HomeMy WebLinkAboutPlanning Comm Rpts./1996/04/24 (4)
PLANNING COMMISSION AGENDA STATEMENT
Item: 2. 3 & 4
Meeting Date: ADri124. 1996
ITEM TITLE:
Public Hearing: PCA 96-02: Consideration of an amendment to the
Planned Community (PC) Zone,
Public Hearing: PCA 96-03: Consideration of an amendment to the
City of Chula Vista Municipal Code to create the Public/Quasi-Public
(PQ) Zone,
Public Hearing: PCZ 96-A: Application of said modified Planned
Community (PC) Zone by prezoning certain parcels of land within
Planning Areas One and Three of the Chula Vista 1995 Sphere of
Influence Update, prezoning the Otay Water District parcel to
Public/Quasi-Public (PQ) and prezoning the Nelson/Sloan rock quarry
property to Agriculture (A-8),
Three related applications have been initiated by the City of Chula Vista as a result of non-Baldwin
owned parcels being annexed into the City, These applications are being processed in conjunction
with Otay Ranch SPA One review, The first application (PCA 96-02) involves an amendment to
the Planned Community (PC) Zone, Section 19.48 of the Chula Vista Municipal Code, The second
application (PCA 96-03) proposes an amendment to the Chula Vista Municipal Code to create the
Public/Quasi-Public (PQ) Zone, The third application (PCZ 96-A) involves applying this modified
PC Zone and the newly created PQ Zone to miscellaneous publiely and non-Baldwin owned parcels
described below and prezoning the existing Nelson/Sloan Rock Quarry to A-8,
These applications were initially reviewed by the Planning Commission at the April 10, 1996
public hearing, At that meeting, the Commission tentatively voted to approve all three
applications, The items are currently before the Commission so they may take final action,
ISSUES:
. Perceived downzoning associated with the prezoning of the Southwest Comer, Dauz and
Groman properties
. Creation of a new zone - the proposed Public/Quasi-Public Zone
RECOMMENDATION:
That the Planning Commission conduct a public hearing on the proposed PC Zone amendment
(PCA 96-02), the proposed crcation of the Public/Quasi-Public Zone (PCA 96-03) and the
prezoning of certain parcels of land within Planning Areas One and Three of the Chula Vista 1995
Sphere ofInfluence Update Study (PCZ 96-A); and
Page 2, Item: 2. 3 & 4
Meeting Date:ApriI24. 1996
Approve the attachcd Resolutions of Approval and forward said recommendations and attached
draft Ordinances to thc City Council.
BOARDS/COMMISSIONS RECOMMENDATION: None
DISCUSSION:
1. Amendment to Planned Community Zone (PCA 96-02)
A. Background/Proposal:
Thc primary purpose of the Planncd Community (PC) Zone (Section 19.48 of the Chula
Vista Municipal Code) is to provide for orderly planning and long-term development of
large tracts of land in order to provide an environment of stable and desirablc character, to
provide thc developer with reasonable assurances that sectional developmcnt plans will be
acceptable to the City and to enable the City to adopt measures which providc for the
development of the surrounding arcas compatible with the Planned Community Zone,
Implcmcntation of the PC Zone is currently restrictcd to parcels of land under unified
ownership and of 50 acres or more and requircs the concurrent submittal of a General
Dcvelopment Plan (GDP).
The current amendment (see Exhibit A) would allow parcels, which are contiguous to
existing GDPs and under or over 50 acrcs in size, to be zoned PC without thc concurrent
adoption of a GDP. Several parcels not owned by the Baldwin Company, but surrounded
by the Otay Ranch, are less than 50 acres in size, with one parcel larger, and are not a part
of thc Otay Ranch Project. The proposed modification to the PC Zone would enable the
City to pre-zone these less than 50-acre parcels in connection with the annexation of the
Otay Valley Parcel.
Additionally, thc PC Zonc amendment allows an underlying zonc consistent with the
general plan designation for those parcels which do not have, or wish to pursue, an
approved GDP, The undcrlying land use zone would be determined at the time of
prezoning, In order to dcvelop their properties, the affected property owners of the noted
parcels would have three options: I,) thc owner could amend the adjaccnt GDP and annex
to it in ordcr to bc part of the comprehcnsive Otay Ranch planning cffort 2,) thc owner
could seek an underlying land use consistent with the City's General Plan designation for
thc site, or 3,) the o\vner could make an application to the City for a General Plan
Amcndment to change the PC zone to some other dcsignation,
B. Analvsis:
The proposed amendment to the PC Zone would apply not only to the non-Otay Ranch
parcels as notcd specifically below, but would also apply City-widc sincc the amendment
is to the City's Municipal Code. The amendment does not undermine the intent of the PC
Zone District and will most likely be applied on a limited basis in very specific
circumstanccs. In order for thesc noted exceptions to apply, a parcel must not only be
under 50 acrcs in size, but also must be surrounded by, or contiguous to, an existing
adoptcd Gcncral Dcvelopment Plan. The amendment would allow parcels to annex into an
PCRPT424.DOC disc #3
4/17/96
Page 3, Item: 2. 3 & 4
Meeting Date:Apri] 24, 1996
existing GDP and be part of acomprehensive planning effort, which would further the
goals of the Planned Community Zone District,
C. Issues:
No major issues have been identified with the proposed zoning text amendments. Zoning
text amendments have been addressed in the EIR for SPA One and Annexation (ElR 95-
01) and the EIR for the Sphere ofInfluence Update (ElR 94-03),
0, Conclusion:
Staff recommcnds that the Planning Commission adopt the attached Resolution of
Approval (PCA 96-02) and draft Ordinance and forward its recommendations to the City
Council.
2, Creation of the Public/Quasi-Public Zone (PCA 96-03)
,
A. BackgroundIProposal:.
The Public/Quasi-Public (PQ);?:one is being created (see Exhibit B) in order to be applied
as a prezoning to certain non-Otay Ranch parcels ofland, such as the Otay Water District
and San Diego Reservoir parcels, The PQ Zone may also be applied in the future, as
needed, for othcr public agcnci~s land uses within the City,
J '
,
The PQ Zone will also address issucs related to the landfill expansion should it be annexed
to the City in the future, Ho~ever, at this time, an agrcement between the City and the
County has bcen reached regarding the operating procedures for the landfill, and it will
remain as a Special Study Area within the County, The proposed landfill agreement
establishes specific regulations and guidelines addressing operations and the eveutual
closure of the facility, The proposed PQ Zone also includcs provisions for closure of the
landfill iu accordance with all applicable Federal, State and local regulations, iucluding
regulations of the State Water Resources Control Board, the California Waste
Management Board and the Department of Health Services in the event the landfill were
annexed to the City prior to closure,
"
It should be noted that the proposed PQ Zone also includes water reservoirs and parks as a
pennitted use, As uoted below, the PQ Zone will be applied to non-Otay Ranch parcels of
land (e,g" the City of San Diego water reservoir parcel and Otay Water District parcel) in
advance of annexation,
B, Analvsis:
The purpose of the PQ Zonc is' to provide for a limitcd number of unique land uses in
appropriate locations which are maintained by public or publicly controllcd agencies such
as municipal and/or County agencies, school districts or utility companies (e,g" water, gas,
electricity, ctc,) including, but' not limited to, the City of San Diego water reservoir and
Otay Water District parcels as 'noted above,
I,'.'
PCRPT424.DOC disc #3
4/17/96
Page 4, Itcm: 2. 3 & 4
Mecting Date:April 24. 1996
C. Issues:
No major issucs have been identified with the proposed creation of thc PQ Zone, The
creation of thc PQ Zone has been addressed in the ElR for SPA One and Annexation (EIR
95-01) and the ElR for the Sphere of Influence Update (ElR 94-03)
0, Conclusion:
Staff recommcnds that the Planning Commission approve the attached Resolution of
Approval (PCA 96-03) rccommending that the City Council adopt the attachcd draft
Ordinance creating the PQ Zonc.
