HomeMy WebLinkAboutPlanning Comm Reports/1991/07/10 AGENDA
City Planning Commission
Chula Vista, California
Wednesday, July 10, 1991 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE
INTRODUCTORY REMARKS
APPROVAL OF MINUTES - Meetings of May 22, June 12 and June 26, 1991
ORAL COMMUNICATIONS
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: GPA-91-03, PCZ-91-E: City-initiated proposal to amend
the City General Plan, from Research and Limited
Manufacturing to Retail Commercial, for certain territory,
generally bounded by Main Street to the north, Broadway
(Beyer Boulevard) to the east, Faivre Street to the south,
and 27th Street to the west. Also requested is an amendment
to the Montgomery Specific Plan from Research and Limited
Industrial to Mercantile and Office Commercial, and a rezone
from City-adopted County zone classification C-37 to City
classification C-T-P.
2. PUBLIC HEARING: GPA-90-01: Proposal to amend the Land Use Element of the
City General Plan by the redesignation of approximately 3.65
acres of land, located at the southeast corner of East 'H'
Street and Otay Lakes Road, from "Low-Medium Density Residential
(3-6 du/ac)" and "Special Study" to "Retail Commercial" -
Kelton Title Corporation
3. PUBLIC HEARING: PCZ-90-B: Consideration to rezone approximately 3.65 acres
located at the southeast corner of East 'H' Street and Otay
Lakes Road from "R-I" to "C-C-P" - Kelton Title Corporation
ELECTION OF OFFICERS
OTHER BUSINESS
DIRECTOR'S REPORT
COMMISSION COMMENTS
ADJOURNMENT AT p.m. to the Study Session Meeting of July 17, 1991, at
5:00 p.m. in Conference Rooms 2 & 3.
MEMORANDUM
DATE: July 1, 1991
TO: Chairman and Members of the Planning Commission
VIA: Gordon Howard, Principal Planner ~ ~
FROM: Ed Batchelder, Assistant Planner S(~
SUBJECT: Staff Report; GPA-gl-03, Pcz-gl-E: Montgomery Planning Committee
Recommendations
As part of the City Council's request to expedite processing of the above
noted General Plan Amendment and Rezoning, the Montgomery Planning Committee
and Planning Commission public hearings were double noticed, allowing them to
be over a shorter than normal time period.
As such, the Montgomery Planning Committee's recommendations were not able to
be incorporated into the body of your staff report prior to its distribution
to you. As noted in the report, staff will verbally present the
recommendations at the July 10 hearing.
WPC 9486P
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page !
PUBLIC HEARING: GPA-01-03, PCZ-91-E. City-initiated proposal to amend the
City General Plan, from Research and Limited Manufacturinq
to Retail Commercial, for certain territory, qenerall¥
bounded by Main Street to the north, Broadway (Bever
Boulevard) to the east, Faivre Street to the south, and
27th Street to the west (Assessors Parcel Nos. 629-040-01
and 629-010-01). Also requested is an amendment to the
Montqomery Specific Plan from Research and Limited
Industrial to Mercantile and Office Commercial, and a
rezone from City-adopted County zone classification C-37
to City classification C-T-P. The precise boundary and
proposed amendments and rezoninq are depicted on attached
Exhibits "A" and "B".
A. BACKGROUND
1. This proposal involves an amendment to the City General Plan and the
Montgomery Specific Plan, as well as a rezoning for the property
located at the southwest corner of Main Street and Broadway in the
Otay area of Montgomery. Zoning of the subject properties was
deferred at the Public Hearing of November 13, lg90, Harborside "B"
Part II, zoning reclassification of the Montgomery area, because of
a zoning and land use concern raised by the property owner. The
request will amend the City General Plan from Research and Limited
Manufacturing to Retail Commercial, the Montgomery Specific Plan
from Research and Limited Industrial to Mercantile and Office
Commercial, and will rezone the property from the City-adopted
County zone C-37 {Heavy Commercial) to the City classification C-T-P
(Thoroughfare Commercial, Precise Plan Overlay).
2. The Environmental Review Coordinator (ERC) conducted an !nitial
Study, IS-91-33, of potential environmental impacts associated with
the proposed amendments and rezoning. Based on that attached
Initial Study and comments thereon, if any, the (ERC) has concluded
that this reclassification would cause no significant environmental
impacts and has issued a Negative Declaration on IS-91-33.
B. RECOMMENDATION
1. Based on the Initial Study and comments on the Initial Study and
Negative Declaration, find that this reclassification will have no
significant environmental impacts and adopt the Negative Declaration
issued on IS-91-33 for the Otay Market rezone.
2. Adopt a motion recommending that the City Council adopt a resolution
to change the General Plan designation to Retail Commercial, the
Montgomery Specific Plan designation to Mercantile and Office
Commercial, and adopt an ordinance changing the zone classification
to C-T-P for the property as described on the attached Exhibit "A".
City Planning Commission
Agenda Items for Meeting of July 10, 1991 Page 2
C. BOARDS AND COMMISSIONS RECOMMENDATIONS
At a public hearing held July 3, 1991, the Montgomery Planning Committee
took the following actions:
[TO BE PRESENTED WITH STAFF'S OPENING COMMENTS]
D. DISCUSSION
1. Previous Actions
At the November 13, 1990 public hearing on the Harborside B Part II
area of the Montgomery Rezoning Program (PCZ-90-Q-M), Council
directed staff to prepare a background report on the resolution of a
zoning and land use concern raised by Mr. Paul Tamayo regarding his
Otay Farms Market. Mr. Tamayo expressed concern over the original
City rezoning proposal for the site of I-L-P (Limited Industrial
with Precise Plan) which would have implemented the Research and
Limited Industrial designation on the Montgomery Specific Plan.
Under the I-L-P zone, Mr. Tamayo would not be able to remodel and
expand the market which has occupied the site under the County's
C-37 (Heavy Commercial) zone for approximately 20 years. Mr.
Tamayo reiterated the family's intent to demolish the existing
market and rebuild a larger one on the 1.35 ac parcel immediately
south of the 0.51 acre site, and to use the smaller site for
increased parking needs. He requested the City zone the site
commercial to allow for expansion and continuation of the existing
market.
Since the City General Plan as well as the Montgomery Specific Plan
designate the property industrial, and since the parcels are within
a Special Study Area of the Montgomery Specific Plan, staff was
directed to expedite addressment of that portion of the Study Area
necessary to accommodate Mr. Tamayo's request. The project has been
limited at this time to include only Mr. Tamayo's property since the
majority of the Special Study Area surrounding the market was
rezoned to the City I-L-P zone at the November 13, 1990 hearing.
2. Preliminary Concept Plans
Mr. Tamayo, in conjunction with the processing of this application,
provided the City with preliminary concept plans for the expansion
and reconstruction of the market. Mr. Tamayo has been informed
that the property will most likely not support the amount of square
footage indicated on those plans and that when plans are submitted
for the ultimate project, traffic and circulation impacts will be
assessed. Ultimately, mitigation measures for traffic may be
included with a final project.
City Planning Commission
Agenda Items for Meeting of July 10, 1991 Page 3
Initially, staff and the City Council discussed a designation of
C-C-P {Central Commercial with Precise Plan). Based on the uses
identified on the concept plans and a review of the zoning code,
staff is recommending a zone classification of C-T-P (Thoroughfare
Commercial with Precise Plan) for the property. This designation
would accommodate the expanded market and associated uses such as a
tortilla factory as presented by Mr. Tamayo.
3. Adjacent Zoning and Land Use
North C-T-P Commercial strip centers on the west side of
Broadway
I-L-P Car sales lot and mobile home park on east side
of Broadway
South I-L-P Vacant, open storage
East I-L-P Gas station, thrift store, commercial automotive
West I-L-P Auto repair, offices, metal works, tires
4. Existinq Site Characteristics
The subject parcels occupy level ground at the corner of Main Street
and Broadway (Beyer Boulevard). The extreme northern corner of the
parcel is utilized as a car lot. Otay Market is a single story,
approximately 8,500 square foot building located on the remainder of
the 0.51 acre parcel. Approximately 56 parking spaces are marked
onsite. Access is taken from both Broadway (Beyer) and 27th
Street. A flower stand is located on the lot as well. The 1.35
acre parcel to the south is vacant, with a portion used for storage.
The intersection of Main Street and Broadway is signalized. There
are signalized left turn lanes for east and west bound traffic onto
Broadway and for north and south bound traffic onto Main Street.
The intersection of 27th Street and Main Street does not appear to
be located an adequate distance from the busier Main and Broadway
intersection. However, the former is not fully improved and left
turns onto west bound Main Street will need to be considered with
the ultimate project.
5. Specific Plan
The subject parcels were contained in the Harborside B Part II
subcommunity of the Montgomery Specific Plan. The Specific Plan
designates the property Research and Limited Industrial and
identifies it as a portion of the Special Study Area located south
of Main Street between Industrial Boulevard and Broadway. As
previously stated, the majority of the Special Study Area has been
rezoned to I-L-P. The subject parcel was deferred for the
opportunity to consider commercial zoning consistent with the
established market onsite.
City Planning Commission
Agenda Items for Meeting of July 10, 1991 Page 4
D. ANALYSIS
Several factors support the General Plan amendment, Specific Plan
amendment and rezoning described above:
1. The Chula Vista General Plan encourages the redevelopment, upgrade
and replacement of older and/or marginal retail uses along Broadway
and Main Street. The existing Otay Market has served the area for
the past 20 years. Allowing its expansion and remodel will be
consistent with the General Plan goals.
