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HomeMy WebLinkAboutPlanning Comm Reports/1988/02/10 AGENDA City Planning Commission Chula Vista, California Wednesday, February 10, 1988 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS APPROVAL OF MINUTES - Meeting of December 2, 1987 Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. 1. PUBLIC HEARING: PCM-88-15: Consideration of an amendment to Chapters 6.04 and 6.08 of the Municipal Code relating to number of dogs/cats allowed on residential properties (Continued) 2. PUBLIC HEARING: Conditional Use Permit PCC-87-39M: Request to allow continuance of an RV storage lot located at 1483 Broadway - Broadway Equities, Ltd. (Continued) 3. PUBLIC HEARING: Conditional Use Permit PCC-87-35M: Request for a recreational vehicle storage lot within utility easement property owned by S.D.G. & E. located at 1450 Jayken Way - Toy Storage (Continued) 4. PUBLIC HEARING: Conditional Use Permit PCC-88-23M: Request to expand mini-warehouse facility located at 340 Naples Street - Naples Street Investors Ltd. 5. REPORT: Selection of amendment area boundaries for the Town Centre II Redevelopment Project Area and approval of the Preliminary Amended Town Centre II Redevelop- ment Plan DIRECTOR'S COMMENTS COMMISSION COMMENTS ADJOURNMENT AT to the Study Session Meeting on February 17, 1988 at 5:00 p.m. in Conference Rooms 2 & 3 City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 1 1. PUBLIC HEARING: PCM-88-15 - Consideration of proposed amendments to Chapters 6.04 and 6.08 of the Municipal Code relating to the number of do§s and cats permitted on residential properties (continued) A. BACKGROUND This item was continued to the Commission from the meeting of January 13, 1988, with direction for staff to consider additional provisions and further input from the Senior Animal Control Officer. We are still working out details of several proposed revisions to the draft ordinance, and therefore recommend a continuance to the meeting of February 24, 1988. B. RECOMMENDATION Adopt a motion to continue PCM-88-15 to the meeting of February 24, 1988. Planning Commission Agenda Items for Meeting of February 10, 1988 Page 1 2. PUBLIC HEARING: Major Use Permit PCC-87-39M; request to maintain an existing R.V. storage lot now operating illegally at 1483 Broadway - Broadway Equities Ltd. (Continued) A. BACKGROUND The applicant, Broadway Equities Ltd. established an R.V. storage lot two years ago without obtaining a major use permit from the County. Upon annexation to the City of Chula Vista, zoning enforcement personnel received complaints that storage contained within this lot was unsightly. The owners were notified that the lot was established illegally and that a major use permit must be obtained or the use must be abated. The storage lot is located on San Diego Gas and Electric utility property on the east side of Broadway, south of Palomar Street. An Initial Study, IS-87-56M of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on May 22, 1987. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. The Montgomery Planning Committee, at their meeting of August 5, 1987, voted to recommend denial of the major use permit request, and to schedule abatement as outlined in the recommendation section of this report. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-56M. 2. Based on findings contained in Section E of this report, adopt a motion to deny the applicant's request to maintain an RV storage lot at 1483 Broadway and set an abatement period for the use to cease operation and vacate the property effective March 31, 1988. C. DISCUSSION Adjacent zoning and land use North C-36 Commercial center South M-52, C-36 Commercial auto center, mini warehouses East RMH-9, S-94 Mobilehome park, SDG&E utility property West S-94, C-36 Vacant, mixed use commercial/residential City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 2 Existing site characteristics The project site is a rectangular shaped property of 4.5 acres with utility transmission towers bisecting the property from east to west. The existing storage lot contains 373 storage spaces and 35 customer parking spaces surrounded by a 6-foot chain link fence. No screen fencing or landscaping is evident on the property. A.C. paving is present over the front portion of the lot where customer parking takes place; the vehicle storage area is graveled. Proposed use The applicant proposes to maintain the RV storage lot with the addition of wood slats in the existing fence, and installation of curb, gutter and sidewalk along Broadway adjacent to the property, with a landscaping strip 15 to 25 ft. wide along the front of the property adjacent to Broadway. A sign is al so proposed at the southwest corner of the property. D. ANALYSIS The issue of illegal establishment of the RV storage yard located at 1483 Broadway first came to the attention of staff in February 1986, when zoning enforcement received complaints that a truck filled with refuse was creating an unsightly appearance within the storage lot as seen from the street. Research into the matter resulted in the finding that no major use permit had been filed or approved for the lot. The major use permit is required under the S-94 zone assigned to all property currently in use for utility transmission lines under ownership by San Diego Gas and Electric. Staff informed the owners of this requirement who indicated that the application would be filed accordingly. When the application was not filed by November of 1986, staff referred the matter back to zoning enforcement. The application was finally submitted for filing on April 27, 1987. During this time period, work on the Montgomery Specific Plan had proceeded to the point, where goals of the specific plan had been formulated, which would discourage the continuation of open land uses in the Montgomery Area as well as encouraging the preservation of the SDG&E right-of-way for either open space or park usage. The RV storage use which the applicant is requesting to maintain stands in conflict with this goal. At the Planning Commission meeting of December 2, 1987, the Commission granted a request for a continuance of the hearing for the major use permit until February 10, 1988, to allow for Council consideration of the Montgomery Specific Plan. Council adopted the plan on January 13, 1988. The SDG&E right-of-way was designated as Parks and Open Space and placed in a special study area, with a referral to staff to explore the possibility of allowing plant nurseries or tree farms or other compatible uses within the area to secure some monetary return on the property. City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 3 The major use permit application is not consistent with the Montgomery Specific Plan Planning and Design Proposals (page 20) which are shown in Exhibit A attached. Staff has been especially adamant about commercial uses of the SDG&E easement east of Broadway, where an open space system adjacent to the residential community is contemplated. Carrying that open space out to Broadway is an important visual as well as functional linkage. It is for this reason that staff is recommending denial of the application, with an abatement period for the owners to vacate the property effective March 31, 1988. The lot is not protected under any grandfather provisions nor has it any vested rights as it was never legally sanctioned by the County and did not meet County standards for such use. In addition, if the major use permit were to be approved, there are numerous conditions of approval not proposed by the applicant which would need to be fulfilled before the lot met City standards. Those conditions are as follows: 1. Paving within the storage area. 2. Adequate solid fencing on all sides of the lot, since the lot is visible from Broadway, Palomar Street, Orange Tree Mobilehome Park, and the retail auto center adjacent to the lot. 3. Installation of two fire hydrants on site accompanied by adequate water supply. 