HomeMy WebLinkAboutAgenda Statement 1978/06/27 Item 14 Item No. 14
June 27, 1978
Ordinance 1802
I-805
Bonita Road
CITY OF CHULA VISTA .
• ' . COUNCIL AGENDA STATEMEyT Item No. =�r��a
6/2�/�s
For meeting of =���@��
Public hearing - Consideration of change of prezoning for 0.82 acre located at
ITEM TITLE the northeast quadrant of I-805 and Bonita Road from A-8-F to C-V-P-F
Ordinance n1s02 - Amending the zoning map to change the prezoning for 0.82 acre
at the northeast quadrant of I-805 and Bonita Road from A-8-F to C-V-P-F
SUBMITTED BY Director of Plannin_�j� SECOf�D REHDIi�G •t;i�;� G�D�PTION
�
ITEM EXPLANATION (4/5TH'S VOTE REQUIRED YES NO X )
A. BACKGROUND
l . This item involves a request for a change of prezoning from A-8-F (egricultural ,
8 acres minimum in the flood plain) to C-V (Visitor Comnercial ) for 0.82 acre of property
located at the northeasterly quadrant of I-805 freeway and Bonita Road with frontage on
Bonita Mesa Road _in the County. '
,,� _
, :2. The_ Initial Study, IS-78-11 , was certified by the Planning Corrunission on May 24,
1978 and is herewith forwarded to the City Council .
B. DISCUSSION
1 . Adjacent zoning, prezoning and land use ,
Zoning Prezoning Land use ,
North A-14 (County) A-8-F Riding stables (proposed regional park)
South A-3(1 ) (County) R-E Single family residences
East A-14 (County) A-8-F Riding stables (proposed regional .park)
West -- -- I-805 Freeway .
2. Existing site characteristics
The project site is a 0.82 acre vacant level parcel located in the County of San
Diego at the northeast quadrant of I-805 and Bonita Road and is also bounded by Bonita
Mesa Road on the north and east. The property lies within the Sweetwater Valley Flood
Plain. The northbound on-ramp to I-805 is .located along the westerly property line and
the northbound offramp is located directly opposite the site on Bonita Road. The free-
way and adjoining streets isolate the site from the neighboring properties.
KGL:hm EXHIBITS �continued on supplemental a9e)
Agreement Resolution_ Ordinance X Plat X Notification List_
Other Res.PCZ-78-C ENVIRONMENTAL DOCUMENT: Attachedl( Submitted on
- FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Corr¢nission recommendation.
BOARD/COMMISSION RECOMMENDATION .
On May 24 the City Planning Commission voted 6-0 (with one member absent) to certify
the Negative Declaration on IS-78-11 and recormnend approval of the change of pr.ezoning
from A-8-F to C-V-P-F in accordance with Resolution PCZ-78-C.
COUNCIL ACTION
Placed on first reading on June 20, 1978
(8o i� `� . .
� • AGENDA ITEM N0. �� 14
. Meeting of �--7� 6/27/78
' Supplemental page No. 2
3. Traffic
The traffic on Bonita Road is presently heavy at the I-805 interchange running in
excess of 20,000 vehicles per day. The traffic _on Bonita Mesa Road is relatively low;
however, a significant increase in traffic is anticipated on both streets due to future
development of the May Company shopping center in the City of National City. The County
is contemplating realigning the intersection of Bonita �4esa with Bonita Road easterly
to coincide with Lynwood Drive. That realignment will create another parcel slightly
larger than the property in question. If this realighment does occur, additional
prezoning action would be appropriate.
4. Flood Plain
The subject property is presently subject to inundation during a flood of a 100
year. intensity. The site will have to be filled to an elevation of at least one foot
above the flood level prior to construction, or the building will have to be flood-
proofed to comply with the federal flood insurance program.
5. General Plan
In 1976 the General Plan was amended in this area by changing the land use
designation for approximately 33 acres from "visitor commercial " to "parks and public
open space. " The subject property was specifically excluded from the amendment and
remains designated for "visitor commercial " uses on the General Plan.
C. ANALYSIS
1 . Zoning consistent with General Plan
The proposed change in prezoning from A-8-F to C-V is.consistent with the General
Plan land use desigr�ation. The attachment of the "P" Precise Plan Modifying District
will allow the City to impose proper controls over access on Bonita Road to reduce the
potential of traffic hazards and to regulate signing consistent with other common uses
in the area. The site lies within the flood plain of the Sweetwater Valley, therefore,
the attachment of the "F" modifying district is appropriate.