2. Surrounding General Plan designations include Retail Commercial to
the immediate north and Thoroughfare Commercial to the northwest.
The proposed amendment will carry the commercial designation in an
orderly manner along Broadway to the limits of the flood plain
adjacent to the southern City boundary.
3. The Montgomery Specific Plan calls for the rehabilitation and
revitalization of the various neighborhoods in Montgomery. The Otay
Market provides a neighborhood grocery outlet for the residential
areas to the north and east. The proposed specific plan amendment
will allow for its expansion and continued use.
4. Surrounding Specific plan designations include Mercantile and Office
Commercial to the immediate north and Heavy Commercial to the
northwest. The proposed amendment will relate to these commercial
designations and create a commercial node at the corner of Broadway
and Main Street.
5. The proposed zone reclassification converts the City-adopted County
zoning of C-37 (Heavy Commercial} to the similar City classification
C-T-P, and allows the expansion and redevelopment of the existing
market.
6. The precise plan requirement will ensure that development of the
parcels provides adequate buffer to the adjacent industrial uses and
that the onsite uses are adequately planned. Supplemental Findings
for application of the "P" Modifier are contained in Attachment 1 to
this report.
WPC 9485P
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OTAY HARKET GPA=91-3 ~ EXHIBIT
CHANGE FROH RES~RCH AND
HANUFACTURING TO RETAIL COHHERC~AL ~.~: ~*-~,
LE~E~-~c~E ~D ASSOC~S
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MAIN STREET
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CITy OF SAN DIEGO
OTAY MARKETPCZ
EXI'STTNG ZONI'N~.AND USE '~ EXHIBTT B:
CHANGE FROM C-37 TO C T P
LETFIERI.McINTYRE AND ASSOCIATES
ATTACHMENT 1
SUPPLEMENTAL FINDINGS FOR APPLICATION OF "P" MODIFIER
Pursuant to Zoning Ordinance Section 1956.041, the "P" modifying district is
applied based on the following:
1. The subject property, or neighborhood or area in which the property is
located, is unique by virtue of topography, geological characteristics,
access, configuration, traffic circulation or some social or historic
situation requiring special handling of the development on a precise plan
basis.
The subject property, being basically three-sided and located at the
southwest corner of Broadway and Main Street, is impacted by the traffic
circulation associated with this intersection. It is further impacted by
the location of 27th Street on its western boundary. Precise Plan
approval will ensure that development of the parcel considers the various
traffic engineering required for these streets and that safe and adequate
ingress and egress is provided.
2. The property or area to which the "P" modifying district is applied is an
area adjacent and contiguous to a zone allowing different land uses, and
the development of a precise plan will allow the area so designated to
coexist between land uses which might otherwise prove incompatible.
Zoning to the west and east of the subject parcels is Light Industrial.
The precise plan requirement will help create a development that is
compatible with the existing and future industrial uses by providing
adequate buffers and landscaped areas.
3. The basic or underlying zone regulations do not allow the property owner
and/or the City the appropriate control or flexibility needed to achieve
an efficient and proper relationship among the uses allowed in the
adjacent zones.
The underlying zone of C-T (Thoroughfare Commercial) provides for the
establishment of commercial activities catering to thoroughfare traffic.
Typical uses include retail commercial, entertainment, automotive and
other appropriate "highway related" activities. Given the subject
parcel's location immediately adjacent to an industrial zone, not all
uses associated with the C-T zone may be appropriate. The "P" modifier
will allow the owner and the City to consider uses under the Precise Plan
and further detail the types and development of uses consistent with the
surrounding land uses.
WPC 9484P
negative declaration
PROJECT NAME: Otay Market GPA, SPA & Rezone
PROJECT LOCATION: 1716 Broadway
ASSESSOR'S PARCEL NO. 62g-040-01 and ~29-010-01
PROJECT APPLICANT: City of Chula Vista
CASE NO: IS-91-33 DATE: Oune 3, 1991
A. Pro~ect SettinQ
The project site is a 1.86 acre triangular-shaped parcel bounded by Main
Street to. the north, Faivre Street to the south, 27th Street to the west,
and Broadway to the east. Current land uses on the parcel include a car
lot, a single story market, and a flower stand.
The surrounding area is mostly urbanized with a mixture of commercial,
office, and industrial land uses which wduld not be incompatible with
Commercial and Thoroughfare zoning. Adjacent land uses are a service
station and thrift store to the east, an office building, motel, and auto
parts store to the west, vacant land to the south, and Main Street and a
variety of strip commercial uses to the north.
B. ' sri tion
The proposed project is a request for an amendment to the General Plan
designation from the existing Research and Limited Manufacturing to
Thoroughfare Commercial, an amendment to the Land Use Element of the
Montgomery Specific Plan from Research and Limited Industrial to
Mercantile and Office Commercial, and a rezoning from the County's C37
zone to the City's Thoroughfare Commercial zone with a Precise Plan
modifier.
The amendments and the rezoning are to allow for the possible future
development of a commercial project consisting of such uses as an
expanded market incidental, offices, and hot food sales. Such a land use
could have potentially significant impacts such as traffic, noise, air
quality, etc. Therefore, further environmental review would be necessary
for any future development on this site at such time when site plans
become available. Development of the parcels will also be subject to
precise plan review.
C. ~¢mpatibilit¥ with Zonina and Plans
This project involves an amendment to the General Plan and the Land Use
Element of the Montgomery Specific Plan to allow a retail and office
commercial use. The project would also require rezoning of the site
city of chula vista ~nning department em'oF
environmental review section (~HUI.,~ VISTA
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from the County's C37 zone to the City's Thoroughfare Commercial zone
with a Precise Plan modifier. These changes in land use designation and
zoning would not be inconsistent with the surrounding commercial and
limited industrial uses.
D. ~¢mpliance with the Threshold/Standards Policy
1. Fire/EMS
The Threshold/Standards Policy require~ that fire and medical units
must be able to respond to calls within 7 minutes or less than 85%
of the cases and within 5 minutes or less in 75% of the cases. The
City of Chula Vista has indicated that this threshold standard will
be met, since the nearest fire station is 2 miles away and would be
associated with a 5 minute respcase time. The proposed project will
comply with this Threshold Policy.
Fire Department requirements will be determined when site maps or
building plans are submitted.
2. Police
The Threshold/Standards Policy requires that police units must
respond to 84% of Priority ! calls within 7 minutes or less and
maintain an average response time to all Priority 1 calls of 4.5
minutes or less. Police units must respond to 62.10% of Priority 2
calls within 7 minutes or less and maintain an average response time
to all Priority 2 calls of 7 minutes or less. The proposed project
will comply With this Threshold Policy.
The Police Department has indicated that it can maintain an
acceptable level of service.
3. Traffic
The Threshold/Standards Policy requires that all intersections must
operate at a Level of Service (LOS) 'C" or better, with the
exception that Level of Service (LOS) 'D" may occur during the peak
two hours of the day at signalized intersections. Intersections
west of 1-805 are not to operate at a LOS below their 1987 LOS. No
intersection may reach LOS 'F" during the average weekday peak
hour. Intersections of arterials with freeway ramps are exempted
from this policy. The proposed project will comply with this
Threshold Policy.
The proposed plan amendments and rezoning actions will not in and of
themselves affect the Level of Service or Average Daily Traffic.
Future specific development proposals must meet threshold standards.
-3-
4. Parks/Recreation
The Threshold/Standards Policy for Parks and Recreation ts 3
acres/],O00 population. The proposed project wi~l comply with this
Threshold Policy.
The Threshold/Standards policy only applies residential projects,
thus, the project is exempt from this standard.
5. Orainage
The Threshold/Standards Policy requires that storm water flows and
volumes not exceed City Engineer Standards. Individual projects will
provide necessary improvements consistent with the Orainage Master
Plan(s) and City Engineering Standards. The proposed project will
comply with this Threshold Policy.
The proposed project would not cause t~reshold standards to be
exceeded. A small strip of land along the southern property line
falls within the 500-year flood plain. Future site development must
meet established engineering standards for surface drainage flow and
drainage design.
6. Sewer
The Threshold/Standards Policy requires that sewage flows and volumes
shall not exceed City Engineering Standards. Individual projects
will provide necessary improvements consistent with Sewer Master
Plan(s) and City Engineering Standards. The proposed project will
comply with this Threshold Policy.
The proposed amendments and rezoning will not have any impact on
sewage flows and volumes. Future site development proposals must
meet established engineering standards for sewer flows and volumes.
7. Water
The Threshold/Standards Policy requires that adequate storage,
treatment, and transmission facilities are constructed concurrently
with planned growth and that water quality standards are not
jeopardized during growth and construction. The proposed project
will comply with this Threshold Policy.
The project site is located within a previously established urbanized
area with water supplies adequate to meet established threshold
standards. Potentially significant water impacts will be discussed
in more detail in Section E of this document.
-4-
E. Identification of Environmental Effects
An initial study conducted by the City of Chula Vista determined that the
proposed project will not have a significant environmental effect, and the
preparation of an Environmental Impact Report will not be required. A
Negative Declaration has been prepared in accordance with Section 15070 of
the State CEQA Guidelines.
The following i~acts have been determined to be less than signif cant. A
discussion of each of these less than significant impacts Prom the
proposed project follows.
Minerals
The City's Initial Study indicates that there is a potentiel for access to
sand and gravel resources, as the site is adjacent to Otay River
deposits. However, the site is presently developed and the potential for
mining operations is considered minimal.
