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HomeMy WebLinkAboutOrd 1983-2057 ORDINANCE NO. 2057 AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING ZONING MAP OR MAPS ESTABLISHED BY SECTION 19.18.010 OF THE CHULA VISTA MUNICIPAL CODE REZONING 9.3 ACRES AT THE NORTHWEST CORNER OF OTAY LAKES ROAD AND EAST "H" STREET FROM P-C AND R-1 TO C-C-P The City Council of the City of Chula Vista finds as follows: That in accordance with the attached Negative Declara- tion, IS-83-25 and the findings therein, the proposed rezoning will not have a significant impact upon the environment, and the City Council hereby certifies that the Negative Declaration was prepared in accordance with the California Environmental Quality Act of 1970, as amended. The City Council of the City of Chula Vista does ordain as follows: SECTION I: That the Zoning Map or Maps established by Section 19.18.010 of the Chula Vista Municipal Code be hereby amended by adding thereto the following zoning changes: That that certain property consisting of 9.3 acres located at the northwest corner of Otay Lakes Road and East "H" Street be, and the same is hereby rezoned from P-C and R-1 to C-C-P in accordance with Planning Commission Resolution No. PCZ-83-E adopted on the 30th day of November, 1983 pursuant to the provisions set forth in Section 19.12.020 governing the rezoning of property. SECTION II: That any and all ordinances heretofore adopted by the City Council of the City of Chula Vista concerning zoning of said property be, and the same are hereby rescinded insofar as the provisions therein conflict with this ordinance. SECTION III: The following additional conditions are hereby added to the Planning Commission reccmmendation: 1. The owner of the 8.5-acre parcel (APN 594-130-39) shall grant access (ingress and egress) to the corner triangular parcel (APN 594-130-25) in a location and width approved by the Planning Director. -1- 2. The corner triangular parcel (APN 594-130-25) shall not be developed for commercial purposes unless develop- ment plans have been approved by the Planning Director and the Design Review Committee. In addition, joint access agreements between this parcel and the adjacent shopping center or other acceptable access and land use development plans must be secured to the satisfaction of the City's Planning Director prior to any commercial development of the property. Such agreement shall include a provision giving access to "H" Street for the adjacent commercial shopping center. SECTION IV: This ordinance shall take effect and be in full force on the thirty-first day from and after its passage and approval. Presented by Approved as to form by Planning ;. ~ FIRST READ AT A REGULAR MEETING OF THE CITY COUNCIL OF THE 'TY OF CHULA VISTAj CALIFORNIAj HELD December 13 19 83 AND , FINALLY PASSED AND ADOPTED AT A REGULAR MEETING THEREOF HELD December 20 J 19 83 · BY THE FOLLOWING VOTE~ TO-WIT: AYES: Councilmen: Scott, Malcolm, Cox, Moore, McCandliss NAYES: Councilmen: None ABSTAIN: Councilmen: None ABSENT: Councilmen: None /~the City of Chulo Vista ~ FATE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) ss. CITY OF CHULA VISTA ) I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chulo Vista, California, DO HEREBY CERTIFY that the above and foregcing is o full, true and correct copy of ORDINANCE NO. 2057 ,and that the some has not been amended or repealed. DATED (seel) City Clerk CC-660 . ADDENDUM TO NEGATIVE DECLARATION IS-83-25 ~ FINDINGS REGARDING THE ADEQUACY OF NEGATIVE DECLARATION IS-B3-25 A. BACKGROUND The environmental review procedures of the City of Chula Vista provide that the Environmental Review Coordinator shall review any significant project revision to assure that there wU1 be no potential for a significant environmental impact which have not~been previously evaluated in a Negative Declaration or Environmental Impact Report. If the ERC finds that a ~roposed project is essentially the same in terms in impact or circumstances under which the project is to be undertaken, the ERC may recommend that a previously prepared ND-IS or EIR be utilized as the environmental document for the project. B. PROJECT DESCRIPTION The project applicant proposes to revise a proposed 98,000 sq. ft. shopping center located at the northwest quadrant of Otay Lakes Road and East "H" Street by adding a 2,200 sq. ft. service station on the corner of Otay Lakes Road and East "H" Street, providing vehicular access to the shopping center from East "H" Street and providing alternate service vehicle access at the southwest corner of the site, along East "H" Street. C. CO~ATIBILITY OF ZONING AND PLANS The proposed project conforms to the land use designation on the General Plan and the E1Rancho Del Rey Specific Plan. The introduction of the service station proposal will require the approval of a conditional use permit by the Planning Commission. D. ANALYSIS 1. Aesthetics A stand of approximately 26 second-growth eucalyptus trees exist at the southeast corner of the project site. The proposed development would result in the elimination of approximately nine of these trees. The presence of the trees would enhance any development at this location although the removal of the trees are not considered a significant adverse environmental impact. The developer is encouraged to save as many of the trees as feasible and through review of the grading plans, landscape plans and architectural elevations by the City and the Design Review Committee, conformity with the Scenic Highways Element of the General Plan will be assured. 2. Traffic t The Engineering Department estimates that the project will now generate an additional 750 trips per day {service station). Trips will utilize both Otay Lakes Road and East "H"'Street. Otay Lakes Road currently has a traffic count of 14,500 two-way average daily trips and a level of service B. East "H" Street, recently extended from 1-805 freeway to Otay Lakes Road, has a count of 6,850 but is expected to acquire additional trips now using Otay Lakes Road. This traffic shift and expected 12,480 trips from the total project will result in Oily Lakes Road and East "H" Street both experiencing levels of service C or better, which is an acceptable level of service for this urbanizing area. New access points along East "H" Street will not result in a significant environmental impact. D. CONCLUSION Based on the above discussion, I hereby find that the proposed shopping center, as revised, and service station project is essentially the same.in terms of environmental impact for circumstances under which it is being undertaken, and recommend that the Design Review Committee, Planning Commission, and City Council adopt Negative Declaration IS-83-25 prior to taking action on the project. D' ugias/. Re{d En°viron~ntal Review Coordinator Date:/'~}E~]'~_ ,~ I /!.~>~ WPC 0604P negative edeclaration PROJECT NAME: Bonita Pointe Shopping Center PROJECT LOCATION: The northwest quadrant of Otay Lakes Road and East "H" Street ' PROJECT APPLICANT: William Lee CASE NO: IS-83-25 (DPO24/FAO16) DATE: June lO, 1983 A. Project Setting The project site is on the western side of Otay Lakes Road between East "H" Street and Ridgeback Road. There are two parcels of land in this quadrant that are not part of the 'project and are under the ownership of Southwestern College. They are a triangular piece of property immediately at the intersection of Otay Lakes Road and East "H" Street and an elongated triangular shaped parcel running along the project's frontage on East "H" Street (see attached locator map). The project site has been previously graded. Most of the grading occurred about ten years ago when Units 1 and 2 of E1 Rancho Del Rey were graded and East "H" Street was extended to serve those developments. This grading, which was performed prior to the application of the California Environmental Quality Act to private projects, removed any natural vegetation on the site along with associated animal species and any archeological resources. Adjacent land uses include: Bonita Vista High School to the northeast across Otay Lake Road, Southwestern College to the south across East "H" Street, a condominium project which fronts on Ridgeback Road to the west of the project, and Rice Canyon immediately to the west. Another condominium project has been approved to the west of the project site north of East "H" Street. There are no geological hazards in the project area and a soils report prepared for the original grading of the property (Woodward-Gizienski and Associates, 1971) indicates that there are no significant soil problems associated with the project site. B. Project Description The project consists of a community-sized shopping center with approximately 98,000 square feet of retail shopping center along with 489 parking spaces and associated landscaping. Although