HomeMy WebLinkAboutOrd 2001-2837 ORDINANCE NO. 2837
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING ORDINANCE 2799 AND
APPROVING AMENDMENTS AND ADDITIONS TO THE
SAN MIGUEL RANCH PLANNED COMMUNITY (PC)
DISTRICT REGULATIONS FOR THE SAN MIGUEL RANCH
SECTIONAL PLANNING AREA (SPA), TO ADD FLOOR
AREA RATIO REGULATIONS AND TO AIVlEND LOT
COVERAGE REGULATIONS
I. RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Ordinance are
diagrammatically represented in Exhibit 1 attached hereto, and for the purpose of general
description consist of a 743.1 acre area north and east of Proctor Valley Rd., south of Sweetwater
Reservoir and the SDG&E Miguel Substation, and west of Rolling Hills Ranch, commonly
known as the San Miguel Ranch Planned Community ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, on November 13, 2000, the City of Chula Vista Planning and Building
Depa,tment ("Applicant") filed an application requesting approval of amendments and additions
to the Planned Community (PC) District Regulations of the Sectional Planning Area (SPA) Plan
for the San Miguel Ranch Project Site ("Project") to establish Floor Area Ratio (FAR) standards,
hereto incorporated as Exhibit 2; and
C. Prior Discretionary Approvals
WHEREAS, the Project site has been the subject matter of a Sectional Planning Area
(SPA) previously approved by City Council Resolution No. 19631 on October 19, 1999; and
WHEREAS, the Project site has been the subject matter of City Council Ordinance No.
2799, adopting Planned Community District Regulations, approved on October 19, 1999; and
WHEREAS, the Project site has been the subject matter of a third-tier Final Subsequent
Environmental Impact Report 97-02 (FSEIR 97-02) for the above SPA previously certified by
City Council Resolution No. 19630 on October 19, 1999; and
D. Planning Commission Record on Applications
WHEREAS, the Planning Commission held an advertised public heating on said project
on May 23, 2001, and voted 5-0-2 to recommend that the City Council approve the Planned
Community District Regulations text in accordance with the findings listed below.
The proceedings and all evidence introduced before the Planning Commission at their
public heating on this Project held on May 23, 2001, and the minutes and resolutions resulting
therefrom, are hereby incorporated into the record of this proceeding.
Ordinance 2837
Page 2
E. City Council Record on Applications
WHEREAS, a duly called and noticed public hearing was held before the City Council of
the City of Chula Vista on June 5, 2001 on the Project, and to receive the recommendations of
the Planning Commission, and to hear public testimony with regard to same; and
F. Discretionary Approvals Resolution and Ordinance
WHEREAS, at the same City Council meeting at which this ordinance was introduced for
first reading (June 5, 2001), the City Council of the City of Chula Vista approved Resolution No.
2001-176, by which it certified an Addendum to FSEIR 97-02 for the San Miguel Ranch Project
subject to the findings and conditions contained therein.
II NOW, THEREFORE, the City of Chula Vista does hereby fred, determine and ordain as
follows:
A. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council certified by Resolution No. 2001-176, an Addendum to the FSEIR-97-
02 in accordance with requirements of the California Environmental Quality Act, the State EIR
Guidelines and the Environmental Review Procedures of the City of Chula Vista.
B. INDEPENDENT JUDGEMENT OF CITY COUNCIL
The City Council exercised their independent review and judgment with respect to the
Addendum to FSEIR 97-02 in the form presented, and has determined that said document was
prepared in accordance with requirements of the California Environmental Quality Act, the State
EIR Guidelines and the Environmental Review Procedures of the City of Chula Vista.
C. FINDINGS FOR P-C PLANNED COMMUNITY ZONE AMENDMENTS
The City Council hereby finds that the findings and determinations set forth in Ordinance
2799 continue to be tree and correct, and the proposed amendments and additions San Miguel
Ranch Planned Community District Regulations are consistent with the City of Chula Vista
General Plan, and public necessity, convenience, the general welfare and good zoning practice
support the proposed documents.