3. Prezoning of Specific Parcels (PCZ 96-A)
A, Background/Proposal:
The parcels noted in Section B below and illustrated in Exhibits C through I were initially
addressed in the Sphcre of Influence Update Study, which was approvcd by the City
Council on March 21, 1995, Thc Sphere ofInfluence Update was partially approved by
LAFCO on February 5, 1996 and is anticipated to be acted upon by LAFCO on April I,
1996, Additionally, the City Council has approved a resolution to petition LAFCO for the
annexation of thc Otay Ranch Annexation No, I, which includes the Otay Valley Parcel,
the Ranch House, the Inverted "L" property of the Otay Ranch and the Watson McCoy,
property, Thc City Council also directed staff to submit an Annexation Application for
Planning Arcas One and Three of the Spherc Study and the Otay Ranch House property,
The Annexation Application has been submitted to LAFCO, The Environmental Impact
Rcport, which addresscs thc annexation issues rcgarding the propertics noted below, is
being reviewed concurrently with this application,
While the applicant is primarily interested in annexing only SPA Onc, City staff believcs
additional tcrritory is necessary for proper planning and future extension of City services
to serve the entire Otay Valley Parcel. The parcels noted below were included in the
annexation and, therefore, are required by State law to be prezoned,
The Otay Valley Planning Arca is the largest of the Otay Ranch planning areas
encompassing approximately 9,000 acres, There are several parcels that are not part of
the Otay Ranch included within this Planning Area that are specifically defmed below,
Generally, they include parcels of between 9 to 250 acres and include the Nelson/Sloan
rock quarry, the Otay Water District, the existing City of San Diego reservoir sites and
several other privately owned properties,
Planning Area Three is approximately 457 acres in size, Parcels which arc not a part of
the Otay Ranch include the Watson property and the smaller Clarkson property.
B. Parcel Information:
The following is a list of parcels to bc prczoned along with thcir proposed prczone
dcsignation, thc City Gcncral Plan designation and the current County Gcneral Plan
dcsignation.
PCRPT424.DOC disc #3
4/17/96
Page 5, Item: 2. 3 & 4
Meeting Date:AoriI24. 1996
CITY COUNTY
PARCEL PRE- GENERAL GENERAL
INFORMATION APN ACRES ZONE PLAN PLAN
San Diego Water 644-070-04 19,59 PQ P/QP Intensive
Reservoir Parcel Agriculture
Clarkson 595-050-05, 7,5 PC Low Res, Multiple Rural
06 0-3 du/ac Residential
Dauz, AKA deGraaf, 641-030-09 7,82 PC Open Space Residential-6
Barnabas Fdn,
EastLake Land Swap 643-020-40 106,31 PC Low-Med, Intensive
& 41; 45-47 Med-High, Agriculture
Comm, &
Ooen Soace
Gerhardt 641-060-02, 11.84 PC L-M Res Residential-6
03 (3-6 du/ac) Intensive Ag,
Groman 641-030-10 1.82 PC Open Space Residential -6
Otay Water District 643-020- 56,77 PQ P/QP Intensive
08,13 ,25 ,26 Agriculture
&27
Nelson/Sloan 646-060-06 136.47 A Open Space Multiple Rural
Rock QuaITY Use
Ross 641-030-03 9,9 PC L-M Res, Residential 6
3-6 du/ac
Southwest Corner 59,54 PC Open Space Impact Sensitive
(54.4)
Industrial (5 ac)
Burns 645-030-10, 14,94 PC Open Space Impact Sensitive
11, 12
Hofer 645-030-07, 14,62 PC Open Space Impact Sensitive
08,09
Kelstrom 645-030-04 5 PC Open Space Impact Sensitive
Ostling 645-030-03, 9,98 PC Open Space Impact Sensitive
13
Rabello 645-030-06 5 PC Open Soace Impact Sensitive
Rowland 645-030-14 5 PC Open Space Industrial
Selman 645-030-05 5 PC Open Soace ImDact Sensitive
Watson 585-150-02 160 PC Low Res (0- Multiple Rural
3 du/ac) Use
PCRPT424.DOC disc #3
4/17/96
Page 6, Item: 2. 3 & 4
Meeting Date:Aoril 24. 1996
C, Analvsis:
All out-parcel property owners were contacted by mail during the processing of SPA One,
The owncrs were given the opportunity to mect with staff regarding the development
potential on their individual parcels which would exist after annexation into the City,
While many of the property owners did not rcspond, some contacted staff by phone with
qucstions, and several came in to meet with Planning Dcpartment and Otay Ranch Project
staff. Concerns voiced by the property owners dealt with the perception that their property
would have less development rights if annexcd into the City than if it were to remain in the
County unincorporated area, Additional meetings were also held with the various property
owners in the Southwest Corner area, since this general location has unique issues
associated with it. Those owners who were not able to attend the meetings contacted staff
by telephone,
D, Issues:
No major issues have been identified with the proposed prezoning for the parcels noted
below, The prezonings have been addressed in the EIR for SPA One and Annexation (EIR
95-01) and the EIR for the Sphere oflnfluence Update (EIR 94-03),
The specific property owners who voiced concern regarding the pre-zoning and annexation
are as follows:
Parcels surrounded bv the Otav Ranch Proiect on three sides and located west of Paseo
Ranchero
APN: 641-030-09, Dauz, (AKA Barnabas Foundation). (See Exhibit C) Staff was
contacted by Mr, David Van der Ploeg who expressed concern that the property would
receive greater development potential within the County than in the City, The Barnabas
Foundation is not inherently opposed to the prezoning or annexation but would prefer that
their property be purchased by the SPA One project applicant. If developed within the
County of San Diego under the Residential-6 designation, the owner would potentially be
able to develop their 7,82-acre parcel with 46 dwelling units, Under the City's current
General Plan designation of Open Space, the parcel would have the development potential,
or density transfer potential, of one lot per 10 acres or one dwelling unit. It should be
noted, however, that the enactment of the County Rcsource Protection Ordinance in 1986
would severely restrict the development potential of the property if it were to be developed
within the County's jurisdiction due to slopes and habitat. The impact of this ordinance on
the development potential of this property would have to be further evaluated to determine
current development potential in the County, As indicated in the chart above, the proposed
prezoning of this parcel would be to Pc. As previously indicated in Section I of this
report, the owner would have three options under the PC scenario, It is staffs preference
that the parcel be folded into the overall planning effort for the Otay Ranch, Policies are
also contained in SPA One that encourage the comprehensive planning of the area west of
Paseo Ranchero,
APN: 641-030-10, Groman. (See Exhibit C) Staff was contacted by Ms Groman by
telephone who indicated the same concerns that were voiced by Mr. Van der Ploeg, If
developed within the County of San Diego under the Residential-6 designation, the owner
PCRPT424.DOC disc #3
4/17/96
Page 7, Item: 2, 3 & 4
Meeting Date:ApriI24. 1996
would potentially be ablc to develop her 1.82-acre parcel with 10 dwelling units, Undcr
the City's currcnt General Plan designation of Open Space, the parcel would have the
development potential, or dcnsity transfer potential, of one lot per 10 acres or one dwelling
unit. Since this parcel is contiguous to the Dauz (Barnabas Foundation) parcel discusscd
above, the same constraints are placed on thc property by the County's Resource
Protection Ordinance, As indicated above, the proposed prezoning of this parcel would be
to PC, and the owner would have the three options stated earlier in the staff report, City
staff would, again, prefer that the parcel be foldcd into the ovcrall planning effort for the
Otay Ranch since the SPA One contains policies that encourage the comprehensive
planning of the area west of Pas eo Ranchero,
APN: 641-030-03, Ross. (See Exhibit C) Staff met with Mr. and Mrs, Ross who were
interested in the process but had no real conccrns with being annexed into the City or the
land use designation they were assigned, If developed in the County under the R-6
designation, the owner would have the potential of developing 59 units, If developed in the
City under the underlying L-M Residential standards, the owner would have the
development potential of 44 units at the mid-point of the density range, It should be noted,
however, that the future trolley alignment is proposed to biscct the Ross property which
would limit the developability of their parcel. Again, staff would prefer that the arca west
of Paseo Ranchero be developed as a unit per the policies indicated in SPA One,
APN: 641-060-02 & 03, Gerhardt. (See Exhibit C) Staff spoke with Mr. Gerhardt by
telephonc, He was satisfied with the annexation proposal. The property is surroundcd on
three sidcs by Villagc One, If developed in the County under the R6 designation, the
owner would have the potential of developing up to 44 units. If developed in the City
under the underlying L-M Residential standards, the owner would have the devclopmcnt
potential of 52 dwelling units at the mid-point of the density range, As indicatcd above,
this property is proposed to be zoned PC,
Parcels Surrounded bv the Inverted "L" Parcel
APN: 595-050-05 & 06, Clarkson, (See Exhibit D) Staff was contacted by Mr.