specific land uses have not been established at this point, the major tenant will be a grocery store with other possible uses including fast-food establishments and financial institutions. LL city of Chula vista planning department (~ environmental review section - 2 - The public improvements associated with the project will include the widening of Otay Lakes Road to provide four travel lanes along with a landscaped median in the right-of-way along Otay Lakes Road. The only vehicular access to the property will be on Otay Lakes Road with the primary access point at a break in the proposed median approximately half the distance between Ridgeback Road and East "H" Street. C. Compatibility with Zoning and Pl~Qs The proposed project conforms to the land use designations on the General Plan and the E1 Rancho Del Rey Specific Plan. The proposed zone change from R-1 to CCP will bring the subject parcels of land into a state of conformity with the General Plan. The proposed rezoning from PC to CCP is an administrative consideration to expedite processing of land use and development plans, this proposed change does not change any permitted uses or development standards for the property. D. Identification of Environmental Effects 1. Aesthetics Both Otay Lakes Road and East "H" Street are designated as scenic routes in the Scenic Highways Element of the Chula Vista General Plan. The applicant has submitted a preliminary landscape plan, a grading plan, and architectural elevations to be reviewed by staff and the Design Review Committee to assure conformity with this element of the General Plan. 2. Traffic The Engineering Department estimates that the project will generate about 12,000 trips per day. All of these trips will utilize Otay Lakes Road for access to the development. Otay Lakes Road currently has a traffic count of 15,280 two-way average daily trips and a level of service "B". With the extension of East "H" Street, it is estimated that about 6,000 trips will shift from Otay Lakes Road to East "H" Street. Considering that shift along with approximately 12,000 additional trips from the project, Otay Lakes Road will have an average daily traffic of about 21,000 and level of service "C". This an acceptable level of service for this urbanizing area. E. Findings of Insignificant Impact 1. The project site has been previously graded and therefore, has limited vegetation or wildlife significance. There are no rare and endangered species present. Because of this previous grading, there are no archeological sites present on this property. There are no geological hazards present on or near the subject property and the on-site soils are suitable for the proposed project. - 3 - 2. The project conforms to the land use and circulation elements of the General Plan. The applicant has also submitted the necessary documents to assure conformance with the Scenic Highways Element of the General Plan. The project is not anticipated to achieve any short-term goals to the disadvantage of these long-term environmental goals. 3. Considering the extension o{_ East "H" Street and the proposed street improvements which are part'~f the project, no significant impact on the capacity of Otay Lakes Road or its intersections with East "H" Street and Ridgeback Road is anticipated. 4. The project will not create any source of significant noise, air contaminants, or other emissions which could adversely impact human beings. The location of community shopping facilities in this vicinity could result in an overall reduction in vehicle miles traveled for shopping purposes and therefore, it could result in an overall reduction in air pollutants. G. Consultation 1. Individuals and Organizations City of Chula Vista Ken Lee, Prinicipal Planner Steven Griffin, Associate Planner Roger Daoust, Senior Civil Engineer Chuck Glass, Traffic Engineer Dan Waid, Assistant Civil Engineer Don Dackins, Assistant Civil Engineer Ted Monsell, Fire Marshal Tom Dyke, Building Inspector Duane Bazzel, Assistant Planner Applicant's Architect L. Owen Chrisman Architect and Associates Roger Leonard, Project Manager 2. Documents EA-73-15 IS-74-4 IS-74-29 IS-74-36 IS-75-57 IS-78-15 IS-78-44 IS-78-82 IS-79-14 IS-80-11 IS-B1-27 EIR-75-5 EIR-78-2 2. Documents (cont'd) Soil Investigation for the Proposed E1 Rancho Del Rey Unit No 1. (Woodward-Gizienski and Associates, 1971) Geological Investigation La Nacion Fault System E1 Rancho Del