HomeMy WebLinkAboutPlanning Comm Reports/1993/05/12 (12)
City Planning Commission
Agenda Item for Meeting of May 12, 1993
3.
PUBLIC HEARING:
(Continued)
GPA 92-03, Otay Ranch Project
(Discussion on 169 acre EastLake Land Swap Parcels only)
The Staff Report for this agenda item will be hand delivered to the Planning Commission
on Saturday, May 8, 1993, at the Otay Ranch Project public hearing.
.s-/
CITY OF CHULA VISTA
PLANNING COMMISSION
STAFF REPORT
FOR
EASTLAKE LAND SWAP PARCELS
(Otay Ranch Project GP A-92-03)
Planning Commission Meeting of
May 12, 1993
The acreage calculations contained
herein Supersede those contained in Agenda Item #4
for GPA-93-04 (EastLake Greens GPA)
The Staff Recommendation and Rationale
do not change
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 1
3.
PUBLIC HEARING:
(Continued)
GP A 92-03, Otay Ranch Project
(Discussion on 169 acre EastLake Land Swap Parcels only)
BACKGROUND:
In 1989, when the planning effort for the Otay Ranch began, the EastLake Development
Company owned approximately 160 acres, completely surrounded by the Otay Ranch and
identified as part of the previously approved EastLake Phase II General Development Plan
(GDP) (identified on attached Exhibit 1), which without inclusion in the overall planning for the
Otay Ranch made comprehensive planning of the Otay Valley Parcel of the Otay Ranch difficult.
Nevertheless, various design alternatives have been prepared which include this parcel of land,
since its location made coordinated planning a must. During the planning effort for the Otay
Ranch, Baldwin Vista Associates, L.P. and EastLake Development Company, realizing the
necessity of comprehensive planning for this area, negotiated a private land swap agreement
whereby land area of similar size (3 separate sites totalling approximately 169 acres, identified
on Exhibit 1) located immediately adjacent to the EastLake Development land holdings
(EastLake Greens SPA), but part of the Otay Ranch, would be transferred to the EastLake
Development Company in exchange for the 160 acre parcel. This transfer would pennit the
coordinated development of the Otay Ranch and could result in a logical development boundary
for EastLake. Baldwin Vista Associates, L. P. , have been representing the EastLake Development
Company in the planning for both land swap parcels,
Environmental analysis has been conducted on the Otay Ranch Project which includes the
EastLake Land Swap parcels, at a General Plan level (included as part of the Phase II Progress
Plan Alternative analysis contained in PEIR-90-01).
An Initial Study (Case No. 93-16) was prepared for the proposed EastLake Greens GPA and a
recommendation was made by the City's Environmental Review Coordinator that the project be
found to have no significant impacts which were not discussed in EIR 86-04 for the EastLake
Greens project, and that an Addendum for the proposed project be adopted (the addendum was
prepared based on a 51 acre project, which has been modified to include 74 acres),
The Chula Vista Planning Commission has conducted joint public hearings with the County of
San Diego Planning Commission on the Otay Ranch General Plan Amendment and General
Development Plan/Subregional Plan since April 29, 1992, At a continued public hearing on
April 22, 1993, both the Chula Vista and County Planning Commissions decided to continue the
Otay Ranch Project public hearing to May 8, 1993, and the Chula Vista Commission,
independently, to the May 12, 1993 meetings. The May 12, 1993 hearing is targeted to discuss
the EastLake Landswap in conjunction with a "companion" request for an additional GPA (74
acres in size) requested by the EastLake Development Company (EastLake Greens GPA 93-04),
which was previously continued from a March 3, 1993 public hearing,
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 2
RECOMMENDATION:
Based on the analysis contained in this report and the discussion and testimony taken at this and
other hearings on the Otay Ranch Project staff recommends that the Planning Commission:
1, Take tentative action to accept the General Plan Amendment for the EastLake Land Swap
parcels per the staff recommended alternative (contained in the staff report), and direct
staff to modify the necessary documents to reflect the Commissions tentative action on
the Otay Ranch Project GPA (EastLake Land Swap portion), and
2. Continue the public hearing for the Otay Ranch Project until May 13, 1993 at 5:00 p,m.,
to be held in the City of Chula Vista Council Chambers.
