HomeMy WebLinkAboutPlanning Comm Reports/1984/06/27 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, June 27, 1984 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
ORAL COMMUNICATIONS
1. PUBLIC HEARING: GPA-84-6, Consideration of an amendment to the
General Plan for the proposed redesignation of
approximately two acres of land located on the
westerly side of Otay Lakes Road, between Bonita
Road and Allen School Lane
2. PUBLIC HEARING: GPA-84-2 and PCZ-84-D, Consideration of an
amendment to the General Plan and the rezoning
of approximately 225 acres located easterly of
Brand~a~ine Avenue and northerly of Otay Valley Rd.
3. PUBLIC HEARING: PCA-84-4, Consideration of an amendment to the
Chula Vista Municipal Code pertaining to the
implementation of Specific Plans
4. PUBLIC HEARING: (Continued) Consideration of Draft EIR-84-6,
Chula Vista Woods
5. PUBLIC HEARING: PCA-84-3, Consideration of amendment to the Municipal
Code on processing applications for carnivals and
circuses
6. Report on the revoked home occupation permit at 724 Nolan Avenue
PCM-84-8, Lauro L. Parra
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT to the Regular Business Meeting of July 11, 1984
at 7:00 p.m. in the. Council Chambers
TO: City Planning Commission
FROM: George Krempl, Director of Planning
SUBJECT: Staff report on agenda items for Planning Commission
Meeting of June 27, 1984
1. PUBLIC HEARING: GPA-84-6, Proposed redesi~nation of approximately two
acres of land located on the westerly side of Otay
Lakes Road, between Bonita Road and Allen School Lane,
from "Low Density Residential" to "High Density
Residential and Retail Commercial" on the plan diagram
of the Land Use Element of the Chula Vista General Plan
A. BACKGROUND
~he applicants are the owners of a two-acre site, located on the westerly
side of Otay Lakes Road, between Bonita Road and Allen School Lane. They
propose the redesignation of this site from "Low Density Residential" (1 to 3
· · " i h
dwelling units per gross acre) to H g Density Residential" (13 to 26 units
per gross acre) and "Retail Commercial" on the plan diagram of the Land Use
Element of the Chula Vista General Plan. (This proposal calls for the
allocation of the southerly one and one-half acres of the site to High Density
Residential use, and the northerly one-half acre thereof to Retail Commerical
use. )
The 'applicants for the proposed amendment have also filed a companion
case, a request to rezone the site from "A-D" (Agricultural zone) to "R-3-P"
(Apartment Residential .Zone) and "C-C-P" (Central Commercial Zone).
B. ENVIRONMENTAL REVIEW
An Initial Study, IS-84-28, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on June 15,
1984. the Environmental Review Coordinator concluded that there would be no
signficant environmental effects, and recommended that the Negative
Declaration be adopted.
C. RECOMMENDATION
1. Find. that this project will have no significant environmental
impacts, and adopt the Negative Declaration issued under IS-84-28.
2. Adopt a motion to approve GPA-84-6.
D. BASIC INFORMATION
1. Subject Property
The subject site presently accommodates five, older single-family
dwellings; riding stables; a storage- shed; and, a large,
gambrel-roofed "red barn," which houses a livestock-feed sales
City Planning Commission
Agenda Items for the Meeting of June 27, 1984 Page 2
business. The applicants propose to clear the site of the stables
and residential uses prior to the development of a condominium,
garden-apartment project on the site's southerly 1.5 acres, at a
gross density of about 19 dwelling units per acre.
The red barn on the northerly half acre would be retained, and would
continue to accommodate retail sales.
2. Adjacent general plan designations (see Exhibit A).
North: Retail commercial
South: Low Density Residential (1-3 DU/AC)
East: Low Density {1-3 DU/AC), Medium Density (4-12 DU/AC), and
High Density (13-26 DU/AC) residential designations
West: Low Density Residential (1-3 DU/AC)
3. Adjacent zoning and land use (see Exhibit B).
North: C-C~D - "Bonita Centre" Shopping Centre
South: R-R-1 - SDG&E electric substation and single family
(County) dwellings
East: R-3-P-8 - Vacant (Proposed condos)
R-2-20-D - Single Family Dwellings
R-E - Single Family Dwellings
West: R-R-1 Single Family Dwellings
(County)
E. ANALYSIS
1. The subject site is situated along Otay Lakes Road, and located
between the commercial development on Bonita Road and the SDG&E
substation at the northwesterly corner of Otay Lakes Road and Allen
School Lane. The site is relatively isolated from the low-density
residential land use to the south and west. The development of the
1.5 acres in question with a garden apartment project, therefore,
should not spawn land-use friction. The applicant's decision to
retain the red barn on the premises, and t~9 continue its commercial
use would preserve an important Otay Lakes Road design feature. (The
net density of the proposed project will be determined under the
proposed rezoning of the subject site.)