Clarkson who indicated that he was satisfied that his property was being annexed into the
City and voiced his support of the annexation effort, If developed within the County of
San Diego under the Multiple Rural Use designation, the owner would have the
development potential of one dwelling unit per 8 acres, Under the City's current General
Plan designation of Low Density Residential (0-3 du/ac), the 7,5-acre parcel would have
the development or density transfer potcntial of 7,5 single-family units. As indicated
above, the proposed prezoning of this parcel would be to PC,
APN: 585-150-02, Watson, (See Exhibit D) Staff met with Tim Wilson of the Watson
Land Company, He voiced his support of the annexation effort and was in favor of his
160-acre parcel being annexed into the City, If developed within the County of San Diego
under the Multiple Rural Use designation, the applicant would have the development
potential of one dwelling unit per 8 acres, or 20 single-family units, Under the City's
current General Plan designation of Low Density Residential (0-3 du/ac), the 160-acre
PCRPT424.DOC disc #3
4/17/96
Page 8, Item: 2. 3 & 4
Meeting Date:Auril 24. 1996
parcel would have the developmcnt or density transfer potential of 224-single family units,
bascd on the mid-point of the density range,
Planning Area One
APN: 643-020-40,41 & 45-47, EastLake Land Swap, (See Exhibit E) Staff has met
with reprcsentatives of the EastLake Company, and they are supportive of the annexation
and prezoning, If developed within the County of San Diego under the Intensive
Agriculture dcsignation, the owner would have the development potential of 40 dwelling
units The Chula Vista General Plan designates 19 acres of Low-Medium Residential with
a mid-point of 85 dwelling units, 45 acres of Mcdium-High Residential with a mid-point of
653 dwelling units, 52 acres of commercial, II acres of open space and 17 acres of
circulation. Approximately 55 acres of this land has already been annexed into the City as
part of the EastLake Greens Expansion,
APN: 645-030-3-14, Southwest Corner, (See Exhibit F) Staff met with three of the
property owners (Bums, Rabello and Hofer) in October 1995 and with Mr. Bums and Mr.
Hofer again in March 1996. Thc remaining three owners responded by telephone to the
lettcr sent by staff, All were concerned that their property would be potentially downzoned
with annexation into the City of Chula Vista, Currently, County zoning on all of these
parcels is A-70 (Limited Agriculture), which would allow them to build one single-family
house on a minimum 4-acre parcel as well as limited agricultural uses such as growing of
container plants, While the area is proposed to be prezoned PC, the underlying pennitted
land usc would be Agriculture in order to be consistent with the City's General Plan
general plan designation of Open Space, The Open Space designation within the City
allows onc residential unit per every 10 acres, City policies, upon annexation, would allow
one dwelling unit per legal lot of record, Therefore, in actuality similar development
potcntial could be realized either within thc City or the County,
In a site visit to the southwest comer, staff observed that all of the parcels are currently
vacant except for parcels 645-030-07, 08 and 09 owned by Mr. Hofer. Parcels 645-030-
10, II and 12, owned by Mr. Bums, have been rough graded and are otherwise vacant.
Staff noted an active trucking business, trailer office building and a metal building being
used for truck storage and repair on Mr. Hofer's parcels, We have not been able to verify
with the County whether or not these uses have permits, In the event that they do have
pennits, they would be annexed into the City as legal non-conforming uses, In the event
that the uscs are not legal, the owncr would have to pursue a General Plan Amendment and
zonc change in order to legalize them, Both owners have indicated to City staff that, if
annexed into the City, they prefer to pursue industrial zoning,
The most southcrly Parcel 14 is vacant but is dissimilar to the other parcels in the
southwest corncr in that currently County zoning is M-52 (Limited Industrial), This zone
designation allows for a wide variety of industrial and commercial uses, In order to be
consistent with thc City's General Plan, the area would still have to receive the underlying
zone designation of Open Space, The property owner would have to pursue a General Plan
Amendment and zone change in order to allow industrial use,
PCRPT424.DOC disc #3
4/17/96
Page 9, Item: 2. 3 & 4
Meeting Date:ApriI24. 1996
APN: 646-060-06, Nelson/Sloan Rock Quarry, (See Exhibit G) The rock quarry has
been operating since the mid-1950's within the County of San Diego, It is the intent to
pre-zone the quarry to A-8 and allow it to continue operation as a legal non-conforming
use, The quarry made application to the County for an asphalt batch plant in the late
1980's, This application was never acted on by the County, Should the applicant wish to
consider a similar use once annexed into the City, an application for a Conditional Use
Permit would have to be submitted to the City, Staff has met with the quarry operator,
and they are supportive of annexation as long as they are allowed continued operation of
their facility,
APN: 644-070-04, San Diego Water Reservoir Parcel, (See Exhibit H) The site is
currently operating as a reservoir. The proposed pre-zoning is to Public/Quasi-Public
which would allow the site to continue operation in its current form, The site is
surrounded on three sides by Village Five, is currently operating as a reservoir and is
planned for reservoir expansion,
APN: 643-020-08,13,25,26 & 27, Otay Water District Parcels (See Exhibit I) The
above parcels are proposed to be prezoned PQ, which would allow them to function as a
water reservoir site,
E. Conclusion:
Staff recommends that the Planning Commission adopt the attached Resolution of
Approval (PCZ 96-A) recommending approval of the proposed prezones and forward their
recommendation to City Council.
Attachments
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Proposed amendment to PC Zone
Proposed PQ Zone
Dauz, Groman, Ross, Gerhardt parcels
Watson, Clarkson parcels
EastLake land swap parcels
Southwest corner parcels
Nelson Sloan Rock Quarry parcels
San Diego Water Reservoir parcel
Otay Water District parcel
Annexation Map
Resolution of Approval PCA 96-02/PCZ 96-A and Draft City Council Ordinance
Resolution of Approval PCA 96-03 and Draft City Council Ordinance
PCRPT424.DOC disc #3
4/17/96
PROPOSED MODIFICATIONS TO TITLE 19 TO PERMIT ADOPTION OF PC
PREZONING DESIGNATION ON PROPERTY LESS THAN
FIFTY (50) ACRES IN SIZE WITHOUT APPROVAL OF GDP
19.48.020 Regulations generally-Minimum acreage-Ownership restrictions.
A, P-C zones may be established on parcels of land which are suitable for, and of sufficient size to
be planned and developed in a manner consistent with the purpose of this chapter and the
objectives of this division, No P-C zone shall include less than fifty acres of contiguous lands;
B, All land in each P-C zone. or approved section thereof, shall be held in one ownership or under
unified control unless otherwise authorized by the planning commission,eJt8ept~sprovidedf()r
in $eqtion lQ,4$.ll$() , For the purposes of this chapter. the written consent or agreement of all
owners in a P-C zone to the proposed general development plan and general development
schedule shall be deemed to indicate unified control.
19.48.030 Application-Method-Documents required.
A P-C zone may be initiated by one or more owners, '* by a developer representing said owners
()tbytheQitx upon application made in the manner specified in this chapter,
19.48.070 P-C zone-City council action-Compliance with general development plan required.
B, At the time of adoption of a P-C zone amendment, the city council shall adopt, by resolution. the
general development plan as defined in Section 19.48,040, except as provided for in Section
19.4S.160,
19.48.090 Sectional planning areas and sectional planning area plans-Requirements and content.
A All P-C zones shall be divided into sectional planning areasi~*cep(itSpf()'\Iiq~t!ft)rjl1~~l#it)n
lQi4$;l6(), These areas of subcommunities shall be depicted on the plan diagram of the general
development plan of a P-C zone, and shall be addressed in the text thereof.