2. Isolated property
The subject property was not acquired for park purposes and is isolated from the
adjoining properties by streets and freeway and, therefore, can best be used for a
comnercial use subject to certain conditions. Because of its adjacency to the freeway
interchange, the site is well suited for visitor commercial uses and the limited access
should not present a major problem for the uses permitted in the C-V zone.
3. Access
The close proximity of the onramp for I-805, the intersection of Bonita Mesa Road
and Bonita Road, and the applicant's desire to gain access to this site along Bonita
Road, creates serious traffic conflicts in the northeast quadrant of the I-805 inter-
change. It is possible that the county's proposed realignment of Bonita Mesa Road to
. the east will allow for a limited number of curb cuts to occur between the intersection
and the I-805 onramp. However, to make a commitment regarding the curb cut locations
would be premature until a final decision is made on the realignment and detailed plans
are submitted for the property. Staff's concerns regarding traffic circulation and
access to the property are addressed in the recorrmiended guidelines for development as
set forth in Planning Cortanission Resolution PCZ-78-C.
4. Signing
The approved sign programs for properties at the Bonita/I-805 interchanges have been
inconsistent. The northwest quadrant is the only portion presently developed and while
signing along Bonita Road has been limited to ground monument signs, the entire complex
was authorized to erect a 43 ft. high, 300 sq. ft. , joint tenant freeway identification
sign. The area directly across the street on the south side of Bonita Road is undevel-
oped and under the control of a specific plan. The sign regulations stipulated for the
southwest quadrant include one 25 ft. high, 100 sq. ft. , freestanding sign for the
entire 9 acre commercial area. It is reasonable to assume that the developers of the
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AGENDA ITEM N0. •�,� 14
. • Meeting of �#�8���= 6�27�7g
Supplemental page No. 3
northeast quadrant will desire a freeway oriented sign as well as identification along
Bonita Road. The potential realignment of Bonita Mesa Road which would create an
additional commercial site to the east will compound the question of how to properly
sign the properties: Traffic moving north on I-805 must exit well south of "H" Street
to reach Bonita Road and therefore any freeway oriented sign would only serve to
alert the passing motorist for his next visit through the area. Traffic heading
south will be coming out of a long turn and required to look across the freeway for
identification while at the same time deciding to exit to the right. Considering all
of these factors, it was the Planning Commission's and staff' s conclusion that
signing should be restricted to ground monument identification signs along Bonita
Mesa and Bonita Road and wall mounted signs on the buildings.
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`
. • RESOLUTION �d0. PCZ-78-C
RESOLUTION OF THE CITY PLANNING COt�L'NISSION RECOMMEPlDING TO
THE CITY COUiJCIL THE PREZONIPJG OF PROPERTY AT THE C�OnTHEAST
QUADRAP7T OF I-805 AP7D BOP�ITA ROAD fROM A-8-F TO C-V-P-F.
WHEREAS, a duly verified application for prezoning was filed ti•rith the
Planning Department by Ra,ymond F. Hall Corporation on August 8, 1978, application
No. PCZ-78-C, and
tJHEREAS, said application requested a prezoning of property location at
the northeast quadrant of I-805 and Bonita Road from A-8-F to C-V, and
l•JHEREAS, an Initial Study, IS-78-11 , was conducted by the Environmental
Revie�a Committee on March 9, 1978, which concluded that there would be no sig-
nificant adverse environmental impact as a result of the prezoning and issued
a draft Negative Declaration, and
WHEREAS, the City Planning Cormnission set the time and place for a hearing
on said prezoning, and notice of said hearing, together with its purpose, was
given by the publication in a newspaper of general circulation in the City at
' least 10 days prior to the date of said hearing, and
WHEREAS, a hearing was held at the time and place as advertised, namely
7:00 p.m. , May 24, 1978, before the Planning Coimnission and said hearing was
thereafter closed.