D. APPROVAL OF ZONING REGULATIONS
The City Council does hereby approve the amendments and additions to the San Miguel
Ranch Planned Community District Regulations, which add Floor Area Ratio standards for San
Miguel Ranch as represented in Exhibit 2.
III. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Ordinance is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that in
Ordinance 2837
Page 3
the event that any one or more terms, provisions or conditions are determined by a court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed to
be automatically revoked and of no further force and effect ab initio.
IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
Presented by Approved as to form by
Robert A. Leiter J/ot~ M. Kaheny ~
Director of Planning and Building ~'ity Attorney
PASSED,t,APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, thisl2nday of June, 2001, by the following vote:
AYES: Councilmembers: Davis, Rindone, Salas and Horton
NAYS: Councilmembers: None
ABSENT: Cotmcilmembers: Padilla
Shirley Hortoo/~/19Iayor '
ATTEST:
Susan Bigelow, City Clerk-
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certi~fYth that the foregoing
Ordinance No. 2837 had its first reading at a regular meeting held on the 5 day of June, 2001
and its second reading and adoption at a regular meeting of said City Council held on the 12th
day of June, 2001.
Executed this 12th day of June, 2001. ~~~~
Susan Bigelow, City Clerk
Ord. No. 2837
EXHIBIT- 1
ORDINANCE NO.
PAGE
BONITA SUNNYSIDE
PBOJECT
LOCATION
; ESTANCIA
COUNTYOF SAN ~JEGO
EASTLAKEi
CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT City of Chula Vista PROJECT DESCRIPTION:
O APPLICANT: SanMiuel Ranch
PROJECT North of Proctor Valley Rd Request: To approve amendments and additions to fl~e
AODRESS: & West of Rolling Hills Ranch San Miguel Ranch planned community district regulations
(zoning) to add floor area ratio development standards and
SCALE: ! FILE NUMBER: amend building coverage development standards.
NORTH No Scale PCM-01-07
Ordinance No.
Exhibit 2
Page 1 of 4
TABLE of CONTENTS
(Continued)
CHAPTER/SECTION PAGE
9.4 Parking Development Standards ...................................................... 63
9.4.1 General Requirements .......................................................... 63
9.4.2 Special Requirements ........................................................... 64
9.5 Performance Standards .................................................................. 65
Chapter X ADMINISTRATION .................................................................... 67
I0.1 Purpose .................................................................................... 67
10.2 Standard Procedures ..................................................................... 67
10.3 Administrative Review ................................................................... 67
10.4 Site Plan and Architectural Approval .................................................. 68
10.5 Conditional Use Permit Review ......................................................... 68
10.6 Other Provisions ........................................................................... 69
FIGURES PAGE
Figure 2-1 SPA Land Use District Plan ............................................................... 3
Figure 2-2 Measuring Locations for Building Setbacks ........................................... 15
Figure 2-3 Measurements for Minimum Lot Area and Setbacks for Lots with
Internal Slopes .............................................................................. 16
Figure 2-4 Measurement of Split Side Yard Requirements ....................................... 17
TABLES PAGE
Table 2-1 Chart of SPA Land Use Districts ......................................................... 5
Table 2-2 Permitted Use Matrix-Residential Districts ............................................ 10
Table 2-3 Development Standards - Residential Districts ....................................... 13
Table 2-3A Development Standards- Residential Districts (Rev. 6/05/01) ................ 13A
Table 2-3B Maximum Building Area ............................................................. 14B
Table 2-4 Permitted Use Matrix-Commercial District ............................................ 22
Table 2-5 Development Standards - Commercial Districts ...................................... 28
Table 2-6 Permitted Use Matrix - Community Purpose Facility District ...................... 30
Table 2-7 Development Standards - Community Purpose Facility District ....................32
Table 2-8 Temporary Uses ............................................................................ 38
Table 2-9 Off-Street Parking Requirements ......................................................... 61
Table 2-10 Parking Table Design Standards ......................................................... 64
San Miguel Ranch Spa Plan Volume 2 - PC District Regulations
NNP- Trimark Pacific San Miguel LLC June 5, 2001
Page TOC~3
Ordinance No.
