HomeMy WebLinkAboutPlanning Comm Reports/1983/04/13 A G E N D A
City Planning Commission
Chula Vista, California
Wednesday, April 13, 1983 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Meetings of February 23, March 9 and
March 23, 1983
ORAL COMMUNICATIONS
1. PUBLIC HEARING: Consideration of modification to conditional use
permit, PCC-79-6 - Girls/Boys Club
2. PUBLIC HEARING: Consideration of modification to the Ranchero
SPA, PCM-83-4
3. Report on selection of boundaries and preparation of preliminary plan
for the Otay Valley Road Redevelopment Area
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Study Session of April 20, 1983, at 5:00 p.m.,
in Conference Rooms 2 & 3 and to the Regular Business
Meeting of April 27, 1983, at 7:00 p.m., in the
Council Chambers.
To: City Plann'~'-' Commission A~
From: Bud Gray, Director of Planning
Subject: Staff report on agenda items for Planning Commission Meeting of
April 13, 1983
1. PUBLIC HEARING: Consideration of modification to conditional use
permit~ PCC-79-6 - Girls and Bo~s Club
A. BACKGROUND
1. In November 1978 the City Council upheld the decision of the Planning
Commission granting a conditional use permit to the Girls and Boys Club for
the establishment of a new facility at 1301 Oleander Avenue at the south end
of Greg Rogers Park. The facility is presently under construction.
2. The applicant is now requesting a modification to the development
plan by adding a second access driveway approximately 225 feet south of the
proposed driveway. The second driveway will also be opposite the approximate
mid-point between Redwing Road and Oak Place.
B. RECOMMENDATION
Adopt a motion approving the request for a second access driveway for the
Girls and Boys Club at 1301 Oleander Avenue.
C. DISCUSSION
1. Under normal circumstances, approval of a second access driveway
would not require Planning Commission consideration and action. However, at
the time of approval there was considerable concern by the adjoining residents
regarding traffic and the location of the proposed driveway. Because of this
concern, the matter has been scheduled for public hearing.
2. The location of the approved driveway is directly opposite Redwing
Road. This location was based on the determination by the Safety Commission
that it would simulate a four-way intersection and facilitate a left turn lane
on Oleander Avenue in the future should the need arise. Residents on Redwing
Road felt the driveway location would cause a problem by increasing traffic on
their street by motorists bypassing the major streets (Palomar and Oleander).
If such were to be the case, once the club is opened, the City would look into
the possibility of making Redwing Road a cul-de-sac street.
3. The request for a second driveway has been promoted by a series of
changes to the original development plan since the approval of the conditional
use permit. The building has been scaled down in size by the elimination of
the proposed swimming pool and building has been shifted to the north. The
new location of the building has enabled the applicant to provide parking all
around the building where the original plan did not have parking on the south
side of the building. In addition, the final grading plan has a lower pad
level in relation to the street and reduces the slope banks along Oleander
Avenue. The lower pad level now makes it feasible to provide a second
driveway, where previously, it was not practical because of the grades. The
second driveway is much better located with respect to the new parking
arrangement.
City Planning Commission
Agenda Items for Meeting of April 13, 1983 Page 2
4. The Traffic Engineer has reviewed the proposed second driveway and
has determined that it should not create any significant traffic problems or
hazards. The proposed driveway lies between Redwing Road and Oak Place.
However, it is sufficiently south of Redwing Road to allow ingress and egress
without any difficulty. Oak Place is a cul-de-sac street with just 14 houses,
representing a rather insignificant amount of traffic at Oleander.
D. CONCLUSION
1. The second access driveway will pose no significant problems. The
driveway is better located with respect to the parking arrangement allowing
for a speed dispersal of vehicles entering and leaving the site. The second
driveway will also function as a pedestrian entry from the south. In view of
these factors, it is appropriate to recommend approval of the request for a
second driveway.
WPC 0290P
T~RUSH
(:HULA VISTA
COUNTY
!
PARKVIEW ~
!
LOCATOR
PCC-79"-6
GIRLS ~ BOYS CLUBS
GREG RO~EF~ PARK
o' ~o' ~oo'
,JUNIPER ST. ~
City Planning Commission
Agenda Items for Meeting of April 13, 1983 Page 3
2. PUBLIC HEARING: Consideration of modification to Ranchero Sectional
Planning Area Plan - E1 Rancho Del Re~
A. BACKGROUND
The applicant is requesting a modification to the Ranchero Sectional
Planning Area (SPA) plan approved by the City Council in 1980 (Resolution No.