19.48.160 P.C Zone-Exceptions:
Exceptions to the above requirements include the following:
A. Individual parcels under separaie ownership or contiol, but adjacent to land with an approved
general development p!anwill not require approval of a.general developrnem plan concurrent witb
the adoption of the peG zone. However;soosequent implementation of the P-C zori.epursuant
to the provisions cont1iined within this sect!oI), and development of said area will require the
approval of one of the following: a) An amendment to an adjacent general development plan and
adopthm andJor amendment of secdonal planning area plan which. would include the subject area,
or b) A precise plan; as defined in Section 19.14.570 through 19. 14.5S1, for development oftbe
area consistent wiih theproviSio1l$ of paragraph C, beh.>w,
f-XH Iht-r A
or control as defined in Section 19.48,020, paragraph B, shall be required of the subject land area
prior to adoption of an amended general development plan and adoption and/or amendment of
a sectional planning area plan.
C, Underlying land use regulations, including permitted, accessory and conditiQnalland uses. for
P~C zone areas which do not have an approved general development plan shaH be subject to the
provisions of a zoning designation which would be consistent with the general plan land use
designation for the property. Establishing specific underlying zoning regulations wiU occur at
the time of adoption of the PC zone,
(:\pcJonCZLaJ Revised 3/4/96
2
PROPOSED AMENDMENT TO TITLE 19 TO CREATE
A NEW PUBLIC/QUASI-PUBLIC ZONE
Chapter 19.47
P-Q - PUBLIC/QUASI-PUBLIC ZONE
Sections :
19.47.010 Purpose.
19.47.020 Pennitted uses.
19.47.030 Accessory uses and buildings.
19.47.040 Conditional uses.
19.47.050 Perfonnancestandards.
19.47.060 Siting standards.
.... ,..-.. -.--.-., ,.. .... ......-...
19.47.070 Area, lot coverage, yard requirements.
19.47.080 Site plan and architectural approval.
19.47.090 Landfill closure.
19.47.100 Exceptions.
19.47.010 Purpose.
The purpose of the pub[jc/quasi~public zone is to provide a zone with uses in appropriate locations
which are maintained by public or publicly controlled agencies such as municipal andfor 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.
19.47.030 Accessory' Uses and buildings.
Accessory uses permitted in the PQ zone include the following:
19.47.040 Conditional uses.
Conditional uses permitted in the PQ zone include:
r',/I",...-,!,... "'"
.l.-- - ( -'-' ;...---,' r
"
B, Schools;
C, Utility substations;
D, Cellular facilities;
E, Fire stations;
F, Post offices;
G. Land reclamation projects;
H. Recycling coHection centers, subject to the provisions of recycling collection centers standards
in Section 19,58,345;
1. Golf driving ranges. with or without lighting;
J. Hazardous waste facilities, subject to the provisions of Section 19,58,178;
K, Unclassifiednses; 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 the above uses, . .
19.47.050 Performance standards.
All eJdsting and future uses permitted by this use title shall be subject to initial and continued
compliance with the perforltlancestandards in Chapter 19.66.
19.47.060 Siting standards.
The following standards shan govern the siting of facilities in the public/quasi-public zone:
B.
All solid waste management operittionswithin the PQ zone shall comply with all applicable
federal, state, Wid locaI tegulatioUS:;incI4d1tig regulations of the State Water Resources Control
Board, theCalifornia.\VasteManag~entBoard, and the Department of Health Services,
Thedistimee from the site to thenearesn-esidenHal structure shan be in compliance with all of
the . state minimUm staiIDardS fOl'sqliqwaste management. The dis tance of such sites to
residencesshi1l1 be suffidentto permit adequate control of noise levels, odor nuisances, traffic
c{}ogestion; Httel' nuisances andvect\)rs. ..
A,
19.47.070 Area~. Lot Covex:age, Yardr~9,mr~eri.ts.
a.rchitec:~ ;:efirii:~r;Is:~iL$e and. yardreqQkement5 . will be established through the site plan and
19.47.080 Sit&pian and arCbitectnraiiltiproval.
Site plan )ttdarchitectural apptovalaie required fpr all uses in the PQ zone, as provided in
Sections 19,J4,4'2(} tbrou8hi9.HA80~ ..... .. ..... .. .... .
19.47~()90 Landfill clo$urei
Any sanitary laridfiUi.:iiisting within me PQzuw: which is subjecttQ closure shallbetenninated
in a mariner whichcomplie{with any aridalr~ppJical:ile (ederal, state, and lOCal regulations; including
regulations of tne$tilte Water Resources COQtrol Board; ilieCalifornia Waste Management Board. and
the DepartIDent pf Health Semces and iriiLccoidWice With any agreements entered into with the City.
.-,,-,.--,.,-,:...:.,-",,',--:.-;-,,-_.:-,--,-,.--,.:.'-:,-.,.,';''':-;'...,'''''.-'-:,-,,-:-:--,.:.:-,:,:.:.'-:,-;...:->:...:.:-:.:>.::-::,::::::..:.,::-.::;:,':.;-:.'-:',-;.;.::-::-,,:,,:.":'-:-':-';-".'.-"':-...:'-' ,..:-:.;.,:,.,-,-,--:-,.--,:..:', ..: :-:,-,--,-;".:.,--,:,-:,.;,-,-:.'-,,-;'-'::.-_..
-2-
19.47.100 Exceptions.
Any sanitary landfill use existing prior to (adolJfion 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,
("'rlLl(1I\~l!a) Ro:vlsed J/(J4i<lf:,
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CASE NUMBER:
PCZ - 96 - A
SEE MAP
CHULA VISTA PLANNING DEPARTMENT
SCALE:
N,T,S.
I HEREBY CERTIFY THAT THIS ZONING MAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
ACREAGE:
DATE:
3 - 4 - 96
CITY CLERK
DATE
ORAWN BY:
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COUNTY OF SAN DIEGO
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CASE NUMBER:
PCZ - 96 - A
CHULA VISTA PLANNING DEPARTMENT
SCALE,
N.T.S,
I HEREBY CERTIFY THAT THIS ZONING MAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
ACREAGE,
SEE MAP
DATE,
3 - 4 - 96
CITY CLERK
DATE
DRAWN BY,
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" CASE NUMBER:
PCZ - 96 - A
106.31
CHULA VISTA PLANNING DEPARTMENT
I HEREBY CERTIFY THAT THIS ZONING MAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
ACREAGE:
SCALE:
N,T.S.
DATE:
3 - 4 - 96
c.:J 'J~<nandu
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CITY OF CHULA VISTA
CITY OF SAN DIEGO
OTAY VALLEY RD,
SOUTHWEST CORNER
PARCELS
* APN.'S:
OSTLING:
KELSTROM:
SELMAN:
RABELLO:
HOFER:
BURNS:
ROWLAND,
645-030-03 & 13
645-030-04
645-030-05
645-030-06
645-030-07, 08, 09
645-030-10,11,12
645-030-14
SW CORNER OF QUARTER
SEC. 45 RHO. OTAY
CASE NUMBER,
SOURCE: G.I,S. CI\CARLOS\CFDIAG05,CDR
ACREAGE:
SCALE,
DATE,
DRAWN BY,
CHECKED BY,
CHULA VISTA PLANNING DEPARTMENT
I HEREBY CERTIFY THAT THIS ZONING MAP
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BY THE CITY COUNCIL ON
PCZ - 96 - A
59,54
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3 - 4 - 96
CITY CLERK
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ROCK QUARRY
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IJ
...
