HomeMy WebLinkAboutAgenda Statement 1987/08/04 Item 12COUNCIL AGENDA STATEMENT
• Item 12
Meeting Date 8/4/87
ITEM TITLE: Public Hearing: PCZ 87-H - Consideration to rezone 210 acres
on the west side of Otay Valley Road south of the Otay River
from A-8 Agricultural and F-1 Floodway zone to I-L-P Limited
Industrial, R-1 Residential, A-8 Agricultural and F-1 Floodway
- Otay Rio Business Park
SUBMITTED BY:
REVIEWED BY:
Ordinance o~~-~~ Rezoning 211 acres west of Otay Val 1 ey
road from A-8 and F-1, to A-8 Agricultural, F-1 Floodway, and
I-L-P, Limited Industrial
Director of P1 anni n ~ S~COfdD READING AND ADOPTION
9 ~,
City Manager Q(
(4/5ths Vote: Yes No_X )
The applicant has submitted a request for a general plan amendment, rezone,
and tentative subdivision map in order to develop a 210 acre site for limited
industrial uses, with single family residences along the southern boundary and
southwest corner of the property.
Residential lots would be separated from the proposed Industrial Park by 66
• acres of steep bluffs, preserved as open space, which separate the mesa to the
south from the floor of the Otay River Valley. Portions of the northwest
corner of the property lie within the 100 year floodplain and contain wetlands
habitat.
The site was annexed to the City from the City of San Diego in September of
1986 and was prezoned A-8 Agriculture and F-1 Floodway pending approval of a
more specific development proposal.
The Environmental Impact Report and proposed general plan amendment for this
project are discussed in the two preceding reports. Certification of the
final EIR and approval of the General Plan Amendment must take place prior to
consideration of the rezone request.
RECOMMENDATION: That Council:
1. Enact an ordinance to change the zones in effect for the 211 acre parcel
located south of the Otay River on the west side of Otay Valley Road in
the extreme southeast corner of the City of Chula Vista from A-8
Agricultural and F-1 Floodway to A-8 Agricultural,. I-L-P Limited
Industrial and F-1 Floodway., as indicated in Exhibit B attached and made a
part hereto.
2. Deny the applicant's request for an R-1, Residential Zone designation for
portions of the subject property located on the southern boundary and
southwest corner of the parcel, as shown in Exhibit A of this report.
Page 2, Item 12
• ~ Meeting Date 8]x%87
BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission at their meeting
of June 24, 1987, voted to recommend that Council rezone the subject property
as outlined in Exhibit B of this report and deny the request to rezone
portions of the property for R-1 residential uses, as indicated in the
preceding staff recommendation.
DISCUSSION:
In analyzing the applicant's proposal to rezone 131 acres for limited
industrial uses and 14.1 acres for single family residential uses, the
principle concern is one of timing with respect to providing the appropriate
infrastructure to service the development. The proposed project would
generate approximately 15,216 ADT to Otay Valley Road which currently has a
design ADT of 7,100. Development of the residential portions of the project
are predicated on the development of the property south of the project to
provide road access. School facilities have not been developed in this area
to accommodate students generated from this project or from the other large
residential developments proposed south of the project site within the City of
San Diego. In addition, the City of San Diego Community Plan for Otay Mesa
may be revised to reflect proposed changes in the noise contours for Brown
Field, which in turn could impact residential development on the property to
the south of the project site, which would provide access to the project's
proposed residential lots.
• In short, the proposed project at buildout cannot be serviced with the present
level of infrastructure, and timetables for providing that infrastructure
remain uncertain.
By phasing the project so that the first phase of industrial uses does not
generate traffic in excess of the present design ADT of Otay Valley Road, the
applicant is able to time the development so that the overall intensity of the
land uses proposed do not overburden the existing circulation system. The
developer is a participant in a facilities benefits assessment district formed
by the City of San Diego to fund widening of Otay Valley Road, including the
bridge which crosses the Otay River. A timetable for provision of those
improvements has been established with work currently scheduled to begin in
1998. That schedule could be expedited if one of the participants in the FBA
agrees to construct the improvements and be reimbursed as other developments
contribute to the fund.
However, proposed project phasing only serves to address traffic generation.
The problems associated with affording access to the residential portion of
the project and adequate provision of school facilities still remain, with no
firm plans or timetable to gear a phasing plan for proposed development.
In light of these issues, staff is recommending that the Council recommend
approval of proposed rezoning for the industrial park only. Rezoning for
residential uses should not occur until the infrastructure needed to serve
those land uses is either in place or a reliable timetable is established for
• their provision.
Page 3, Item 12
Meeting Date $/x/87
Finally, biologically sensitive riparian habitat has been identified in the
northwest corner of the site constituting approximately 5.52 acres. Although
the applicant has agreed to preserve this area as open space, most of the
riparian area would still retain the I-L-P zone under the development proposal
submitted to staff. Staff is recommending that Lot 1 be designated F-1 within
the floodway and A-8 for the balance of the lot in order to more accurately
reflect the intent to preserve the riparian area as part of the Otay River
wetlands system.
FISCAL IMPACT: None.
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