HomeMy WebLinkAboutPlanning Comm Rpts./1995/11/15 (7)
PLANNING COMMISSION AGENDA STATEMENT
Item i
Meetillg Date: November 15. 1995
ITEM TITLE:
Public Hearing: PCA 96-03 and PCZ 96-A: Consideration of an
amendment to the City of Chula Vista Municipal Code to create the
Public/Quasi-Public (P/Q) Zone and application of said zone by
prezoning the San Diego County Landfill Extension in Planning
Area One of the Sphere ofInfluence Update Study.
The City ofChula Vista is proposing an amendment to the Chula Vista Municipal Code to
create the Public/Quasi-Public Zone. This amendment is being proposed in anticipation of
future annexation of the County landfill, a non-Otay Ranch parcel located within the Otay
Ranch project The text amendment is also being processed in conjunction with an
agreement between the City of Chula Vista and the County of San Diego regarding
operating procedures for the landfill.
Environmental Impact Report 95-0] analyzed potential environmental impacts of the
proposed Municipal Code amendment and prezoning and found that no significant impacts
will result from these actions.
RECOMMENDA nON:
That the Planning Commission conduct a public hearing and direct staff to prepare a
Resolution of Approval recommending that the City Council :
1. Adopt an amendment to the Municipal Code creating the Public/Quasi-Public Zone
(PCA 96-03); and
2.) Adopt an ordinance approving the prezoning of the eXIstIng 250-acre landfill
extension located within Planning Area One of the Chula Vista] 995 Sphere ofInfluence
Update Study (PCZ 96-A).
L Creation of the Public/Quasi-Public Zone (PCA 96-03)
A BackgroundlProposal:
The Public/Quasi-Public (PQ) Zone is being created and will be applied as a
prezoning to certain non-Otay Ranch parcels of land, particularly the existing
County landfill extension, prior to anticipated annexation to the City of Chula
Vista, The existing landfill is currently partially located within the County
unincorporated area and partially within the City of Chula Vista, The County of
Page 2, Item-.2
Meeting Date 11/15/95
San Diego is concerned that, if the landfill extension (250 acres of unincorporated
area) were annexed into the City, they would lose the control they feel is needed
over operating procedures governing the landfill.
In response to this, the City of Chula Vista is proposing to adopt a new zone that
would accommodate the existing landfill. The proposed draft ordinance is attached
as Exhibit A and would permit the County landfill operation to exist as a permitted
use so long as an agreement is reached between the City of Chula Vista and the
County of San Diego, The proposed landfill agreement establishes specific
regulations and guidelines addressing operations and eventual closure of the
facility. The agreement is currently being negotiated by the County Counsel and
the City Attorney and should be completed in early 1996. The agreement will
require approval by the City Council. If such an agreement is not established, then
the landfill would be permitted with the approval a Conditional Use Permit. The
proposed PQ Zone also includes provisions for closure of the landfill in accordance
with all applicable Federal, State and local regulations, including regulations of the
State Water Resources Control Board, the California Waste Management Board
and the Department of Health Services.
It should be noted that the proposed PQ Zone also includes water reservoirs and
parks as a permitted use As noted below, it is anticipated that the P/Q Zone will
also be applied to other non-Otay Ranch parcels of land (e.g., the City of San
Diego reservoir site and Otay Water District site) in advance of annexation.
These, as well as other additional prezonings, will be brought forward for the
Commission's review and recommendation in the near future.
B. Analvsis:
The creation of the PQ Zone, while tailored specifically to address the annexation
of the existing landfill extension into the City, would be applicable City-wide. The
purpose of the zone is to provide for a limited number of unique land uses in
appropriate locations which are maintained by public or publicly controlled
agencies such as municipal and/or County agencies, school districts or utility
companies (e.g., water, gas, electricity, etc.) including, but not limited to, the
County landfill and City of San Diego reservoir site and Otay Water District site as
noted above.