--------
CHULA VISTA PLANNING DEPARTMENT
I HEREBY CERTIFY THAT THIS ZONING MAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CI1Y COUNCil ON
CASE NUMBER:
i PCZ - 96 - A
,
ACREAGE:
136.47
SCALE: N,T.5,
DATE:
3 - 4 - 96
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I SEC, 28
I
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~, C\CARLOS\CFDIAG07CDR
CASE NUMBER:
PCZ - 96 - A
CHULA VISTA PLANNING DEPARTMENT
SCALE:
N.r.5,
I HEREBY CERTIFY THAT THIS ZONING MAP
WAS APPROVED AS A PART OF ORDINANCE
BY THE CITY COUNCIL ON
ACREAGE:
19.59
--
DATE:
3 - 4 - 96
--- -----
CllY CLERK
DATE
DRAWN BY:
c. J, ']'nnandEZ
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A 495,76 N 116,10
8 218,34 0 i 200,96
C , 670,00 P 186,84
NW CORNER OF SE QUARTER 0 412.54 Q 75,90
OF SEC, 3 T18S-R1W
E 100,57 R 150,88
F 628,95 5 ! 33,31
G 412,00 T 100,57
H 585,63 U 332,27
49,28 V 312,00
71,00 W 322,00
K 62,05 X 1725,00
L 156,04 Y I 230,00
M 482,35
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:
56.77
SCALE:
N,r.5.
'JATE:
3-4-96
CITY CLERK
DATE
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AREAS
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----
Annexation Areas
I OIay Ranch Area
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0,93
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1---1 Parcell"
EXH1hl"'f J _
C,(O(;IU.PHIC l,.f0IH4.\TI0", OJ'Y'SH \I
RESOLUfION PCA 96-02/PCZ 96-A
RESOLUfION OF THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA RECOMMENDING CITY COUNCIL ADOPTION OF
AN AMENDMENT TO CHAPTER 19.48 OF THE MUNICIPAL CODE
RELATING TO THE PLANNED COMMUNITY (PC) ZONE;
APPROVAL OF THE PREZONING OF APPROXIMATELY 600.09
ACRES TO THE PC ZONE, PUBLIC/QUASI-PUBLIC (PQ) ZONE AND
THE AGRICULTURE (A) ZONE
WHEREAS, applications for an amendment to the Planned Community (PC) Zone and for prezoning
600,09 acres of presently unincorporated land were filed with the City of Chula Vista Planning Department
on October 10, 1995 by the City of Chula Vista (" Applicant"), and;
WHEREAS, the Municipal Code does not presently allow for the application of the PC Zone on
parcels less than 50 acres in size, and;
WHEREAS, the annexation of Planning Areas 1 and 3 and the Ranch House (Exhibit II) will create a
need for the application of the PC Zone on parcels ofless than 50 acres ("Project"), and;
WHEREAS, the wording of said amendment to Chapter 19.48 is attached as Exhibit I to this
resolution, and;
WHEREAS, LAFCO policy requires that prior to a city annexing property, said property must be
prezoned, Thus, the proposed prezoning has been requested in order to bring those certain parcels of Otay
Ranch Planning Areas 1 and 3 and the Ranch House, which are to be annexed to the City, into conformance
with LAFCO policy ("Project"), and;
WHEREAS, those parcels to be prezoned PC are identified by their Assessor Parcel Numbers as:
585-150-02, 595-050-05, 595-050-06, 595-070-26, 641-030-03, 641-030-09, 641-030-10, 641-060-02,
641-060-03, 643-020-40, 643-020-41, 643-020-45, 643-020-46, 643-020-47, 645-030-03, 645-030-04,
645-030-05, 645-030-06, 645-030-07, 645-030-08, 645-030-09, 645-030-10, 645-030-11, 645-030-12,
645-030-13 and 645-030-14, as shown on Exhibit II, and;
WHEREAS, those parcels to be prezoned PQ are identified by their Assessor Parcel Numbers as:
643-020-08, 643-020-13, 643-020-25, 643-020-26, 643-020-27 and 644-070-04, as shown on Exhibit II,
and;
WHEREAS, that parcel to be prezoned A is identified by Assessor Parcel Number 644-060-06, as
shown on Exhibit II, and;
WHEREAS, the Planning Commission set the time and place for hearings on said Project and notice
of said hearings, together with its purpose, was given by its publication in a newspaper of general circulation
in the City and its mailing to property owners and tenants within 1,000 feet of the exterior boundaries of the
property at least 10 days prior to the hearing, and;
Planning Commission
PC Zone Amendment and Prezoning
Page 2
WHEREAS, the hearings were held at the time and place as advertised on November 8, 1995 and
November 15, 1995 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission, Said
hearings were continued to March 27, 1996, Apri110, 1996 and April 24, 1996 by a motion of the Planning
Commission at which time, said hearings were thereafter closed, and;
WHEREAS, the Environmental Review Coordinator has conducted a Second-tier Draft
Environmental Impact Report (EIR) EIR 95-01, a Recirculated Second-tier Draft EIR and Addendum, and
Findings of Fact and a Mitigation Monitoring and Reporting Program have been issued to address
environmental impacts associated with the implementation of the Project, and;
WHEREAS, the Second-tier EIR, the Recirculated EIR and Addendum incorporates, by reference,
two prior EIRs: the Otay Ranch General Development Plan/Subregional Plan (GDP/SRP) EIR 90-01 and the
Chula Vista Sphere ofInfIuence Update EIR 94-03 as well as their associated Findings of Fact and Mitigation
Monitoring and Reporting, Program EIR 90-01 was certified by the Chula Vista City Council and San Diego
County Board of Supervisors on October 28, 1993, and the Sphere of Influence Update EIR 94-03 was
certified by the Chula Vista City Council on March 21, 1995, and;
WHEREAS, to the extent that these findings conclude that proposed mitigation measures outlined in
the Final EIR and Addendum are feasible and have not been modified, superseded or withdrawn, the City of
Chula Vista hereby binds itself and any other responsible parties, including the Applicant and its successors in
interest, to implement those measures, These findings are not merely informational or advisory, but
constitute a binding set of obligations that will come into effect when the City adopts the ordinance approving
the Project. The adopted mitigation measures are express conditions of approval, Other requirements are
referenced in the Mitigation Monitoring and Reporting Program adopted concurrently with these Findings
and will be effectuated through the process of implementing the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION recommends
that the City Council adopt the attached draft City Council Ordinance approving the Project in accordance
with the findings and subject to the conditions contained therein,
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City Council.
C:IPCA ]CZ.DOC
Planning Commission
PC Zone Amendment and Prezoning
Page 3
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VlST A, CALIFORNIA,
this April 24, 1996 by the following vote, to wit:
AYES:
NOES
ABSENT:
ATTEST:
William C. Tuchscher II
Chairman
Nancy Ripley, Secretary
Attachments:
Exhibit I
Exhibit II
Draft City Council Ordinance
C:\PCA]CZ,DOC
PROPOSED MODIFICATIONS TO TITLE 19 TO PERI\-fIT ADOPTION OF PC
PREZONING DESIGNATION ON PROPERTY LESS THAN
FIFTY (50) ACRES IN SIZE WITIIOUT APPRO V AL OF GDP
19.48.020 Regulations generally-Minimwn acreage-Ownership restrictions.
A, P-C zones may be established on parcels of land which are suitable for, and of sufficient size to
be planned and developed in a manner consistent with the purpose of this chapter and the
objectives of this division, No P-C zone shall include less than fifty acres of contiguous lands;
B, All land in each P-C zone. or approved section thereof, shall be held in one ownership or under
unified control unless otherwise authorized by the planning commission, except as provided for
in Section 19.48.160, For the purposes of this chapter, the written consent or agreement of all
owners in a P-C zone to the proposed general development plan and general development
schedule shall be deemed to indicate unified control.
19.48,030 Application-Method-Docwnents required.
A P-C zone may be initiated by one or more owners. ffi' by a developer representing said owners
or by the City upon application made in the manner specified in this chapter.
