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HomeMy WebLinkAboutPlanning Comm Reports/1983/12/14 AGENDA City Planning Commission Chula Vista, California Wednesday, December 14, 1983 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - )leetings of October 12, November 9 and ~ovember 30, 1983 ORAL COMMUNICATIONS 1. Consideration of Final EIR-84-3 for the proposed Otay Valley Road Redevelopment Project 2. Consideration of report to City Council and Redevelopment Agency on the Otay Valley Road Redevelopment Plan and Project Area 3. Consideration of Final EIR-84-2, Eucalyptus Grove, Horgan-Gardner 4. PUBLIC HEARING: Consideration of GPA-83-6: An amendment to the General Plan diagram to change the designation of 17.6 acres at the intersection of Flower and 'E' Streets from Medium to High Density Residential 5. PUBLIC HEARING: PCZ-83-F Rezoning of 17.6 acres on both sides of O0 block Flower Street from R-3-P-13 to R-3-P-23 Morgan-Gardner 6. PUBLIC HEARING: Consideration of tentative subdivision map for Eucalyptus Grove, Chula Vista Tract 84-1 Morgan-Gardner DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT to the regular business meeting of December 28, 1983 at 7:00 p.m. in the Council Chambers TO: City Planning Commission FROM: Bud Gray, Director of Planning SUBJECT: Staff report on agenda items for Planning Commission Meeting of December 14, 1983 1. Consideration of Final EIR-84-3 for the proposed Ota~ Valley Road Redevelopment Project A. BACKGROUND 1. This item is being presented to the Planning Commission by the Community Development Department and their Consultant Community Services Association, Inc. 2. This EIR was the subject of a public hearing before the Planning Commission on November 9, 1983 and November 30, 1983. Consideration of the Final EIR was set for this Planning Commission meeting. B. RECOMMENDATION Certify that EIR-84-3 has been prepared in compliance ~ith CEQA and the environmental review procedures of the City of Chula Vista and that the Planning Commission is considering the information in the Final EIR as it considers the project. (See the attached Draft Resolution.) CHULA VISTA PLANNING COMMISSION RESOLUTION NO P.C. A RESOLUTION OF THE CHULA VISTA PLANNING COMMISSION RE- COMMENDING APPROVAL OF THE OTAY VALLEY ROAD REDEVELOPMENT PLAN AND PROJECT AREA; MAKING CERTAIN FINDINGS WITH RE- GARD TO GENERAL PLAN CONFORMITY; RECEIVING AND COMMENTING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT; AND TRANSMIT- TING SUCH DOCUMENTS AND REPORTS TO THE CHULA VISTA REDEVELOPMENT AGENCY AND CITY COUNCIL FOR CONSIDERATION, APPROVAL, AND ADOPTION. WHEREAS, the Chula Vista Redevelopment Agency has prepared a proposed Redevelopment Plan for the Otay Valley Road Redevelopment Project Area and has submitted same to the Planning Commission of the City of Chula Vista; and WHEREAS, the proposed Redevelopment Plan for the Otay Valley Road Redevelopment Project Area, including the Project Area's legal description, is on file in the office of the City Clerk of the City of Chula Vista; and WHEREAS, the City of Chula Vista has prepared a written report pursuant to the Environmental Quality Act, as amended, regarding the environmental impact of the proposed Redevelopment Plan and Project Area; and WHEREAS, the Planning Commission on the 14th day of December, 1983, at the hour of 7:00 p.m., considered and reviewed said draft Environmental Im- pact Report, the Supplement to the draft Enviornmental Impact Report and the draft Otay Valley Road Redevelopment Plan and Project Area, as proposed, and held a public hearing on the draft Environmental Impact Report; and WHEREAS, the proposed Redevelopment Plan authorizes the Agency to acquire land for, and install or construct (or cause the installation or construction of), certain designated public improvements and public utilities either within or without the Project Area, subject to the limitations contained in said Redevelopment Plan; and WHEREAS, Section 33346 of the Community Redevelopment Law (Health and Safety Code Section 33000 et seq.) provides that the Planning Commission is to review the proposed Redevelopment Plan and make its report and recommendation thereon to the Agency and the ~ity Council, including a determination that the Redevelopment Plan conforms to the General Plan of the City of Chula Vista and County of San Diego; and WHEREAS, the General Plan of the City of Chula Vista and County of San Diego has been prepared and adopted in compliance with Planning and Zoning Law (Government Code Section 65300 et. seq.); and WHEREAS, Section 65402 of the Government Code provides in part: a) If a General Plan or part thereof has been adopted, no real pro- perty shall be acquired by dedication or otherwise for street, square, park, or other public purposes, and no real property shall be disposed of, no street shall be vacated or abandoned, and no public building or structure shall be constructed or authorized, if the adopted General Plan or part thereof applies thereto, until the location, purpose, and extent of such acquisition or disposition, such street vacation or abandonment, or such public building or structure have been submitted to and reported upon by the planning agency as to conformity with said adopted General Plan or part thereof; b) A local agency shall not acquire real property for any of the pur- poses specified in Paragraph (al nor dispose of any real property, nor construct or authorize a public building or structure, in any County or City, if such County