N04! THEREFORE BE IT RESOLVED AS FOLLOWS:
1 . The Commission finds that in accordance with the Negative Declaration
on IS-78-11 and the findings stated therein, this prezoning will not have a sig-
nificant adverse environmental impact, and certifies that the Negative Declaration
was prepared in accordance with CEQA, 1970, as amended. ,
2. From facts presented to the Commission, the Commission finds that
public necessity, convenience, general welfare and good zoning practice require the
prezoning for property at the northeast quadrant of I-805 and Bonita Road from A-8-F
to C-V-P-F, subject to the follo�aing precise plan guidelines :
a. P!o on-street parking shall be allowed viithin 30 feet of the
project's existing drive�•�ay.
b. No large shrubbery or low bushy trees shall be planted within the
street right-of-way or on the site which �•�ould cause any traffic hazards or si9ht
distance problems.
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• � c. All buildings and signing shall be designed to insure compatibility
with an complement the Sweet4�ater Regional Park.
d. Access for ingress and egress shall be evaluated with the submission
of a precise plan. Access to Bonita Road shall be minimized or prohibited based on
the evaluation of the detailed plan.
, e. Signing shall be restricted to wall signs and ground monument
si9ns adjacent to Bonita Road and Bonita Mesa Road.
3. The findings of fact in support of said determination are as follo�•is:
a. Because of the property's proximity to the freeaiay interchange
and its limited access, the site is best suited for those uses permitted in the C-V
zone.
b. The subject property is designated as "Visitor Commercial " on the
General Plan Land Use Diagram, thus the proposed prezoning is consistent.
c. The subject property is adjacent to the S�ieetwater Regional Park
and special consideration should be given to the proposed architecture to insure
compatibility with and compliment the park area.
d. The site is located adjacent to an on ramp to the freeway and
Bonita Road where high volumes of traffic currently exist. Future development in
the irrunediate vicinity will increase the volume of traffic, therefore, access should
be limited to Bonita Mesa Road to reduce the� potential traffic conflicts.
4. The Planning Commission recorrenends to the City Council that said
change of prezoning be approved.
5. That this resolution be transmitted to the City Council and a copy
be transmitted to the applicant.
PASSED AtdD APPROVED BY THE CITY PLANNING COMMISSION OF CHULA UISTA, CALIFORNIA
this 24th day of Ptay, 1978, by the following vote, to-wit:
AYES: Cormnissioners Renneisen, 0'Neill , Chandler, Smith, R. Johnson,
G. Johnson
NOES: None
ABSENT: � Commissioner Pressutti
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ATTEST: �
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Secretary
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PP,03�C^ ?Z?TE : Braciey ar°zoning & anr.e:<a'tion
U�Oji?�` I..CC3i..:C: : �i�'--�h�✓2SL COT'R2r O' '_II�ErS2CLi0II Oi ..�.OII1=n t�i°Sd
�oad ��c Eonitz Roac.
P_e;ec� ?=c�o�ent : �oeert Bradle� P .O . 3ox S�'2 Bonita , Ca 92002
C15� 'i0. ZS-78-11 �:,1� : Januarp i2 , 1°78
A. Project Settiza
The proaosed aroject involves . 82 acres o� vacar.� aroperty loca�ed
1F1 L}?E nort:�easL GlldQ�dR� O� I-8�7 dP.C� BORlt3 tcCl . � °.v2SL O� BORli.3
i•i°Sd 3c. T`:e 51�2 '_S 'vilt.t?1II the S�:�eet�.aater Ri=;e_ �1ood D]_�1II cRQ
slopzs slightic to the sou�h. T!�ere is no signi=icant �::ilcli=�
A'_"252.^.i., native grasses 'c.RQ L1�_'ICl YOC2RLS 52EIil LO U2_ DY2C0?11^d^i..
!iP. ea=�`ern Crdl,^.dC2 Ct1dRi721. d?1C; 1-807 D2,r�11ci1 �!?e S'_-05 caes�e_n
i1011P.C2TV d^C ��dG.l.°VS ridina stabies are �OCdLAG� �O i.�?c" 2ZSt 0-
v`,}72 S1�e. BOP.1�d Rd. 15 dC]3CeIIt �O i.}70 S011L71.
B. ?roject Desc�iotior.
The aaalicant p-oposes to constr�c� a 3800 se . =t. res�aurant anc
a aar�iaa lo� to accom*nodate a5 venicles . �?o-e speci�ic nlans
�•:iil be available at a later cate.
