find, determine, and ordain as follows: 1-5G-, SECTION I: SECTION II: SECTION III: SECTION IV: Presented by Environmental. The City Council finds that the project would have no significant environmental impacts and adopts the Negative Declaration issued on IS- 93-32. Findings. The City Council finds that the rezoning is consistent with the City of Chula Vista General Plan as amended concurrently with this action and that the public necessity, convenience, general welfare, and good zoning practice support the rezoning to R-3P22. Conditions of the P Modifier. All existing non-conforming uses created as result of this action shall be allowed to be reconstructed in the event of destruction of greater than sixty percent of the property's improvement subject to review and approval by the Planning Commission. The City Chula Vista shall enforce any appropriate legal mechanism sponsored by the Chula Vista Elementary School District and the Sweetwater Union High School District, as may be approved by the City, to mitigate impacts to school facilities. Rezoning. Section 19.18.010 of the Chula Vista Municipal Code (being the zoning map) is hereby amended to rezone the Property to R-3P22 "Multiple- Family Residential" as shown on the Exhibit attached hereto. Approved as to form by Robert A. Leiter Director of Planning Bruce M. Boogaard City Attorney /-.57 CASE NUMBER: ACRBAGE: SCALE: DATB: DRAWN BY: CHBCKBD BY: ~ MADRONA STREET jr---................. '\ ---------.....-. , I ' I I I I I I - r J I I I I I I I I I I I I I I I I I I I I I I I I I I : : ! I PARK WAY - --- ----., --------------- ~ ~ o c3 1:1::: CO -- - ---- "G"STREET r-- VANCE STREET 1" = 200' 8 -18 - 93 C. FERNANDEZ F.HERRERA-A C9 NORTH -- - - - ~ '--" I I - w :J _ Z ~ - <: :r: f- u.. - Ei: ~----~~ ~r------.... - I ...........-----------= <t3-P-~ I : I . "'" :J Z ~ :J: Eo- ~ V) , f- --- VISTA SQUARE ELEMENTARY ---------- EXHIBIT - C I HEREBY CERTIFY THAT THIS ZONING MAP WAS APPROVED AS A PART OF ORDINANCE BY THE CIIT COUNCIL ON CITY CLERK DATE ZONING MAP /- CeO ""'"'v c ~If? -t"!,~- CJ1Y Of QilJlA VISfA