City Planning Commission
Agenda Items for the Meeting of June 27, 1984 Page 3
Since the northerly component of the parcel would continue to
accommodate a commercial use, its proposed amendment should not
substantially affect the land use or circulation of the involved area.
2. While the development of the 1.5 acre parcel of land with a
high-density residential project would increase the demand for direct
"land service" from Otay Lakes Road, and it is the policy of the City
to protect the "traffic service" capacity of arterial roads by
limiting such land service, the small size of the involved site and
the proposed project make the circulation problems under
consideration less significant.
3. The proposed residential project would be oriented towards the
housing of medium-income households. This orientation would increase
housing opportunities in the Bonita Community.
F. CONCLUSION
The proposed amendment would not promote substantial land use or
circulation problems within the Bonita Community. It would increase housing
opportunities within this prestigious area.
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LAND USE LEGEND EXHIBIT A
2_}._~ Low Density Residential General Plan ~endment 84-~6
;''' ~ed. ~ens~ty Residential [x~stin~ Ceneral Plan ~es~nations
· ''~ Proposed redes~nat~on of approximately
.:.:-:.:.:.~ High ~ensity Residential 2 acres from "ko~ ~ensity Residential"
to "H~h ~ens~ty Residential" and
~ V~s~tor Commercial
"Retail Commercial"
Retail
Commercial
~':~::;' Parks & Public Open 5pace
NORTH
~ [1 ~ancho de~ ~ey Specific Plan
\ Exhibit B
\
- General Plan Amendment GPA-84-6
Adjacent Zonin9 & Land Use
Proposed redesignation of approximately
2 acres from "Low Density Residential"
to "High Density Residential" and
"Retail Commercial"
ALLEN SCHOOL
Narth
negative -declaration
PROJECT NAME: Bonita Villa Condominiums
PROJECT LOCATION: On the west side of Otay Lakes Road between Bonita
Road and Allen School Lane.
PROJECT APPLICANT: Robert Spriggs, ?051 Alvarado Road, Suite D, La Mesa,
California 92041
CASE Nh: IS-84-28 DATE: June 15, 1984
A. Project Setting
The project is located on the west side of ~tay Lakes Road just to the
north of the San Diego Gas & Electric Company substation at the corner of
Allen School Lane and Otay Lakes Road. This area is lower in elevation
than the surrounding terrain and is likely the site of deposits from
erosion upstream; therefore, it is likely that the property contains
expansive soils. The property currently contains a residential use, horse
corrals, and the retail sales of hay and equestrian-oriented products.
Adjoining land uses include a shopping center to the north of the
property, single-family residential uses to the west of the site, other
residential uses across Otay Lakes Road to the east of the property, and
the San Diego Gas & Electric substation just to the south of the site.
Otay Lakes Road adjacent to thi? property currentl~ has an average daily
traffic of just under 18,000 which provides an estimated level of service
of A. This volume of traffic creates the potential for an acoustical
impact on any residential use of property.
The existing on-site drainage facilities are minor and are not adequate to
serve the project. The Lawrence, Fogg, Florer and Smith study of drainage
in the Chula Vista area indicates that under a developed condition, 74?
cubic feet of water per second would enter the property from the south.
The same volume of water would be discharged to the north of the project
site into the Sweetwater Flood Plain.
The current General Plan designation of the property is low density
residential. Otay Lakes Road adjoining the site is designated as a scenic
highway in the Scenic Route Element of the General Plan.
city of chula vista planning department
environmental review section
B. Project Description
The project involves the construction of a 36-unit condominium project on
the southerly 1.5 acres of the site and the utilization of the northern
1/2 acre for commercial purposes. To implement the project, a General
Plan Amendment redesignating the southern l-l/2 acres from low density to
high density residential and the redesignation of the 1/2 acre northern
portion from low density to retail commercial is necessary. A1 so proposed
is the rezoning of the these areas from an agricultural zone to R-3-P to
permit the higher density residential development and C-C-P to permit the
retail use of the property. It is proposed that each of these zones be
subject to Precise Plan approval by the Design Review Committee.
It is proposed at this time that no new commercial uses be built and that
the existing equestrian-oriented commercial uses be retained. The
residential uses involve two and three-story structures containing l0
one-bedroom units and 26 two-bedroom units. The density of the project
would be slightly less than 23 dwelling units per acre. To implement the
project, approximately 17,000 cubic feet of fill material would be placed
on the site for an average depth of about ? feet and a maximum depth of
about l0 feet.