~chools
The Chula Vista City School district has expressed concerns regarding the
need to mitigate impacts to schools caused by commercial development.
Students generated from the future development of the proposed site could
impact Mueller, Montgomery, Lauderbach, and Palomar schools. (Specific
schools impacted varies with the availability of space), lhe City
currently requires mitigation of the effects of non-residential
development through the payment of a developer fee or participation in a
Community Facility District. Specific mitigation must be quantified and
assessed at the time when a particular development project is proposed.
Payment of school fees will be required prior to issuance of a building
permit.
Water
Due to recent drought conditions, as a condition of project approval, the
applicant must agree to no net increase in water consumption or
participate in whatever water conservation or fee off-site program the
City of Chula Vista has in effect at the time of building permit issuance.
F. Mltiaation necessary to avoid siqnificant effects
The proposed project is not associated with any significant or potentially
significant environmental impacts, therefore, no project specific
mitigation will be required.
G. Findinqs of Insiqnificant Imoact
Based on. the following findings, it is determined that the project
described above will not have a significant environmental impact and no
environmental impact report needs to be prepared.
The project has the potential to substantially degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wtldllfe population to drop below
self-sustaining levels, threaten to eliminate a plant or anieal
come,unity, reduce the number or restrtct the range of a rare or
endangered plant or anieal, or eltetnate Important examples of the
major periods of California history or prehistory.
The proposed project does not have the potential to impact any rare
or endangered species or the habitat any sensitive plant or animal
species since the site is currently developed and in a disturbed
state.
2. The project has the potential to achieve short-term environmental
goals to the disadvantage of long-term environmental goals.
The proposed General and Specific Plan amendments and zone change
would not result in any environment effects which would adwrsely
impact short- or long-term environmental goals. Future development
on the site will be subject to further review to ensure compliance
with long-term goals.
3. The project has possible effects which are individually limited but
cumulatively considerable. As used in the subsection, 'cumulatively
considerable' means that the Incremental effects of an individual
project are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects.
The proposed amendment and zone changes will not result in any
significant adverse environmental effects which are cumulative or
grewth-inducing in nature.
4. The environmental effects of a project will cause substantial adverse
effects on human beings, either directly or indirectly.
There is no substantial evidence that the project will have adverse
effects on human beings either directly or indirectly. No public
health impacts were identified in the Initial Study.
H. ~¢nsultation
1. Individuals and Orqanizations
City of Chula Vista: Roger Daoust, Engineering
John Lippitt, Engineering
Cliff Swanson, Engineering
Hal Rosenberg, Engineering
Bob Sennett, Planning
Ken Larsen, Otrector of Building and Housing
Carol Gove, Fire Marshal
Captain Keith Hawkins, Police Oepartment
Shauna Stokes, Parks and Recreation Oepartment
Diana Lilly, Planning
-6-
Chula Vista City School District: Kate Shurson
Sweetwater Union High School District: Tom Silva
Applicant's Agent: City Planning Department/Lettteri-McIntyre 533 F Street, Suite 20g
San Diego, CA 9210]
2. Documents
Title 19, Chula Vista Municipal Code
General Plan, City of Chula Vista
3. Initial Study
lhis environmental determination is based on the attached Initial
Study, any comments received on the Initial Study and any comments
received during the public review period for the Negative
Declaration. Further information regarding the environmental review
of this project is available from the Chula Vista Planning
Department, 276 Fourth Avenue, Chula Vista, CA 92010.
WPC 9365P
I !
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OTAY MARKET GPA-g1-3
CHANGE FROM "RESEARCH & LIMITED INDUSTRIAL" EXHTBTT A
TO "MERCANTILE & OFFICE COMMERCIAL"
LETrlERI-M¢INTYRE AND ASSOCIATES
FOR OFFICE USE
Case No /~. ~/o ._~,..~
Fee ~/~,.
INITIAL STUDY Receipt No._
Date Rec'd
City of Chula Vista Accepted by ~.~,.
Application Form Project No. ~-~,~_
A. BACKGROUND
1. PROJECT TITLE Otay Market GPA, SPA & Rezone
2. PROJECT LOCATION (Street address or description) 1716 Broadwa7,
bounded by Main Street, Faivre Street, 27th Street & Broadway
Assessors Book, Page & Parcel No. 629-040-01 and 629-010-01
3. BRIEF PROJECT DESCRIPTION Amendment of the land use diagram of the
City General Plan from "Research and Limited Manufacturing" to "Reta±l
Commercial", amendment of the land use designation of the (See Attached Sheet)
4.Name of Applicant City of Chula Vista
Address 276 Fourth Avenue Phone 691-5101
City Cb.la w~r, State CA Zip 92010
S. Name of Preparer/Agent city ?lannin) Department/Lettieri-McIntyre & Assootates
Address 533 F Street, Suite 209 Phone 238-4241
City ~,n ~o State CA . Zip 92101
Relation to Applicant Consultant
6. Indicate all permits or approvals and enclosures or Uocuments
required by the Environmental Review Coordinator.
a. Permits or approvals required:
x General Plan Revision Design Review Committee Public Project
x Rezoning/P_ee~e~ Tentative Subd. Map Annexation
Precise Plan Grading Permit ~Oesign Review Board
Specific Plan Tentative Parcel Map Redevelopment Agency
Cond. Use Permit Site Plan & Arch. Review
Variance x Other Specific Plan Amendment
b. Enclosures or documents (as required by the Environmental Review
Coordinator).
X Location Map Arch. Elevations Eng. Geology Report
" Grading Plan Landscape Plans Hydrological Study
Site Plan Photos of Site & Biological Study
Parcel Map Setting ~Archaeological Survey
Precise Plan Tentative Subd. Map Noise Assessment
Specific Plan Improvement Plans ~Trafftc Impact Report
Other Agency Permit or Soils Report Other
Approvals Required
A. 3; of Initial Study continued:
Montgomery Specific Plan from "Research and Limited Industrial" to
"Mercantile and Office Commercial", and rezoning from the
Countyts "C37" zone to the City's "CCP" zone.
B. PROPOSED PROJECT
1. Land Area: sq. footage -- or acreage 1.86
if land area to be dedicated, state acreage and purpose.
Complete this section if project is .residential.
a. Type development: Single family Two
Multi family Townhouse Condominium
b. Number of structures and heights .....
c. Number of Units: 1 bedroom 2 bedrooms
3 bedrooms 4 bedrooms Total units
d. Gross density (OU/tota].acres)
e. Net density (DU/total acres minus any dedication).
f. Estimated project populatiqn
g. Estimated sale or rental price range
h. Square footage of floor area(s)
i. Percent of lot coverage by buildings or structur&s
j. Number of on-site parking spaces to be provided
k. -Percent of site in road and paved surfa?,/
3. Complete this section if project is comme~cial or industrial.
a. Type(s) of land use
b. Floor area ~N~ight of structure(s)
c. Type of construction used ~n the structure
d. Oescribe major accegs points to the structures and the
orientation to.adjoining properties and streets
e. Number of On-site parking spaces provided.
f. Estimat&d number of employees per shift , Number of
shifts Total
g. Estimated number of customers (per day) and basis of estimate
-3-
h. ~stimated range of service area and basis of estimate
i. Type/extent of operations not in enclosed buildings
j. F!ours of operation
k. ~pe of exterior lighting
4. If project is other than residential, commercial or industrial
complete this section.
a. Type of project General Plan & Specific Plan Amendment; Rezone
:market
b. Type of facilities provided existing auto sales ; future
C. Square feet of enclosed structures development proposals
d. Height of structure(s) - maximum subject to precise plan approval
e. Ultimate occupancy load of project
f. Number of on-site parking spaces to be provided
g. Square feet of road and paved surfaces
C. PROJECT CHARACTERISTICS
1. If the project could result in the direct emission of any air
pollutants, (hydrocarbons, sulfur, dust, etc.) identify them.
N/A
Is any type of grading or excavation of the property anticipated no
(If yes, complete the following:)
a. Excluding trenches to be backftlled, how many cubic yards of
earth will be excavated? -O-
h. How many cubic yards of fill will be placed? -o-
c. How much area (sq. ft. or acres) will be graded? -o-
d. What will be the - Maximum depth of cut Average depth of cut
Maximum depth of fill ~/A
Average depth of fill
3. Describe all energy consuming devices which are part of the proposed
project and the type of energy used (air conditioning, electrical
appliance, heating equipment, etc.) N/A
4. Indicate the amount of natural open space that is part of the project
(sq. ft. or acr¢~) N/A
5.If the project will result in any emplo~nent opportunities describe
the nature and type of these jobs. Potential opportunity when
parcels develop with expanded commercial uses.
6. Will highly flanmable or potentially explosive materials or
substances be used or stored within the project
site? N/A
7. Now many estimated automobile trips, per day, will be generated by
the project? Commercial land uses such as a grocery store generate 150
estimated daily vehicle trips per 1,000 sq. ~t.
8. Describe (if any) off-site improvements necessary to implement the
project, and their points of access or connection to the project
site. Improvements include but not limited to the following: new
streets; street widening; extension of gas, electric, and sewer
lines; cut and fill slopes; and pedestrian and bicycle facilities.
N/A. Development of the parcels will be subject to precise plan review.
D. DESCRIPTION OF ENVIRONMENTAL SETTING
l. Geology Previous environmental docu-
ments include IS-$8-4M and
Was a geology study been conducted on the property? IS-88-56M
(If yes, please attach)
Has a Soils Report on the project site been made?