C. Issues:
As indicated above, this zone is being proposed primarily to address concerns of
San Diego County relating to its ongoing operations of the landfill, as well as other
public or quasi-public lands anticipated to be annexed. The County has expressed
concern regarding the City exercising land use regulations on the landfill and
charging of host fees. The adoption of the PQ Zone would allow the continuation
of the landfill as a permitted use, provided that an agreement between the City and
PQZPCSR.OOC
11/9/95
Page 3, Item--.2
Meeting Date 11/15/95
the County is reached This agreement addresses a variety of issues including the
waiving of host fees.
D. Conclusion:
Staff recommends that the Planning Commission direct staff to prepare a
resolution of approval recommending that the City Council adopt a Code
amendment creating the P-Q Zone.
2. Prezoning of Existing County Landfill (PCZ 96-A)
A. Background/Proposal:
The landfill parcel, as shown in Exhibit B (Assessor Parcel Number 644-030-05)
is 250 acres in size and was initially addressed in the Sphere of Influence Update
which was approved by the City ofChula Vista City Council on March 21, 1995,
The Sphere of Influence Update is currently anticipated to be acted upon by
LAFCO early in 1996, Additionally, the City Council has approved a resolution to
petition LAFCO for the annexation of the Otay Ranch Annexation Area No. I,
which includes the Otay Valley Parcel (where the landfill is located), the Ranch
House and the Inverted "L" property of the Otay Ranch. The City Council also
directed staff to submit an Annexation Application for Planning Areas 1 and 3 of
the Sphere Study and the Otay Ranch House property,
B. Conclusion:
Staff recommends that the Planning Commission direct staff to prepare a
resolution of approval recommending that the City Council adopt an ordinance
approving the proposed prezone for the 250-acre landfill extension to P/Q.
Attachments
^' Exhibits: Proposed Public/Quasi-Public Zone
B. Exhibits: Zoning Map
PQZPCSRDOC
1l/9/95
PROPOSED AMENDMENT TO TITLE 19 TO CREATE
A NEW PUBLIC/QUASI-PUBLIC ZONE
Chapter 19.47
P-Q - PUBLlC/QUASI,PUBLlC ZONE
Sections:
19.47.010 Purpose.
19.47.020 Permitted uses.
19.47.030 Accessory uses and buildings.
19.47.040 Conditional uses.
19.47.050 Performance standards.
19.47.060 Siting standards.
19.47.070 Area, lot coverage, yard requirements.
19.47.080 Site plan and arcbitectural approval.
19.47.090 Landfill dosure.
19.41.100 Exceptions.
19.47.010 Purpose.
The purpose of the public/quasi'public zone is to provide a zone with uses in appropriate locations which
arc maintained by public or publicly controlled agencies such as municipal and/or County agencies, school districts,
or utility companies (e.g.. water, gas, electricity, etc.), including but not limited to uses such as the County landfill
and various water reservoir sites. The regulations of this district also provide for the appropriate closure of existing
landfill sites.
19.47.020 Permitted uses.
Permitted uses in the PQ zone arc as follows:
A. Agricultural uses including grazing and livestock raising;
B. Water reservoirs; and,
C. Public parks.
19.47.030 Accessory uses and buildings.
Accessory uses permitted in the PQ zone include the following:
A, Caretakers units, as accessory to the principal permitted or conditionally permitted use; and,
B. Public utility service and corporation yards.
19.47.040 Conditional uses.
Conditional uses permitted in the PQ zone include:
A. Sanitary landfills unless excepted by section 19.47.100;
B. Schools;
C. Utility substations;
D. Cellular facilities;
E. Fire stations;
EXH/fJ/; A.
F. Posloffices;
G. Land reclamation projects;
H. Recycling collection centers, subject to the provisions of recycling collection centers standards in Section
19.58.345;
I. Golf driving ranges, with or without lighting;
1. Hazardous waste facilities. subject to the provisions of Section 19.58.178;
K. Unclassified uses. as provided in Chapter 19.54; and.
L. Any other use which is determined by the planning commission to be of the same general character as Ihe
above uses.