4. Landscaping along the Broadway frontage consistent with the City Landscape Manual and approved by the City Landscape Architect. 5. A limitation on the height of storage items. 6. Sign subject to Design Review Committee approval. The implementation portion of the Montgomery Specific Plan will further define long term land uses appropriate within this section of the SDG&E right-of-way. The implementation phase is estimated to be complete by the end of the year. However, the body of information available now clearly indicates that RV storage would not be considered an appropriate use under the goals and objectives now set for the right-of-way land bisecting the community. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed use is in conflict with the adopted specific plan for the Montgomery area. The proposed alterations to the existing use are inadequate to shield unsightly views of the use from the vicinity, and will not contribute to the general well being of the neighborhood. City Planning Commission Agenda Items for Meeting of February lO, 1988 Page 4 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. Lack of effective visual screening and would be detrimental to property or improvements in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use does not meet regulations outlined within the City Landscape Manual or, and as such does not comply with the regulations and conditions specified in the Code for such use. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The granting of this major use permit would conflict with the Planning and Design Proposals of the Montgomery Specific Plan, and therefore, will adversely affect the General Plan of the City of Chula Vista. WPC 4768P/2652P EXHIBIT A 5. Open Space and Parks Public open space and parks give substance and meaning to the urban form. They provide visual and psychological relief from the stresses and strains of urban life, and replenish oxygen consumed by the paraphernalia of urban living. The Montgomery Survey revealed that the community has a critical shortage of public open space and park land. Therefore, the following proposals are recommended to correct this serious deficiency; a. The SDG&E right-of-way crosses the central spine of Montgomery, in an east-west direction. This crossing presents an opportunity to establish a green belt in an area that is substantially built out. Therefore, where feasible, it is proposed that the SDG&E right-of-way be reserved and improved for public parks or open space. The SDG&E right-of-way could accommodate a broad spectrum of recreational uses, including bike and pedestrian paths, plant nurseries and arboreta, community gardens, and related off-street parking. The said right-of-way could provide a recreational linkage between the parksite suggested for the Orange Avenue/Hermosa Avenue Area and the MTDB Station at Palomar Street. b. The property located at the southeast corner of Hermosa and Orange Avenues should be acquired for a park site, which should incorporate the adjacent SDG&E right-of-way. -20- I I I I I ,ACANT/CROP$ VACANT/CROP,. ~AGANT PA LOM A R $.D.G. & E. ~ INDUS. S.D.G. & E. IACAN' MIXED R ET-A,,tL,~ A PT S- INDUSTRIAL PARK PROJECT AREA NTER MOBILE PARK / MENTS ~41NI-WAREHOUSES t i HOME ' ~ / [ PARK ]SAN DIEGO ~RIGHT OF WAY negat[ declaration PRO~ECT NAHE: B~oadway EV Cen~e~ PROJECT LOCATZON: ~383 Broadwa5 PROJECT APPLZCANT: B~oadwa5 Equities L~d. 343] $~a[fo~d Cou~ De~ Na~, CA 9232~ CASE NO: IS 87-56M DATE: May 22, 1987 A. Project Setting The project site is a rectanqular shaaed property uf 4.5 acres with utility.transmission towers bisecting the' pro~er~y from east to west. The existing storage lot contains 373 storage spaces and 35 customer parking spaces surrounded by a 6 foot chain link fence. No screen fencing or landscapidg is evident on the property. AC paving is present over the front portion of the lot where customer parking takes place; the vehicle storage area is graveled. B. Project Description The applicant proposes to maintain the RV storage lot with the addition of wood slats in the existing fence; curb, gutter and sidewalk along Broadway adjacent to the property, and limited landscaping along the front of the property adjacent to Broadway. A sign is proposed at the southwest corner of the property. C. ~gmpatibility with' Zoning and Plans The zoning in effect for the area is S-94, a utility transmission zone which allows open storage uses with approval of a major use permit. The General Plan land use diagram designates two land uses over the project area, Thoroughfare Commercial uses for the front 300 feet adjacent to Broadway and High Density Residential land uses for the eastern portion ,} ),)., ~ A ,I,~ S?~;if'JC plaJl is currently being drafted for the l:)a~go.,1.~ry area which is scheduled for completion in December. Continuation of the existing use for a short interim period pending completion of the plan document would represent compliance with the General Plans policy of gradual conversion of the subject area to the long term uses outlined in the new specific plan. D. Mitigation necessary to avoid significant effects 1. Fire Protection The Fire Marshal for the City of Chula Vista requires provision of a maximum of two fire hydrants on site and access to the site via a knox box. These are standard development regulations required by sections 10.301(c) and 10.209 of the Uniform Fire Code. Since these city of chula vista planning department ~I~OF environmental review section ?.~c,i;~. are req~fred t.~roug~~ Standard development regulations, any I~*r,e. envlronm, en. tal impacts protection are mTt~gated below resulting from lack of adequate fire F. ~ a level of SignifiCance. 1. t.e ~asRuVre~t~a~,e~._y,ar.d, with Pro ,,,- - -. grdoe the quality ~ ~jjrea by 'the U~if~Vr~'°'.t.~ot. a.dequate · 2. T'~ . , o. -ne environment, m Fl,: cone, ~¢~ fire '"- ~).ojec~ ~s ~.... ""~ ~ot 3. ' pact to 'ong term envlr~l~;~L'e;~Lse, w177 not create - A~ potential adverse environmental impacts associated with Continuing the RV Storage lot are mitigated below SignificanCe and are not Cumulative ~n nature. 4. The continuance of the existing RV storage yard, With ad~uate fire protection measures ~nCOrporated, will effects on human beings, not cause substantia~ adverse City of Chula V~sta: j ~ Schilling, ~ss~s~ant ~]anner ~17~a~a~e~n~]~? E~g~neer Carol Gore, F~re Narsha] ~ and Housing Department Chuck Glass,. Traffic Engineer APP~icant'~ Agent: Hede~amp and ASSOciates ~331 India Street 2. ~ San Diego, CA 92/21 ~) Chapter ]9.70 of Title ~9 (Zoning) of the Chu~a Vista Nunicipa] 2) General P~an, City of Chu]a Vista The Initial Study appTication and eva/~atio~ for~s documenting the findings of no S~gn~f~cant ~mpact are on f~Te and available for ~,~ ~ public review at the Chula V~sta Planning 0epart~e~, 276 FOUrth AVenue, Chula Vista, CA 92010. ~PC 4057P/0175P k[~ COORDI~ATOR EN 6 (Rev. 5/85) .