C. Compatibility with Zoning and Plans
This project involves an amendment to the Land Use Element of the General
Plan of the City of Chula Vista to permit the proposed uses and a
companion change in zoning is involved. Plans would also have to be
reviewed for conformance to the Scenic Highways Element of the General
Plan and the Noise Element of the Chula Vista General Plan.
D. Identification of Potential Environmental Effects and Mitigation Measures
1. Soils
Standard development regulations through the building permit process
will identify the extent of any expansive soils on the property and
what measures are necessary to avoid any significant impacts.
Considering this factor along with the extent of fill which will be
placed on the property, no substantial and adverse environmental
impacts are anticipated.
2. Noise
Standard development regulations at the time of building permit
processing will assure that the interior noise level of the dwelling
units will meet the State requirement of a 45 decibel interior noise
level. At the time of precise plan review by the Design Review
Committee the plans will be reviewed to assure line of sight
protection for private outdoor open space areas such as patios and
balconies.
3. Aesthetics
During the review of the precise plan conformity to the Scenic
Highways Element of the General Plan will also be required.
4. Traffic
It is anticipated that the project will add approximately 2,172 trips
to the existing traffic volume on Otay Lakes Road elevating it to
about 19,000 ADT. This would remain in the A classification insofar
as level of service, which is more than adequate for this type of
street.
F. Findings of Insignificant Impact
1. The project site is currently used for various uses including
residential and equestrian-oriented commercial and, therefore, there
are no rare or endangered plant species present and any
archaeological sites would have previously been destroyed. There are
no geological hazards present on or near the property and the
potentially unsuitable soil characteristics can be treated during
grading of the property.
2. The project involves an amendment to the Land Use Element of the
Chula Vista General Plan and the zoning of the property. If these
amendments are implemented, the project will be in conformance with
the General Plan. Review of the Precise Plan for the project and
implementation of standard building permit requirements will assure
conformance with the Scenic Highways and Noise Element of the General
Plan. The project is, therefore, not anticipated to achieve any
short-term goals to the disadvantage of long-term environmental goals.
3. The project will not increase the traffic volumes on Otay Lakes Road
to substantially lower its existing level of service. Drainage
studies in the project vicinity indicate that given the soil
conditions, development of the property would not increase runoff
from the property. During the review of building permit application,
details of on-site drainage facilities will be reviewed to assure
that any runoff is carried to appropriate facilities.
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 the additional dwelling units will not
result in a substantial increase in vehicle miles traveled which
could affect air quality.
G. Consultation
1. Individuals and Organizations
City of Chula Vista Roger Daoust, Senior Civil Engineer
Chuck Glass, Traffic Engineer
Dan Waid, Assistant Civi! Engineer
Don Dackins, Assistant C~vil Engineer
Ted Monsell, Fire Marshal
Tom Dyke, Building Inspector
Steve Griffin, Associate Planner
Applicant's Representative Coulter Winn
2. Documents
Lawrence, Fogg, Florer and Smith drainage study
Chula Vista General Plan
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.
ENVIRONMENTAL REVIEW?COORDINATOR
WPC 1053P
EN 6 (Rev. 12/82) city of chula vista planning department
e~vlronmental review section
EN 6 (Rev. 12/82)
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 4
2. PUBLIC HEARING: GPA-84-2 and PCZ-84-D - Consideration of an amendment
to the General Plan and the rezonin~ of approximately
225 acres located easterly of Brandywine Avenue and
northerly of Otay Valley Road, from General Industrial
and I-P to Research and Limited Industrial and I-L-P
A. BACKGROUND
The City Council, at its meeting of November 15, 1983, voted unanimously
to initiate a general plan amendment and the rezoning of approximately 225
acres of the Otay Valley Redevelopment Project area, located northerly of
Otay Valley Road and easterly of Brand~ine Avenue, from General
Industrial and I-P to Research and Limited Industrial and I-L-P.
B. ENVIRONMENTAL REVIEW
An Initial Study, IS-84-13, of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on March
l, 1984. The Environmental Review Coordinator concluded that there would
be no significant environmental effects and recommended that the Negative
Declaration be adopted.
C. RECOMMENDATION
1. Find that this project will have no significant environmental impacts
and adopt the Negative Declaration issued on IS-84-13.
2. Adopt a motion to approve GPA-84-2 and PCZ-84-D.
D. BASIC INFORMATION
1. Subject Property
The subject property is currently designated General Industrial on
the plan diagram of the Land Use Element of the Chula Vista General
Plan, and is zoned I-P (General Industrial Precise Plan). Of the
225 acres in question, llO acres are occupied by industrial users
(primarily auto salvage yards), 75 acres are vacant; and, 40 acres
are occupied by the buildings and facilities of the Omar Rendering
Company, which ceased operations in June 1983.