19.47.050 Performance standards.
All exisling and future uses permilted by this use title shall be subject to initial and continued compliance
with the performance standards in Chapter 19.66.
19.47.060 Siting standards.
The following standards shall govern the siting of facilities in the public/quasi-public zone:
A. All solid waste management operations within the PQ zone shall comply with all applicable federal. SlaIc.
and local regulations, including regulations of the Slate Water Resources Control Board. the California
Waste Management Board, and the Department of Health Services.
B. The distance from the site to the nearest residential structure shalI be in compliance with all of the state
minimum standards for solid waste management. The distance of such sites to residences shall be sufficient
to permit adequate control of noise levels, odor nuisances, traffic congestion, liuer nuisances and vectors.
19.47.070 Area, Lot Coverage, Yard requirements.
The area. lot coverage and yard requirements will be established through Ihc site plan and architeclural
permit process.
19.47.080 Site plan and architectural approval.
Sile plan and architectural approval are required for all uses in the PQ zooe, as provided in Sections
19.14.420 through 19.14.480.
19.47.090 Landfill closure.
Any sanitary landfill existing within the PQ zone which is subject to closure shall be terminated in a manner
which complies with any and all applicable federal, state, and local regulations, including regulations of the State
Water Resources Control Board, the California Waste Management Board, and the Department of Health Services
and in accordance with any agreements entered into with the City.
19.47.100 Exceptions.
Any sanitary landfill use existing prior to ladovtion date of this amendment) shall be permitted to continue
operating as a legally permitted use provided that the property owner has entered into an agreement with the City
that establishes specific regulations and/or guidelines.
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SOURCE: G.I.S.
CASE NUMBER:
PCZ - 96 - A
CHULA VISTA PLANNING DEPARTMENT
I HEREBY CERTIFY THAT THIS ZONING MAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
ACREAGE:
250.59
SCALE:
NO SCALE
DATE:
NOVEMBER 2, 1995
OTY CURK
DATE
DRAWN BY:
C. J. FERNANDEZ
e)
ZONING MAP
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November 15, 1995
(WO 2980)
VIA-FA..\':
V.S Mail
Mr. Gerald J. Jamriska
Special Planning Projects Manager
Otay Ranch Project Office
CITY OF CHULA VISTA
315 Fourth Avenue, Suite A
Chula Vista, CA 91910
Subject:
Otay Ranch Sectional Planning Area One Plan and Annexation Draft
Second-Tier Environmental Impact Report
Dear Mr. Jamriska:
The Otay Water District (OWD) has reviewed the subject Draft Environmental Impact Repol1
(EIR). The OWD requests the following comments to be addressed and incorporated into the
ElK
General Comments:
. Within the ElR, please be specific that the OWl) as an independent special district, will be the
provider for water and reclaimed water service to the proposed annexation areas as shown on
Figure 2-10. There are a number of locations in the EIR that need to be revised to specifically
refer to OWD as the water purveyor. City staff has stated in the Sphere ofInfluence that Otay
is the water purveyor, therefore, the EIR should read "OWD" vs. "appropriate" water
purveyor. If statements about another agency being ,~onsidered to provide water service is left
in the ErR, then the EIR should state that if any agency other than OWD becomes the water
purveyor, a new EIR to address all the impacts associated with provision of water service by
an alternate agency will be prepared.
. The proposed annexation areas will be required to annex into OWD'$ Improvement Districr
No, 22 to obtain water and reclaimed water service.
. The OWD will require the developer to provide appropriate land rights to OWD to accom-
modate the necessary water facilities OWD has existing land rights and water facilities in the
eastern portion ofOtay Ranch SPA One. The existing and proposed water and reclaimed
water facilities and land rights must be accommodated for within the development scheme.
· The OWD issued a Notice of Preparation for the Master EIR (MEIR) for the Water
Resources Master Plan, April 1995, prepared by Montgomery Watson. The MEIR is planned
to be completed in April 1996.