~ City of Chula vista Planning deparlmenl Cl~o~ environmenlal review section C~b~ CITY OF CHULA VISTA DISCLOSURE STATE~NT ~EM£NT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIC ~ICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNI ~AND ~LL OTHER OFFICIAL BODIES. The following information must be disclosed:' l. List the names of all persons having a financial interest in the application. BROADWAY EQUITI~_~ LIMITED ,' A CalIfomta Limited Par'tnership List the names of all persons having any ownership interest fn the property Involve, Se~' Diego Gas & Electric ' If any person identified pursuant to (I) above is a corporation or partnership, Tis the names of all individuals owning more than lO~ of the shares in the corporatfo or owning any partnership interest in the partnership. .Boaty Devetopment Company - Ma~agtr~ C~-~r~ Parlner Arthur E. Engle - Limited Partner 3. If any person identified pursuant to il) above is a non-profit organization or ( trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No x If yes, please indicate person(s) lvlsion, or any other group or combination acting as a unit. (~OTE: Attach additional pages as necessary, j B~_.Bc~:z~Y~EO~ '1 SENJ~a~t~l~e oi~p~ht/d~ate ~C 0701P T~ R. B~TY, PR~iDEN~ A-Il0 ~rtnt or t~e na~ of applicant City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 1 3. PUBLIC HEARING: Conditional Use Permit PCC-87-35M; request to establish a recreational vehicle storage yard on leased property within the San Diego Gas and Electric ri~ht-of-way at 1450 Jayken Way John Gardner and William Gretler - (Continued) A. BACKGROUND The proposal is to establish a recreational vehicle storage yard on 3.3 acres within the San Diego Gas and Electric right-of-way on the west side of Broadway south of Palomar Street. An Initial Study, IS-87-43M, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on March 20, 1987. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. The Montgomery Planning Committee, at their meeting of April l, 1987, voted to recommend that the Planning Commission continue the applicant's request, or deny the application without prejudice, as stated in the Recommendation section of this report. The Planning Commission, on July B, 1987, voted to continue this item to February 10, 1988, following completion of the Montgomery Specific Plan. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-87-43M. 2. Continue the request for an additional six months; or based upon the findings outlined in section E of this report, deny the applicants request for a recreational vehicle storage yard at 1450 Jayken Way. C. DISCUSSION Adjacent zoning and land use North M-§2 Residence, church, restaurant, crops South M-52/C-36 Industrial park, mixed use commercial residential development East S-94, M-52, C-36 RV storage lot, auto repair center West S-94 Utility easement right-of-way Existing site characteristics The project site is a 3.3 acre vacant parcel with electric utility towers supporting lines running lengthwise through the mid portion of the lot. The land has been previously used as crop land. Primary access to the site is taken from Jayken Way, a 52-foot industrial street that terminates at the southwest boundary of the property. City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 2 Proposed use The applicant proposes to pave and fence the 3.3 acre parcel to establish a 284 space RV storage lot with a commercial coach to serve as an office for the lot. A total of ll parking spaces would be provided on-site in a customer parking area to be located at the terminus of Jayken Way, a landscape strip is proposed to surround the customer parking area. Similar establishments An RV storage lot is located within the San Diego Gas and Electric Company right-of-way on the east side of Broadway approximately 500 feet from the project site. The RV storage lot was established illegally without approval of a major use permit. D. ANALYSIS The proposed project site lies within an area designated by the Montgomery Specific Plan as a special study area. The plan al so proposed park and open space uses, both in the Plan Diagram and within the text of the Plan. The Open Space and Parks subsection of the Planning and Design Proposals ((p. 20, (5-a)) states: The SDG&E right-of-way crosses the central spine of Montgomery, in an east-west direction. This crossing presents an opportunity to establish a green belt in an area that is substantially built out. Therefore, where feasible, it is proposed that the SDG&E right-of-way be reserved and improved for public parks or open space. The SDG&E right-of-way could accommodate a broad spectrum of recreation uses, including bike and pedestrian paths, plant nurseries and arboreta, community gardens, and related off-street parking. The said ri~ht-of-way could provide a recreational linkage between the parksite suggested for the Orange Avenue/Hermosa Avenue Area and the MTDB Station at Palomar Street. Staff is of the opinion that it would be inappropriate to give favorable consideration to the request or other requests of a similar nature until special studies performed in conjunction with the implementation portion of the specific plan specify that RV storage should be a long term use within this section of the right-of-way. In the event that happens, an application for RV storage in this section would need to incorporate provisions for maintaining the recreational linkage between the proposed park site and the trolley station as stated in the plan. The present application makes no such provision. City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 3 Further, Pacific Scene is now pursuing the idea of a community commercial center to the northwest of this property, possibly entertaining some use of the SDG&E right-of-way in that location. In addition to the issue of long-term land uses, the Engineering Department has indicated that Jayken Way is a developed roadway up to the southern boundary of the property, then is an undeveloped right-of-way along the western property boundary of the project site north to Palomar Street. Adjacent property owners have submitted an application for vacation of the street from the terminus of the developed portion to Pal omar. The Engineering Department has indicated that they cannot support the proposed project as designed until a decision is rendered on the vacation application. Once the decision is made, then redesign of the site would be required to accommodate either a cul-de-sac at the terminus of the developed portion of Jayken Way, or continuation of the street north to Palomar Street, through the subject property. It is for these reasons that staff is recommending continuance of the request or denial of the application. E. FINDINGS FOR DENIAL (if not continued) 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the §eneral well being of the neighborhood or the community. The proposed RV storage lot is not necessary or desirable to the community since an over concentration of open storage uses are already present within the area. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The RV storage lot as proposed would be detrimental to the community by blocking an area proposed as a recreational linkage between a proposed parksite and the Palomar Street Trolley. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The design of the parking area conflicts with Engineering requirements for either a cul-de-sac at the terminus of Jayken Way or the continuation of Jayken Way to Palomar Street. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The granting of this major use permit would conflict Planning and Design Proposals of the Montgomery Specific Plan. WPC 4767P PALOMAR * LOCATOR PCC-87-35M 145° JAYKEN WAY .. OXFORD C I- ~ACANT/CROP~ VACANT/CROPS VACANT PALOMAR & E. ~_~ S.D.G- INDUS. S.D.G. & E. IACAN' MIXED R~ET-~I L_./A P T S. INDUSTRIAL pARK PROJECT AREA NTER MOBILE ME PARK / MENTS MINI-WAREHOUSES ,.