2. Adjacent general plan designations (see Exhibit "A").
North: Parks and Public Open Space
Medium Density Residential
South: Parks and Public Open Space
Agriculture & Reserve
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 5
East: Agriculture and Reserve Open Space
West: Research and Limited Industrial
3. Adjacent zoning and land use (see Exhibit "B").
North: R-I-IO-H Single family dwellings
A-8 Otay Land Fill
South: A-8 Chula Vista Animal Shelter
A-72 (County) Vacant & Cultivated fields
East: S-87 (County) Vacant
West: I-L-P Hyspan plant and Vacant
E. ANALYSIS
1. The formulation and adoption of the Otay Valley Road Redevelopment
Plan was at least partially necessitated by the undesireable nature
of much of the development which has occurred within the subject area
under the General Industrial classification. The auto salvage and
storage yards contained within the Otay Recycling Park, for example,
were described in the Redevelopment Plan as marginal uses which
represent a blighted condition and a disincentive to new development.
2. The issue of the compatibility of this general industrial district
with the existing residential neighborhoods to the north, and
anticipated residential development to the east has also become a
problem and focus of recent public attention. Although general or
heavy industrial zones can, where adroitly planned and managed,
coexist with adjacent residential and other more restrictive land
uses, urban experience reflects that this coexistence seldom occurs.
In most cases, the visual impacts, on-site operations and off-site
transportation associated with intensive industrialization tend to
create land-use friction.
3. The proposed redesignation and rezoning of the subject 225 acres from
a general to a limited industrial category would restrict new
development to less intensive industrial uses. Such uses are more
consistent with the industrial-park type setting envisioned for the
area by the Otay Valley Road Redevelopment Plan, and are less apt to
precipitate land use conflicts with adjacent__residential areas.
The recommended rezoning would represent a further step towards
eliminating the auto salvage and storage yards described above.
These and similar heavy industrial uses would become "nonconfoming"
under the I-L-P zone, and, consequently, could not be reestablished
if these operations ceased for more than a twelve-month period.
WPC 0685P
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EXHIBIT A
GPA 8~-2
Adj(~cen! General Plun Design(~fions
NORTH Proposed amendment to the General Plan for
~ooo' 2000' approx. 2?.5 acres at Otay Valley Rd.-8~
Brandywine Ave. from "G,~.eral Industrial"
to Re.earch I~ Limited Industrial"
~' COUNTY DISPOSAL
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EXHIBI'i' 13
GPA 84-2
' Adjocenl Zoning ~ Lond Use
Proposed omendment to the General Plan for
0 500' Io00 approx. ~'25 acres o! Ot~ Valley R~d. !~
Br~andywln* A~e. ~rom 'Oenerol Industrial"
negative -declaration
PROJECT NAME: Otay Valley Road GPA and Rezoning
PROJECT LOCATION: 107.98 acres located north of Otay Valley Road, east of
Brandywine Avenue
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-84-13 DATE: January 23, 1984
A. Project Setting
The proposed project involves approximately 208 acres of partially
developed land area located on the northerly slopes of the Otay River
Basin, north of Otay Valley Road and to the east of Brandywine Avenue.
Existing land uses consist of an rendering plant, auto recycling uses,
storage lots and a chemical storage and sales facility, in addition to
vacant land area.
There are no known endangered plant or animal species presently
inhabitating the project area. The nearest known earthquake fault is
located near Brandywine Avenue and trends in a north/south direction.
B. Project Description
The project consists of a general plan amendment from "General Industrial"
to "Research and Limited Industrial" and a rezoning from I-P (General
Industrial subject to precise plan approval) to I-L-P (Limited Industrial
subject to precise plan approval).
C. Compatibility with Zoning and Plans
The proposed General Plan amendment and rezoning are compatible with the
Otay Valley Redevelopment Plan which encompasses 771 acres including the
project area.
D. Identification of Environmental Effects
1. Sewers
Existing sewer lines serving the project area are nearing capacity
levels. Full development of the project area under the current
General Plan designations and zoning would create a need to increase
the capacity of the existing sewer systems. The proposed project
could indirectly result in a higher intensity of land uses thereby
of chula vista planning department
city
environmental review section
- 2 -
increasing the need for expanded sewer capacity.' Improvements would
be required for buildout at either the current zoning or the proposed
zoning designations. Sewer availability is assured with the
Metropolican Sewer System in either case, therefore, sewer impacts
resulting from the proposed GPA and rezoning will not have a
significant effect on the environment and no mitigation will be
required at this level of project approval.