19.48.070 P-C zone-City council action-Compliance with general development plan required.
B, At the time of adoption of a P-C zone amendment. the city council shall adopt. by resolution. the
general development plan as defined in Section 19.48,040, e)(cept as provided for in Section
19.48.160,
19.48.090 Sectional planning areas and sectional planning area plans-Requirements and content.
A, All P-C zones shall be divided into sectional planning areas,e)(cept as provided for in Section
19,48.160, These areas of subcommunities shall be depicted on the plan diagram of the general
development plan of a P-C zone. and shall be addressed in the text thereof.
19.48.160 P.C Zone-ExceptionS.
Exceptions to the above requirements include the following:
A. Individual parcels under separate ownersJupor control, but adjacent to land with an approved
general development plan will not require approvaIofageneraI developmenrplanconcurrent with
the adoption of the P-C zone. However. subsequent implementation of the P-Czone pursua.nt
to the provisions contained within this section. and development of said areawiU require the
approval oCone of the following: a) An iunendment to an adjacent general development plan and
adoption and/or amendment of sectional planning area plan which wouldiriclude the subject area,
or b) A precise plan, as defined in Section 19,14570 through 19.14.581, for development of the
area consistent wiih the provisionsofparagraph C; below, . . . ..
B, Any land area that is subject to the eJlccptions contained in this section wiJJ not be required to
have unified ownership orconrroI upon adoption of the P-C zone. However; unified oY'nership
EXHIBIT I
or control as defined in Section 19,48.020. paragraph B, shall be required of the subject )and area
prior to adoption of an amended genera! development plan and adoption and/or amendment of
a sectional pJanning area plan. .
C, Underlying fand use regulations, including penni[ted, accessory and conditional land uses. for
P-C zone areas which do no[ have an approved ,general development plan shall be subject to [he
provisions of a.zoning designation whichw~uld be consiStent with the general pIan land use
designation for the property. Establishing specific underlying zoning regulations will occur at
the time of adoption of the PC zone. .
(:\pc_lOO<: ita) RevlscQ 3/4/96
2
AREAS
OF
ANNEXATION
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----
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Annexation Areas
0,93
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Non-otay Ranch
Parcels
01Y Of
CHUIA VISTA
I~(OCRA.PHIC tl'llfOI:nto\T\OIlj ~ysn \t
EXHIBIT II
RESOLUTION PCA 96-03
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA RECOMMENDING CITY COUNCIL
ADOPTION OF AN AMENDMENT TO CHAPTER 19.47 OF THE
MUNICIPAL CODE TO CREATE THE PUBLIC/QUASI-PUBLIC
(PQ) ZONE
WHEREAS, an application for an amendment to the Municipal Code to create the PQ Zone
was filed with the City ofChula Vista Planning Department on October 10, 1995 by the City ofChula
Vista ("Applicant"), and;
WHEREAS, the Municipal Code does not presently have a PQ Zone, and;
WHEREAS, the annexation of Planning Areas 1 and 3 and the Ranch House will produce a
need for a new zone with regulations for properties that contain public and quasi-public land uses
("Project"), and;
WHEREAS, the wording of said amendment to Chapter 19.47 is attached as Exhibit I to this
resolution, and;
WHEREAS, the Planning Commission set the time and place for hearings on said Project and
notice of said hearings, together with its purpose, was given by its publication in a newspaper of
general circulation in the City and its mailing to property owners and tenants within 1,000 feet of the
exterior boundaries of the property at least 10 days prior to hearing, and;
WHEREAS, the hearings were held at the time and place as advertised on November 8, 1995
and November 15, 1995 in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission, Said hearings were continued to March 27, 1996, April 10, 1996 and Apri124, 1996 by
a motion of the Planning Commission at which time, said hearings were thereafter closed, and;
WHEREAS, the Environmental Review Coordinator has conducted a Second-tier Draft
Environmental Impact Report (EIR) EIR 95-01, a Recirculated Second-tier Draft EIR and Addendum,
and Findings of Fact and a Mitigation Monitoring and Reporting Program have been issued to address
environmental impacts associated with the implementation ofthe Project, and;
WHEREAS, the Second-tier EIR, the Recirculated EIR and Addendum incorporate, by
reference, two prior EIRs: the Otay Ranch General Development Plan/Subregional Plan (GDP/SRP)
EIR 90-01 and the Chula Vista Sphere of Influence Update EIR 94-03 as well as their associated
Findings of Fact and Mitigation Monitoring and Reporting Program, Program EIR 90-01 was certified
by the Chula Vista City Council and San Diego County Board of Supervisors on October 28, 1993,
and the Sphere ofInfluence Update EIR 94-03 was certified by the Chula Vista City Council on March
21, 1995, and;
Planning Commission
PQ Zone Creation and Prezoning
Page 2
WHEREAS, to the extent that these findings conclude that proposed mitigation measures
outlined in the Final EIR and Addendum are feasible and have not been modified, superseded or
withdrawn, the City of Chula Vista hereby binds itself and the Applicant and its successors in interest,
to implement those measures. These findings are not merely informational or advisory, but constitute a
binding set of obligations that will come into effect when the City adopts the ordinance approving the
Project. The adopted mitigation measures are express conditions of approval. Other requirements are
referenced in the Mitigation Monitoring and Reporting Program adopted concurrently with these
Findings and will be effectuated through the process of implementing the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby
adopts Final Second-Tier Environmental Impact Report EIR 95-01 and Addendum.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends that
the City Council adopt the attached draft City Council Ordinance approving the Project in accordance
with the findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City
Council.
C:\PCA96 03.DOC
Planning Commission
PQ Zone Creation and Prezoning
Page 3
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA this April 24, 1996 by the following vote, to wit:
AYES
NOES
ABSENT
ATTEST:
William C Tuchscher II
Chairman
Nancy Ripley, Secretary
Attachments:
Exhibit I
Draft City Council Ordinance
C\PCA96 _03 .DOC
PROPOSED AMENDMENT TO TITLE 19 TO CREATE
A NEW PUBLIC/QUASI-PUBLIC ZONE
Chapter 19.47
P-Q - PUBLIC/QUASI-PUBLIC ZONE
Sections :
19.47.010 Purpose.
19.47.020 Pennitted 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 architectural approval.
19.47.090 Landfill closure.
19.47.100 Exceptions.
19.47.010 Purpose.
The purpose of the public/quasi-public zone is to provide a zone with uses in appropriate locations
which 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 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;
19.47.030 Accessory uses and buildings.
19.47.040 Conditional uses.
Conditional uses permitted in the PQ zone include:
EXHIBIT I
B. Schools;
C. Utility substations;
D. Cellular facilities;
E. Fire stations;
F. Post offices;
G. Land reclamation projects;
H. Recycling coJlection centers, subject to the provisions of recycling collection centers standards
in Section 19.58.345;
L Golf driving ranges, with or without lighting;
J. 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 the above uses.
19.47.050 Performance standards.
AU existing and future uses permitted 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:
",,,,,_ .d'.'___,',...,'_______ _ ""'--"'--.."--.--.. '''' "
.,__ __..____.".___...,.._______...,.....".___...__...__ _d...._'_,___......____'" ---"",.
A. All solid waste management operations within the PQ zone shall comply with aU 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.
B. The distance from the site to thenearest residential structure shall be in compliance with all of
the state minimum staridards fa\' solid waste management. The distance of such sites to
residences shall be sufficient to permit adequate control of noise levels, odor nuisances, traffic
congestion, litter nuisances and vectors, .
19.47.070 Area, Lilt .Coverage; Yardrequireinents.
The area, lot coverage and yard requirements will be established through the site plan and
archlteclUral permit process; .
19.47.080 Site plan andarchitectnral approval.
Site plan al:tdarchltectural approval are required for all uses in the PQ zone, as provided in
Sections 19.14AZOthroughI9,14A80, . ..
19.47.090 Landfill closure.
Any sanitary l1U1dfill existitlg within the PQ 1:one which is suhject to closure shall be terminated
in a manner whlch 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.
-2-
19.47.100 Exceptions.
Any sanitary landfill use existing prior to (adoNion 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 andfor guidelines.