(If yes, please attach)
2. Hydrol o~y
Are any of the following features present on or adjacent to the
site? (If yes, please explain in detail.)
a.Is there any surface evidence of a shallow ground water
table? No.
b. Are there any watercourses or drainage improvements on or
adjacent to the site? No.
c. Does runoff from the project site drain directly into or toward
a domestic water supply, lake, reservoir or bay?
~O.
d. Could drainage from the site cause erosion or siltation to
adjacent areas?.
e. Describe all drainage facilities to be provided and their
location, ~osed for this project.
3. Noise
a. Will there be any noise generated from the proposed project site
or from points of access which may impact the surrounding or
adjacent land uses? ~o.
4. Biology
a. Is the project site in a natural or partially natural state?
NO.
b. Indicate type, size and quantity of trees on the site and which
(if any) will be removed by the project.
~/A
5. Past Use of the Land
a. Are there any known historical resources located on or near the
project site? None identified.
b. Have there been any hazardous materials disposed of or stored on
or near the project site? None identified.
6. Current Land Use
a. Oescribe all structures and land uses currently existing on the
project site. ~he extreme corner of the parcel is utilized as a
car lot. Otay Market is a single story, approximately ~,~uu sq, ft.
buildin~ located on the remainder of the .51 ac. ~ar~ml. A~roximately
56 parking spaces are marked on site and a flower stand is located on
the lot as well. The 1.35 acre to the south is vacant, with a portion
used for storage.
b. Describe all structures and lar, d uses currently existing on
adjacent property.
North "Main Center" - a commerical strip center with mixed
commercial and office uses
SouthVacant parcel
East Thrift store~ brakes & a'i~nment business, service/sas
station
WestOffice build,nm, motel, auto harts, metal works
7. Social
a. Are there any residents on site? (If so, how many?) No.
b. Are there any current employment opportunities on site? (If so,
how many and what type?) existing ~rket
Please provide any other information which could expedite the evaluation of
the proposed project.
The subject parcels were part of the Harborside B Park IS area of the
Montgomery Rezoning Program (PCZ-90-Q-M). At the November 13, 1990 public
hearing, Council directed staff to prepare reports on the resolution of
zoning and land use concerns raised by the property owner, Mr. Paul Tomayo.
Mr. Tomayo stated the Otay Market, located on the northern parcel, has been
in operation for approximately 20 years. The owner's intent is to demolish
the existing market and rebuild a larger one on the adjacent southern parcel,
using the northern parcel for parking.
Since the parcels are within a Special Study Area of the Montgomery Specific
Plan, commercial zoning will require a General Plan and Specific Plan Amend-
ment. The surrounding land uses include a mixture of commercial, office and
industrial development. Commercial zoning with a p~ecise plan requirement
could accomodate a market expansion in proper relation to the existing varied
land uses.
E. CERTIFICATION
or
Owner/owner in escrow*
Consultant or Agent*
HEREBY AFFIRM, that to the best of my belief, the statements and information
herein contained are in all respects true and correct and that all known
information concerning the project and its setting have been included in
Parts B, C and D of this application for an Initial Study of possible
environmental impact and any enclosures for attachments thereto.
DATE: January 22, 1991
*If acting for a corporation, include capacity and company name.
CHULA VISTA ELEMENTARY SCHOOL DISTRICT
~ EAST "J" STREET * CHULA~ST~ CALIFORNIA92010 * 619 425-96~
~0AR00F£~N February 25, 1991
JOSE~ D. ~NG$, ~.O.
~RRY CUNNINGHAM
SHARON GILES ~
PATRICKkJUDD MS. Maryann Miller
GREG~N~V~ Environmental Review Dept.
city of Chula Vista
SUPERI~EN~ 276 Fourth Avenue
~NFV~R~.~.~ Chula Vista, CA 91910
RE: Otay Market General Plan Amendment
Applicant: City of Chula Vista
Location: 1716 Broadway
Case No: IS-91-33
Dear Ms. Miller:
Thank you for the opportunity to comment on the Initial
Study for the Otay Market General Plan Amendment and
rezoning.
In the past, in response to notifications of various
proposed legislative actions by the City, the District
expressed concern that, absent specific development
proposals, such City-initiated actions effectively preclude
our ability to adequately mitigate impacts on schools.
Given the extreme overcrowding that exists in schools
serving the subject area, and the fact that developer fees
allowed under State law supply approximately one-fourth of
new facility costs, the District must look to all available
alternative financing mechanisms.
In this case the city is converting County land use
designations and zoning to City classifications, from
Research and Limited Manufacturing/Industrial to
Retail/Mercantile/Office Commercial. Based on District
data, commercial development produces more employees than
industrial, and thus, more children. As stated previously,
since no specific development proposal is associated with
these legislative actions, the District is not able to
quantify and assess mitigation at this time. When
development is proposed for these properties, and we will be
able to quantify impacts, we will be limited to collection
of developer fees since, with the amendment/rezoning in
place, no legislative action will be required of the City.
The issue here is the District's ability to adequately
mitigate impacts on elementary facilities, not whether or
not the proposed action represents an intensification of
current use, or even a change in permitted use under County
Ms. Maryann Miller
February 25, 1991
Page 2
RE: IS-91-33/Otay Market General Plan Amendment
or City designations. The City is not similarly limited to
collecting mitigation fees for only those projects invol%ing
legislative actions. The City can assess/require mitigation
at any time during the discretionary review process through
imposition of fees such as the DIF. The District does not
have this ability, being restricted by State law to
developer fees except in cases involving legislative
actions. Our only opportunity, to adequately mitigate
impacts is at the time a legislative action is taken.
We have communicated these concerns to the City on numerous
occasions. At the city's request, on November 1, 1990, I
provided a suggestion as to how mitigation of impacts on
schools from future projects located in areas currently
proposed for rezoning/amendment by the city could be
addressed. A copy of that letter, and a follow-up dated
December 7, 1990, are attached.
I appreciate the opportunity to comment. I am hopeful that
the City and District can work together to assure
consistency with the Growth Management Threshold for
Schools.
Sincerely,
Kate Shurson
Director of Planning
KS:dp
cc: John Linn
Tom Silva
George Krempl
Sweetwater Union High School District
ADMINISTRATION CENTER
April 23, 1991
Ms. Maryanne Miller
City of Chula Vista
Planning Department
276 Fourth Avenue
Chula Vista, CA glgll
Dear Ms. Miller:
Re: IS-gl-33 - 1716 Broadway
The above project will have an impact on the Sweetwater Union High
School District. Payment of school fees will be required pursuant
to Government Code No. 65gg5 (Developer Fees) prior to issuance of
building permit.
Cordially,
Thomas Silva
Director of Planning
TS/sf
cc: Kate Shurson
Sweetter Union High School
CNULA VISTA. CALIFORNIA e201!
(619) 691-5553
February ll, 1991
Ms. Maryann C. Miller
City of Chula Vista, Planning Department
276 4th Avenue
RE: Otay Market G.P.A.
15-91-33
Dear Ms. Miller:
I am in receipt of the above subject initial study and find that there
is insufficient information provided in the notice. To make a
reasonable assessment of the proposed project's impact to secondary
schools, I will need to know the scope of improvement.
As soon as the applicant provides you with these details, please
forward them to this office. Thank you for including the district in
the review process.
Sincerely,
Thomas Silva
Director of Planning
cc: Kate Shurson
TS: AM
CHULA .STA EI,EMENTARY SCI ")OL DI IIIlCT
"~ 84 EAST "J" STREET * CHULAVISTA, CALIFORNIA 92010 * 619 425-9600
EACH CHILD IS AN INDWIDUAL OF GREAT WORTH
~osf~o. cvt*a~s.~.a. December ?, 1990
~TR~K A, ~
JU~Y ~H~E~
Mr. Ken Lee
~n~E~ Principal Planner
~F.~R~.~ Ctty Of Chula ¥tsta
276 Fourth Avenue
Chula ¥tsta, CA 92010
RE: Ctty-lnlttated Rezontng Actions - Mitigation for l~pacts on
Schools
Oear Ken:
Pursuant to your request at our meeting tn late October, on flovember
1990, I submitted a proposal as to ho~ the Ctty could address the
tssue of assurtng mitigation for school impacts from projects located
In Ctty-tnltlated rezoned areas. A copy of that letter ts enclosed.
I have not received a response to my correspondence. S~nc~ the Cfty
continues to process rezontngs for vartous central and southern areas
of the City, and stnce Otstrtct facilities In these areas are
overtaxed, we are extremely Interested in ~orklng ~tth the City to
implement a process ~hereby impacts from future projects located
~tth~n these rezoned areas can be adequately mitigated.
~he affects on the Otstrtct from projects located ~Ithtn areas rezoned
by the Ctty absent a development proposal can be clearly demonstrated
by the proposed Ruhr Office expansion in the g~dbayfront Redevelopment
area. The addttton of 211,500 square feet of offtce space
significantly tmpact student enrollment. The D~strtct has consistently
responded to all City notices and documents on th~s project by stating
that fees are inadequate and recommending an alternative mechanism.
The developer has expressed unwillingness to provide the necessary
mttlgatlon. Had Ruhr been requlred to apply for a rezone, tnstead
of the Ctty approving the rezontng prior to project submittal, the
~lra Dectston would have allo~ed the Ctty to requtre full mitigation
of impacts on schools.
I ~ould appreclate d~scusstng this issue further at your convenience.