2. Transportation
The proposed General Plan amendment and rezoning will not directly
impact traffic conditions in the project area, although indirectly,
this action may result in higher traffic generation rates than
currently exist for allowable land uses within the project area. The
environmental impact report prepared for the Otay Valley Road
Redevelopment Project, which was certified by the Chula Vista
Redevelopment Agency on December 20, 1983, indicates that upon full
buildout of the Redevelopment Project (which includes the 208 acres
subject to the GPA and rezoning) significant traffic impacts could
result and that mitigation measures should be implemented to reduce
these impacts to an acceptable level.
E. Findings of Insignificant Impact
1. The proposed General Plan amendment and rezoning will not directly
result in physical site development, therefore no site specific
resources will be affected. Site specific impacts would be the same
under the existing or proposed general plan designations and zoning.
2. The proposed project is an amendment to the General Plan and the Otay
Valley Road Redevelopment Project which will not achieve short term
to the disadvantage of long term environmental goals.
3. All potential and direct impacts of the project have been addressed
in the Otay Valley Redevelopment Project EIR and can be mitigated.
None are anticipated to interact and cause any cumulative effect on
the environment.
4. The project will not create any source of any significant noise or
odors nor will any hazards to human beings result.
G. Consultation
1. Individuals and Organizations
City of Chula Vista Steve Griffin, Associate Planner
Duane Bazzel, Assistant Planner
Roger Daoust, Senior Civil Engineer
Ted Monsell, Fire Marshal
Tom Dyke, Building Department
Chuck Glass, City Traffic Engineer
Paul Desrochers, Community Development Director
- 3 -
2. Documents
EIR-80-7 Brandywine Industrial Park
IS-81-20 Omar Rendering Disposal Site
IS-81-24 Otay Valley Industrial Park
IS-82-5 Cruz Warehouse
IS-82-18 Brandywine Waterline
IS-82-20 Rio/Otay Industrial Park
IS-82-24 Hyspan Manufacturing Plant
EIR-84-3 Otay Valley Road Redevelopment Project
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.
ENVIRO'/~ T~AL REVIEW COORDINATOR
WPC 0712P
EN 6 (Rev. 12/82)
city of chula vista planning department
environmental review section
EN 6 (Rev. 12/82)
THE PAUL MILLER CO.
REALTOR '
PROPERTY MANAGEMENT DIVISION 272 Church Ave, Suit,~4, ChulaVisla, Califorma92010 Phone (714) 427 5011
January 11, 1984
~virorm~ental Review Coordinator
P.O. Box 1087
Chula Vista, CA 92012
SUBJECT: Case No. IS-84-13 (Otay Valley Road)
The Robinhood Point Homeowners Association applauds this Initial Study, as
a necessary first step in upgrading the enviro~nt of the Otay Valley Road
Pm3j ect Area.
Our Homeowners Association of 291 hcmes in close proximity to the Project
· Area is vitally concerned about the presemt and future uses to which this
land will be put. We look to the Planning DepazL~t and the City Council
to safeg~mrd the enviror~ental future of Otay Valley Road, in view of the
large n~m~er of hanes which presently exist in this area, east and west of
Brandywine Avenue, and north and south of Otay Valley Road.
Very truly yours,
Will~n McBrean, President
For the Board of Directors
Robinhood Point Association
c/o THE PAL~ M"rT,T.k'~R CCMPANY
272 Church Avenue, Suite 4
Chula Vista, CA 92010
RECEIVED
.[ 1984
CHUL, VISTA. C:'.t
Specialists ID Residential Salss ·IDcorne Properties · Acreage · Property Management · Leasing · Exchanging
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 6
3. PUBLIC HEARING: PCA-84-4, Proposed Amendment to Section 19.07.030 of
the Chula Vista Municipal Code, pertaining to thc
implementation of specific Plans, and authorizing thu
inclusion of special implementational standards therei,,
A. BACKGROUND
The existing provisions of Section 19.07.030 of the Chula Vista Municipal
Code limits the methodology for the implementation of specific plans to the
"adoption of standard zoning ordinances or the planned community zone." The
proposed amendment would broaden this methodology and authorize the inclusion
of special implementational standards within the text of specific plans.
{Please see Exhibit A, which is attached to this report, for the text of the
proposed amendment.)*
B. ENVIRONMENTAL REVIEW
According to the provisions of Section 15061(b){3) of the State's CEQA
Guidelines, and Section 2.4.3.2 of the City's Environmental Review Procedures,
the subject project would not have a significant impact upon the environment,
and CEQA is not applicable.