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FROtl EI'.IC H'.IEER II.le; OT A ,,',jD 6 i 9 670 8U20
'" -
Mr. Gerald J, Jamriska
November 15,1995
Page 2
Specitic Comments:
. Section 1.0, page 1-19, Please add to the list the reclaimed water facilities needed to provide
water service to the Otay Ranch SPA One project as identified in the Otay Water District
Subara Master Plan for SPA One prepared by Montgomery \Vatson,
. Section 2.0, Page 2-27. Please identity that an existing 16-inc~ and IS-inch OViD water lines
will be required to be relocated per an agreement between the developer and OWD.
. Section 2.0, Table 2-3. For the specific OViD existing property, the table indicates that :t
conditional use permit for reservoirs will be required The OWD, as an independent special
district, is not required to obtain a conditional use permit for facilities to be constructed to
support land development activities, The OWD requests that the conditional use permit re-
quirement be waived or the land be grand fathered so as to meet the conditional use permit
intent.
. Section 4.1, page 4.1-1. The footnote at the bottom of the page states that SPA One is in.
cluded in the City of ChuJa Vista Sphere ofInfluence, It is understood that SPA One is
included in the proposed Sphere ofInfluence but is not within the current City sphere.
. Section 4,13, page 4,13-2. Please state that "The SPA One plan11lJlg areu lies within the 711
pressure zone, ... ". Also, please state that "The 7 j 1 presslIre zone is currently served by 111'0
existing storage reservoirs located within the EastLake Greens project and a pump station
located adjacent to Palzig Reservoir. The 980 pressure zone... by a pllmp statiotl located
adjacent to the EaslLake Business P"rk. As... will be served by the 711 pressure... ".
. Section 4.13, page 4.13-2. Please identify the needed water and reclaimed water facilities to
provide service to SPA One as identified in the Subarea Master P1an, Include in the EIR that
the 711 reservoir site will be located within the EastLake Greens project between Greens
View Drive and East Orange Avenue. Also, include in the EIR that this site is to accommo-
date all the needed water and reclaimed water facilities as identified on this site in the OWD
Water Resources Master Plan.
. Section 4.13, page 4,13-2. The existing OWD syst,'m to service the Central Area has two
connections to the CW A filtered water aqueduct system identified as Connection NO.4 and
Connection No, 9, which supply water from the aqueduct. The combined capacity for these
two CW A connections is scheduled to be 88 cubic feet per second (cfs) or 56.9 million gal-
lons per day (mgd). The existing peak week demand for the Central Area is estimated to be
13 A mgd, There is sufficient water resource~ to meet the existing and proposed demands of
the Otay Ranch project.
1 'I -] s- ] ~1~15 4: 21 pt 1
FI":or I EI.JG I I\IEEP II'IG OT A y,VD 5 I 9 570 892D
P <1
Mr. Gerald J. Jamriska
November 15, ]995
Page 3
. Section 4.13, page 4.13-3. The draft EIR states that the City ofChula Vista has authority to
provide water. It has been agreed by City staff to remove such statements, and to just state
that O\VD is the water purveyor. Please remove this statement fi'om this Draft EIR
· Section 4.13, page 4.13,4. The OWD has completed a comprehensive final draft Water
Resources Master Plan, April 1995, prepared by Montgomery Watson. Once the Master ErR
for this plan is complete (planned for April 1996), it is anticipated that the OWD Board of
Directors will adopt the Master Plan.
· Section 4.13, page 4.13-4, The discussion of water facilities for the Otay Ranch project to be
in confom1ance with the OWD Master Plans and standards is appropriate. The proposed
annexation areas shown on Figure 2-10 are already within the boundaries of the O\\'D and
annexation to OWD is not necessary.
The OWD requests the City of Chula Vista to incorporate our comments into the final ErR. If
you have any questions, please call Jim Peasley of my staffa! 670-2242.
TNS/JFP:cp
cc: Keith Lewinger
Tom Harron
Suzanne Chambers
Dan Mahanke
Jim Peasley
Bart Mumford
Mike Coleman
Joseph F. Convery, LAFCO Local Government Analyst
CKUUA."IR.rXJC