Sitz p�e?aratio� c•;i11 include mi::or grading to raise the buildinc
�dd d�DO�i2 �i1A '�OOC� [7111R el°�d�'_on. e�tar.u •_`actured slopes Will
resLlt ard icacor�ec �ill :ai11 be necessary.
C. . Coasis�enc � ��;ith Dlans and zoning
The subjec� site is in tne County and zoned for A-1-� decelopmen�;
curren� cit�� p�ezoaing is a-8-r. The applicant has reques�ed a
chance in the prezoni�g to C-V :•:nich is consistent :vith the
9isitor Cor:u,.ercial lar.d use designation of the General Plan.
Na:re��er co be consistent :aith the Scenic High:vac Elenen� of the
General Plan , a P �odi�ier to procide orecise olan revie�•� snould
be a�tacned to the requested C-V zone .
D. Identi=icatioa of environmental e�fects .
Soii_s .-. Geoloav -
� preliminary soils report prepared by Geocoa Inc. , has indicated
that sur�:c�al soils *�ay Ue uneerlain by saturated alluvial soils .
I = sever= earth sha}:ing occurs , this condition could result in
licui�action.
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(O_ L^2 D"ODOSeG� S�-llCtL'Lc^� Ii1L:5� D°_ dL leas� � '� . dt'iOVE L:12
calcniztec •`looc :.a�er sur=ace elevation. In �nis case t�e �looc
:•,'dL°= SL'2"�aCe 15 dL i.E12 �8 . 5 EIAC%d:lOII � SC tt?2 i1P.15i?2C =!OOY iT:llSL
�J2 dL d ii!1_^.1I1li:<< o� •'9 . 6 ft. The C�=i �:cir.eerina D2'_"J�. _2CO3'1^I271GS
d DdC 2�.?V3�lOII O' �-�9 . 1 �L . dP.0 •_°iIIlsheC ilOOr fli. �9 , j •_`�, LO
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1?70 D�OI°C� S1L2 15 located dt. tt'.2 BOT?1Ld �Iesa BIIC: BO.li.c RC.
iiLi.22"SeCCiOII ]llSi. 235�. OL Lt12 1-o�J OII dIIC: OLi Td?IlDS . 1C?15 15 dII
area o° �eavy venicle tra=:ic, a�r�zcularl� during peak tra��ic
hours . Bonita eiesa 2d. currently has a rela�ivel� IOW HDT,
hoc�ev2r QL'2 �O iL'LliYe deveiopmeni.S � d 51QriliiCdII� 2IIC?"2d52 '_Il
i.T3'i1C =10'::S 2S d:?t'_C1a3L2C OP. bOLi? pOP'_Ld i:25d � aOP.1L� ?ZC .
4CCOLG�'_.T1C� �O 3 �r�ZL'C St.UCIy Pr2�dT_'2C! SOZ' i.�'11S DrOjeCt � ?72�.v
:ra`fic (e>:c. 300 daily trips) to be generated `rom the proposed
restzurani Fi1>> IIOi. result 1R anv substantial �idLilC relatec
im�ac= if the °ollo�aing mitiaatior. is incorporated :
a. �io larce shrubber;� or lo:•r busny trees snail be alantec
-::i��in t�e street riant-of-c�;av .
b. ??o on-s�reet par:ing shall �e allo;aed cait'�in 30 -t.
o= the projects e:cic drive�::a� .
Se�:;er
mhe gpDilcant �ro:�oses LO COt1SLrL'Ct dIl g�� liile e�:te;.ciaa LO flIl
evisciza 8" sec•,er located along the original cen�er lir_e o� Csoni�a
e•Sesa Rd.
T'::e C��1� oroaoses �o participate in this project to the estent o�
�pc-aciac t!:e se:•:er size to i8" . The larcer line :•;ill avoid
recons��l.C1�CR Oi ic''.C'_I1t125 d� d �.d�2Z' Cc1t2 �+�hen �!le R1C2 Can��on
t_un'-: line is e:•:tenced to connect �::it`� the Sprinc Valley Out�all.
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E cii�ica�ion necessar•: to zvoid sic.^.i�_cant i*aoact
1. A SG'_�S i^C�2St1CdL10II �e pTEp3TEG =0 G�2Le1":^:.1II2 �^2 e:�:�er.�
cP.G� CO:1C3.�'_OR O_ �1�1 d*1C d��11�'1L'�1.