or City has adopted a General Plan or part thereof and such General Plan or part thereof is applicable thereto, until the location, purpose, and extent of such acquisi- tion, disposition, or such public building or structure have been submitted to and reported upon by the planning agency having juris- diction, as to conformity with said adopted General Plan or part thereof; and WHEREAS, the above-required reports and recommendations, including mat- ters referred to in Section 33346 of the Health and Safety Code and Section 65402 of the Government Code, are to be made to the Agency and the City Council for their consideration in acting on the adoption of the Redevelopment Plan; and WHEREAS, the Planning Commission has considered the proposed Redevelop- ment Plan, the reports prepared in connection therewith, including the Draft Environmental Impact Report, the Supplement to the Draft Environmental Im- pact Report, the General Plans of the City and County, and other pertinent reports; and WHEREAS, the Chula Vista Planning Commission has prepared a report rela- tive to their comments, conclusions, and findings on the draft Environmental Impact Report, the Supplement to the Draft Environmental Impact Report, the proposed Otay Valley Road Redevelopment Project Area, and the proposed Otay Valley Road Redevelopment Plan. NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, AS FOLLOWS: Section 1. The Environmental Impact Report, including the Draft Envi- ronmental Impact Report and the Supplement to the Draft Environmental Im- pact Report, for the Otay Valley Road Redevelopment Plan and Project Area, as proposed, has been received, reviewed, and approved by the Planning Commission and the Commission now finds as follows: a) The Report does adequately consider the environmental impact of the proposed Redevelopment Plan and Project Area. b) The proposed Redevelopment Plan and Project Area will have no significant adverse environmental affects. c) The report reveals positive and adverse environmental effects of the proposed Redevelopment Plan and Project Area but the environ- mental benefits to be derived from the proposed Redevelopment Plan do outweigh the adverse environmental effects. d) The significant adverse environmental effects of the proposed Redevelopment Plan and Project Area will be sufficiently mitigated by the imposition of development standards, requirements, and con- ditions. e) Specific environmental documentation will be prepared on individual projects associated with the implementation of the Redevelopment Plan. Section 2. The legal description of the proposed Otay Valley Road Rede- velopment Project Area, on file in the office of the City Clerk of the City of Chula Vista is hereby approved. Section 3. The proposed draft Otay Valley Road Redevelopment Plan and Project Area has been received and reviewed by the Planning Commission and the Commission now finds as follows: a) Within the Otay Valley Road Redevelopment Area there is a need to correct problems relative to circulation, land use incompatibility, structural dilapidation and deterioration, and other conditions of blight present and anticipated on certain properties. These con- ditions have caused physical, social, and economic liabilities which necessitate the proposed Redevelopment Plan as amended. The implementation of the goals and policies set forth in said Plan will ensure developments which are consistent with, and in the interest of, the health, safety, and general welfare of the people and property owners within the Project Area in particular, and the community in general. b) Said proposed Redevelopment Plan is consistent with and conforms to the goals, policies, standards, and land use considerations of the preliminary Redevelopment Plan as prepared and approved by the Planning Commission and Redevelopment Agency. c) Pursuant to Section 33346 of the Community Redevelopment Law said proposed Redevelopment Plan is consistent with the goals and objec- tives of the Chula Vista and County of San Diego General Plans and conforms to the standards, regulations, or requirements, and intent of the Zoning Ordinance of the City of Chula Vista and County of San Diego. d) Said proposed Redevelopment Plan has been prepared pursuant to the requirements and regulations of the Community Redevelopment Law, and in particular, Section 33405 et. seq. e) Pursuant to Section 65402 of the Government Code, with respect to activities which may be undertaken within the Project Area pursuant to the Redevelopment Plan and that are referred to in said seciton, such activities and undertakings conform to the General Plan of the City of Chula Vista and County of San Diego. Section 4. The Chula Vista Planning Commission does recommend the con- currence by the Chula Vista City Council and Redevelopment Agency with the above findings and that said Council and Agency approve and adopt the Final Environmental Impact Report, which includes the Draft Environmental Impact Report and Supplement to the Draft Environmental Impact Report, and adopt the Otay Valley Road Redevelopment Project Area and Otay Valley Road Redevelopment Plan as recommended to be revised in accordance with the Planning Commission Report. Section 5. The Chula Vista Planning Commission does hereby approve and transmit their report, attached hereto, on said proposed Redevelopment Plan and Project Area to the Chula Vista City Council and Chula Vista Redevelopment Agency and this resolution and its attachments shall be deemed the