~ - MOBILE ~ ; HOME ; , PARK negative declaration PROJECT NAME: Toy Storage Extension PROJECT LOCATION: 1450 Jayken Way -- PROJECT APPLICANT: John Gardner and William Gretler CASE NO: IS 87-43M DATE: March 20, 1987 A. Project Setting The project site is a 3.3 acre vacant parcel with electric utility towers supporting lines stretched along the length of the property through the mid portion of the lot. The land has been previously used as crop land. Primary a6cess to the site is taken from Jayken Way, a 52-foot industrial street that terminates at the southwest boundary of the property. B. Project Description The applicant proposes to pave and fence the 3.3 acre parcel to establish a 284 space RV storage lot with a commercial coach to serve as an office for the lot. A total of ll parking spaces would be provided on-site in a customer parking area to be located at the terminus of Jayken Way, a landscape strip is proposed to surround the customer parking area. C. Compatibility with Zoning and Plans With granting of a major use permit, the proposed project is compatible with the S-94 transportation and utility corridor zone, as long as no permanent structures are placed on site. The proposed project is also currently compatible with the Research and Limited land use designation in the Chula Vista General Plan. D. Identification of Environmental Effects The RV storage yard, under current plans and standards, contains no adverse environmental effects of a significant nature. E. Findings of Insignificant Impact 1. The RV storage yard, as proposed, is surrounded by other industrial and commercial uses and therefore does not have the potential to degrade the quality of the environment. 2. The RV storage lot has no effect upon either short term or long term environmental goals designated for this area. city of chula vista planning department cr~Yol: ' environmental review section_(~HUJ.~ vJ~rA~, 3. Since the proposed sto~age lot has no adverse significant environmental 'effects, the project will not result in any cumulative environmental impacts. 4. The proposed RV storage lot has no adverse environmental effects, and'- therefore will not cause adverse environmental impacts on human beings either directly or indirectly. G. Consultation 1. Individuals and Organizations '- City of Chula Vista: Julie Schilling, Assistant Planner Roger Daoust, Senior Civil Engineer Duane Bazzel, Associate Planner William Wheeler, Building and Housing Department Carol Gove, Fire Marshal Chuck Glass, Traffic Engineer 2. Documents 1. Chapter 19.70 of Title 19 (Zoning) Chula Vista Muncipal Code 2. General Plan, City of Chula Vista 3. IS 87-2 Zoning Text Amendment, Recreation Vehicle Storage 4. IS 87-17 Toy Storage, 1140 Walnut Avenue 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. WPC 3738P/01 75P EN 6 (Rev. 5/85) city of chula vista planning department CIWOF environmental review section (~HUL~ VJ~'FA CITY OF CHULA VISTA DISCLOSURE STATE~NT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the names of all persons having a financi.al interest in the application. John W. Gardner III William Gretler Elizabeth P. Gardner Janet M. Gretler List the names of all persons having any ownership interest in the property involved. San Diego Gas and Electric 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. John W. Gardner III William Gretler Elizabeth P. Gardner Janet M. Gretler 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than ~250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No X. If yes, please indicate person(s) Person is defined as: "Any individual, firm, copartnership, joint venture, association, ~ club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary.) Signature of applicant/date WPC 0701P John W. Gardner III A-110 Print or type name of applicant City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 1 4. PUBLIC HEARING: Conditional Use Permit PCC-88-23M; request to expand a mini warehouse facility to construct three two-stor~ buildings at ~40 Naples Street Naples Street Investors Ltd. A. BACKGROUND The applicant, Naples Street Investors Ltd., currently owns a mini warehouse storage facility at 350 Naples Street directly behind the proposed project site at 340 Naples Street. The major use permit application proposes to expand the mini warehouse facility by demolishing three existing single-family dwellings to construct three two-story mini warehouse buildings, one containing an office and caretakers unit. The project site lies within a C-36 general commercial zone, which permits mini warehouses upon approval of a major use permit. Both the original facility and the proposed expansion lie within the jurisdiction of the Montgomery Specific Plan. An Initial Study, IS-88-33M, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on January 20, 1988. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. The Montgomery Planning Committee, at their meeting of February 3, 1988, voted 5-2 to recommend denial of the major use permit for the reasons noted in the analysis section of the staff report. In order to overturn a recommendation of the Montgomery Planning Committee, the Commission must have a majority vote of 5 of 7 members. B. RECOMMENDATION 1. Find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-88-33M. 2. Based on the findings contained in Section "E" of this report, adopt a motion to recommend denial of the major use permit application. C. DISCUSSION Adjacent zonin9 and land use North C-36 Mini Warehouses South C-36 Mobilehome Park East C-36 Retail Center West RU-29 Single-family homes City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 2 Existing site characteristics The project site consists of three level, rectangular lots with a total of 21,252 square feet in area. At present each lot contains one single family dwelling; two mature trees are located on the lots, one pepper tree and one Dutch Elm each approximately 30-35 feet in height. Surrounding uses include single family dwellings to the west, a K Mart department store to the north, a commercial center to the east, and a mobile home park to the south. Proposed use The proposed project consists of demolition of the single family dwellings and construction of three 2-story miniwarehouse buildings totaling 23,290 square feet. The expansion would include expanding an existing building by doubling the first floor area of the existing miniwarehouse at the southern boundary of the adjacent parcel, and constructing a second story. An additional 2-story storage building would be constructed 24 feet south of the expanded building consisting of 10,680 square feet. A smaller 2-story building would be added south of that, and would be parallel to Naples Street, setback approximately 10 feet from the south property boundary. An office and caretakers unit would be included in the smaller southernmost building. Three parking spaces would be provided for the office and managers unit. Similar establishments In addition to the existing facilities at 350 Naples, there are two mini warehouse facilities within one block of the project site; one is located across Naples Street, approximately mid-block, and one is at ll60 Third Avenue. Overall, there are approximately 11 separate facilities of varying sizes throughout Montgomery. D. ANALYSIS The applicant, Naples Street Investors Ltd., is proposing to add 205 additional storage units with an office and caretakers unit by acquiring and demolishing three single-family dwellings directly south of the existing facility, on the north side of Naples Street. The present mini warehouse business is served by a 20-foot-wide panhandle extending 138 feet north of Naples. The expansion, as stated by the applicant, would provide increased access and visibility by creating 170 feet of frontage along the right-of-way. City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 3 After indepth review of the proposal, staff is recommending denial of the major use permit, as it does not conform to