C. RECOMMENDATION
1. Adopt a motion to approve proposed amendment, PCA-84-4, to the Chula
Vista Municipal Code.
D. ANALYSIS
1. The proposed amendment would authorize the inclusion of special
effectuation standards, guidelines, and criteria within the text of specific
plans. Since specific plans are, by definition, special in nature and
tailored to special conditions or circumstances, they often require special
implementation and their effectuation cannot be effectively accomplished by
zoning and its preannounced standards.
2. Zoning regulations constitute the earliest form of local government
planning in the United States. They tend to be rigid, generic, and parochial
in their application, and their triumvirate of land-use, bulk, and height
standards are best suited to territories which have been planned, platted, and
* P-C zoning does create an opportunity for the establishment of flexible
implementational standards. This zoning, however, is developer initiated,
and does not have the long-term commitment of a City-initiated specific
plan, which is actually "general plan policy."
City Planning Co~mission
Agenda Items for the Meeting of June 27, 1984 Page 7
developed pursuant to traditional policies. Where flexible
guidelines and mixed land-use patterns are proposed, the application
of zoning regulations becomes cumbersome.
3. The State Planning and Zoning Law, under its Specific Plan
provisions, encourages the use of specific plans as both comprehensive and
implementational planning tools. The Chula Vista Municipal Code, prior to
1979, al so embodied this encouragement. The 1979 amendments, however,
oriented Section 19.07.030 towards the control of the development of the E1
Rancho del Rey Specific Plan, and prescribed implementation solely through
zoning. They ignored the State's provision of an alternative process.
4. In light of the above factors, the Planning Department believes that
the proposed amendment is supportable. It would permit the preparation of
special regulations where they are needed to implement specific plans, such as
the Bayfront Plan. Standard zoning regulations could readily checkrein
Bayfront developmental activity, and force its land-use to conform to a rigid
pattern.
E. CONCLUSION
The proposed amendment constitutes local-enabling legislation. It would
enable specific plans to be implemented by built-in regulations, where
authorized by Council. The built-in regulations would usually be more
responsive than zoning regulations to the concepts and policies of the
i nvol red speci fi c pl ans.
WPC 0805P
City Planning Commission
Agenda Items for Meeting of June 27, 1984
EXHIBIT A
PROPOSED AMENDMENT TO SECTION 19.07.030 OF THE CHULA VISTA MUNICIPAL CODE
CHAPTER 19.07
sPECIFIC PLANS
19.07.030 Specific Plans -- Zoning implementation thereof.
A. Specific plans may be implemented through the adoption of standard zoning
ordinances, ~y the planned community zone, as provided in this title±
or 'by pT~n effectuation standards incorporated ~ithin the text of an
individual specific plan. The method of implementing an individual
specific plan shall be established and expressed by its adopting
resolution or ordinance.
If the specific plan is to be implemented through the use of standard
zones, any open space uses or other public uses so designated on the
specific plan may be all owed to be developed in a manner logically
consistent ~ith and in conformity to adjacent and contiguous land uses as
shown on the specific plan; provided, however, the developer must show
that such development, which must be residential, thus allowed will not
increase the overall density of the total area incorporated into the
specific plan. Further, in no case, shall any designated open space land
or land designated for other public use in said specific ~an, be
developed for any use other than residential. Should all adjacent and
contiguous land uses be designated for uses other than residential, the
underlyingland use on such open space may be requested for development at
no greater density than that allotted in the R-E zone.
/// Proposed deletions
Proposed addenda
WPC 0807P
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 8
4. PUBLIC HEARING: (Continued) Consideration of Draft £IR-84-6,
Chula Vista Woods/Gardner Investment Properties
A. BACKGROUND
The Planning Commission decided at the June 13, 1984 public hearing
to continue review of draft EIR-84-6, Chula Vista Woods Subdivision,
until June 27, 1984 to allow time for adjacent property owners to respond
to the draft EIR.
The continuance was a result of a request by the attorney representing
a major land owner affected by the proposal. The City Attorney has advised
staff that a further continuance is necessary to give adjacent property
owners adequate time to respond.
B. RECOMMENDATION
Continue the public hearing on draft EIR-84-6 to a future Planning
Commission date. The date should be established at the upcoming Commission
meeting.
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 9
5. PUBLIC HEARING: PCA-84-3 - Consideration of proposed amendments to
Chapters 19.14, 19.§4, and 19.§8 of the Municipal Code
relatin~ to Carnivals and Circuses
A. BACKGROUND
In February, 1984, the City Council, in response to a report regarding a
request by the Price Bazaar to conduct a carnival, requested that an amendment
to the Municipal Code be prepared which establishes a special review process
for carnivals and circuses in recognition of their temporary nature and
potential impact on adjoining uses.