Rey Development (Woodward-Gizienski and Associates, 1972) Soil Investigation for the Proposed Gersten Office Building, Otay Lakes Road (Woodward Clyde Consultants, 1978) Soil and Geologic Investigation for Donira Crest (Geocon, Inc., 1981) Archeological Reconnaissance Gersten Office Building Site, {Archeological Systems Management, Inc., 1978} Biological Survey Gersten Office Project, {Pacific 'Southwest Biological Services, 1978} The Initial Study application and evaluation forms documenting the findings of no significant impact are on file and available for public review at the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. ENVI~RON~TALR~ EVIEW COORDINATOR k~L WPC 0370P city of chula vista planning department environmental review section F.'( 6 (~, 12/::sS) C:>.~C>5q~ ' 3uthwestern College i:. c e v D dune 1, 1983 Douglas O. Reid Environmental Review Coordinator CHUL P. O. Box 1087 Chula Vista, California 92012 Project Description: Construction of a 95,455 sq. ft. retail shopping center with 489 parking spaces Project Location: Northwest quadrant of Otay Lakes Road & East "H" Street At the request of the Chula Vista C~ty Planning Department, the Southwestern College administration and governing board have been ~orking ~ith independent land appraisal experts and Steve Avoyer of Caldwe11 Bankers, as liaison ~ith ~illiam Lee, to come up to fair and reasonable terms for long range lease or sale of our t~o parcels of land adjacent to the described development. ~e believe our t~o parcels are needed for best ~and use: 1) the corner (Parcel B) for integrated development rather than an isolated, small, undeveloped piece of land; and 2) the slaver (Parcel C) for the same reason, as ~ell as the compelling reason that this land is essential to a11o~ ingress and egress to "H" Street from the Center. ~e understand that ~r. Lee's reasons for not wishing to purchase or lease the land are financial; however, ~e believe there are compelling reasons for the land to be part of the entire development and request this plan not be accepted. Our concern as a public agency is for the safety and convenience of students and the shopping center customers. As the plan no~ exists, any traffic from "H" Street entering the Center ~ill have to turn left on Otay Lakes Road and again turn left crossing on-coming traffic into the Center. The development is immediately adjacent to a small elementary school, a large h~gh school and our conm~un~ty college. It ~s ~ithin less than a quarter mile of a large ~unior high school. Traffic is very heavy on Otay Lakes Road and will be heavier once "H" Street has been completed. Zf all traffic for the Center must be f~om OLay Lakes Road, ~e anticipate a very contested and hazardous condition. Ingress and egress from "H" Street is necessary for smooth traffic flo~. Environmental Review Coordinator Page 2 In summary, we ask that the Environmental Protection Committee deny the present plan that does not provide for best planned use, and request a plan that utilizes both parcels now belonging to Southwestern College. We will continue to work with the City of Chula Vista and developer, William Lee, to come to a reasonabl~ sale or lease of this land. If you need further information, please call me at 421-6700, extension 201, or Mr. John Wilson, Director of Business and Operations, 421-6700, extension 226. Sincerely, Jew ll E. Stindt ~rintendent/President cc: Chula Vista City Council ORDINANCE NO. 2057 AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING ZONING MAP OR MAPS ESTABLISHED BY SECTION 19.18.010 OF THE CHULA VISTA MUNICIPAL CODE REZONING 9.3 ACRES AT THE NORTHWEST CORNER OF OTAY LAKES ROAD AND EAST "H" STREET FROM P-C AND R-1 TO C-C-P At the meeting of December 20, 1983, the City Council placed the ordinance on its second reading and adoption. The ordinance rezones the subject property to C-C-P in accordance with Planning Commission Resolution No. PCZ-83-E adopted on November 30, 1983. The following two conditions were added: (1) the owner of the 8.5 acre parcel shall grant access to the corner triangular parcel and (2) this triangular parcel shall not be developed for commercial purposes unless development plans have been approved by the Planning Director and Design Review Committee. Copies of the ordinance are available at the office of the City Clerk, City Hall, 276 Fourth Avenue, Chula Vista, CA. Dated: 12/22/83 ~~f ~hu'la Vista, California