the Planning and Design Proposals (page 16(f)) of the newly adopted Montgomery Specific Plan. The proposal states: Montgomery has too often accepted the land use burdens of other areas within the region. It must now plan for its own resurgence and progress. This planning should entail the limitation of new storage facilities within the community. For example, Montgomery has enough, if not too many, mini warehouses and surface storage lots. The C-36 zone permits construction of mini warehouses only upon approval of a major use permit, a discretionary permit which requires a finding of conformance with the general plan. Since the specific plan indicates that an over abundance of mini warehouses now exist within Montgomery, approval of a permit to convert property zoned for general commercial uses to contribute additional mini warehouses to the area would in the opinion of staff be inappropriate at this time. In addition to problems of conformance with the specific plan, construction of long rectangular buildings 19 feet high, beginning ten feet from the front property line, would tend to conflict with adjacent single family dwellings to the west and present a massive, bulky appearance to Naples Street. The site plan contains other deficiencies in that there is no provision for parking for persons using storage spaces on the second floor of the buildings. Finally, there is no record on file with either the Planning Department for Chula Vista or the County that the existing facility was legally established when it was constructed in the mid 1970's. At that time, a special use permit was required for construction of mini warehouses within the 'C' commercial zone in effect over the property at 350 Naples Street. There is no permit on file for this property; neither has any evidence been presented to date that a permit had been obtained. Any action to expand the existing facility should be withheld or conditioned upon compliance with zoning regulations for the existing facility. E. FINDINGS 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. Due to the over abundance of mini warehouse businesses within the community, the proposed use is not necessary or desirable to provide a service to the community. City Planning Commission Agenda Items for Meeting of February 10, 1988 Page 4 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The use as proposed must meet development code requirements for fire safety and improvement to public streets, and as such will not be detrimental to the health, safety, or general welfare of persons residing or working within the vicinity. The proposed 2-story building adjacent to Naples Street provides a building mass inconsistent with adjacent residential uses. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. The proposed use complies with the provisions for building height and setbacks as prescribed by the zoning ordinance for Montgomery. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The granting of this major use permit will add additional mini warehouse facilities to an area which the Montgomery Specific Plan indicates is already over burdened with mini warehouses and other storage uses. Therefore, the proposed expansion will adversely affect the Montgomery Specific Plan for the General Pla~ the City. WPC 4745P/26§2P COMMERCIAL CENTER ~ROJECT AREA COMMERCIAL CENTER APARTMENTS O COMMERCIAL CENTER ~ S't"N~:L~' F~AMI~¥ F~E$1~EN'~AL \COMMERCIAL MOBILE HOME PARK APARTMENTs \ ~LOCATOR I PCC-88-23M ' ~ ~,~40 Na~ple~ Street negative declaration PROJECT NAME: Naples Street Public Storage PROJECT LOCATION: 340 Naples Street PROJECT APPLICANT: Naples Street Investors Ltd. CASE NO: IS 88-33M DATE: January 20, 1988 A. Project Settin9 The project site consists of three, level, rectangular lots with a total area of 21,252 square feet. At present each lot contains one single family dwelling; two mature trees are located on the lots, one pepper tree and one Dutch Elm each approximately 30-35 feet in height. Surrounding uses include single family dwellings to the west, a K Mart department store to the north, a commercial center to the east, and a mobile home park to the south. B. Project Description The proposed project consists of demolition of the single family dwellings and construction of three 2-story miniwarehouse buildings totaling 23,290 square feet. The expansion would include expanding an existing building by doubling the first floor area of the existing miniwarehouse at the southern boundary of the adjacent parcel, and constructing a second story. An additional 2-story storage building would be constructed 24 feet south of the expanded building consisting of 10,680 square feet. A smaller 2-story building would be added south of that, and would be parallel to Naples Street, setback approximately l0 feet from the south property boundary. An office and caretakers unit would be included in the smaller southernmost building. Three parking spaces would be provided for the office and managers unit. C. Compatibility with Zonin9 and Plans The proposed miniwarehouse expansion complies with the C-36 general commercial zone in effect for the area. The Montgomery Specific Plan in effect for the area designates the property as Mercantile and Office Commercial. Although the proposed miniwarehouse use is not incompatible with this land use designation, it does not conform to the Planning and Design Proposals in the Montgomery Specific Plan p.16{f) which states that additional miniwarehouse facilities should be discouraged, since Montgomery is currently overburdened with too many miniwarehouses and surface storage lots. city of chula vista planning department Cl]YOF environmental review section CHU[A VI~A -2- D. Identification of Environmental Effects 1. Land Use As was mentioned previously, the proposed miniwarehouse expansion would not be consistent with the Planning and Design Proposals within the Montgomery Specific Plan p.16(f), which state that planning for the Montgomery area should entail the limitation of new storage · facilities within the community, as there are now too many miniwarehouses and surface-storage lots within the area. This does not, however, constitute a significant and adverse environmental effect, in that the use is not clearly inconsistent with the Mercantile and Commercial plan designation, but reflects a general overabundance of that use within the area. E. Findings of Insignificant Impact 1. The proposed miniwarehouse expansion would be constructed within an area which is urban in nature and was previously developed and, therefore, will not degrade the quality of the environment since it does not create adverse environmental impacts which are significant. 2. The proposed miniwarehouse expansion is not clearly inconsistent upon short- or long-term environmental goals for the area. 3. The expansion of a miniwarehouse facility contains no adverse environmental impacts which are cumulative in nature. 