Sincerely,
Kate Shur$on
~trector of Plannln§
KS:dp
cc: John Ltnn
Dan Hentschke
84 EAST J STREET * CItU~~ 619 425-9600
~O~O ~ EDU~I~H
X~E~D. CUWa~S.~. November 1, 1990
SHARON
~TR~K A. JUDO
JUOY ~CNULE~E~
FRANK&
Hr. Frank tlerrera
~m~ Assistant Planner
~.~ Ctty of Chula Vista
276 Fourth Avenue
Chula Vista, CA 920]0
RE: City-Initiated Rezontng Actions - Mitigation for Impacts on
Schools
Dear Mr. flerrera:
In response to your request at our recent meeting, thts letter (])
presents a suggestion as to how mitigation o[ Impacts on schvols
associated wtth future projects located tn areas currently proposed
for rezonlng by the Ctty could be addressed; and (2) provldes a
constructive, nonadverslal process to assure provtslon of school
facllttles.
As stated tn prevtous correspondence, the OtstrJct has grave concerns
over the Ctty's rezontng activities and Impacts on our abfllty to
provtde adequate school facilities. In rezontng any property absent
a spectflc development proposal, the Ctty effectively precludes the
District's abtllty to fully m]ttgate impacts o~ future development,
stnce once a property ts rezoned, approval of any future project
~ould not require a legislative act by the City. I suggested that
the City adopt a pollcy requiring future development ~1thtn these
rezoned areas to fully comply wlth reco~ended school mitigation
~htch could Include, but ts not llmtted to, participation In or
annexation to a ~11o-Roos CFD, pa~ent of.full costs to
tmpacts, or other alternative f~nanctng mechanism.
One ~thod to achieve this would be to utilize the Ctty's exts~tng
Modifying D1str~cts (Chapter ]9.56) and add a new category for those
areas whtch are currently betng considered for rezontng by the City.
This category could requtre that ~henever the ~d~fylng district
ts shown on the zoning map, any proposed project which ~ould pe~lt
~reater develop~nt Intensity than that ~hlch currently exists
physically) must comply ~tth reco~nded school District mttlgatton.
Thts would be consistent ~tth the ~thod currently ut~ltzed ~hen
a rezontng request ts recetved for a spectftc project. The applicant
ts requtred by the Ctty to fully comply with District reco~endattons.
· - November 1, 19go
Mr. Frank Nerrera
RE: City-Initiated Rezontng Actions - Mitigation for Impacts on
Schools
Page 2
The requirements placed on projects located within areas where the
Ctty has initiated the rezontng should be no different than the
requirements placed on projects where a rezontng ts requested by
the developer. The impacts to the District are the same. lhts action
would also assure that elementary facilities will be provided
concurrent with need, consistent with the Ctty°s lhreshold for Schools.
I would be happy to discuss this further. Please let me know tr
you have any questions.
Sincerely,
Kate Shurson
Director of Planning
KS:dp
cc: George Krempl
John Linn
Dan Hentschke
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 1
2. PUBLIC HEARING: GPA-90-01, Proposal to amend the Land Use Element of
the City General Plan by the redesignation of
approximately 3.65 acres of land, located at the
southeast corner of East H Street and Otay Lakes
Road, from "Low-Medium Density Residential (3-6
du/ac)" and "Special Study" to "Retail Commercial"
A. BACKGROUND
Current Requests
The subject General Plan Amendment request for "Retail Commercial" is
part of a joint application involving a companion request for rezoning of
the subject site from "R-I" to "C-C-P". Approval of the General Plan
Amendment is prerequisite to consideration of the rezoning under
PCZ-90-B. The intent of these requests is to allow the applicant to
submit plans for development of a retail convenience center on the site.
An Initial Study, IS-90-13, of possible significant environmental impacts
has been conducted, and the Environmental Review Coordinator has
concluded that there would be no significant environmental effect
pursuant to mitigatory measures required by the Traffic Study conducted
in conjunction with IS-90-13. As a result, the Environmental Review
Coordinator has recommended that the Mitigated Negative Declaration be
adopted.
History
Original applications to amend the General Plan from "Medium Density
Residential" to "Retail Commercial", and rezone the subject site from
"R-1 to "C-C-P", were filed in June 1986 by the same project applicant,
Kelton Title Corporation.
At a public hearing held December 17, 1986, the Planning Commission
adopted the Draft Negative Declaration issued under then IS-87-1, and
considered the General Plan Amendment request on GPA-86-6. The Planning
Department's recommendation was to deny the request, and after
considerable discussion, motions to both deny and approve the proposed
general plan amendment failed by 3 to 3 votes. Therefore, the Planning
Commission did not consider the related rezoning proposal.
On February 3, 1987, the City Council considered the applicant's appeal
of the Planning Commission's action, and by a 4 to 1 vote referred the
matters back to the Planning Commission for reconsideration. There was a
desire that, given expressed problems with both the existing conditions
and the proposed retail commercial center, a broader recommendation of
appropriate uses be addressed when the item was brought back. Council
action included instruction that noticing of adjacent property owners be
expanded to 600 feet, and that the rezoning be considered concurrently.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 2
A reconsideration hearing before the Planning Commission was scheduled
for May 27, 1987. On May 22, 1987, the Planning Department received a
letter and petitions from College Estates resident Mr. John Blasko
containing the signatures of 174 area homeowners/voters, and 11
signatures from Bonita Vista High School PTA Board members in opposition
to the General Plan Amendment and rezoning requests. On May 27, 1987,
the Planning Department received a written communication from the
applicant's planning consultant, Mr. Paul Manganelli, indicating the
applicant's withdrawal of their requests for General Plan Amendment and
rezoning. At that evening's hearing, the Planning Commission unanimously
accepted the application withdrawals.
At the July 11, 1989, City Council public hearing on the General Plan
Update, the matter of determining an appropriate land use for the subject
site arose, and the Council unanimously moved to have the site placed in
a "Special Study Area" in order that a more comprehensive evaluation of
appropriate alternative land uses to the existing residential designation
occur. On August 14, 1989, Kelton Title Corporation submitted their
current general plan amendment and rezone applications for consideration.
B. RECOMMENDATION
That the City Planning Commission recommend that the City Council:
1. Based on the findings and recommendations of the Environmental
Review Coordinator, adopt the Mitigated Negative Declaration
prepared in conjunction with IS-90-13.
2. Deny the applicant's request for a General Plan Amendment to "Retail
Commercial", and
3. Approve the Planning Department's alternative amendment to
"Professional and Administrative Commercial"
C. BASIC INFORMATION
1. Subject Property
The property is a vacant 3.65 acre parcel comprised of two
relatively level pads separated by a steep slope, and stepping up
from west to east.
2. Existinq General Plan Desiqnations (please see Exhibit A)
North: Public-Quasi Public
South: Low-Medium Density Residential
East: Low-Medium Density Residential
West: Public-Quasi Public
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 3
3. Adjacent Zoninq and Land Use (please see Exhibit B)
North: R-1 Bonita Vista High School
South: R-1 Church
East: R-! Church
West: R-] Southwestern College
D. DISCUSSION
While redefinition of the residential density ranges during the General
Plan Update caused the site's residential land use designation to change
from "Medium Density" to "Low-Medium Density", the current proposal is
essentially the same as that filed in June ]986 under GPA-86-6. This is
true of the request for redesignation to "Retail Commercial" as well as
the proposed site plan evaluated by the current Traffic Study in terms of
number and location of buildings, uses, and total square footage.
Previous evaluation and discussion regarding this proposal centered
around the lack of discernable community or neighborhood need for
additional retail commercial within the Southwestern College Estates
area. This was evidenced in part by the fact that in comparison to well
documented land use planning standards, existing commercial areas
including the 21-acre Bonita Commercial Area, 30-acre Terra Nova Plaza,
18.0 acre Telegraph Plaza, and the applicant's 5.29 acre College Plaza
adequately met needs, and actually represented over-allocation or
overzoning of commercial land. Additionally, at that time the
applicant's existing College Plaza center, located just 1,400 feet south
of the subject site, was not fully developed and in a state of decline,
and the now existing 10.5 acre Bonita Point Plaza at the northwest
quadrant of East H Street and Otay Lakes Road was yet to be built. The
latter two conditions prompted staff and the Planning Commission to
concur that revitalization and development of the two centers,
respectively, should be prerequisite to serious consideration of
establishing new retail districts in the Southwestern College area.
Since that time, both the above mentioned revitalization and development
have occurred. In addition, several other factors have changed
conditions affecting the site including significant policy changes
associated with adoption of the General Plan Update in July ]989, and
extensive residential growth associated with the Terra Nova, Bonita Long
Canyon, Rancho Del Rey, and EastLake communities. The opening of East H
Street to EastLake greatly increased traffic volumes passing the site,
and as indicated by the Traffic Study, near term growth from approved
development through 1995 will further increase volumes (mainly on Otay
Lakes Road) and necessitate additional roadway and intersection
improvements. Traffic is projected to reach the 33,000 ADT level on Otay
Lakes Road south of East H Street.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 4
In conjunction with the General Plan Update's designation of substantial
additional urban development area in the Eastern Territories, Section 7.2
of the Land Use Element established seven "Community Activity Centers"
intended to provide a variety of community support facilities and
services (please see Exhibit C). The subject site lies within the
"Southwestern College" activity center, which includes the area in the
vicinity of the intersection of East H Street and Otay Lakes Road.