DISCUSSION:
Proposed EastLake Land Swap GPA (Revised)
The January 15, 1993 Otay Ranch Staff Report, Pages 16-19, describes a part of the Otay Ranch
Project as the "EastLake Land Swap". The proposed land use acreage listed in that report for
the 169 acre area has been revised due to refinement in acreage calculations (See attached
Acreage Analysis, Exhibit 8). The proposed land uses requested by the project applicant are as
follows:
Table 1
Proposed EastLake Land Swap GPA (Revised)
Low-Medium Residential (3-6 du/ac)
Medium Residential (6-11 du/ac)
Medium-High Residential (11-18 du/ac)
High Residential (18 dul ac)
Professional & Administrative
Commercial Retail
Open Space
Circulation Streets
Public/Quasi-Public
Total
Existing
General Plan
Proposed
GPA
47 acres
70 acres
o acres
o acres
o acres
o acres
9 acres
14 acres
21 acres
161 acres
15 acres
o acres
29 acres
17 acres
17 acres
52 acres
14 acres
17 acres
o acres
161 acres
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 3
Proposed land uses within the Land Swap area would range from 670 dwelling units to 1,07!.
However, development at mid range would result in a total of 872 units, 100 units more than
the current General Plan designations allow.
The EastLake Land Swap parcels provide a compatible extension of the proposed land use
concepts proposed for the Otay Ranch, The area immediately east of the SR-125 corridor is
proposed to contain the future extension of a regional light rail transit line which will extend
from the Otay Mesa through the Otay Ranch (Villages 1,5,6 & 9) and continues northwest, until
linking with the existing San Diego Trolley line near SR-54 and 1-5, a freeway-oriented retail
commercial area, and the Eastern Urban Center. Included as part of the Otay Ranch GPA, is
the modification of other proposed sub-regional transit routes based on proposed development
in the Eastern Territories of the city. An Express Bus system is proposed to run north and south
along EastLake Parkway. The planned intensity of the future Eastern Urban Center, the presence
of significant freeway-oriented large retail commercial acreage as well as the presence of the SR-
125 freeway (or toll road), the offsite presence of the commercial facilities at the intersection
of Telegraph Canyon Road and EastLake Parkway, a community-level park, the future Kaiser
Hospital and the EastLake High School to the north, make both the east and west sides of
EastLake Parkway, effectively an "activity corridor", The proposed land uses shown above
(Table 1) are consistent with the activity corridor concept, however, since the Land Swap parcels
likely will be developed as part of the EastLake Greens community, land use relationships to the
Greens must be compatible,
Since the Staff Report submitted to the Commission in January of this year for the Otay Ranch,
including the EastLake Land Swap staff has been involved in the analysis of a "companion"
EastLake Greens GPA (GPA-93-04) request for 78 acres (revised from 51 acres, as depicted on
the attached Acreage Analysis, see Exhibit I & 8), As a result of further analysis of land use
relationships within the Greens community and the proposed land uses on the Otay Ranch, staff
has re-evaluated its recommendation for the EastLake Land Swap portion of the Otay Ranch
Project.