Exhibit 2
Page 2 of 4
Development Standards Table 2-3A (Revised 6/05/01)
Land Use Dislrict SFE I SFI SF2 SF3 SF4 SF5 SFA MFI
Min~ Lot Area (square feet) 20,000/ I 7,000 o.o00b 5,000 b 4,500 b 4,000 b SP N/A
15,000 a
Min. Lot Width (feet) c
Measured 100 a 60 55 ~ 50 c 50 c SP SP N/A
Knuckle or cul-de-sac 40 35 35 35 35 SP SP N/A
Frontage
Flag lot £rontage 20 20 20 20 20 SP SP N/A
Min. Lot Depth (feet)~ 120 100 90 90 80 SP SP N/A
Maximum lot coverage 35 45 =~L45 go05-50 55 SP SP SP
(percent)
Floor Area .45 .50 .55 .60 .60 SP SP SP
Front Yard Minimum Setback r
o house 25 20 15 15 15 SP SP SP
To direct entry garage 25 20 g 20 s 20 g 20 g SP SP SP
To side entry garage 25 20 15 15 15 SP SP SP
To porch 20 17 17 17 15 SP SP SP
Side Yard Minimum Setbacks (feet) ~ ~'
To adjacent residential lot 15/10' 10/5 ~ 10/5 ~ 5/5 5/5 SP SP [ SP
To adjacent street (exterior 20 10 10 10 I 0 SP SP [ SP
side yard)
Rear Yard Minimum Setback (feet) [ ~'
To houseI 25 k 20 I 5 15 15 SP SP SP
TO garage with minimum 25J 15 5 5 5 SP SP 8P
30-foot driveway
Building Height Maximum 28 ftc/ 28 ftc/ 28 Il ~/ 28 ft ~/ 28 ftc/ 28 ftc/ 28 ftc/ 45 feet/
(feeffg stories) 2 stories 2 stories 2 slories 2 stories 2 stories 2 stories 2 stories 3 stories
2 garage 2 garage 2 garage 2 assigned spaces, 1.5-1BR
Parking Required (Off- 2 garage 2 garage 2 garage spaces ~ spaces" spaces ~ min. I covered. 2.0-2BR
Street spaces per Unit) ~' spaces spaces spaces Guest- 0.33/ 2.5-3BR+
Unit° Guest- 0.33/
Unit°
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
NNP ~ Trimark Pacific, San Miguel LLC 13A June 5, 2001
Ordinance No.
Exhibit 2
Page 3 of 4
Table 2-3A Notes:
a. Within the SFE Districts, including Planning Areas K and L, the standard minimum lot size is 20,000 square feet, however,
up to 25% of the lots may be a minimum of 15,000 square feet, provided that the overall average lot size within Planning
Areas K and L is not less than 20,000 square feet.
b. Minimum lot area applies to the graded pad area of the lot (exclusive of slopes) in the SF3, SF4 and SF5 Districts.
Minimum pad area within the SF2 District shall be 5500 square feet.
c. Lot widths and depths are typical minimums but may vary slightly with irregularly shaped lots and site specific conditions.
Such variations are subject to approval of a variance, except where the variance requirements can be fulfilled by site plan
review required by other provisions of these regulations. Minimums such as lot width and depth may not be used in tandem
where they would result in lot area which does not meet the minimum lot area requirement.
d. The minimum lot width in SFE areas may be reduced to 90 feet for lots which are less than 20,000 square feet as allowed by
Note "a" above.
e. For lots with minimum widths of 55 feet or less, the minimum width standard shall apply to the level pad area (exclusive of
any side slope within the lot) and for purposes of this provision, the minimum width may be measured at the building line at
the front yard setback.
f. Amhitectural features, such as eaves, awnings, chimneys, niches up to 12 feet in length, balconies, steps, stairways, or bay
windows may project not more than four feet into any required front or rear yard area, and not more than two feet into any
required side yard.
g. May be reduced to 18 feet with use of roll-up garage door, except that in no case shall the distance to the nearest edge of
sidewalk be less than 20 feet.
h. Building setbacks shall be measured per Figure 2-3, which includes the following provisions:
The minimum level area within any side yard shall be 5 feet to top or toe of slope or base of wall for lots with internal slopes.