10102). The modification consists of changing the structure type for 76 lots
(Lot 111 through lot 186 of the E1 Rancho Del Rey Unit No. 6 subdivision) from
single family attached dwellings with a common lot line (couplets) to single
family detached dwellings with one side of structure located on the side
property line (zero lot line construction).
B. RECOMMENDATION
Adopt a motion recommending that the City Council approve the request,
PCM-83-4, to change the structure type for lots lll through 186 from single
family attached dwellings (couplets) to zero lot line single family detached
dwellings. The approval is subject to the adoption of the modified
Development Standards dated March 31, 1983, with the following changes:
1. A minimum separation of 10' shall be required between dwellings.
2. The required 10' side and 15' rear yard shall be level areas (5%
grade or less).
3. The owner or developer shall record covenants, conditions,
restrictions, and easements on the zero lot line units for drainage,
roof or eave projections; access for purposes of maintenance, repair,
or remodelin9 of lot line structures, compatibility of materials,
textures, and color; and related matters. Such deed restrictions and
easements, which shall be recorded concurrently with the recordation
of the subdivision map or maps creatin9 designated zero lot line
lots, shall be subject to the approval of the Director of Planning.
4. The required wall plan shall include a design to accommodate an
increase in the front wall (4' high) to 6' subject to approval of the
Director of Planning.
C. DISCUSSION
1. Ranchero SPA
The Ranchero SPA consists of 181+ acres located between Telegraph
Canyon Road and East "H" Street with its Easterly boundary at Paseo Ladera and
its westerly boundary located between Lori Lane and La Senda Way (North side
of East "J" Street.) The primary streets are East "J" Street and Paseo
Ladera. The total number of dwelling units within the SPA is 365 units.
City Planning Commission
Agenda Items for Meeting of April 13, 1983 Page 4
2. Unit "B" of E1 Rancho Del Rey No. 6
The proposed modification is to delete the couplet concept in Unit
"B" and use zero lot line single family dwellings. The lots within Unit "B"
have a minimum lot size of 4500 sq. ft. and a minimum street frontage of 42
feet. The minimum lot depth is 100 feet. Unit "B" abuts the SDG&E easement
on the east and the San Diego Otay Water pipeline easement on the south.
Access to Unit "B" is provided by two streets connecting to East "J" Street.
3. Proposed dwelling units
The applicant has submitted three basic floor plans as follows:
Unit Floor Area Dimensions Stories Bedrooms
Plan #1 1160 s.f. 32' x 61' One Two
Plan #2 1416 s.f. 32' x 69.5' One Three
Plan #3 1589 s.f. 32' x 59.5' Two Three
Each unit will have a two car garage and straight-in driveways.
The architecture of the homes will be contemporary Spanish design
with a stucco exterior, tile roofs, mini-paned windows, and a stucco front
entry wall.
5. Development Standards
The development standards (attached hereto) provide for a minimum 10'
wide side yard opposite the zero lot line and a 15' minimum depth rear yard.
The applicant has indicated that the 15 foot rear yard will be level. Because
the units have straight-in garages, the majority of the garages (75%) will be
19.5 feet from the front property line (22 feet from back of walk). The other
25% of the garages is proposed to have a 15 foot setback (17.5 feet from back
of walk) and slide up garage doors. The type of garage door will enable a car
to park closer to the door and most cars will not hang over the sidewalk.
When the Ranchero SPA was approved in 1978, the City approved development
standards which now require certain modifications:
1. Corner lot designs necessitate a minimum 10' building separation be
included to avoid possible future setback problems.
2. Because of the limited lot size and amount of usable open space, the
15' rear and 10' side yard should be identified as level areas.
3. The roof overhang now indicated by the latest architectural design,
coupled with the need to address potential drainage and maintenance
questions indicates that the owner should record CC&R's with the
subdivision map which address those issues.
4. The architectural plans show a 4' front entry wall with each house.
This wall is an integral part of the building design because of the
side entry to the units, therefore, an approved plan to accommodate
requests to increase the height to 6' for security should be covered
with the initial wall plans.
City Planning Commission
Agenda Items for Meeting of April 13, 1983 Page 5
D. CONCLUSION
The change in the development concept from couplets to zero lot line
construction does not affect the approved tentative subdivision map. While
there is a desire to provide for a variety of housing types in the E1 Rancho
Del Rey area, the deletion of the couplet housing type is not considered a
significant item in the Ranchero SPA. The zero lot line replacement unit fits
well on the subdivided lots being developed.