Community Forum:
On February 18, 1993, Planning Department staff conducted a community forum for the
proposed EastLake Greens GPA (GPA 93-04), Also presented and discussed at that forum was
the proposed EastLake Land Swap portion of the Otay Ranch Project. The forum was held at
the EastLake High School library, where nine citizens from the EastLake Greens neighborhood
attended, The bulk of the issues expressed were directed at the "companion" GPA request within
the EastLake Greens (see next agenda item for more details),
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 4
EastLake Greens GPA Proposal:
As discussed earlier, the following land uses are proposed by the EastLake Development
Company for the EastLake Greens GPA:
Table 2
Revised EastLake Proposal
EastLake Greens GPA
Existing
General Plan
Proposed
GPA
Low-Medium Residential (3-6 du/ac)
Medium-High Residential (11-18 du/ac)
High Residential (18-27 du/ac)
Open Space
Circulation Streets
Public/Quasi-Public
Total
52 acres
o acres
o acres
o acres
9 acres
13 acres
74 acres
3 acres
17 acres
21 acres
17 acres
2 acres
14 acres
74 acres
The project would result in an increase in allowable density in the 74 acre area from a range of
156 to 312 dwelling units in the existing Low-Medium Residential designated areas to a range
of 587 to 891 dwelling units in the Low-Medium, Medium-High and High Density Residential
designated areas, Thus the maximum potential change in dwelling units for these areas would
be 579 dwelling units, although at midpoint the potential increase in units over current
designations would be 500 dwelling units,
Staff Recommended Alternative:
Since the relationship of the Land Swap parcels to the EastLake Greens is so interrelated staff
is recommending that consideration of the EastLake Greens GP A and EastLake Land Swap be
done concurrently. Sub Areas #1 and #2 of the EastLake Greens GPA, two triangular-shaped
parcels described in the next agenda item, occur to the west of a major northwest to southeast
trending utility easement (240 ft. wide). The area is oriented to the activity corridor and away
from existing approved residential land uses within the EastLake Greens community, and is
encompassed by SR-125 to the west and Orange Avenue to the south.
Staff is recommending that the proposed residential areas west of the utility easement, and
including the EastLake-owned portion of the easement (120 ft. in width) be designated as
Medium-High Residential (11-18 du/ac) for the reasons stated in the Analvsis Section below.
All of the land area located east of the utility easement, including Water District-owned portion
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 5
of the easement (also 120 ft. in width) is proposed to remain as Low Medium Residential (3-6
du/ac), as presently designated in the General Plan. Although the area located east of the utility
easement is designated LM the development approved with the EastLake Greens SPA is in the
range of 11-18 du/ac adjacent to the easement.
The following table (Table 3) depicts the Staff Recommended Alternative for the EastLake
Greens GPA and the calculations SUPERSEDE the calculations contained in the Staff Report
for the EastLake Greens GPA (GPA 93-04) (see next agenda item). Table 4 depicts the Staff
Recommended Alternative for the EastLake Land Swap portion of the Otay Ranch Project. A
composite table (Table 5) is provided that shows the total EastLake Greens project land use
acreage combined with the Land Swap and the Greens GPA densities,
Table 3
Staff Recommended Alternative
EastLake Greens GPA
Existing
General Plan
Proposed
GPA
Low-Medium Residential (3-6 du/ac)
Medium-High Residential (11-18 du/ac)
Open Space
Circulation Streets
Public/Quasi-Public
Total
52 acres
o acres
o acres
9 acres
13 acres
74 acres
3 acres
44 acres
9 acres
2 acres
16 acres
74 acres
The staff recommended alternative for the EastLake Greens GPA would result in an increase in
allowable density in the 74 acre area from a range of 156 to 312 dwelling units in the existing
Low-Medium Residential designated areas to a range of 484 to 792 dwelling units in the
Medium-High Residential density residentially designated areas, The maximum potential change
in dwelling units for these areas would be 498 dwelling units, although at midpoint the potential
increase in units over current designations would be 418 dwelling units,
City Planning Cummission
Agenda Item for Meeting of May 12, 1993
Page 6
Table 4
Staff Recommended Alternative
EastLake Land Swap GPA
Low-Medium Residential (3-6 du/ac)
Medium Residential (6-11 du/ac)
Medium-High Residential (11-18 du/ac)
Professional & Administrative
Commercial Retail
Open Space
Circulation Streets
Public/Quasi-Public
Total
Existing
General Plan
Proposed
GPA
47 acres
70 acres
o acres
o acres
o acres
9 acres
14 acres
21 acres
161 acres
19 acres
o acres
45 acres
17 acres
52 acres
11 acres
17 acres
o acres
161 acres
The staff recommended alternative would result in a range from 552 to 924 dwelling units in the
Low-Medium and Medium-High Residential designated areas. Development at mid range would
result in a total of 739 units, 33 less than the current General Plan designation allows for the
Land Swap parcels.