On May 8, 1984, a draft ordinance was presented to City Council who after
reviewing the draft referred the matter to the Planning Commission for review
and recommendation.
B. RECOMMENDATION
Adopt a motion recommending that the City Council enact an ordinance
amending the Municipal Code relating to carnivals and circuses as shown on
Exhibit A attached hereto.
C. DISCUSSION
Carnivals, circuses and fairgrounds are presently listed as unclassified
uses by the Municipal Code and require Planning Commission approval. The
Code, as written, treats these uses as permanent facilities; however, normally
carnivals and circuses tend to be temporary in nature whereas fairgrounds are
more permanent.
Conditional use permit applications handled by the Planning Commission
take a minimum of 27 days to process from the date of filing to the Commission
meeting. Applications handled by the Zoning Administrator can be processed in
approximately 14 days.
Proposed Revisions
Typically, applications for carnivals and circuses are filed shortly
before the dates requested on the application, thus the process time required
for Planning Commission action could in effect prohibit these uses. The
proposed revisions to the Code allows the applications to be handled by the
Zoning Administrator who would also have the option of referring the matter
directly to the City Council in which case a public hearing would be
required. The revisions also establish general development standards (see
19.58.042 A through F attached) relating to the following:
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 10
l) Access and parking;
2) Dust, noise, vibration, and glare;
3) Hours of operation;
4) Duration of use;
5) Business license;
6) Security;
7) Sanitary facilities;
8) Fire regulation;
9) Weed abatement; and
lO) Bonding.
The proposed revisions would allow applcations to be processed faster and
establishes standards under which these uses must operate. There would be no
loss in the degree of control and residents within 300' of the proposed
operation would receive a hearing notice.
ML:vt
WPC 1032P
EXHIBIT A
PROPOSED REVISIONS TO THE MUNICIPAL CODE
.RELATING TO CARNIVALS
Sec. 19.14.030 Zoni~ Administrator-Actions
Authorized Without Public Hearing.
The zoning administrator is authorized to consider
and to approve, disapprove or modify applications on the
following subjects, and/or issue the following required
permits without setting the matter for a public hearing:
A. Conditional use permit: The zoning administrator
shall be empowered to issue conditional use permits,
as defined herein, in the following circumstances:
1. Where the use to be permitted does not involve
the construction of a new building or other
substantial structural improvements on the
property in question.
2. Where the use requiring the permit would make
use of an existing building and does not involve
substantial remodeling thereof.
3. For signs as defined herein, and temporary tract
houses, as limited herein.
4__. The zoning administrator is authorized to
consider and to approve, deny, or modify
applications for conditional use permits for
carnivals and circuses. The zoning admini-
strator shall set the matter for public hearing
in the manner provided herein.
-1-
Sec. 19.14.050 Public Hearing-Mandatory When.
A. The zoning administrator may, at his option, refer
any of the matters on which he is authorized to rule
and/or issue a permit to the planning cormnission for
review. In such cases, a public hearing as provided
herein shall be mandatory.
B. Any person who disagrees with the ruling of the
zoning administrator may appeal such ruling to the
planning commission. In such cases, a public
hearing as provided herein shall be mandatory.
C__. Notwithstanding the above provisions, the zoning
administrator may, at his option, refer applications
for carnivals and circuses on which he is authorized
to issue a permit to the city council for review.
In such cases, a public hearing as provided herein
shall be mandatory.
SECTION II: That Section 19.54.020 of Chapter of 19.54
of the Chula Vista Municipal Code be, and the same is hereby
amended to read as follows:
Sec. 19.54.020 Designated-Limitations and
Standards.
The following uses may be considered for location in
any zone, subject to the provisions set forth herein,
and additional conditions set forth in Chapter 19.58
(references indicated for uses):
A. Borrow pits and quarries for rock, sand and gravel;
B. Campgrounds: See Section 19.58.040;
C. Cemeteries: See Section 19.58.080;
D. Colleges, universities, private schools, elementary
~and secondary public schools.
E. Columbariums, crematoriums and mausoleums, provided
that these uses are specifically excluded from all R
zones unless inside of a cemetery= See Section
19.58.080;
F. Churches: See Section 19.58.110;
G. Dumps, public or private;
-2-
H. Hospitals, including, but not limited to, emergency,
general, convalescent, rest homes, nursing homes
(for the aged, crippled, mentally retarded of all
ages), psychiatric, etc.: See Section 19.58.110.
Further, that approval shall not be granted until
the following findings can be made (homes for
mentally retarded children):
1. The size of the parcel to be used shall provide
~ adequate light and air in proportion to the
number of residents.