4. The proposed miniwarehouse project will not cause substantial adverse effects upon human beings. F. Consultation 1. Individuals and Organizations City of Chula Vista: Julie Schilling, Assistant Planner Roger Daoust, Senior Civil Engineer William Wheeler, Building and Housing Department Carol Gove, Fire Marshal Mike Donnelly, Associate Traffic Engineer Applicant's Agent: William G. Moises, AIA 2650 Camino del Rio North #104 San Diego, CA 92108 -3- 2. Documents l) Chapter 19.70 of Title 19 (Zoning) of the Chula Vista Municipal Code 2) Montgomery Specific Plan, 1988 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. EN~VIR M~ENTA~ COORDINATOR EN 6 (Rev. 5/85) city of chula vista planning department CIIYOF environmental review section CHUL~ VI~[ CITY OF CHULA VISTA DISCLOSURE STATEMENT IAPPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL, PLANNING COMMISSION AND ALL OTHER OFFICIAL BODIES. The following information must be disclosed: 1. List the' names of all persons having a financial interest in the application. A. Vassiliadis , General Partner ¥1mnnls P. Omp~i~. ¥.imit-~%-t P~rfn~r Pete Kozis, Li~n$_ 'tied Partner G. A. Ranqlas , C~eral Partner r~= T:~=:Tl~ml~-~ ~n~:l~ William ~s,. ~. ~ Pa~ ~s, ~t~ P~ ~t~ P~s List the names of ali persons having any ownership interest in the property i~vo]ved. same as above 2. If any person identified pursuant to il) above is a corporation or partnership, list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. Same as above 3. If any person identified pursuant to (1) above is a non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. 'N/A 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No x If yes, please indicate person(s) IPerson is defined as: "Any individual, firm, copartnership, joint venture, association, I ~ club, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city, municipality, district or other political subdivision, or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary.) Signature of applicant/date WPC 0701P A. Vassiliadis General Partner A-llO Print or type name ~f applicant FOR THE PLANNING COMMISSION MEETING OF FEBRUARY 10, 1988 January 29, 1988 TO: CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM: AGENCY REDEVELOPMENT CONSULTANTS SUBJECT: RESOLUTION SELECTING AN AMENDMENT AREA TO THE EXISTING PROJECT AREA AND APPROVING THE PRELIMINARY PLAN BACKGROUND The Redevelopment Agency is processing an amendment to the Town Centre II Redevelopment Plan to add additional territory to the existing Project Area. As part of this process, the Community Redevelopment Law requires that the Planning Commission assist in selecting the boundaries of the Amendment Area and to approve the Preliminary Plan for said area. RECOMMENDATION That the Planning Commission adopt the resolution selecting the boundaries of the Amendment Area and approving the Preliminary Plan for said area. DISCUSSION In July, 1987 the Redevelopment Agency adopted the first amendment to the Town Centre II Redevelopment Plan; this amendment permitted the Agency to collect tax increment revenue from the Project Area. As part of this process, the Agency agreed to amend the Plan in 1988 to include certain SweetWater Union High School District properties. Pursuant to an agreement with San Diego County, the Agency is limited to adding 50 acres of property that may be developed for private uses. The sites listed below and delineated on Exhibit "A", "B", "C", and "C-1" are recommended for inclusion in the Towne Centre II Redevelopment Amendment Area. The Amendment Area includes approximately 75.7 acres of property; 50 acres that may be developed for private use and 15.7 acres that will remain as public use. Each site that comprises the Amendment Area is discussed below. 1. Sweetwater Union School District area offices, located at Fifth Avenue (6.4 acres) This site contains the current Sweetwater Union High School District Offices and corporation yard. The District proposes to relocate these facilities to a site on Third Avenue within the Towne Centre I Redevelopment Project Area. The financing of a new administrative center depends, in part, upon the sale of this property and the receipt of tax increment revenue accrued from redeveloping the existing site. 2. AI's Trailer Park (4.1 acres) The owner of this site, located northwest of Sea Vale Street and Broadway at the National City boundary, has notified his tenants that they will have to vacate the current trailer park in approximately 15 months. The site appears to be ready for redevelopment and could generate tax increment revenues in a relatively short time period. Since the City has adequate available land in its proposed relocation mobilehome park site, provisions could be made to provide relocation spaces for some of these tenants. 3. National Avenue Associates/Dixieline Site (30.2 acres) This site is located north of "C" Street on the west side of National Avenue (Broadway). Although both parcels of this site are currently vacant, development is expected to occur in the near future. Only approximately half of the total acreage of this site can be considered developable because of the presence of wetlands and steep slopes on this site. 4. Chula Vista Swap Meet (Royal, Ardan) Parcel (9.0 acres) This site lies at the intersection of Fifth Avenue and "H" Street and includes the Chula Vista Swap Meet and various other commercial buildings. Because of the configuration and proliferation of small commercial structures on this site, it is considered poorly planned and under-utilized. The purpose for including this site is to investigate possibilities for rehabilitation and/or redevelopment. 5. City Corporation Yard (7.0 acres) The negotiations with the School District include the development of a new joint corporation yard in the eastern section of the City. The development of this facility will free up the current City Corporation Yard for redevelopment which may also include some development opportunities on the Trolley Station site. The site is proposed for inclusion in order to incorporate anticipated redevelopment and generation of tax increment revenue to provide funds for capital improvements in the remainder of the Project Area. 6. Northwest corner of Broadway and "E" Street f8.0 acres) This commercial block is included because of its under-utilization and potential for redevelopment in the near future. The redevelopment of this site has the potential for generating tax increment revenues which can be used to provide funds for capital improvements in the remainder of the Project Area. For over ten years, development proposals have not met with success in this area. A major exception is Cornell's Plaza which would be set aside as an owner participation parcel. 7. Civic Center Complex (15.9 acres) The present Civic Center complex is proposed to be included in the Amendment Area, including the library and library park. Inclusion will allow the use of redevelopment funds to help finance anticipated improvements including the construction of additional office space and the expansion of parking facilities. 8. E Street Trolley Station/Cabrillo L~ne8 8it¢ (7.7 ~9r¢8) The site is proposed for the inclusion in case the Agency desires to have tax increment funds generated from other portions of the Project Area applied to installing improvements associated with he relocation of the bowling alley. It is conceivable that private development would occur on this site through air rights authorized by MTDB. 9. Chula Vista Junior High School site (14.2 acres) It is requested that the Junior High School site be included in the Amendment Area in the event that the changes in future needs of the School District allow this site to be redeveloped. This site is adjacent to the Fifth and "H" commercial development as well as Scripps Memorial Hospital. The site has excellent potential for redevelopment if the School District in the near future were to chose to market the parcel. 10. Eucalv[~tus Park (19.7 acres) This site is located south of "C" Street bounded by Fifth Avenue and Fourth Avenue. This site contains Eucalyptus Park and is being included to provide the opportunity to fund future park improvements. The specific zoning and land use are listed below in numerical order per site description. 