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 7
Table 5
Total EastLake Greens w/
Staff Recommended Greens & Land Swap GPA
Density Increases Included
Low-Medium Residential (3-6 du/ac)
Medium Residential (6-11 du/ac)
Medium-High Residential (11-18 du/ac)
High Residential (18-27 du/ac)
Commercial Retail
Professional & Administrative
Parks & Recreation
Open Space
Circulation Streets
Public/Quasi-Public
Total
Existing
General Plan
EastLake
Proposed
GPA
Staff
Recornrnen:JW
Alternative
625 acres
o acres
88 acres
o acres
71 acres
17 acres
16 acres
48 acres
66 acres
68 acres
999 acres
The General Plan would allow a total of 3,743 dwelling units at mid range for the entire area
of the EastLake Greens, including the Land Swap and Greens GPA's, The EastLake proposal
for this same area would amount to 4,303 dwelling units (560 units above mid range, or a 15%
increase in units), The staff recommended alternative would allow 4,089 dwelling units (346
units above mid range, or a 9% increase in units),
Acreage Calculations:
Attached to this report (see Acreage Analysis, Exhibit 8), is a series of maps which describe the
complex acreage analysis necessitated by the Baldwin Vista Associates, L.P./EastLake
Development Company land exchange and subsequent General Plan Amendment proposals for
both the EastLake Greens GPA and the EastLake Land Swap. As a result of the planning for the
Otay Ranch, Orange Avenue and EastLake Parkway must be shifted, and Palomar Street
eliminated (as a General Plan Circulation Element Roadway), thereby impacting existing
EastLake Greens land use totals. As a result of the major roadway shifts, acreage previously
designated on the General Plan as "Circulation" would now require a development land use
designation, This results in a complex arrangement of land acreage totals.
709 acres
69 acres
o acres
o acres
20 acres
o acres
36 acres
63 acres
64 acres
86 acres
999 acres
621 acres
o acres
45 acres
38 acres
71 acres
17 acres
16 acres
59 acres
65 acres
67 acres
999 acres
City Planning Commission
Agenda Item for Meeting of May 12, 1993
Page 8
ANALYSIS:
1, The proposed General Plan Amendment and General Development Plan for the Otay
Ranch parcel substantially alter the land uses and planning parameters for the land area
in the vicinity of EastLake Parkway and Orange Avenue, The EastLake Greens GPA
(Sub Area #1 and #2, as identified in the next agenda item staff report) and the bulk of
the Land Swap Parcels, located between EastIake Parkway and the SR-125 alignment,
is within the "activity corridor" along SR-125, The location along a future Express Bus
route, the close proximity to a potential regional light rail transit station to the south, the
location adjacent to future SR-125, the location near retail services to the north and south
and placement along and access from a major roadway (EastLake Parkway), as well as
separation from residential neighborhoods to the east by a major water aqueduct and
SDG&E utility easement (240 ft. wide) make the proposed designation of these as parcels
as higher density residential and freeway-oriented commercial appropriate (See Exhibits
2 through 4).
2, The City Council included in the Housing Element (updated in 1992), a policy (Part 3,
Section III, Obj. 1, Policy 3), which provides for flexibility in establishing, and in some
cases, increasing densities within the Eastern Territories that can provide for affordable
units, Approval of the staff recommended alternative will not guarantee increased
affordability for units in the EastLake Greens community, but will provide some added
ability for EastLake to meet its affordable housing requirements as well as to provide a
wider variety of housing types.
3, The Medium-High (11-18 du/ac) densities recommended for both the EastLake Greens
GP A parcels and the Land Swap parcels could result in product types that are consistent
with a number of existing and planned townhome condominium developments within the
EastLake Greens SPA and thus would be compatible with the remainder of EastLake
Greens, Through transfers of density some areas of EastLake Greens could provide
higher densities necessary to provide affordable units while, conversely, averaging the
overall densities would result in some lower density duplex or townhome units,
Processing of a General Development Plan, SPA Plan and Design Review applications
would be required in order to develop the property,
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