WPC 0294P
RICE
DEL CENTRO
6-10
! REY
EL s-~
DIEGO I
WATERLINE
EA~EMEN T
LADERA
SAN DIEGO GAS
ELECTRIC
3-5
CA$.4
L£GE'NO REY
Unit A = 108 SFD
Unit B = 76 Duplex
Uflif C - 150
Totg/ $~5 ~. U.s
NO SCALE
Revised 3/31/83
PROPOSED MODIFICATIONS
TO THE
RANCHERO SECTIONAL PLANNING AREA PLAN
DEVELOP~ENT STANDARDS
The current Ranchero Sectional Planning Area (SPA)
Development Standards are proposed to be modified
to delete the "Single Family Residential: Attached"
category and add the "Single Family Residential :
Zero Lot Line Units/42' Lots" category in its place.
SINGLE FAUILY RESIDENTIAL: ZERO LOT LINE UNITS/42' LOTS
All lots proposed to be developed for zero lot line units (units
with dwellings, accessory garage structures, and walls constructed
on side lot lines) shall be governed by the provisions of the ~-1-5
Single Family Residence Zone (Chapter 19.24, Title 19 of the Chula
Vista ~unicipal Code) except as specified below:
1. The provisions of Section 19.24.070 relating to lot
coverage, lot area, lot width, and yard requirements
shall be amended as follows:
a. Lot Coverage: All buildings, including accessory
buildings and structures, shall not cover more
than 45 percent of the lot.
b. Lot Area: 4,500 square foot minimum
c. Lot Width: 42 feet minimum
Front Yard: 15 feet except that at lots ~.~here
driYeways extending from garages are approximately
perpindicular to the front property lime, a m~nimu~
front yard of 19.5 feet shall be maintained between
the front property line and the garage door. The
19.5 feet front yard requirement shall be waiYed in
lieu of the standard 15 feet front yard when Yerticsi
sliding roller garage doors are used. A maximum o
~ cf the units within this development may cualif"
:<,r the ~,:aiver of the t0.5 feet garage setbacl:
cuzrement.
r,.~ · 10 feet, except that a 20 foot
o. ~ .... erzor Side Yard:
e>:~erior side yard ska[1 be maintained adjacent to
East "J" Street.
f. One Side Yard: 0 feet
g. Both Side Yards: 10 feet
Ran~hero Scctional Planrui~g Area Plan _.
~elopment Standards
Page 2
h. Rear Yard: 15 feet
The City may require the owner or developer of zero lot line
units t~ record covenants, conditions, restrictions, and
easements to provide for drainage; roof or eave projections;
access for purposes of maintenance, repair, or remodeling of
lot line structures, compatibility of materials, textures, and
color; and related matters. Such deed restrictions and ease-
ments, x.zhich shall be recorded concurrently with the recordation
of the subdivision map or maps creating designated zero lot line
lots, shall be subject to the approval of the Planning Com~ision
or, on appeal, the City Council.
Uot~Jithstanding the provisions of Chapter 19.62, no garage shall
be converted for living purposes.
Any additions to buildings or structures shall be limited to
one-story in height.
City Planning Commission
Agenda Items for Meeting of April 13, 1983 Page 6
3. REPORT: Selection of Boundaries and Preparation of Preliminary Plan for
the Ota~ Valle~ Road Redevelopment Area
A. BACKGROUND
1. On January 13, 1983, the Chula Vista Redevelopment Agency designated
the Otay Valley Road area as a redevelopment survey area.
2. California State Community Redevelopment Law stipulates that the
procedure for declaring a redevelopment area as a result of the study of a
redevelopment survey area begins with the City Council directing the Planning
Commission to declare area boundaries and to prepare a Preliminary Plan for
the proposed redevelopment area.
3. Resolution No. 11191 of the City Council, dated March 22, 1983,
directs the Planning Commission to select redevelopment area boundaries and to
prepare a Preliminary Plan for the Otay Valley Road redevelopment survey area.
B. RECOMMENDATION
1. Adopt the resolution selecting the boundaries of the Otay Valley Road
Redevelopment Area as depicted by the attachment to the resolution.
2. Direct staff to prepare a Preliminary Plan for the designated
redevelopment area for the Commission's consideration.