report and recommendations of the Planning Commission concerning the proposed Redevelopment Plan and contemplated public projects and activities thereunder as required by applicable provisions of law. Section 6. The Secretary of the Planning Commission is directed to for- ward a certified copy of the Resolution, together with the final Environmental Impact Report, the proposed Otay Valley Road Redevelopment Plan, and the Planning Commission's Report to the Chul~a Vista Redevelopment Agency and City Council for consideratio as part of the Agency's Report to the City Council pursuant to Section 33352 of the Community Redevelopment Law. PASSED, APPROVED and ADOPTED this 14th day of December, 1983. Chairman Chula Vista Planning Commission ATTEST: Secretary Chula Vista Planning Commission City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 2 2. Consideration of report to City Council and Redevelopment Agency on the Otay Valley Road Redevelopment Plan and Project Area TO: Mayor and Members of the Chula Vista City Council; Chairman and Members of the Chula Vista Redevelopment Agency FROM: Chairman and Members of the Chula Vista Planning Commission DATE: December 14, 1983 SUBJECT: Report of the Chula Vista Planning Commission Re: Otay Valley Road Redevelopment Plan and Project Area Background The Chula Vista City Council and Redevelopment Agency have pursued the use of the California Community Redevelopment Law, Sections 33000 et. seq. to alle- viate physical, social, enviromental, and economic blight conditions in the community which could not have been corrected by the private enterprise acting alone. The City of Chula Vista on September 14, 1983 requested the Board of Supervisors of the County of San Diego (pursuant to Section 33213 of the California Health and Safety Code), to designate and authorize the Chula Vista Redevelopment Agency to undertake the redevelopment of that certain real pro- perty located within the territorial limits of the County of San Diego, con- tiguous to the City of Chula Vista, more particularly described as Parcel 2 of the Project Area. Section 33213 permits the County to "authorize the redeve- lopment of an area within its territorial limits by another community if such area is contiguous to such other community." On September 14, 1983 by Resolution No. PCM 84-3 and pursuant to Section 33322 of the California Health and Safety Code, the Chula Vista Planning Commission selected the Otay Valley Road Redevelopment Project Area at the direction of the Chula Vista City Council. In addition, in cooperation with the Chula Vista Redevelopemt Agency, the Planning Commission prepared and approved a Preliminary Plan for the Otay Valley Road Redevelopment Project Area. Subse- quently, the Draft Redevelopment Plan for the Otay Valley Road Project Area was prepared by Community Systems Associates, Inc., consultant to the Chula Vista Redevelopment Agency. Section 33330 of the California Health and Safety Code states: "33330. Each agency shall prepare or cause to be prepared, and approve, a Redevelopment Plan for each Project Area and for the purpose may hold hearings and conduct examinations, investigations, and other nego- tiations. The Agency shall consult with the Planning Commission of the community and with the Project Area Committee, if applicable, in pre- paring a Redevelopment Plan," City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 3 In addition, Section 33331 of the California Health and Safety Code states: "33331. Every Redevelopment Plan shall conform to the General Plan i~r as the latter applies to the Project Area." Finally, Sections 33346 and 33347 of the California Health and Safety Code state: "33346. Before the Redevelopment Plan of each Project Area is submitted t~ legislative body, it shall be submitted to the Planning Commission for its report and recommendations concerning the Redevelopment Plan and its conformity to the General Plan adopted by the Planning Commission or the legislative body. The Planning Commission may recommend for, or against, the approval of the Redevelopment Plan. "33347. Within 30 days after a Redevelopment Plan is submitted to it for c~eration, the Planning Commission shall make and file its report and recommendations with the Agency. If the Planning Commission does not report upon the Redevelopment Plan within 30 days after its submission by the Agency, the Planning Commission shall be deemed to have waived its report and recommendations concerning the plan and the Agency may thereafter approve the Plan without the report and recommendations of the Planning Commission." Section 65402 of the Government Code provides in part: "al If a General Plan or part thereof has been adopted, no real property shall be acquired by dedication or otherwise for street, square, park, or other public purposes, and no real property shall be disposed of, no street shall be vacated or abandoned, and no public building or structure shall be constructed or authorized, if the adopted General Plan or part thereof applies thereto, until the loca- tion, purpose, and extent of such acquisition or disposition, such street vacation or abandonment, or such public building or structure have been submitted to and reported upon by the planning agency as to conformity with said adopted General Plan or part thereof; b) A local agency shall not acquire real ~roperty for any of the pur- poses specified in Paragraph (al nor dispose of any real property, nor construct or authorize a public building or