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RESOLUTION NO. 2017-206 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING A LAND USE AMENDMENT INITIATION REQUEST (IR17-0021) AND DIRECTING STAFF TO PROCEED WITH THE PROCESSING OF A GENERAL DEVELOPMENT PLAN AMENDMENT, SECTIONAL PLANNING AREA AMENDMENT, TENTATIVE SUBDIVISION MAP, AND REZONING ON A PORTION OF THE PROPERTY FROM COMMUNITY PURPOSE FACILITY TO SINGLE FAMILY RESIDENTIAL, RETENTION OF EXISTING CHURCH USE, AND PROPOSING ADDITIONAL COMMUNITY PURPOSE USES ONCE FORMALLY SUBMITTED BY THE APPLICANT FOR A 12.2-ACRE SITE LOCATED AT1227 EASTLAKE PARKWAY
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RECOMMENDED ACTION
Recommended Action
Council conduct the public hearing and accept the Land Use Amendment request and, should the Council determine that the request is appropriate, direct staff to process the application once submitted.
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SUMMARY
Parkway Hills Church of the Nazarene (Applicant) is requesting a Land Use Amendment Initiation Request in order to get an early read from the City Council regarding a proposed General Development Plan Amendment, Sectional Planning Area Amendment, Tentative Subdivision Map, and Rezoning on a portion of the property, from Community Purpose Facility to Single Family Residential. The site is comprised of one parcel located in the eastern portion of the City of Chula Vista (see Locator Map, Attachment 1). The site is currently developed with the existing church, while the rest of the site remains vacant. Along the southern portion of the site is the San Diego Gas & Electric (SDG&E) power transmission line that travels the site from east to west. The Applicant proposes to rezone a portion of the property for single-family uses, add a dog park, and a soccer field along with the existing church operation.
ENVIRONMENTAL REVIEW
Environmental Notice
Environmental Notice
The activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act State Guidelines; therefore, pursuant to State Guidelines Section 15060(c)(3) no environmental review is required. In addition, notwithstanding the foregoing, the activity qualifies for an Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act State Guidelines.
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Environmental Determination
Because this activity will not result in any approval or denial of said proposed potential land use plan amendments and rezoning actions and because City Council will conduct a complete review of said proposed potential land use plan amendment and rezoning actions, including any required environmental analysis, along with the merits of an accompanying proposed project, the Director of Development Services has determined that the activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act (CEQA) Guidelines because it will not result in a physical change in the environment; therefore, pursuant to Section 15060(c)(3) of the CEQA Guidelines, the activity is not subject to CEQA. In addition, notwithstanding the foregoing, the Director of Development Services has also determined that the activity qualifies for an Exemption pursuant to Section 15061(b)(3) of the CEQA Guidelines. Thus, no environmental review is required.
BOARD/COMMISSION RECOMMENDATION
Not Applicable
DISCUSSION
Existing Site Characteristics:
The site is comprised of a 12.2 acre parcel located in the eastern portion of the City of Chula Vista (Attachment 1-Location Map). The project site is relatively flat with a gradual slope difference adjacent to the SDGE tower easements to the south and larger slopes around the north and east property lines. Vehicular access is currently provided from a driveway located on Eastlake Parkway. The parcel is surrounded by residential and an elementary school. The only current use of the 12.21 acre site is the Parkway Hills Church of the Nazarene. The remaining portion of the site is unutilized.
Background
Earlier this year, the City Council approved a new process by which an applicant could request early input from the Planning Commission or City Council regarding a proposed land use plan amendment to the General Plan, Sectional Planning Area Plans, General Development Plans, Specific Plans, and Precise Plans or rezoning of any property within the City of Chula Vista. An Initiation of Amendment process was thereby approved by the adoption of City Council Ordinance Number 3404 on May 23, 2017 and added to the Chula Vista Municipal Code (CVMC) as section 19.14.800 et seq. CVMC section 19.14.840 outlines criteria by which the Planning Commission or City Council may approve said Initiation Request prior to formal submittal of a Land Use Amendment request. Based upon this new process, the Applicant has submitted a request for early input on a proposed General Development Plan Amendment, Sectional Planning Area Amendment, Tentative Subdivision Map, and Rezoning on a portion of the property from Community Purpose Facility to Single Family Residential, retention of existing church uses, and proposing additional community purpose uses. The Applicant proposes ultimately to develop the site with new single-family homes, dog park, and a soccer field, along with the current operation of the existing church.
Entitlement Process
The Applicant’s desire is to develop the underutilized portion of the site with single-family residential and ancillary uses, in order to generate revenue. The proposal would require an amendment to the General Development Plan (GDP), Sectional Planning Area (SPA) Plan, Rezone, as well as a Tentative Subdivision Map.
Findings for Approval of an Initiation of Amendments to Land Use Plans
The initiation of an amendment to a Land Use Plan may be approved by the City Council if all of the following criteria are met:
(1) The proposed Land Use Amendment is consistent with the goals and polices of the General Plan.
(2) The proposed Land Use Plan Amendment provides equal or greater public benefit to the community as compared to the existing land use designation, density/intensity range, or plan policy; and
(3) Public Facilities are available to serve the proposed change in land use designation or density/intensity, or their provision will be addressed as a component of the Land Use Plan.
The proposed Land Use Amendment would allow for development of new single-family homes that would help meet the demand for residential housing. The proposed use is most consistent with the Residential Low Medium Land Use Designation, and would be developed consistent with General Plan Policy LUT4.3, which insures design compatibility with the surrounding neighborhood. Existing public facilities are available to serve the proposed use. The request would, however, result in an overall deficit of Community Purpose Facility land available within the community.
DECISION-MAKER CONFLICT
Staff has reviewed the property holdings of the City Council members and has found no property holdings within 500 feet of the boundaries of the property which is the subject of this action. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware, and has not been informed by any City Council member, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter.
LINK TO STRATEGIC GOALS
Not Applicable
CURRENT YEAR FISCAL IMPACT
The application fees and processing cost are paid for by the Applicant. There is no impact to the general fund.
ONGOING FISCAL IMPACT
Not Applicable.
ATTACHMENTS
1. Locator Map
2. Applicant’s Justification Letter
3. Plans
Staff Contact: Caroline Young