C. DISCUSSION
1. Purpose.
State law allows cities and counties to undertake redevelopment
projects. Such projects expand the limited powers of cities and counties to
enable the upgrading of areas which are demonstrated to suffer from a range of
physical and economic problems, which State law collectively calls "blight."
Redevelopment powers allow localities to take actions in project areas which
will reverse or alleviate blighting forces.
2. Blight.
According to the State Health and Safety Code, a blighted area is one
which is characterized either by unfit or unsafe buildings or by property
suffering from economic dislocation, deterioration, or disuse, or both, which
conditions inhibit proper utilization of the area to such an extent that the
area itself constitutes a burden to the community. Further, it must be found
that these conditions cannot reasonably be reversed or alleviated by private
enterprise acting alone. The findings of blight are made by the local
legislative body after receipt of technical and public testimony.
Agenda Items for Meeti~L. ot Aprl~ ~, 1~$ ~ Page 7
3. Procedure.
With assistance from the Redevelopment Agency and staff, the Planning
Commission selects project boundaries. These boundaries define a proposed
project area within or identical to the redevelopment survey area boundaries.
The project area boundaries can be amended by action of the Planning
Commission and the Agency anytime prior to the formal adoption of the
Redevelopment Plan by the City Council.
After the project area boundaries are selected by the Planning
Commisison, and at the direction of the Planning Commission, the City staff on
behalf of the Agency will conduct a study of the defined area to determine the
appropriateness of redevelopment activity and to formulate the Preliminary
Plan. The study proposed to generate the data for the test of appropriateness
and for compilation of the Preliminary Plan, Environmental Impact Report, and
Redevelopment Plan will be done by both staff and private consultants.
The Planning Commission will then receive a proposed Preliminary Plan
for the project area boundaries, along with recommendations for possible
amendment of the project area boundaries in light of study information. The
Preliminary Plan is general in nature and does the following:
a. Describes the boundaries of the project area.
b. Makes a general statement of land use, layout of private
streets, population densities, building intensities, and
standards proposed as the basis for redevelopment.
c. States how the declared purposes would be obtained by
redevelopment.
d. Declares conformity to the General Plan.
e. Describes the general impact of the project on area residents
and the surrounding neighborhood.
If the Planning Commission is satisfied with the Preliminary Plan,
the Commission will forward the plan to the Redevelopment Agency. If the
Agency is satisfied with the project area boundaries and the Preliminary Plan,
the Agency will direct staff to prepare a Redevelopment Plan. Environmental
studies and public hearings will follow, with the possible end result being
the formal declaration of a redevelopment area to address clearly-identified
blight.
4. Otay Valley Road Redevelopment Survey Area Study.
a. Indications of Blight
~ity.Pla~ning~Com~is~.~, ~
genoa ITems ~or Mee~ j of April 13, 1983 Page 8
Conditions exist which indicate that Otay Valley Road should be
studied to ascertain its feasibility as a Redevelopment Project Area.
Preliminary investigations suggest that blight exists in the area which cannot
be remedied by private action alone. Economic disuse appears to be the result
of the blighting conditions. Those conditions may be able to be eliminated by
redevelopment activity, thus remedying the economic disuse.
The economic disuse of the Otay Valley Road area is evident from
observation. The Otay River Valley is largely undeveloped industrial-zoned
land on the north side of Otay Valley Road, which is principally within our
corporate boundaries, and agriculturally-zoned land south of Otay Valley Road,
in the unincorporated County. Large amounts of vacant land exist, some of
which has been subdivided for industrial park use, while remaining undeveloped
and without streets.
This general economic disuse of the Otay Valley Road area
appears to result from the following two blighting conditions, taken from the
definition of blighted areas in the State Community Redevelopment Law:
(1) The existence of inadequate public improvements, public
facilities, open spaces, and utilities which cannot be
remedied by private or governmental action without
redevelopment.
(2) The existence of lots or other areas which are subject
to being submerged by water.
The lack of infrastructure has clearly hindered the
development of this area. The development cost to provide adequate streets
and utilities has made industrial land in the area unattractive to industry.
With the costs of infrastructure improvements added to raw land costs, the
total improved land costs in the Otay Valley Road area have approached or
equalled the improved land costs in North County for comparable development.