(:lptLW!ll:ZUI) Rl:vised 3/04/96
-3-
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA TO AMEND CHAPTER 19.47 OF THE
MUNICIPAL CODE TO CREATE THE PUBLIC/QUASI-PUBLIC
(PQ) ZONE (pCA 96-03)
WHEREAS, an application for an amendment to the Municipal Code to create the PQ Zone
was filed with the City of Chula Vista Planning Department on October 10, 1995 by the City of Chula
Vista ("Applicant"), and;
WHEREAS, the Municipal Code does not presently have a PQ Zone, and;
WHEREAS, the annexation of Planning Areas I and 3 and the Ranch House will produce a
need for a new zone with regulations for properties that contain public and quasi-public land uses
("Project"), and;
WHEREAS, the wording of said amendment to Chapter 19.47 is attached as Exhibit I to this
ordinance, and;
WHEREAS, the Planning Commission set the time and place for hearings on said Project and
notice of said hearings, together with its purpose, was given by its publication in a newspaper of
general circulation in the City and its mailing to property owners and tenants within 1,000 feet of the
exterior boundaries of the property at least 10 days prior to the hearing, and;
WHEREAS, the hearings were held at the time and place as advertised on November 8, 1995
and November 15, 1995 in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission. Said hearings were continued to March 27, 1996, April 10, 1996 and April 24, 1996 by
a motion of the Planning Commission at which time, said hearings were thereafter closed, and;
WHEREAS, the Environmental Review Coordinator has conducted a Second-tier Draft
Environmental Impact Report (EIR) EIR 95-01, a Recirculated Second-tier Draft EIR and Addendum,
and Findings of Fact and a Mitigation Monitoring and Reporting Program have been issued to address
environmental impacts associated with the implementation of the Project, and;
WHEREAS, the Second-tier ErR, the Recirculated EIR incorporates and Addendutn, by
reference, two prior EIRs: the Otay Ranch General Development Plan/Subregional Plan (GDP/SRP)
EIR 90-01 and the Chula Vista Sphere of Influence Update EIR 94-03 as well as their associated
Findings of Fact and Mitigation Monitoring and Reporting Program. Program EIR 90-01 was certified
by the Chula Vista City Council and San Diego County Board of Supervisors on October 28, 1993,
and the Sphere ofInfluence Update EIR 94-03 was certified by the Chula Vista City Council on March
21, 1995, and;
WHEREAS, to the extent that these findings conclude that proposed mitigation measures
outlined in the Final EIR and Addendum are feasible and have not been modified, superseded or
Ordinance No.
Page 2
withdrawn, the City of Chula Vista hereby binds itself and the Applicant and its successors in interest,
to implement those measures. These findings are not merely informational or advisory, but constitute a
binding set of obligations that will come into effect when the City adopts the ordinance approving the
Project. The adopted mitigation measures are express conditions of approval. Other requirements are
referenced in the Mitigation Monitoring and Reporting Program adopted concurrently with these
Findings and wi!! be effectuated through the process of implementing the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL of the City ofChula Vista
does hereby find, determine, resolve and order as follows:
1. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public
hearings on the Draft EIR, the Recirculated EIR and Addendum held on November 8, 1995,
November 15, 1995, March 27, 1996 and March 28, 1996, their public hearings held on this
Project on November 15, 1995, March 27, 1996, April 10, 1996 and April 24, 1996, and the
minutes and resolutions resulting thererrolTI, are hereby incorporated into the record of this
proceeding. These documents, along with any documents submitted to the decision makers,
shall comprise the entire record of the proceedings for any California Environmental Quality
Act (CEQA) claims.
II. ACTION
The City Council hereby approves the amendment to create the PQ Zone finding that it is
consistent with the City of Chula Vista General Plan and that the public necessity, convenience,
general welfare and good zoning practice supports the amendment the Public/Quasi-Public
Zone, attached as Exhibit 1.
m CERTIFICATION OF COMPLIANCE WITH CEQA
That the City Council does hereby find that FEIR 95-01, the Findings of Fact, the Mitigation
Monitoring and Reporting Program and the Statement of Overriding Considerations are
prepared in accordance with the requirements of the CEQA, the State EIR Guidelines and the
Environmental Review Procedures of the City ofChula Vista.
IV
A
The ordinance amendment to create the PQ zone shall take effect and be in full force
the thirtieth day rrom its adoption
V ATTACHMENTS
All attachments and exhibits are incorporated herein by reference as set forth in full.
Ordinance No.
Page 3
PASSED, APPROVED and ADOPTED by the City Council of the City ofChula Vista, California this
May 21, 1996, by the following vote:
YES:
NOES:
ABSENT:
Shirley Horton, Mayor
ATTEST
Beverly A. Authelet, City Clerk
ST ATE OF CALIFORNIA)
COUNTY OF SAN DIEGO) ss
CITY OF CHULA VISTA)
I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do hereby certifY that the
foregoing Ordinance No. ~ was duly passed, approved, and adopted by the City Council at a City
Council meeting held on the 21th day of May, 1996.
Executed this 21th day of May, 1996.
Beverly A. Authelet, City Clerk
Attachments:
Exhibit I
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA TO ADOPT AN AMENDMENT TO CHAPTER
19.48 OF THE MUNICIPAL CODE RELATING TO THE
PLANNED COMMUNITY (PC) ZONE (PCA 96-02); APPROVE
THE PREZONlNG OF APPROXIMATELY 600.09 ACRES TO
THE PC ZONE, PUBLIC/QUASI-PUBLIC (PQ) ZONE AND THE
AGRICULTURAL (A) ZONE (pCZ 96-A)
WHEREAS, applications for an amendment to the Planned Community (PC) Zone and for
prezoning 600.09 acres of presently unincorporated land were filed with the City of Chula Vista
Planning Department on October 10, 1995 by the City of Chula Vista (" Applicant"), and;
WHEREAS, the Municipal Code does not presently allow for the application of the PC Zone
on parcels less than 50 acres in size, and;
WHEREAS, the annexation of Planning Areas I and 3 and the Ranch House (Exhibit II) will
create a need for the application of the PC Zone on parcels ofless than 50 acres ("Project"), and;
WHEREAS, the wording of said amendment to Chapter 19.48 is attached as Exhibit I to this
ordinance, and;
WHEREAS, LAFCO policy requires that prior to a city annexing property, said property must
be prezoned. Thus, the proposed prezoning has been requested in order to bring those certain parcels
ofOtay Ranch Planning Areas I and 3 and the Ranch House, which are to be annexed to the City, into
conformance with LAFCO policy ("Project"), and;
WHEREAS, those parcels to be prezoned PC are identified by their Assessor Parcel Numbers
as 585-150-02, 595-050-05, 595-050-06, 595-070-26, 641-030-03, 641-030-09, 641-030-10, 641-
060-02, 641-060-03, 643-020-40, 643-020-41, 643-020-45, 643-020-46, 643-020-47, 645-030-03,
645-030-04, 645-030-05, 645-030-06, 645-030-07, 645-030-08, 645-030-09, 645-030-10, 645-030-
11,645-030-12,645-030-13 and 645-030-14, as shown on Exhibit II, and;
WHEREAS, those parcels to be prezoned PQ are identified by their Assessor Parcel Numbers
as: 643-020-08, 643-020-13, 643-020-25, 643-020-26, 643-020-27 and 644-070-04, as shown on
Exhibit II, and;
WHEREAS, that parcel to be prezoned A is identified by Assessor Parcel Number 644-060-
06, as shown on Exhibit II, and;
WHEREAS, the Planning Commission set the time and place for hearings on said Project and
notice of said hearings, together with its purpose, was given by its publication in a newspaper of
general circulation in the City and its mailing to property owners and tenants within 1,000 feet of the
exterior boundaries of the property at least 10 days prior to the hearing, and;
Ordinance No.