1. North R-V-15 & RU26 single family residential South R-V-15 & RU26 mixed use residential East R-57 single family residential Wast RV26 multiple family residential 2. North ML-CZ1 natural open space South R-3, CT mixed use residential East I-L Cal Trans yard Wast R-3 multiple family residential 3. North F-1 1-54 & flood control construction South I-L, R-3, R-1 Cal Trans yard, multi-family, single family residential East I-L construction materials yard, truss framing yard West CH-CZ2, ML-CZ1 motorcycle sales, business park 4. North R-3 junior high school South C-C shopping center East C-0 hospital Wast R-2, C-C church, single family residential, financial 5. North C-V, C-V-P trolley station, bowling alley, financial South I-L, R-3 Sweetwater Authority yard, industrial laundry, multi-famil) East R-3 multi-family residential Wast C-V restaurant, motel (across I-5) 1Light manufacturing with a coastal zone overlay 2Heavy commercial, coastal zone overlay 8. North R-3, C-T mixed residential, thoroughfare commercial South C-T motel, restaurants, small commercial center Eest C-T service station, restaurants, liquor sales West c-v elementary school 7. North R-l, C-0, R-3 single family, office South R-3, C-0, C-C mixed residential, offices, financial East C~0 offices, mixed residential West R-3 multi-family residential 8. North C-V service station, restaurant, motel South I-L City Public Works yard EaSt C-V motel West C-V restaurant, motel across freeway 9. North R-3 mixed use residential South C-C, C-0 shopping center, hospital, medical offices East R-3, C-0 multi-family, medical offices West R-2 el ementary school 10. NOrth I-L, C-C construction materials yard, bakery, discount dept. store South R-3 YMCA, multi-family East C-C, R-3 restaurant, pet supply store, multi-family West R-l, R-3 single family, mixed residential The proposed development that may occur on these sites is unknown at this time. The Community Redevelopment Law and the Preliminary Plan requires that any new development be in conformance with the City's General Plan. The Redevelopment Plan adoption process is specifically detailed in the California Redevelopment Law. Section 33323 of the Law requires Planning Commission input in the selection of the Amendment Area and in the preparation of the Preliminary Plan. Adoption of the Preliminary Plan by both the Planning Commission and the Agency is the current step in the process. The contents of the Preliminary Plan are prescribed by the Redevelopment Law. Generally, the Plan includes a map of the Amendment Area, a general description of uses, a general discussion of the reasons for redeveloping the Amendment Area, a statement of conformity to the General Plan, and discussion of any impacts on surrounding neighborhoods. A public hearing is not required prior to approval of the Preliminary Plan. EXHIBIT "A", "B", "C" AND "C-1" AMENDMENT AREA MAPS -- VISTA ~~[~r~.~VANCE SQUARE CHULA VISTA --- 0 IS STREET I HOSP. - -- ~. ....... "~ ...... SHAST~ SI'. ~ ' , I I~ I~ I-' NAPLES I ~llr~; PROPOSED NEW TOWN CENTRE II SITES 1) Sweetwater Union High School I i District Administration site ~~ (pti vate) , i '"'"~ 1 ~[~ 4) Chula Vista Swap Meet (Royal ,' i ...... Ardan) Parcel (private) m 9) Chula Vista Junior High S. chool m (public) OXFORD l-'h I I II EXHIBIT "A" PROPOSED NEW TOWN CENTRE II SITES 2) AI's Trailer Park (private) 3) National Avenue Associates/ Dixieline site (private) EXHIBIT "B" FEASTER ~' ' ' 7/?, . I "E" 'il ,._; ' WORKS .. CENTER...~' r ' ' - .... C~NT[R , N[W C[NIR£ II ~'~/~i~;':; 5) City Corporation Yard ~r~;,', ~.::~ t' m (private) i CHULA VISTA ~ 6) Northwest Corner of  Broadway and E Street (private) m ' ;'F'" 'S 'r' R i~-~l''-:::::::::' J : ' ' ' ' ' i i ..... ] ~x~.'. 7) Civic Center (public) , , , _!.r-'-~¢- ~_ ',, 8) E Street Trolley Station ~' ~'J"!'---; I I , ,-,I , ,' "~, i :-; , I I -;, J;' ' ', , , ,' ', (public) Itl I I I ' J' ' ' ' I I '" I ' EXHIBIT C I',l' / %% II PROPOSED NEW TOWN CENTRE II SITES 10) Eucalyptus Park (public) EXHIBIT "C- 1" EXHIBIT "D" PRELIMINARY PLAN PRELIMINARY PLAN FOR THE PROPOSED CHULA VISTA REDEVELOPMENT AGENCY TOWN CENTRE II REDEVELOPMENT PROJECT AREA AMENDMENT Prepared by: The Planning Commission of the City of Chula Vista In Cooperation with The Redevelopment Agency JanuaW 25,1988 PRELIMINARY PLAN FOR THE PROPOSED TOWN CENTRE II REDEVELOPMENT PROJECT AREA AMENDMENT TABLE OF CONTENTS SECTION I. INTRODUCTION ............................................................................. 1 SECTION II. THE AMENDMENT AREA LOCATION AND DESCRIPTION ........ 2 SECTION Ill. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS ............................................ 2 A. Land Uses ................................................................................. 2 B. General Statement of Proposed Layout of Principal Streets ...................................................... 3 C. General Statement of Proposed Population Densities ................................................... 3 D. General Statement of Proposed Building Intensities ...................................................... 3 E. General Statement of Proposed Building Standards ..................................................... 4 SECTION IV. CONFORMANCE TO THE GENERAL PLAN OF THE CITY ......... 4 SECTION V. GENERAL DESCRIPTION OF EXISTING CONDITIONS IN THE PROPOSED AMENDMENT AREA WHICH ARE PROPOSED TO BE ADDRESSED BY THE PLAN ............................ 4 SECTION VI. A i i AINMENT OF THE PURPOSES OF THE LAW ....................... 5 SECTION VII. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT UPON THE RESIDENTS ......................... 7 PRELIMINARY PLAN FOR THE PROPOSED CHULA VISTA REDEVELOPMENT AGENCY TOWN CENTRE II REDEVELOPMENT PROJECT AREA AMENDMENT I. INTRODUCTION This is the Preliminary Plan for the amendment to the Town Centre II Redevelopment Plan and Project Area. The Redevelopment Plan is being amended to add approximately 75.7 acres of property (the "Amendment Area") to the existing Project Area. In 1987, the Agency first amended the Redevelopment Plan in order to collect tax increment revenue from the Town Centre II Project Area. As part of that process, the Agency agreed to another subsequent amendment to add additional territory to facilitate various school district projects, and to facilitate the expansion and redevelopment of existing businesses in both the Project and Amendment Areas, This Preliminary Plan has been prepared under the authorization of a resolution passed by the City Council of Chula Vista at its regular meeting held on December 16, 1986; the aforementioned resolution also established a Redevelopment Survey Area. The Survey Area is 4,480 acres in size and encompasses the entire city west of Second Avenue. All of the parcels that comprise the Amendment Area are within the Survey Area. The adoption of the Preliminary Plan is the first step in the Town Centre II Redevelopment Plan amendment process. It has been prepared in accordance with Section 33324 of the California Health and Safety Code which states that the Preliminary Plan should: (a) Describe the boundaries of the selected Amendment Area; (b) Present a general statement of land uses, layout of principal streets, population densities and building intensities and standards proposed as the basis for redeveloping the Amendment Area; (c)Show how the Preliminary Plan conforms to the General Plan; (d) Show how the redevelopment project would meet the purpose and intent of the Community Redevelopment Law; and (e) Generally, describe the impact of the redevelopment project upon residents of the Amendment Area and surrounding neighborhoods. II. THE AMENDMENT AREA LOCATION AND DESCRIPTION The proposed Amendment Area is located in the City of Chula Vista, San Diego County, California. The Amendment Area is composed of 10 separate public and private sites totaling 75.7 acres. All of