structure, in any County or City, if such County or City has adopted a General Plan or part thereof and such General Plan or part thereof is applicable thereto, until the location, purpose, and extent of such acquisition, disposition, or such public building or structure have been submitted to and reported upon by the planning agency having jurisdiction as to conformity with said adopted General Plan or part thereof." The actions of the Planning Commission and this report is intended to fulfill the requirements of these sections. City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 4 Consideration of the Draft Redevelopment Plan In conjunction with their responsibilities and direction by the City Council and Redevelopment Agency, the Planning Commission held meetings on November 9, 1983, November 30, 1983 and December 14, 1983, to consider the draft of the Final Redevelopment Plan and the draft Environmental Impact Report. Copies of the Planning Commission Minutes are attached for reference. The meetings were open and public. Additionally, notices of said meetings were published in the Chula Vista Star News and/or posted for public notification. Copies of the minutes, together with a record of all information presented to the Planning Commission are on file in the office of the Secretary of the Planning Commission and the Executive Director of the Redevelopment Agency. Survey of Information Submitted to the Planning Commission Information submitted to the Planning Commission included a variety of tech- nical and informational documents. They included the following: 1. A map of the Otay Valley Road Redevelopment Project Area as adopted by the Planning Commission on September 14, 1983 by Resolution No. 83-27; 2. The Preliminary Plan for the Otay Valley Road Redevelopment Project Area as approved by the Redevelopment Agency on September 14, 1983 by Resolution No. 446. 3. The original Draft Otay Valley Road Redevelopment Plan for the Project Area as prepared by Community Systems Associates, Inc., consultants to the Chula Vista Redevelopment Agency; 4. A Draft Environmental Impact Report on the Redevelopment Plan as prepared by Community Systems Associates, Inc. and submitted to the California Office of Planning and Research State Clearinghouse; 5. Copies of Articles 2, 4, and 5 of the California Redevelopment Law and Section 33367 of same; and 6. Oral presentations at the meetings by Community Systems Associates, Inc. and City Staff. Findings and Recommendations On December 14, 1983 by Resolution No. , the Planning Commission author- ized the preparation of this report and o--i~'~-~d that the Otay Valley Road Rede- velopment Plan is in conformance with the City's and County's adopted General Plan. To document this conformity the Planning Commission was advised of the following: City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 5 i. The Project Area consists of two (2) Parcels. Parcel 1 is located generally north of Otay Valley Road and is within the City of Chula Vista. Parcel 2 is located generally south of Otay Valley Road and is within the unincorporated area of the County of San Diego. 2. The City and County have adopted General Plans which contain the State mandated elements. 3. Section 500.10 of the Redevelopment Plan identifies the Plan's conformity with the applicable General Plans as follows "The Plan for redevelopment of the Project Area as ordered is based upon the Preliminary Redevelopment Plan which was approved by the Planning Commission and was considered and reviewed through the public hearing process as required by law, and conforms and complies with the goals, objectives, and policies of the applicable General Plan. Properties which are developed in accordance with the land use designations of the applicable General Plan, as that General Plan may be amended from time to time and the land use provisions as are hereinafter set forth, are declared to be conforming land uses within the Project Area. The Agency shall not change the land use designa- tions of these properties declared to be conforming land uses within the Project Area. However, the Agency may request the City Council to consider General Plan land use designation changes in order to effectuate the intent of the Redevelopment Plan. That portion of the General Plan contained within the Project Area is set forth in Appendix II, Exhibit A." 4. Section 500.22 of the Redevelopment Plan identifies the land use rela- tionships between the Plan and the General Plans as follows: "The Land Use Plan Map designates the permitted land uses and prin- cipal streets located within the Project Area and is designated as attached Appendix II, Exhibit B, which by this reference becomes a part hereof. Land uses different from those designated in said Land Use Plan Map may be authorized by the Agency if these land uses are consistent with the then adopted General Plan, as amended, and if the Agency finds that these land uses are compatible with the goals and purposes of this Redevelopment Plan. In addition, the map illus- trates immediate adjacent streets, public rights-of-way, easements, and other public, semi-public, and private permitted land uses." 5. Sections 550.23, 500.24, and 500.25 which relate to commercial, industrial, and agriculture land uses and property devoted to public pur- pose have language which generally states: "Areas designated for .... uses on the Map attached hereto shall be developed according to the regulations, requirements, restrictions, City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 6 and provisions of the Municipal Code, as amended, pertaining to the development of said ... standard Land Use Designations as adopted under the General PlaJ as amended." 