Page 2
WHEREAS, the hearings were held at the time and place as advertised on November 8, 1995
and November 15, 1995 in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission. Said hearings were continued to March 27, 1996, April 10, 1996 and April 24, 1996 by
a motion of the Planning Commission at which time, said hearings were thereafter closed, and;
WHEREAS, the Environmental Review Coordinator has conducted a Second-tier Draft
Environmental Impact Report (EIR) EIR 95-01, a Recirculated Second-tier Draft EIR and Addendum,
and Findings of Fact and a Mitigation Monitoring and Reporting Program have been issued to address
environmental impacts associated with the implementation of the Project, and;
WHEREAS, the Second-tier ErR, the Recirculated EIR and Addendum incorporates, by
reference, two prior EIRs: the Otay Ranch General Development Plan/Subregional Plan (GDP/SRP)
EIR 90-0 I and the Chula Vista Sphere ofInfluence Update EIR 94-03 as well as their associated
Findings of Fact and Mitigation Monitoring and Reporting Program Program EIR 90-01 was certified
by the Chula Vista City Council and San Diego County Board of Supervisors on October 28, 1993,
and the Sphere ofInfluence Update EIR 94-03 was certified by the Chula Vista City Council on March
21, 1995, and;
WHEREAS, to the extent that these findings conclude that proposed mitigation measures
outlined in the Final EIR and Addendum are feasible and have not been modified, superseded or
withdrawn, the City of Chula Vista hereby binds itself and the Applicant and its successors in interest,
to implement those measures. These findings are not merely informational or advisory, but constitute a
binding set of obligations that will come into effect when the City adopts the ordinance approving the
Project. The adopted mitigation measures are express conditions of approval. Other requirements are
referenced in the Mitigation Monitoring and Reporting Program adopted concurrently with these
Findings and will be effectuated through the process of implementing the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL of the City ofChula Vista
does hereby find, determine, resolve and order as follows:
1. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public
hearing on the Draft ErR, the Recirculated EIR and Addendum held on November 8, 1995,
November 15, 1995, March 27, 1996 and March 28, 1996, their public hearings held on this
Project on November 15, 1995, March 27, 1996, April 10, 1996 and April 24, 1996 and the
minutes and resolutions resulting therefrom, are hereby incorporated into the record of this
proceeding. These documents, along with any documents submitted to the decision makers,
shall comprise the entire record of the proceedings for any California Environmental Quality
Act (CEQA) claims.
C:\PCA ]CZ.DOC
Ordinance No.
Page 3
II. ACTION
The City Council hereby approves the ordinance to amend the Planned Community Zone
finding that it is consistent with the City of Chula Vista General Plan and that the public
necessity, convenience, general welfare and good zoning practice supports the amendment to
the PC Zone, attached as Exhibit 1.
The City Council hereby approves the prezoning of 600. 09 acres to the PC Zone, PQ Zone and
the A Zone, identified by their Assessor Parcel Numbers as: 585-150-02, 595-050-05, 595-
050-06, 595-070-26, 641-030-03, 641-030-09, 641-030-10, 641-060-02, 641-060-03, 643-
020-40, 643-020-41, 643-020-45, 643-020-46, 643-020-47, 645-030-03, 645-030-04, 645-
030-05, 645-030-06, 645-030-07, 645-030-08, 645-030-09, 645-030-10, 645-030-11, 645-
030-12, 645-030-13, 645-030-14, 643-020-08, 643-020-13, 643-020-25, 643-020-26, 643-
020-27, 644-070-04 and 644-060-06 finding that the public necessity, convenience, general
welfare and good zoning practice supports the prezoning of said parcels, attached as Exhibit I.
IlL PREZONlNG
That the property with Assessor Parcel Numbers 595-050-05 and 595-050-06, consisting of
approximately 7.5 acres, generally located 2,300 feet west of Proctor Valley Road and 3,800
feet north of Proctor Valley Road, as diagrammatically presented on the area map attached
hereto as Exhibit II, be prezoned Planned Community.
That the property with Assessor Parcel Numbers 643-020-40, 643-020-41, 643-020-45, 643-
020-46, 643-020-47 and 595-070-26, consisting of approximately 128.84 acres, generally
located on the east side of the proposed SR 125 alignment, approximately 4,500 feet south of
Telegraph Canyon Road, as diagrammatically presented on the area map attached hereto as
Exhibit II, be prezoned Planned Community.
That the property with Assessor Parcel Numbers 645-030-03, 645-030-04, 645-030-05, 645-
030-06, 645-030-07, 645-030-08, 645-030-09, 645-030-10, 645-030-11, 645-030-12, 645-
030-13 and 645-030-14, consisting of approximately 59.54 acres, generally located east of the
planned extension of Paseo Ranchero and north of the City of San Diego boundmy, as
diagrammatically presented on the area map attached hereto as Exhibit II, be prezoned Planned
Community.
That the property with Assessor Parcel Number 644-060-06, consisting of approximately
13647 acres, generally located on the north side ofOtay Valley Road, on the east side of Rock
Mountain Road for a distance of approximately 300 feet, as diagrammatically presented on the
area map attached hereto as Exhibit II, be prezoned Agricultural.
C:\PCA ]CZ.DOC
Ordinance No.
Page 4
That the property with Assessor Parcel Numbers 643-020-08, 643-020-13, 643-020-25, 643-
020-26 and 643-020-27, consisting of approximately 56.77 acres, generally located south of
Telegraph Canyon Road on the west side of proposed SR 125, as diagrammatically presented
on the area map attached hereto as Exhibit II, be prezoned Public/Quasi-Public.
That the property with Assessor Parcel Number 644-070-04, consisting of approximately
19.59 acres, generally located approxintately 500 feet south of Rock Mountain and east of the
planned extension of La Media Road, as diagrammatically presented on the area map attached
hereto as Exhibit II, be prezoned Public/Quasi-Public.
That the property with Assessor Parcel Number 641-030-03, consisting of approximately 9.9
acres, generally located on the north side of East Palomar Street approximately 1,400 feet west
of Paseo Ranchero, as diagrammatically presented on the area map attached hereto as Exhibit
II, be prezoned Planned Community.
That the property with Assessor Parcel Number 641-030-09, consisting ofapproxintately 7.82
acres, generally located south of Telegraph Canyon Road, approximately 2,000 feet west of the
intersection of Pas eo Ranchero, as diagrammatically presented on the area map attached hereto
as Exhibit II, be prezoned Planned Community.
That the property with Assessor Parcel Number 641-030-10, consisting of approximately 1.82
acres, generally located south of Telegraph Canyon Road, approximately 2,000 feet west of the
intersection of Pas eo Ranchero, as diagrammatically presented on the area map attached hereto
as Exhibit II, be prezoned Planned Community.
IV. CERTIFICATION OF COMPLIANCE WITH CEQA
That the City Council does hereby find that FEIR 95-01 and Addendum, the Findings of Fact,
the Mitigation Monitoring and Reporting Program and the Statement of Overriding
Considerations are prepared in accordance with the requirements of the CEQA, the State EIR
Guidelines and the Environmental Review Procedures ofthe City ofChula Vista.
v.
A
The ordinance to amend the PC Zone shall take effect and be in full force the thirtieth
day fTom its adoption.
B. The zoning of those parcels to PC, PQ and A shall become effective at the same time
that the annexation becomes effective.
VI. ATTACHMENTS
All attachments and exhibits are incorporated herein by reference as set forth in full.
C:\PCA PCZ.DOC
Ordinance No.
Page 5
PASSED, APPROVED and ADOPTED by the City Council of the City ofChula Vista,
California this May 21, 1996, by the following vote:
YEs:
NOES:
ABSENT
Shirley Horton, Mayor
ATTEST
Beverly A. Authelet, City Clerk
STATE OF CALIFORNIA)
COUNTY OF SAN DIEGO) ss.
CITY OF CHULA VISTA)
I, Beverly A. Authelet, City Clerk of the City of Chula Vista, California, do hereby certifY that the
foregoing Ordinance No. ~ was duly passed, approved, and adopted by the City Council at a City
Council meeting held on the 21th day of May, 1996.
Executed this 21 th day of May, 1996.
Beverly A. AutheIet, City Clerk
Attachments:
Exhibit I
Exhibit II
C:\PCA]CZ.DOC