2 . Finis'�ec �100?" 2].°��di'_O?? O� }F?2 Stl"UCtL'=2 SRO"IG be dL
�2dSL � _°i... c�Oli2 i.�!2 Cd�Cl:�3L0G� -100G� F:3L2T Sll__3C2
E�2�i3i.10II.
3. _`:O �ZTC2 S.^.rllG,}`.2�V 0.�. �0�./ �'Ju5^'i �Y2AS S.dll :? D]_d?1�EG
c•,i�hin the s�_ee� rzgz�-o�-c,ay.
'� . �l0 o^-street p3_°:<1P.Q Si?dl.l �+2 alloc�:ed 47iti�'II }� Sii., . OL
the projects exit drivec•,a��.
S . E� COD_i 0= L:1e CO?ilPliL°T �1'1R�011i.. d^C.� d�1 O�i72r h�-craulic
calcula�io�s Ori i•iP1C71 �f12 Ilb'C=010J1Cd� S�L'G�?i 'ricS based :�2
submitted to the Engineeri^c �ept. =cr re�.�ie�.a.
:. =1IIG1IlG5 Oi iPS1Ci11:1CdII= 1-D'cCT.
�-. `I'?:E' project Sl�e 15 JO'_G OL dRj1 51GP1i1C3_^.L i•T1!C�'_f2
S'1'iA C�OS2SL :{,*ip.in LdllIL 1S �OCdLEG� dpD?"C`?1SldL?��i 1��� iL.
�O t.I'?2 i•i25�. _. cetailec 50113 iII'.i25t1C�aL10II biill �e requil"2C
DY'iOr' t.0 COR5�1"L'CLlOIl �nd reco:<<::�enda�ions _rom d Gll3].i°12Q
er.cinee= incorpora�ed 1ii�0 �}1P D1"O]2C� �O ERSLY2 S�d��2
CCIIStTL'CL10R.
2 . Tne proposed C-�i �rezoninc is z^ confor�ance �•:i�'� t�e
General P�.nRS �3RC� llSe C°51C.T1'��10II TOI' ��72 SlltJJ2C� Si�2 . .
?�o�•:e��er, d a iIlOQl'11P.0 CIlStYiCL (P1'2C152 ?IdR revie;•:) i5
II2C2SSd�:' :OY ZOII1IIC �O Lil2 COZ?515�2R� :•i1�h LP2 associated �
Scenic rii5h::ays Ele.*�!ent . T'�e proposed oroject is zot
dP�1Ci�di.2C: LO dC.^.1°C%2 Si]G"�-'C2=e?? t.0 �i72 CI'_SdC�C'3?lt3Ce Oi �O?!C
terr.m environ�:�ental goals .
3. A11 anticipated impac�s can be avoided by incoroo_ation
of pr000s2d �itication and no imaacts that could interac 't
�o create a substantial cumulative ef�ect on the en��iron-
men� are e:;pec�ed to occur.
� . T!:e aaplicant :•;ili be reauired to comply i•:ith regulations
.`-2�.c?i.lI1Q �O sus�ended �at.5 SE'C �i.7V i.t?°_ i�PCD. `?�YdLr1C =21�u�12C1
hazards can be avoided bv zncorooracion o` oro�oseci mitiaa�ion .
The p=cposec str�ctu_e �:;i11 be required to be above tne
calculatec flood water sur*ace elevation to oreclude `looci.^.c
in the event of a 100 vear =looci.
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G. Pe°so^s S Orc,ani�ations Consulte�
C_�y o= Chula �Tis=a ?la�ni*�c Deat.
Enc. Deot.
Fire Dept.
Builcing & Housilg D��� .
Geocon Inc. - i•+.ic�a2i 'r.ar_
Ba�-or.c Fiall Cor�. - Ja^!es �iage�an
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CASE N0. PCZ-�'G I HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE o.e2 WAS APPROVED AS A PART OF ORDINANCE
1802 BY THE CI Y COUNCIL ON �uNE 2'Y.I�'Y$
SCALE 1 " � 200'
DATE JuNE 28. 1978 G � 7�
CITY C ERK DAT
DRAWN BY • �O �I � G IVIAP — ���
CHECKED BY��j,�°.