6. Section 1100.00 provides an automatic amendment procedure of the Redevelopment Plan consistent with the General Plan, as follows: " .... In addition, this Redevelopment Plan, and in particular, the authorized land use designations, shall be deemed to be amended whenever the applicable General Plan is amended .... " In adopting Resolution No. __, the Planning Commission made the following findings: "1. Within the Otay Valley Road Redevelopment Project Area there is a need to correct problems relative to circulation, infrastructure land use incom- patibility, structural dilapidation and deterioration and other con- ditions of blight present and anticipated on certain properties. These conditions have caused physical, social, and economic liabilities which necessitates the proposed Redevelopment Plan. The implementation of the goals and policies set forth in said Plan will ensure developments which are consistent with, and in the interest of, the health, safety, and general welfare of the people and property owners within the Project Area in particular, and the community in general. 2. Said proposed Redevelopment Plan is consistent with, and conforms to, the goals, policies, standards, and land use considerations of the Preliminary Redevelopment Plan as prepared and approved by the Planning Commission and Redevelopment Agency. 3. Said proposed Redevelopment Plan is consistent with the goals and objec- tives of the City of Chula Vista and the County of San Diego General Plan and conforms to the standards, regulations, requirements, and intent of the Municipal Code and Zoning Ordinance of the City of Chula Vista and the County of San Diego, as appropriate. 4. Said proposed Redevelopment Plan is consistent with previously prepared studies of the City of Chula Vista relating to deficiencies in the Project Areas infrastructure and circulation systems. 5. Said proposed Redevelopment Plan has been prepared pursuant to the requirements and regulations of the Community Redevelopment Law, and in particular, Section 33405 et. seq." 6. Pursuant to Section 65402 of the Government Code, with respect to activi- ties which may be undertaken within the Project Area pursuant to the Redevelopment Plan and that are referred to in said section, such activi- ties and undertakings conform to the applicable General Plan of the City of Chula Vista and County of San Diego." City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 7 Certain other Redevelopment Plan revisions have been discussed with the Planning Commission, and the Planning Commission recommends them to the City Council. They include the following: 1. Section 600.94 - Replace paragraph 1 on page 53 and continuing on page 54 of Section 600.94 with the following: "Any work of grading, clearing, demolition or construction in excess of Five Thousand Dollars ($5,000) undertaken by the Agency shall be done by contract after competitive bids. With respect to such work under Five Thousand Dollars ($5,000) the Agency may contract the work without competivive bids, and in contracting such work may give priority to the residents of such redevelopment project area and to persons displaced from such areas as a result of redevelopment acti- vities. The Planning Commission recommended as follows: "The Chula Vista Planning Commission recommends the concurrence by the Chula Vista City Council and Redevelopment Agency with the above findings and that said Council and Agency consider approval and certification of the Draft Environmental Impact Report, adopt the Otay Valley Road Rede- velopment Project Area, and adopt the Otay Valley Road Redevelopment Plan." The Planning Commission also recommended certain revisions to the Draft Environmental Impact Report. These are set forth in the Supplement to the Draft Environmental Impact Report for further reference. The approval of this Report and the adoption of Resolution No. of the Planning Commission was subject to the Planning Commission reserving their rights and privileges to provide the Redevelopment Agency and City Council with additional input and recommendations on the Redevelopment Plan and the Draft Environmental Impact Report prior to or at the public hearing to be scheduled on these documents, as appropriate and necessary. Prepared Pursuant to Planning Commission Direction of December 14, 1983. Paul Derochers Community Development Director December 14~ 1983 Date City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 8 3. Consideration of Final EIR-84-2 on Eucalyptus Grove-Morgan/Gardner A. BACKGROUND 1. A public hearing on the draft of this EIR as held on November 30, 1983. There were comments by the Planning Commission and written responses regarding the draft EIR submitted. Comments and questions by the Planning Commission and written comments received have been added to the EIR along with a response to each of these comments. 