Based substantially on their strategic geographic locations in relation
to residential populations, and adjacency to major circulation arteries,
the General Plan states, "Community Activity Centers are subcenters of
the general plan area that provide a variety of community support
facilities and services. They are not exclusively community retail
centers and may include higher density residential, employment,
education, health care, recreation and other public and private
services.~'
As part of the applicant's request, the applicant's planning consultant,
P & D Technologies, compiled a General Plan goal and objective
consistency analysis. In accordance with that analysis, the principal
rationale for the subject request is that the site is inherently best
suited for retail commercial use by the fundamental nature of its
frontages on two major streets, and location within an established
"Activity Center" of the General Plan. Primary justification is drawn
from:
1. Increased retail needs presented by adjacent residential growth.
2. Air quality improvement resulting from reduced vehicular travel
given the site's location in proximity to residential neighborhoods,
and on the "homeward bound" travel route of many area residents.
Also the site's location at the hub of bus, bike, and pedestrian
routes allows for use of alternate transportation promoted by the
General Plan.
3. Traffic and resultant noise setting make the site poorly suited for
residential development, and that potential use of walls for noise
mitigation would render the prominent site visually inferior, and
conflict with goals for the H Street and Otay Lakes Road scenic
corridors.
E. ANALYSIS
While the Planning Department recognizes that retail commercial uses are
permissible within Community Activity Centers, there are several concerns
with respect to this particular site, including the lack of identified
need for additional retail development, and creation of a suitable land
use role for the Southwestern College Activity Center which warrant
specific consideration in determining an appropriate land use
designation. This need for broader evaluation of alternative uses is
evidenced by the City Council's prior establishment of a "Special Study
Area" overlay on the subject property.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 5
In response to the City Council's request, the following analysis
provides a comparative assessment of pertinent issues with regard to the
existing land use designation, the applicant's proposal, and several
alternative land uses which are appropriate for consideration on this
property.
EXISTING 'LOW-MEDIUM DENSITY RES. (3-6 du/ac)'/'R-l'
PROS:
1. Development would be homogeneous with the existing single family
fabric of the College Estates area.
2. Would provide for housing development adjacent to schools, services,
and transportation.
CONS:
1. The site's location on the corner of a busy intersection and its
shape, topography, and size would negatively impact and detract from
a single family dwelling environment.
2. Single family development would not be consistent with objectives of
the General Plan to program higher density housing within Community
Activity Centers.
PROPOSED 'RETAIL COWMERCIAL'/'C-C-P'
PROS:
1. Retail commercial development is consistent with General Plan
prescribed uses for Community Activity Centers.
2. The site's location at the corner of East H Street and Otay Lakes
Road makes it suitable for a retail use as it is convenient to
vehicular traffic.
3. The site is served by existing bus routes and designated bicycle and
pedestrian systems, thereby meeting General Plan objectives to
encourage use of alternate transportation.
4. Physical and topographical separation of the site from the adjacent
church and residential uses, and its orientation away from those
uses to the intersection minimize potential negative impacts and
land use friction.
5. Development would be consistent with General Plan goals to improve
and increase the retail base of the City.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 6
CONS:
1. There is no discernable need for additional neighborhood/community
retail commercial acreage within the Eastern Territories area. In
recognition of the substantial changes in the area, staff conducted
an analysis of existing and planned retail sites and residential
populations utilizing commercial land allocation and siting criteria
established by the Urban Land Institute and other noted planning
authorities. Applying their 1 ac/lO00 population ratio and 1 to 1.5
mile service radii, residents are adequately served by well planned
and located retail centers (please see Exhibit D).
2. As stated in the applicant's analysis, the General Plan promotes
well planned and balanced development which includes a broad range
of commercial, varying density residential, employment, and
educational facilities. Consistent with these objectives, the City
has ensured that Eastern Territories master planned developments
provide well sited and adequate retail commercial services
commensurate to future residential growth. This includes the 35
acre retail component of the EastLake I Village Center, 19 acres in
EastLake Greens, 15 acres in EastLake Trails, ]0 acres in EastLake
III, 11 acres in Sunbow, and 16 acres proposed in Rancho San Miguel
(please see Exhibit D).
3. While commercial uses are a prescribed component of Community
Activity Centers, approximately 16 acres of retail use (Bonita Point
Plaza and College Plaza) already exist within the Southwestern
College Activity Center. Both of these centers are equally well
located to alternate transportation facilities and pedestrian/open
space linkages. More retail development would only create land use
redundancy, imbalance, and potentially foster economic decline in
existing centers.
4. Given the location of the two existing retail centers, establishment
of a third would lend to formation of a "strip" setting on Otay
Lakes Road. Traffic patterns associated to such a setting, most
notably well used entrances and exits to the center located in close
proximity to the intersection of East H Street and Otay Lakes Road,
would only tend to further exacerbate traffic flow at a notably
taxed intersection.
5. As illustrated by Exhibit D, several existing and proposed retail
centers are already strategically located on principal travel
routes, and will offer a more comprehensive range of goods and
services. The applicant's contention that development of additional
retail at the subject location is a primary factor in reducing
vehicular traffic is conjectural.
6. While it is true the site is highly visible and at a busy
intersection of two designated scenic roadways, the General Plan
dictates that any use at that site will be visually sensitive.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 7
Achievement of appropriate scenic quality is not unique to the
applicant's proposal. Site design is not under consideration, and
is essentially irrelevant to the fundamental land use issue at-hand.
'PROFESSIONAL AND ADf4INISTI~ATIVE COM)~ERCIAL'/'C-O-P'
PROS:
1. Office commercial development is consistent with General Plan
intents for Community Activity Centers, and would preclude the
unnecessary allocation of addition land to retail use, and the
resultant establishment of a retail strip setting on Otay Lakes Road.
2. Both permitted and conditional uses under the "C-O-P" zone offer the
broadest flexibility for implementing the multi-serving capacity of
the "Activity Centers" as established by the General Plan .
Allowable uses would provide for health care, professional offices,
and financial services (including the applicant's proposed bank).
Uses which could be permitted upon approval of a conditional use
permit include higher density housing, educational, or public
service and institutional uses including a church, post office, day
care center, or cultural facility.
3. In conjunction with #2 above, the "Professional and Administrative
Commercial" designation would promote land use balance and diversity
within the Southwestern College Activity Center, and avoid imbalance
resulting from the addition of nearly 4 acres of retail development
to the 16± acres already existing. Diversity is highly desirable in
the Southwestern College Center given its noted circulatory
accessibility and central geographic location with the Eastern
Territories area.
4. The site's visibility, and major intersection location accessible by
bus, bike, and pedestrian routes makes it ideal for the broader
range of community serving and employment uses mentioned above, and
would thereby contribute more significantly to vehicular trip
reduction than if designated for solely retail type uses.
5. The site's adjacency to educational uses make it a desirable
location for a cultural, civic, or other educational facility, which
uses would be allowed or conditionally allowed in the Professional
and Administrative Commercial designation. Designation for such a
use would promote intents established by the City's recent adoption
of the "Community Purpose Facilities" ordinance. Availability of
public transportation, the sites central Eastern Territories
location, and high visibility at a well traveled intersection serve
as reinforcements.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 8
CONS:
1. The Planning Department does not have information on specific needs
for office use within the area. Recent regional reports suggest a
slow down in absorption rates within the office market.
2. Certain types of office uses could present a regional or
sub-regional character (such as a large corporate office complex)
inappropriate to the local "community" serving capacity of the
Activity Centers intended by the General Plan.
"MEDIUM-HIGH DENSITY RESIDENTIAL ¢11-18 du/ac)
PROS:
1. Higher density residential land uses are listed in the General Plan
as a typical land use within Community Activity Centers. Such a use
would logically fit into the largely residential fabric of
surrounding areas. The site's physical, circulatory, and
topographic separation from the adjacent church and single family
neighborhood effectively eliminate major land use frictional
concerns in interfacing with single family neighborhoods.
2. It appears that a medium-high density residential project could be
designed in a manner that would mitigate traffic and noise impacts
on this site. The Planning Department conducted a field survey of
existing higher density residential uses successfully and
sensitively located directly adjacent to major arterials with
traffic volumes in excess of 33,000 ADT. Additionally, successful
noise mitigation can be accomplished in variety of ways other than
setbacks, including the use of double pane glass and other building
design characteristics.
3. In accordance with the current Housing Element, and soon to be
adopted update, a medium-high density project could provide the
opportunity for needed affordable housing units in the Eastern
Territories, and promote objectives for achievement of "balanced
community". Furthermore, the site is exceptionally well located
given its adjacency to schools, services, and major public
transportation routes.
4. Allowable yields up to 18 du/ac, as well as potential density bonus
for affordable housing, would appear to be economically viable.
CONS:
1. Given the site's predominantly civic oriented use context of schools
and church, and predominantly single family fabric of adjacent
neighborhoods, multi-family development could be perceived as
incongruent.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 9
2. Site planning and design considerations is response to noise and
aesthetic concerns along designated scenic corridors would increase
development costs and could represent a barrier to achievement of
affordable housing.
F. CONCLUSIONS
In accordance with the previous analysis, and as summarized in the
following points, the Planning Department does not find that the proposed
General Plan Amendment would better serve the area by providing for
discernable unmet needs and the marked improvement of convenience and
vehicular trip reduction, nor would it assist in establishment of an
appropriate role and function for the Southwestern College Community
Activity Center as provided by the General Plan.
1. Appropriately sized and well sited retail centers either exist or
are planned which adequately meet residents needs, and substantially
implement General Plan goals and objectives to provide well planned
self-supportive communities and safe convenient vehicular, bus,
bicycle, and pedestrian access.