Most of Otay Valley Road itself is a two-lane undivided road in poor
condition, without shoulder or curb. The cost of improving that road to a
level which would be acceptable for industrial development of the north side
of Otay Valley Road, that being a median two-way turn lane, a shoulder, and a
bermed curb, has been estimated by the City Engineer at $2,567,695. With
City assistance, a water line of sufficient capacity for industrial
development has been extended on Otay Valley Road east to Maxwell Road.
However, undergrounding of other existing utilities would be necessary.
Additionally, sewer service to the south side of Otay Valley Road would be
required, with the installation of a gravity feed system in the river bed
being most desirable.
The economic disuse of the properties south of Otay Valley
Road has also been the result of flood hazard. Many of the agricultural land
parcels comprising that finger of the unincorporated County are partially in
the river floodway or the lO0-year flood zone. And the locations of those
flood designations are not clearly defined. Marketing of these properties is
City Planning Commiss'~ ~
Agenda Items for Meet~..~ of April 13, 1983 Pa9e 9
problematical without a clear plan for treatment of the river and a precise
definition of the flooding boundaries. The fill required for some parcels as
they currently exist in relation to the river makes them of little or no
value. Until significant decisions are made, it is difficult to even
estimate the available industrial acreage.
Exhibit 1 indicates the existing land uses in the Otay Valley
Road area and the general boundaries of the river flood designation.
b. Survey Area Boundaries.
Exhibit 2 indicates the survey area boundaries designated by
the Redevelopment Agency. The boundaries encompass approximately 1,085 acres.
The western boundary abuts 1-805 south of Otay Valley Road
and abuts Oleander north of Otay Valley Road, excluding an existing R-1
development to the west of Oleander. The northern boundary excludes
residential-zoned land, while encompassing the Otay landfill, within Chula
Vista's corporate limits, and the proposed landfill expansion area in the
unincorporated County. The eastern boundary, with the exception of the
landfill expansion area, is the City/County boundary. The southern boundary
is the boundary line between the unincorporated County south of Otay Valley
Road and the City of San Diego, within the floodway of the Otay River.
It is recommended that the Planning Commission select the
redevelopment survey area boundaries as the redevelopment area boundaries.
No new data at this point recommends the exclusion of any portions of the
original survey area.
Within those boundaries are properties outside the Chula
Vista corporate limits. Those properties, the landfill expansion area and
the south side of Otay Valley Road, are in the unincorporated County. Under
State law, it is possible to conduct redevelopment activities outside of
corporate boundaries if the affected properties are contiguous to corporate
boundaries and if the jurisdiction in whose boundaries those properties lie
authorizes that redevelopment activity. Based on the apparent
appropriateness of eventual annexation of the landfill expansion area and the
south side of Otay Valley Road to the City of Chula Vista, it is proposed
that the County Board of Supervisors be approached for the necessary
authorization for the City to include these areas in the Otay Valley Road
Redevelopment Area. Such authorization can occur anytime prior to formal
adoption of the Redevelopment Plan by the City Council.
c. Tax Increment and Growth.
The current assessed valuation for the survey area is
$14,045,812. That valuation does not include the new Hyspan plant, which
will be added to the 1983 tax roll. If the base year for redevelopment tax
increment calculation was established in this fiscal year as 1982-83, the
inclusion of Hyspan in 1983-84 and the normal 2% annual valuation increase
would yield a total tax increment to the Agency in 1983 of approximately
$27,000.
City Planning Commiss~ "'
Agenda Items for Meet~,,g of April 13, 1983 Page 10
The Hyspan development was facilitated by public actions,
including Community Development Block Grant funding of a water line. If tax
increment can be realized from such development through a redevelopment
project area, the revenue can be used to finance further growth similar to
Hyspan. The provision of infrastructure through redevelopment activity and
Community Development Block Grant activity could significantly accelerate the
development of the survey area. And industrial development in the Otay
Valley Road area would yield substantial benefit to the entire city,
providing sales tax revenue and utility tax revenue to the General Fund and
increasing emplo~nnent opportunities for City residents.
Some assumptions can be made about the rate of absorption
which could be stimulated by redevelopment activities in Otay Valley Road and
about the tax increment available to provide the infrastructure necessary to
accomplish that stimulation.