2. Consideration of the final EIR was scheduled for the December 14 Planning Commission meeting. B. RECOMMENDATION Certify that EIR-84-2 has been prepared in compliance with the California Environmental Quality Act of 1970 and the environmental review procedures of the City of Chula Vista and that the Planning Commission will consider the information in the document as it reaches a decision on the project. C. DISCUSSION Consideration of the final EIR was set for this meeting so that the comments on the draft and the response could be incorporated into the final EIR. This has now been accomplished and the document is ready for certification. WPC 0634P City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 9 4. PUBLIC HEARING: Consideration of GPA-83-6: An amendment to the General Plan diagram to change the designation of 17.6 acres at the intersection of Flower and "£" Streets from Medium to High Densit~ Residentlal A. BACKGROUND In 1976, the City downzoned the property from R-3-G (17.4 DU/AC) to R-3-P-13 {13.0 DU/AC) in order to reduce the allowable density to a level both appropriate to the area and consistent with the General Plan. Two years later a precise plan was approved for the site involving a medium density apartment project of 205 units, or ll.7 dwelling units per net acre. This plan was never implemented and the applicant now proposes to develop the property with an apartment project of 376 units, for a net yield of 21.3 dwelling units per acre. B. ENVIRONMENTAL REVIEW The Environmental Impact Report on this project, EIR-84-2, is the preceding item on the agenda. C. RECOMMENDATION Adopt a motion to approve GPA-83-6. D. BASIC INFORMATION 1. Existing land use, zoning and site conditions The property in question is vacant and zoned R-3-P-13 (apartment residential/precise plan/maximum density 13 dwelling units per net acre). Flower Street bisects the property from west to east, and 'the 1-805 freeway abuts its northerly boundary. A majority of the site is relatively level, having been graded to accommodate the previously approved precise plan proposal. Substantial slopes containing large stands of eucalyptus trees occupy the westerly portion of the property and separate its lower, buildable elevations from abutting single family dwellings. 2. Adjacent General Plan designations (see Exhibit A) Northerly 1-805 Freeway Southerly Medium and low density residential Easterly Medium density residential Westerly Medium density residential City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 10 3. Adjacent land use and zoning (see Exhibit B) Northerly 1-805 Freeway Southerly R-l, R-l-15 Single family dwellings Easterly R-l-15 Church Westerly R-1 Single family dwellings E. DISCUSSION 1. The subject 17.6-acre site is designated "Medium Density Residential" on the plan diagram of the Land Use Element of the Chula Vista General Plan, and is zoned R-3-P-13. The said zoning, which authorizes a maximum of 13 dwelling units per net acre, or a maximum yield of 229 dwelling units for the site in question, was established by the City in 1976. 2. The proposed residential project would contain 376 dwelling units. The proposed density would necessitate the rezoning of the subject site, as well as the site's designation from "Medium Density Residential (4-12 DU/AC) to "High Density Residential (13-26 DU/AC)", which is the subject matter of this report. F. ANALYSIS 1. The subject site is situated adjacent to the Bonita Road/I-805 commercial center, and is topographically separated from the adjoining single- family dwelling development to the west. Its proximity to commercial and arterial services, and its location within the Central Chula Vista-Bonita Community interface recommend its development as a garden-apartment complex. 2. The development of the site with a garden-apartment complex would enable the developer and the City of Chula Vista, through sound zoning and imaginative urban design, to protect the Eucalyptus grove on the site, and to promote high levels of on and off site environmental and visual quality. (The Eucalyptus grove has long been a major landmark.) 3. The proposed amendment would foster the development of much-needed housing. According to the applicant, about 25% of the 376 dwelling units proposed for the site would be devoted to low or moderate income housing. G. CONCLUSION The proposed amendment to the General Plan from Medium Density to High Density Residential reflects a change in density from ll.7 du/ac to 21.3 du/ac. The primary reason for the requested amendment is to accommodate a multiple-family apartment project of substantial quality while providing a percentage of the units for low and moderate-income persons. City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 11 Staff believes this particular site is one of the few parcels west of 1-805 in the City of Chula Vista that is suitable for High Density Residential due to its locational setting next to the freeway and commercial facilities. The site is buffered from the single-family residences to the west by the Eucalyptus grove and the lower elevation of the site downhill from the single-family residences. The site is virtually free of environmental constraints as reflected in the conclusion of the environmental impact report. WPC 0565P ( ~'(- [['rr; .... p~oposed '' · ' ...... ' High Density Residential "-";" '~.' '~ :-v. ' ~:~' .._. . ... .............. .....? LAND USE LEGEND ~ Visitor Commercial EXHIBIT A Retail Commercial General Plan ~endment 83-6 ~ Low Density Residential Existing General Plan ~ Med. Density Residential Designations .. Proposed redesignation of High Density Residential 17.6 acres from Medi~ to ~ Parks & Public Open Space High Density Residential ERDR Specific Plan N ~c~' ' · .... -"~ ROAD STR .ET ~ .0- /00 E. FLOWER City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 12 5. PUBLIC HEARING: PCZ-83-F - Rezon.i.n~. of 17.6 acres on both sides o~ the O0 block of Flower ~t~eet from ~3-P-13 t,o E ?P 23 - John W.,~a~ner Jr~ ap~,Jghn Morgan A. BACKGROUND 1. The applicant is requesting a change of zone for two lots located on both sides of the O0 block of East Flower Street, east of Hilltop Drive from R-3-P-13 to R-3-P-23. 