The maximum height of a retaining wall in a side yard is 3 feet.
. The maximum height of a retaining wall in a rear yard is 5 feet, and where a retaining wall is greater than 3 feet high, a minimum 4-
foot horizontal separation is required between the retaining wall and a freestanding fence or wall.
The rear yard setback shall be based on the level pad area, measured from the top or toe of slopes tbr lots with internal slopes.
i. Where there are slopes within the side yard of a lot, building setbacks shall be measured per Figure 2-4.
j. In situations where the lot configuration has irregular angles, or otherwise results in an odd- shaped lot or building pad,
these minimums may be reduced subject to approval by the Director of Planning and Building.
k. The minimum rear yard setback is increased to 50 feet for all lots in Planning Area L whose property line(s) abut the
SPA boundary of San Miguel Ranch.
1. Building Height may be increased to 35 feet with Site Plan approval.
m. Parking standards for Senior Citizen or "affordable" residential development may be reduced from those specified in
the District in which it will be located. Such a reduction shall be at the discretion of the City Council through the
Conditional Use Permit procedure (CVMC 19.14.080), and subject to a parking study prepared by a registered traffic
engineer to ensure adequate parking will be provided.
n. Guest parking is encouraged to be provided for single family products, in addition to onsite driveway spaces, either on
the street where width allows, or in designated parking bays.
o. Required guest parking spaces shall be marked and clearly identified as guest parking. The guest parking spaces shall
not be permitted to be assigned to individual dwelling units.
"p." "The allowable building area for construction of dwellings, or any remodeling or additions to dwellings for each
lot shall be as determined in table 2-3B below. The maximum building area for single family detached and
attached products, garages, and other accesso~ structures shall be the square footage listed or that permitted
by the percentage of lot area, whichever is less. Homeowner additions shall be allowed only where consistent
with these standards. A 300 square foot open patio (covered but open on three sides} shall be permitted on each
residential lot and shall be exempt from inclusion in this calculation. All residential development proposals are
subject to review for consistency with the San Miguel Ranch Design Guidelines, Residential Design Guideline~
Section 4.5 {Single Family) or Section 4.6 (Multi-Family)."
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
NNP - Trimark Pacific, San Miguel LLC 14A June 5, 2001
Ordinance No.
Exhibit 2
Page 4 of 4
Table 2-3B: Maximum Building Area
San Floor Area Maximum
Mi~uel Ratio Building Area
Ranch (F.A.IZ ) (Sq. Ft.)
District
SFE .45 N/A *
SF1 .5O 4500
SF2 .55** 4300
SF3 .60** 4000
SF4 .60** 3100 (E)***
.~ 500 (G)
SF5 SP SP
SFA SP SP
MF SP SP
Table notes:
* Maximum allosvable building area will be regulated by coverage and setback regulations in the SFE
Land Use District.
** The maximum allowable F.A.R.'s in the SF2, SF3 and SF4 Districts are as follows. Lots numbers are
as shown on Chula Vista Tract 99-04~ approved 2/29/00 (Tentative Map PCS- 99-04):
SF2:.60 for lots 1-21, 38-40~ and 43-51 in Neighborhood I.
SF3:.65 for lots 6-8~ 11-15, and 37-41 in Neighborhood H.
SF4:.65 for lots 109-119 in Neighborhood E.
*** In the SF4 District, the Maximum allowable building area shall be 3100 square feet in Neighborhood
E and 3500 square feet in Neighborhood G .
SP - Standards to be determined concurrently with Site Plan and Architectural approval.
San Miguel Ranch SPA Plan Volume 2 - PC District Regulations
NNP - Trimark Pacific, San Miguel LLC 14B June 5, 2001