As a demonstration of possible growth and tax increment
availability, assume a total net developable acreage of 125 acres. That
figure approximates the developable industrial acreage on Otay Valley Road
without correction of flood area problems. Assume that this acreage was made
more attractive through Redevelopment Agency and Community Development Block
Grant provision of infrastructure. Assume that the local and national
economy was reasonably favorable to industrial development. Given those
assumptions, the following table estimates a reasonable absorption rate for
industrial land in the Otay Valley Road area and indicates the tax increment
which would be generated, including the annual 2% assessment increase:
NEW CONSTRUCTION CUMULATIVE TAX CUMULATIVE
YEAR ACREAGE ACREAGE INCREMENT TAX INCREMENT
Base (82-83) - .
1 5 (Hyspan) 5 $27,809 $27,809
2 5 l0 51,175 78,984
3 10 20 95,007 173,991
4 l0 30 139,716 313,707
5 15 45 205 320 519,027
6 15 60 272 236 791,263
7 15 75 340 490 1,131,753
8 15 90 410 108 1,541,861
9 15 105 481 120 2,022,981
lO 15 120 553 551 2,576,532
ll 5 125 587 431 3,163,963
Over an eleven year period during which the industrial land
would be absorbed, then, the project area would generate over $3 million in
tax increment, which would be used as realized to provide the improvements to
stimulate this growth.
~ity.Pl~ning~Com~is~
agenaa l~ems Tor ~eet...g of April 13, 1983 Page 11
Significant General Fund revenue to the City should be
generated by the full development of our model. Calculated at today's values
and rates, and using Hyspan products as a model, the industrial development
stimulated by redevelopment activity in the Otay Valley Road area should
generate annually $178,000 in utility tax revenue and $191,000 in sales tax
revenue for the General Fund. Estimating the annual property tax lost by the
General Fund to the Agency's tax increment at $70,000, the net General Fund
gain would be approximately $299,000 annually.
d. Other City Activities.
The City Engineer is currently exploring the possibility of a
street improvement assessment district with the property owners having
frontage along Otay Valley Road. At this point, the consensus seems to be
that a district might be feasible and acceptable for improvements to the
north side of Otay Valley Road, those improvements being the previously
mentioned median two-way turn lane, a shoulder, and a bermed curb. An
assessment district for the south side does not appear to be likely at this
time, due to the cost of fill to create the roadway and the difficulty in
calculating benefit because of the lack of clarity as to how much of the
southern parcels need to be filled to remove them from the flood zone. The
improvement of the south side of Otay Valley Road, including right-of-way
acquisition, might then be facilitated through the creation of a
redevelopment area.
Community Development Block Grant funds have been used to
install a water line in the Brandywine area to assist with economic
development of the Otay Valley Road industrial area. Future Community
Development Block Grant dollars could be used to assist in the provision of
infrastructure to the area, thus generating jobs for low and moderate income
individuals. Those funds could be made available to the Agency as a
"bootstrap activity" in the form of low interest loans, to be paid back with
tax increment, thereby creating the necessary debt.
e. Contact With Area Property Owners.
Those property owners involved in the consideration of the
assessment district for improvements to Otay Valley Road were apprised of the
Agency consideration of designating Otay Valley Road a redevelopment survey
area. Among those owners, there was neither support nor opposition at that
stage.
United Enterprises, a significant property owner on the south
side of Otay Valley Road, has expressed opposition to the inclusion of their
properties in a redevelopment area. United Enterprises is in receipt of a
copy of this report.
City Planning Commiss
Agenda Items for Meeting of April 13, 1983 Page 12
f. Actions of Other Jurisdictions.
Both the City of San Diego and the County of San Diego are
engaged in significant planning activities in the Otay Mesa area. A proposed
improvement of State Route 117 to freeway status to serve the proposed Otay
Mesa border crossing, and the proposed General Plan designation of large
amounts of land in the Otay Mesa area as industrial acreage promise
significant impact on the Otay Valley Road area. As increased and easily
accessible industrial sites become available on Otay Mesa, the development
problems of Otay Valley Road may become exacerbated, with market values of
industrial sites diminished by supply. Timely industrial development of Otay
Valley Road through redevelopment activity appears to be critical to its
healthy economic development.
g. Study Conclusion.
Otay Valley Road is one of the few remaining appropriate
areas in Chula Vista for industrial development. That development should
occur in a timely fashion to coincide favorably with San Diego City and San
Diego County actions regarding Otay Mesa development and the second border
crossing. However, it appears that blighting conditions which cannot be
remedied by private action alone are inhibiting the timely, appropriate
development of Otay Valley Road as an industrial area. A close look should
be taken at the possible benefits of development action in pursuing timely,
advantageous industrial development of Otay Valley Road.
DG:nr
WPC 0329X