the sites are developed and include City and Sweetwater Union High School District facilities, a City park, older commercial development and a travel trailer park. Approximately 50 acres of the Amendment Area are expected to be recycled/redeveloped for commercial and residential use; the remaining 25.7 acres will stay as public use. The boundaries of the Amendment Area are illustrated on the attached maps labeled Exhibit "A", "B", "C".and "C-1". II1. GENERAL STATEMENT OF PROPOSED PLANNING ELEMENTS A. LAND USES As a basis for the redevelopment of the Amendment Area, it is proposed that the permitted uses be commercial, residential, and institutional, and complementary to the adjacent uses. Pursuant to the Community Redevelopment Law all uses permitted in the Amendment Area shall conform to the Chula Vista General Plan as it currently exists or is hereinafter amended. B. GENERAL STATEMENT OF PROPOSED LAYOUT OF PRINCIPAL STREETS AS a basis for the redevelopment of the Amendment Area, it is proposed that, in general, the layout of principal streets and those that will be developed will be as shown on Exhibits "A", "B", "C" and "C-1", and the Circulation Element of the Chula Vista General Plan. Existing streets within the Amendment Area may be closed, widened or otherwise modified, and additional streets may be created as necessary for proper pedestrian and/or vehicular circulation, C. GENERAL STATEMENT OF PROPOSED POPULATION DENSITIES Population densities shall be in accordance with the provisions of the Chula Vista General Plan and Zoning Code as they now exist or are hereafter amended. D. GENERAL STATEMENT OF PROPOSED BUILDING INTENSITIES As a basis for the redevelopment of the Amendment Area it is proposed that, in general, building intensity be controlled by limits on: (1) the percentage of ground area covered by buildings (land coverage); (2) the ratio of the total floor area for all stories of the buildings to area of the building sites (floor area ratio); (3) the size and location of the buildable area on building sites; and (4) the heights of buildings. The limits on building intensity shall be in accordance with the standards contained in the Chula Vista General Plan and Zoning Code as they now exist or are hereafter amended. 3 E. GENERAL STATEMENT OF PROPOSED BUILDING STANDARDS It is proposed that the building standards shall conform to the building requirements of applicable State statutes, and local codes and ordinances. IV. CONFORMANCE TO THE GENERAL PLAN OF THE CITY This Preliminary Plan conforms to the General Plan of the City of Chula Vista. The Preliminary Plan proposes an identical pattern of land uses, and includes all streets and public facilities as indicated by the General Plan. V. GENERAL DESCRIPTION OF EXISTING CONDITIONS IN THE PROPOSED AMENDMENT AREA WHICH ARE PROPOSED TO BE ADDRESSED BY THE PLAN The Amendment Area is comprised of a mixture of commercial, institutional and residential uses. The commercial areas were selected to promote the continued economic viability of these areas. Redevelopment assistance would include the provision of property rehabilitation programs, improvements to public infrastructure, and the provision of the legal and financial tools for property assemblage. The institutional uses are included to facilitate the expansion and/or enhancement of these facilities to better serve residents of both the Project and Amendment Areas, and the community as a whole. Residential areas were included due to the need to provide assistance to physically improve the structures, and to assist in facilitating the transition from residential to commercial uses. Blighting Influences in the Amendment Area Blighting conditions present in the Amendment Area that satisfy the criteria set forth in the Redevelopment Law include but are not limited to the following: o The need to recycle underutilized parcels to accommodate higher and better economic uses improving the financial viability of the community as a whole; o The need to upgrade the general aesthetics of the older commercial enterprises to improve their economic viability and their ability to compete with newer commercial areas both within the City of Chula Vista and adjacent communities; o The need to address street improvements; o The existence of parcels of property that are of irregular form and shape or inadequately sized for property usefulness and development; o The existence of obsolete and/or dilapidated structures; and o The need to promote continued redevelopment of the Downtown Business District. VI. ATTAINMENT OF THE PURPOSES OF THE LAW Redevelopment of the Amendment Area will attain the purposes of the Community Redevelopment Law of the State of California. Certain parcels throughout the Amendment Area exhibit a complete lack or decline of productive utilization. The proposed redevelopment program will assist these areas and provide needed public improvements. Characteristics of blight, as defined by state law, are present in the Amendment Area. These characteristics include obsolete and decaying structures, parcels of irregular form and shape that are of inadequate size for proper usefulness and development, and inadequate public improvements and facilities. Such conditions of blight constitute a physical, social and economic burden on the community which has not and cannot reasonably be expected to be cured or ameliorated by private enterprise acting alone. Benefits will accrue to all of the inhabitants and property owners within the Project and Amendment Areas as well as to the residential taxpayers of the City if the Amendment Area is redeveloped. Redevelopment of the area would be attained through the following: A. Comprehensive planning, redesign, re-planning, development, reconstruction or rehabilitation of the area to promote a higher and better utilization of the lands thereby contributing to the public health, safety and welfare. B. Financing activities which will accomplish redevelopment in part by means of revenues derived under Health and Safety Code Section 33670 and tax increment financing permitted thereunder. C. Eliminating environmental deficiencies, including among others, aging, deteriorating and poorly maintained structures; inadequate and obsolete 6 utilities; inadequate drainage, sewers and streets; conflicting, incompatible and inappropriate land uses; and small and irregular lots. D. Assembling land into parcels suitable for modern integrated development with improved pedestrian and vehicular circulation. E. Re-planning, redesign and redevelopment of areas which are underdeveloped or improperly utilized. F. Assisting in the financing and construction of needed public facilities necessary for the economic viability of the Project and Amendment Areas. G. Stimulating construction activity and increasing employment. VII. GENERAL IMPACT OF THE PROPOSED REDEVELOPMENT PROJECT UPON THE RESIDENTS The impact of the Redevelopment Project upon residents of the Project and Amendment Areas will generally be in the areas of improved commercial uses, improved public facilities, improved parking, improved living environment and economic activity; negative impacts are not anticipated as a result of Project implementation. Implementation of the Project should have a positive effect on surrounding neighborhoods. Agency implementation activities will occur as sufficient financial resources are available. Therefore, redevelopment activity is intended to be phased over a period of time. Implementation activities will be subject to future review and approval by the Agency, City Council, Planning Commission and other appropriate bodies after input from affected residents and other interested parties.