2. Addition of approximately 4 acres of retail commercial territory to
the 16± acres already existing would lend toward land use imbalance
and redundancy within the Southwestern College Activity Center, and
thereby preclude the establishment of civic oriented uses essential
to achieving a true multi-serving community focus as prescribed by
the General Plan.
Therefore, it is staff's recommendation that preference be given to a
General Plan Amendment to "Professional and Administrative Commercial",
and a companion rezoning to "C-O-P". These actions provide the greatest
opportunity for establishment of uses which would promote diversity and
balance within the Southwestern College Community Activity Center, and
toward achievement of a truly dynamic focal point as envisioned in the
General Plan Update.
WPC 9416P
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:3.65 ACRE~
GENERAL PLAN DEIGNATIONS GPA-90-01 : PCZ'90-B
· ow OENSrrY,E~ ¢o-a m/ac) CHANGE FROM 'LOW/MED RES. DENSITY'
~ LOW/MEDDENSrTY RES. (3-6 du/&=) AND 'R-1 ZONING' TO 'RETAIL
MED DE,srry RE~ Ce-~ du~c) COMMERCIAL'
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CITY* OF CHULA VISTA
P&D Technologies Planning
401 W "A' Street Engineering
Suite 2500 Transportahon
San Diego, CA 92101 Environmental
FAX 619/234 3022 Economies
619/232-4466 Landscape
~ Architecture
, I ? 1991
i An Employee-Owned Company
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June 11, 1991 ~
10369.00
Mr. Ed Batchelder, Project Planner
City of Chula Vista Planning Department
276 Fourth Avenue
Chula Vista, CA 92010
Re: Otay Lakes Road and East "H" Street
Application for GPA and Rezoning
Dear Ed,
Please find the enclosed planning analysis regarding the project at Otay Lakes Road and East "H"
Street. It is our understanding that the major criteria for the approval of a GPA should be it's
consistency with the plans, policies and intent of the Chula Vista General Plan. The attached
outline directly addresses this consistency with references to the overall General Plan policies and
its specific elements.
If you have any questions regaxding this report, please call.
Very truly yours,
>d
Senior Prt :ct Manager
GBW:be
cc: Mark Kelton
o 0
O.
0
OTAY LAKES AND "H" STREET COMMERCIAL CENTER
RELATIONSHIP TO GENERAL PLAN
INTRODUCTION
A General Plan Amendment should embody the intent of the General Plan and should be consistent with
the established goals and objectives outlined. For the purpose of ensuring that the proposed land use of
the Otay Lakes and "H" Street property is in conformance with the General Plan, each goal or statement
enumerated in the General Plan was assessed for its relationship and relevance to the proposed project.
Each goal and associated discussion is listed in the following section~
GENERAL PLAN GOALS/STATEMENTS DISCUSSION
1.1 LAND USE ELEMENT, Page 1-37
Community Activity Centers
Community Activity Centers are subeenters of The proposed land use of the site as commercial
the general plan area that provide a variety of is consistent with the Community Activity Center
community support facilities and services. They - Southwestern College. This activity center
are not exclusively community retail centers and currently includes a range of land uses including
may include employment, education, health care, retail employment, health care, and recreation.
recreation and other public and private services. A residential land use is no._.~t listed as one of the
typical land uses in a Community Activity
Center.
One of the six Contmun#y Activity Centers:
· Southwestern College. The area in the
vicinity of the intersection of East H
Street and Otay Lakes Road.
1.2 LAND USE ELEMENT, Page 1-48
Rice Canyon
Rice Canyon is the pank, open space and pedes- The site forms the destination neighborhood
trian/bicycle utilization of both the north and retail center for the Rice Canyon pedestrian/-
south branches of Rice Canyon connecting the bicycle trail, thereby allowing safe alternative
Terra Nova Community Activity Center near I- transportation from residential to commercial
805 and East H Street through residential neigh- centers.
borhoods to the Southwestern College Communi-
ty Activity Center in and around the intersection
of Olay Lakes Road and East H Street. This
includes Southwestern College, neighborhood
retail center, medium density housing and high
school.
-1-
Land Use Element
\
I
.,~
OTAY LAKES AND "H" STREET COMMERCIAL CENTER
RELATIONSHIP TO GENERAL PLAN
(Continued)
GENERAL PLAN GOALS/STATEMENTS DISCUSSION
1.3 LAND USE ELEMENT, Page 1-61, 62
East H Street from 1-805 to Hunte Parkway
The adjacent land uses encompass a broad range The site is on a prominent corner and as a well
of commercial, varying density residential, designed commercial center will form a land-
employment and educational facilities. The mark consistent with the vision of the Communi-
views from the scenic roadway to these varied ty Center. Landscaping will be consistent with
land uses is an important asset to the scenic the City requirements for scenic highways.
route. It is also an important consideration to
maintain a consistent quality of development and
landscaping along the entire route.
Otay Lakes Road
The views of these facilities and the treatment of The project will continue to be subject to this
the roadway itself should be consistent with review process at the subsequent site plan sub-
maintaining the current scenic quality and maxi- mittal.
mizing the future scenic highway potential of
this route.
1.4 LAND USE, Page 1-64
All developments proposed adjacent to scenic
routes should be subject to design review to
insure that the design of the development propos-
al will enhance the scenic quality of the high-
way. This review should include:
1. Architectural design of structures
2. Siting of structures
3. Height of structures
4. Landscaping
5. Signs
6. Utilities
-2-
OTAY LAKES AND "H" STREET COMMERCIAL CENTER
RELATIONSHIP TO GENERAL PLAN
(Continued)
GENERAL PLAN GOALS/STATEMENTS DISCUSSION
1.5 CIRCULATION ELEMENT, Page 2-3
The purpose of this circulation element is to The proposed land use is an efficient use of the
create a safe and efficient circulation system existing circulation system due to its proximity
which will maintain the movement of people and to residential neighborhoods.
goods, both locally and regionally.
1.6 CIRCULATION ELEMENT, Page 2-9
Obiective 4. Minimize the adverse effects of The change in the land use designation from
traffic volumes, speed, noise and safety impacts residential to commercial will meet this objec-
by designing a circulation system that prevents tive. The current zoning places a residential land
non-local through traffic from penetrating resi- use adjacent to two major arterial roads.
dential neighborhoods.
1.7 CIRCULATION ELEMENT, Page 2-13
Obiective 27. Promote the development of well The proposed commercial land use will provide
planned communities which will tend to be self a complementa~y use to the existing retail and
supportive and thus reduce the length of the residential neighborhoods thus reducing total
vehicular trip, reduce the dependency on the vehicle miles travelled (VMT).
automobile and encourage the use of other
modes of travel.
Obiective 28. Develop patterns of land use
which will allow the elimination of certain trips
and the reduction of overall trip lengths, particu-
larly the home to work trip.
1.8 CIRCULATION ELEMENT, Page 2-14
Bicycle Plan
Obiective 1. Link major residential areas with The site is on two existing bike routes and pro-
principal trip destinations such as schools, parks, vides the proposed linkage.
community centers and shopping centers.
-3-
OTAY LAKES AND "H" STREET COMMERCIAL CENTER
RELATIONSHIP TO GENERAL PLAN
(Continued)
GENERAL PLAN GOALS/STATEMENTS DISCUSSION
1.9 CIRCULATION ELEMENT, Page 2-25, .
2-18
The general plan includes the following routes The site is fronted by two six-lane prime arterials
classified as six-lane prime arterials: which by definition have a projected ADT of
50,000. The proposed commemial land use is
· East H Street from Interstate 805 to Otay compatible with these very busy streets. A
Lakes Road. residential land use is not compatible.
Otay Lakes Road from Bonita Road
south to Orange Avenue in Eastern
Territories.
Roadway Capacity Standards
Approx.
Facility Type # of Lanes LOS C ADT
Six-Lane Prime 6 50,000
Arterial
1.10 CIRCULATION ELEMENT, Page 2-41
The proposed public transit system includes a The site is served by two existing local bus
network of local bus routes oriented to each of routes and users are provided with alternative
the community activity centers...Community modes of transportation from their homes to this
activity centers serviced by the local bus network proposed commercial site.
include Southwestern College.
IAI CIRCULATION ELEMENT, Page 2-41
The Open Space and Trail Network will be A pedestrian connection between the existing
designed to provide direct access to the major residential neighborhood and the proposed
stops of the local bus network,...thus integrating commercial site will provide a non-vehicular
the non-vehicular mode of transportation system connection (along with the existing bike routes).
such as pedestrians and bicyclists, with the mass
transit and vehicular modes of transportation.
-4-
OTAY LAKES AND "H" STREET COMMERCIAL CENTER
RELATIONSHIP TO GENERAL PLAN
(Continued)
GENERAL PLAN GOALS/STATEMENTS DISCUSSION
1.12 HOUSING ELEMENT, Page 4-3
Housing Policy
The mixture of residential neighborhoods with The site is not contiguous to any existing or
incompatible industrial or commercial uses shall proposed residential neighborhoods and is sepa-
be prevented. This mixture tends to result in rated from these neighborhoods by both a church
residential decline and blight and the consequen- site and a street.
lial reduction of the quality of life, and the value
of real property (pg. 4-3).
1.13 SAFETY ELEMENT, Page 8-0
Hazard Management
The man-created hazards are fire hazards, noise The City of Chula Vista requires an A.Q.I.P.
hazards and air quality degradation. (Air Quality Improvement Plan) for most pro-
jects. This proposed land use will reduce vehicle
trips by locating a retail land use within a rea-
sonable proximity to residential neighborhoods as
well as along existing bus routes, bike trails and
pedestrian trails.