2. The applicant has also requested an amendment to the General Plan which is the preceding agenda item as well as a tentative subdivision map which is the following item. 3. The Environmental Impact Report, EIR-84-2, regarding this project is attached to the preceding agenda item. B. RECOMMENDATION Based on the findings contained in Section "E" of this report, adopt a motion recommending that the City Council enact an ordinance to rezone lot 57 of the Morgan/Gardner subdivision from R-3-P-13 to R-3-P-16 and Lot 58 from R-3-P-13 to R-3-P-19 subject to the following precise plan development standards: 1. The eucalyptus grove located on the westerly portion of Lot 57 shall be retained; additional tree plantings shall be installed on Lots 57 and 58 subject to the approval of the City's Landscape Architect. 2. Special attention shall be given to the landscaping adjacent to the 1-805 freeway right-of-way in those instances where carports are visible from the freeway. The landscaping shall be so designed as to effectively screen the carports from the freeway. 3. Open recreational areas shall be screened from the freeway by a combination of walls, landscaping and/or buildings to minimize the effects of noise from 1-805. 4. Special attention shall be given to the site plan and architecture of the project in order to create an aesthetically pleasing appearance from the freeway and "E" Street, thereby contributing to the enhancement of the designated gateway into the city. 5. The slopes may be encroached into with active recreational uses, however, special attention shall be given to the blending of any structures, walls, stairs, etc., into the slopes through the use of landscaping and wood materials. City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 13 6. A maximum density increase of 25% may be permitted provided that said increase is devoted to low and moderate-income families with a rental schedule and time period acceptable to the Chula Vista City Council. C. DISCUSSION 1. Adjacent zoning and land use North - Unzoned 1-805 freeway South - R-1 Vacant and "E" Street East - R-l-15 Church West - R-1 Single-family dwellings 2. Existing site characteristics The project site consists of Lots 57 and 58 of the Morgan/Gardner subdivision and is located on both sides of East Flower Street, east of Hilltop Drive, and contains a total of 17.5g acres. Since the lots have been recently subdivided, the properties have been graded and the slopes located on the westerly portions of the lots have been landscaped. East Flower Street has also been fully improved. 3. Previous zone change The subject properties were zoned R-3-P-13 in 1976 (PCZ-76-F). The General Plan land use designation at the time was Medium Density Residential 4 to 12 dwelling units per acre. Because of the desire on the part of the City to retain the grove of eucalyptus trees and the slopes on the westerly portion of the lots, a density factor of 17.4 units per acre was applied to the net buildable area of property (gross acreage minus slopes and streets) which is somewhere between 13 and 14 acres. This resulted in the present 13 dwelling units per acre designation on the actual net acreage of the properties. 4. Previous development proposal The City has approved a tentative subdivision map {Gateway Townhouses, Chula Vista Tract 80-31) and a precise plan (PCM-80-22) for the development of a 20g-unit townhouse condominium project on the two lots. The Planning Commission recently approved a two-year extension of the tentative map which will now expire in September 1985. 5. Proposed development The applicant has submitted a development proposal for the construction of 376 apartment units aimed at providing affordable rental housing. The project is not scheduled for review by the Design .Review Committee until after the density has been established by the City Council. City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 14 The proposed project is to be developed in two phases. The first phase will consist of the construction of 176 units on Lot 57 (southerly lot, a density of 19.45 DU's/acre) while the second phase will consist of 200 units on Lot 58 (a density of 23.37 DU's/acre). Each phase will have a recreation building and a swimming pool as well as play areas scattered throughout the project. The following is a breakdown of the project: Phase ! Phase II Units: Two Bedroom 64 72 One Bedroom 88 104 Studios 22 24 TOTAL Residential Structures:* 8 Unit 3 16 Unit 2 24 Unit 6 7 TOTAL Parking: Carports 88 84 Open 160 186 Street 25 28 TOTAL L~r3 *NOTE: The 16 and 24-unit structures are three stories with carports at ground level. The 8-unit structures are two stories. The recreation uildings are one story. The architecture is contemporary Spanish with red mission tile roof, white stucco exterior and brown wood trim. Each unit will have a minimum of 60 sq. ft. of private open space and private enclosed storage adjacent to the unit. Other features include aesthetic treatment of both corners at the intersection of East Flower and "E" Street with a water feature. D. ANALYSIS 1. The applicant's request for 23 dwelling units per acre is higher than the actual overall density of the project which is 21.38 dwelling units per acre. The density of Lot 57 of 19.47 DU's/acre is less than proposed and Lot 58 at 23.37 DU's/acre is higher. Since the two lots will be developed in two separate phases, the zoning designation should reflect the actual density of each lot rather than on an overall basis. 