2. The location of windows and open play areas
shall be po situated as to not adversely impact
adjoining uses.
3. Spacing between the~e facilities shall be such
that the character of the neighborhood is not
affected by the grouping of these homes;
I. Mortuaries: See Section 19.58.080;
J. Establishments or enterprises involving large
assemblages of people or automobiles, as follows,
provided that these uses shall be deemed to be
generally undesirable in the R zones:
1. Airports and heliports: See Section 19.58.180,
2. Amusement parks and amusement enterprises: See
Section 19.58.040,
3. Arenas: See Section 19.58.040,
4. g~g~,//g~/~t~/~/~ Fairgrounds: See Section
19.58.040,
5. Museums,
6. Open air theaters, except drive-in theaters:
See Section 19.58.120B,
7. Race tracks and rodeos: See Section 19.58.040,
8. Recreational centers, commercially operated: See
Section 19.58.040,
9. Stadiums,
10. Shooting clubs: See Section 19.58.200,
11. Ambulance service (excluded from all residential
zones unless located within a hospital complex);
-3-
K. Golf courses: See Section 19.58.090;
L. Passenger stations for rail or bus travel;
M. Public and quasi-public uses;
N. Radio or television transmitters;
O.- Trailers (commercial coaches): See Section
19.58.330;
P. Senior housing developments: See Section 19.58.390.
Conditional us~ permit applications for the uses
listed in this section except campgrounds, churches,
amusement arcades and centePs, trailers (commercial
coaches) and borrow pits of not more than two acres,
shall be considered by the city council subsequent to
its receipt of recommendations thereon from the planning
co~ission.
SECTION III: That a new Section 19.58.042 be, and the
same is hereby added to Chapter 19.58 of the Chula Vista Municipal
Code to read as follows:
Sec. 19.58.042 Carnivals and Circuses.
Carnivals and circuses shall be subject to the
following development standards:
A. Carnivals shall be restricted to locations where the
ingress and egress from the site shall be designed
so as to minimize traffic congestion and hazards and
provide adequate parking;
B__. Adequate controls or measures shall be taken to
prevent offensive noise, vibration, dust and glare
from any indoor or outdoor activity onto adjacent
property or uses;
C. The time of operation and the duration shall be
limited by consideration of the impacts on the
~urrounding uses or the community as a whole. To
minimize the adverse impact on the community, no
more than four (4) circuses or carnivals shall be
permitted during any twelve month period. Carnivals
and circuses shall have adequate insurance, pursuant
to City Council Policy, to indemnify the city from
liability, A business license shall be required.
-4-
D. The site shall be cleared of weeds and obstructions.
Fire regulations shall be met as established by the
Fire Marshal including inspection prior to opening.
Security ~uards as required by the Police Department
shall be provided. Uniformed parkin~ attendants to
be determined by the Traffic Engineer. The number
of sanitary facilities shall be as determined by the
Department of Building and Housing. All electrical
installations shall be inspected and approved by the
Department of Building and Housing.
E. The zonin~ administrator has the right to impose
additional standards or waive any of the above
standards on the finding that said standards are or
are not necessary to protect the public health,
safety and ~eneral welfare.
F. A bond shall be posted to cover any works and
compliance with conditions to be done once the
carnival is over. Any violation of the above
regulations which has been substantial shall be
sufficient grounds for the zoning administrator to
revoke the conditional use permit and removal of the
circus or carnival from the property.
Additions
//// Deletions
-5-
City Planning Commission
Agenda Items for Meeting of June 27, 1984 Page 11
6. REPORT: Revoked Home Occupation Permit at 724 Nolan Avenue - PCM-84-8
A. BACKGROUND
On May 23, 1984, the Planning Commission revoked the home occupation
permit issued to Laura L. Parra to conduct an office within the residence
located at 724 Nolan Avenue. The Commission requested that a report on the
status of the home occupation be brought back in 30 days which is the topic of
this item.
B. RECOMMENDATION
Accept the report.
C. DISCUSSION
On June 8, 1984 the Zoning Enforcement nfficer inspected the premises and
found that all activity within the accessory building had ceased. Within the
residence there were two phones and a desk; however, there was no evidence
that any business was being conducted.
One of the neighbors has indicated that there were still a number of cars
coming to the home and staying for brief periods and feels that business was
still occurring, but this could not be substantiated.
The City Attorney's office has indicated that legal action would be taken
if sufficient evidence was presented to substantiate business activity at 724
Nolan Avenue. At this point in time, however, such is not the case. We will
continue to monitor the premises periodically. This is for Commission
confirmation.
WPC 1031P