1.14 INTRODUCTION, Page v
State Requirements and Policies
To maintain, improve, and enhance the quality or This project will introduce more retail in proxim-
air, water, and land according to state and na- ity to existing and future residential neighbor-
tional standards and local needs. (Adapted from hoods, thereby reducing the distance and fie-
Public Resources Code Section 21000 et seq.), quency of trips. A reduction in V.M.T. (Vehicle
Miles Travelled) improves air quality.
-5-
OTAY LAKES AND "H" STREET COMMERCIAL CENTER
RELATIONSHIP TO GENERAL PLAN
(Continued)
GENERAL PLAN GOALS/STATEMENTS DISCUSSION
1.15 INTRODUCTION, Page 0-3
The Vision
The new residential communities in the eastern Based on current standards the setback expected
area will set back from new major arterial roads, to be required for residential land use at this
thus reducing the noise and safety impact, location would reduce the usable site area to
only approximately 1.8 acres. This small a site
is not feasible to develop with medium to medi-
um high density residential. The proposed
commercial development would not be subject to
the noise setbacks in this goal.
1.16 NOISE ELEMENT, Page 9-7
Noise Policy
To develop a City noise program which recog-
nizes the right of every citizen to live in an
environment in which noise is not detrimental to
his or her life, health, and enjoyment of properly.
1.17 NOISE ELEMENT, Page 9-8
Implementation Plan
Consider the effects of noise, especially transpor- The proposed commercial land use is compatible
ration in its land use decisions to ensure noise with the noise levels on the site. Neither the
compatibility, existing residential zoning nor a higher density
residential land use is compatible with the trans-
portation noise at this intersection of two major
roads.
-6-
OTAY LAKES AND EAST "H" STREET COMMERCIAL CENTER
MAJOR ISSUES SUMMARY
· Land Use - The site is not contiguous to any residential land use nor is it across from any
residential land use. It is adjacent to an institutional use and across the street from retail use
and public institutions.
· Regional Needs - The site is designated as a Community Activity Center in the General Plan
which is intended to include a mixture of retail, employment and community serving uses.
· Visibility - The site is a very prominent intersection. A commercial development can be
designed to produce a high quality appearance using both architecture and landscaping. By
comparison, a residential development would likely require a major soundwall which would
put a blank face to the street.
· Noise - The site is severely impacted by the noise generated by the intersection of two prime
arterial roads - Otay Lakes Road and East "H" Street. According to a preliminary noise
study by P&D, to meet the Chula Vista reqnirements for noise levels in a residential zone,
all residential development would have to be setback 150 feet from the centerline of the
adjacent roads. This would reduce the usable land area to below that reasonable for
residential development.
· Air Quality - Introducing complementary retail uses to this designated Community Activity
Center will allow neighboring residents to shop closer to home. This reduction in V.M.T.
(Vehicle Miles Travelled) will improve the air quality. Also, the location of the site at the
hub of bus routes, bike routes, and pedestrian trails will allow for use of alternative modes
of transportation.
-7-
CITY OF CHULA VISTA
DISCLOSURE STATEMENT
'PLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN 0WNER~i~IP INTERESTS ON ALL APPLICATIONS
IICH WILL REQUIRE] DISCRETIONARY .ACTION SN THE P."~I' OF THE CITY COUNCIL, PLANNING
MMISSION AND ALL OTHER OFFICIAL BODIES.
e following information must be disclosed:
List the names of all persons hiving a financial interest in ~he application.
KELTON TITLE CORP.
List the names of all persons h.aving any ownershJp interest in the property inv61ved.
KELTON TITLE CORP.
If any person identified pursuant to (1) above is a corporatio~ or partnership, li%t
the names of all individuals owning more than 10% of the shares in the corporation~ · '
or owning any partnership interest in the partner3!~i?.
Louis L. Kelton
If any person identified pursuant to (1) above is a non-profit organization or a
trust, list 'the names of any person ser¥ir~; a. director of the non-profit
organization or as trustee or beneficiary or true]or ¢f the trust.
None
Have you had more than $250 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and Counc~l within the past twelve months?
Yes No x If yes, please indicate person(s)
~on is defined as: "Any individual, firm,~copartnership, joint venture, association,
~ club, fraternal organization, corporation, estate, trust, receiver, syndicate,
and any other county, city aqd courtly, city, ~]/unicipality, district or other
tical subdivision, or any other group or Combination acting as a unit."
~: Attach additional pages as necessary) KELTO.' TITLE CORPORATION
v>~e ~oM,z-x-~--~:rk"~'~l~n ' ? · June 27,1989
3701P
O vzce President
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 1
3. PUBLIC HEARING: PCZ-90-B - Consideration to rezone approximately 3.65
acres located at the southeast comer of East ~H' Street and
Otay Lakes Road From "R-I" to "C-C-P" - Kelton Title
Corporation
A. BACKGROUND
1. The proposal is to rezone 3.65 acres of property located at the southeast comer
of East "H" Street and Otay Lakes Road from R-1 (Single-Family Residential) to
C-C-P (Central Commercial subject to a Precise Plan). The approval of the
companion request, GPA-90-01, to amend the General Plan from Low-Medium
Residential (3-6 du/ac)" and "Special Study" to "Retail Commercial" is
prerequisite to the consideration of this proposed rezoning, PCZ-90-B.
2. The accompanying General Plan Amendment Report includes the Environmental
Review Coordinator's recommendation.
3. The accompanying General Plan Amendment Report summarizes the background
leading to the present application.
B. RECOMMENDATION
1. Adopt a motion to deny PCZ-90-B.
2. Approve the Planning Department's alternative amendments to either C-O-P (if
"Professional and Administrative Commercial" is approved for the General Plan
designation).
C. DISCUSSION
Adjacent Zoning and Land Use
North: R-1 Bonita Vista High School
South: R-1 Church
East: R-1 Church
West: R-1 Southwestern College
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 2
Existing Site Characteristics
The site consists of one vacant 3.65 acre comprised of two relatively level pads separated
by a steep slope, and stepping up from west to east.
qieneral Plan
The present General Plan designates the property as "Low-Medium Density Residential~
(3-6 du/ac) and "Special Study." The applicant is proposing a redesignation to Retail
Commercial.
D. ANALYSIS
This analysis serves as a companion report to the application for a General Plan
Amendment which analyzes the "pros" and "cons" of the applicant's proposals to
redesignate the parcel to "Retail Commercial" and rezone the parcel to "C-C-P" as well
as the "pros" and "cons" of City staff's recommendations that the parcel be redesignated
to "Professional and Administrative Commercial" and rezoned to C-O-P. This analysis
serves as a summary of that analysis.
The Planning Department is recommending denial of the applicant's request to rezone to
C-C-P and instead recommends C-O-P based on the lack of discernable need for
additional neighborhood/community retail commercial acreage within the Eastern
Territories area, and the fact that the "Professional and Administrative Commercial"
designation and C-O-P rezoning would promote land use balance and diversity within the
Southwestern College Activity Center.
The General Plan specifies that the P Modifying District shall be applied to those
properties along the scenic corridors and Otay Lakes Road and "H" Street are identified
as a scenic corridor. Although not recommended, if the Commission chooses to support
the applicant's request for C-C-P zoning, the staff would recommend the following:
A. The subject property, or the neighborhood or area in which the property is
located, is unique by virtue of topography, geological characteristics, access,
configuration, traffic circulation or some social or historic situation requiring
special handling of the development on a precise plan basis.
B. The property or area to which the P modifying district is applied is an area
adjacent and contiguous to a zone allowing different land uses, and the
development of a precise plan will allow the area so designated to coexist between
land usages which might otherwise prove incompatible.
City Planning Commission
Agenda Item for Meeting of July 10, 1991 Page 3
C. The basic or underlying zone regulations do not allow the property owner and/or
the city appropriate control or flexibility needed to achieve an efficient and proper
relationship among the uses allowed in the adjacent zones.
D. The area to which the P modifying district is applied consists of two or more
properties under separate ownership wherein coordination regarding access, on-
site circulation, site planning, building design and identification is necessary to
enhance the public convenience, health, safety and general welfare.
In this instance under number 'C', the proposed underlining zone regulations would not
allow the City appropriate control to achieve the efficient and proper relationship among
the uses allowed in the adjacent zones. The Precise Plan guidelines to be attached to the
property shall include:
1. The architectural theme of any proposed development need not be identical to the
design theme of the Latter Day Saints Church building located immediately to the
east, but shall be designed to be in harmony with and compatible with said
structure.
2. The setback established along both Otay Lakes Road and "H" Street shall be not
less than 25 feet for any building or parking area. Setbacks for any buildings
over 25 feet in height shall be equal to the setback from the front property line.
The minimum setback from the radius of the comer shall be 60 feet with the
distance measured perpendicular from the comer radius.
3. Eighty percent of the off-street parking area shall be located behind or between
buildings so as to not be the predominant feature facing either Otay Lakes Road
or "H" Street.
4. Pedestrian-oriented areas shall be enhanced through the use of a combination of
textured paving, benches, sculptures, and landscaping.
MF RETAIL
VAC
SUBJECT S
~NDOS
I:z J
ONING & LAND USE EXHIBIT
CHANGE FROM ~.OW/MED RES. DENSITY'
AND "R-1 ZONING' TO "RETAIL COMMERCIAL'
I~BEC OTAY LAKES RD. & E. H 81. ·
CITY OF CHULA VISTA PLANNING