2. Although the proposed project has not been reviewed by the Design Review Committee, the staff expressed concerns to the applicant regarding Building #3 (on Lot 57) which encroaches slightly into the grove of eucalyptus trees. The applicant's architect has responded by moving the building the east and providing a wooden decking that is integrated with the trees. This solution addresses the Planning Department concerns. ROAD ;N S1 SIR £1:'T City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 16 6. PUBLIC HEARING Consideration of tentative subdivision ma~ fo[ Eucalyptus Grove~ Chula Vista Tract 8~-1 Morgan-Gardner A. BACKGROUND 1. The applicant has submitted a tentative subdivision map known as Eucalyptus Grove, Chula Vista Tract 84-1 in order to develop a 376-unit condominium project on lots 57 and 58 of the Morgan-Gardner subdivision located on both sides of the O0 block of East Flower Street and east of Hilltop Drive. 2. The Environmental Impact Report, EIR-84-2, on this project is an earlier agenda item. B. RECOMMENDATION Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council approve the tentative subdivision map for Eucalyptus Grove, Chula Vista Tract 84-1, subject to the following conditions: 1. The maximum number of units of the final shall be 301 dwelling units unless a density bonus is granted by the City of Chula Vista and a precise plan approved which includes low and moderate income housing units, in which case the maximum number of units may be increased to 376. 2. The project shall comply with all conditions established by the Design Review Committee on the precise plan. 3. On-site turnarounds shall be provided for trash truck use. Location of trash enclosures shall be such that backing out onto Flower Street is discouraged. 4. All private loop streets shall meet the private street standards of the Chula Vista Subdivision Manual (except Section C3 and D9). 5. The developer shall install private street lights on private streets. The location, type and material shall be subject to approval by the Traffic Engineer and the Director of Planning. 6. All improvements required for access along sewer and drainage easements granted to the City of Chula Vista with Subdivision Map 8989 shall be installed or alternate easements through private streets shall be granted. City Planning Commission Agenda Items for Meeting of December 14, 1983 Page 17 6. Driveway approaches for loop streets connecting to Flower Street shall be alley type per Regional Standard Drawing G-17 with curb radii of l0 feet. All other driveway approaches shall be constructed per Chula Vista Construction Standard I (24 feet wide, 30 foot curb opening) 8. Encroachment.permits will be required for any buildings, structures or other facilities which encroach into sewer or drainage easements. 9. Access to all sewer manholes shall be unrestricted. The retaining wall west of Building 2 shall be at least five (5) feet from the westerly edge of said manhole. 10. All finish floor elevations shall be at least one foot above the 100 year regulatory flood elevation. ll. The developer shall comply with mitigation measures indicated in the EIR for this project as determined by the City. 12. If dry lane requirements cannot be met on Flower Street per the Subdivision Manual runoff water shall be collected in onsite inlets and transported to the existing drainage system. C. DISCUSSION 1. Tentative subdivision map The tentative map is for the sole purpose of being able to sell the units as condominiums. The project has been designed to meet the City's condominium requirements relating to enclosed storage and private open space. The applicant's request is for 376 condominium units. The staff is recommending that the rezoning be for 301 units on the two lots with a provision for a 25% density bonus for low and moderate income units which will allow up to a maximum of 376 units on the subject property. The actual number of units provided on the tentative map is dependent upon the results of the rezoning request (previoug agenda item) including the approval of a precise plan which may or may not include the density bonus. The precise plan is subject to the approval by the Design Review Committee which will be submitted later for processing. D. FINDINGS The following findings are predicated on the proposed amendmen~ to the General Plan from Medium Density Residential to High Density Residential. Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for Eucalyptus Grove, Chula Vista Tract 84-1, is found to be in conformance with the various elements of the City's General Plan based on the following: City Planning Commission Agenda Items for Meeting of December 14, 1983 Page lq a. The construction of condominiums within an R-3 area on property which has recently been subdivided and improved does not affect the following elements of the General Plan; Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation and Open Space. b. Housing Element - The construction of condominium units in this area will provide additional housing types for the residents of the community. The project is designed to provide 25% of the total project units for low and moderate income families. WPC 0608P/OO14Z ',,~1 ST. STREET