HomeMy WebLinkAboutAgenda Statement 1989/09/05 Item 17 COUNCIL AGENDA STATEMENT
Item 17
Meeting Date Si12.2f89 i I54Isi
ITEM TITLE: Public Hearing: PCZ-89-D - Consideration to rezone 2.09 acres
located on the west side of Otay Lakes Road between Bonita
Road and Allen School Lane from R-3-P-8 to C-O-P - Bob Crane
and Jeff Phair
Ordinance a32J Rezoning 2.09 acres from R-3-P-8 to
C-O-P
SUBMITTED BY: Director of Planning
REVIEWED BY: City Manager64 (4/5ths Vote: Yes No X )
This is a request to rezone 2.09 acres located on the west side of Otay Lakes
Road, between Bonita Road and Allen School Lane, from R-3-P-8 (multiple-family
residential/precise plan/8 dwelling units per acre) to C-O-P (commercial
office/precise plan).
The item was continued indefinitely from the meeting of March 28, 1989,
because of complications in the purchase of the property which delayed
consideration of the precise plan by the Design Review Committee.
Environmental clearance (IS-88-38) was accomplished in conjunction with an
earlier General Plan amendment.
RECOMMENDATION: That Council concur with the recommendation of the Planning
Commission.
BOARDS/COMMISSIONS RECOMMENDATION: On November 30, 1988, the Planning
Commission voted unanimously to recommend that Council approve the request in
accordance with Resolution PCZ-89-D.
On June 5, 1989, the Design Review Committee voted unanimously to approve the
precise plan for the project. The final plan was presented to the Planning
Commission on July 26 as requested with no action required.
DISCUSSION:
Adjacent zoning and land use.
North C-C-D Shopping Center
South R-R-1 SDG&E Substation
East R-E & R-2-20-D Single Family
West R-R-1 Single Family
SECOND READING AND ADOPTION
Page 2, Item 17
Meeting Date 8/22,'89
Existing site characteristics.
The 2.09-acre site slopes downward from south to north towards Bonita Road.
The property to the south is approximately 15 ft. higher in elevation, and the
single family properties to the west range from 25-30 ft. higher in
elevation. The property presently contains a large commercial feed barn on
the northerly portion, a storage shed on the westerly portion, and two houses
on the southerly portion.
General plan.
On July 19, 1988, the City Council approved a General Plan amendment which
redesignated the site from Medium Density Residential to Professional and
Administrative Commercial . The Planning Commission had recommended approval
of the redesignation at their meeting of June 22, 1988.
ANALYSIS:
The proposed rezoning to C-O-P would implement the prior General Plan
amendment approved by the Commission and Council . The redesignation and now
the rezoning are supported by three factors: (1 ) the long-term use of the
site as a commercial feed store with no apparent adverse impact on nearby
residences, (2) the topographic separation from adjoining dwellings which
provides a physical and visual buffer from potential impacts, and (3) a market
study which showed less than a 2% vacancy rate and a growing demand for
"suburban office space" in the South Bay (please see attached).
The Bonita Corporate Center project consists of 43,300 sq. ft. of office space
in a three-story structure located on the west-central portion of the site.
Parking for 157 cars is provided to the front and both sides of the building
with two points of access off Otay Lakes Road. The landscape concept plan
calls for perimeter planting around the building and site -- including
enhancement of the off-site slopes to the west or rear of the building -- as
well as two-landscaped courtyards adjacent to the building entrance.
The Planning Commission had expressed concern with the bulk of an earlier
proposal which showed a structure with a uniform height of three stories. The
Design Review Committee expressed similar concerns, and the plans were
reworked to provide two-story elements to the front and sides of the building
in order to reduce the visual mass from the street. The lower two-story
elements and resulting additional roof lines have also enhanced the
architectural quality of the project, which will feature concrete tile roofs
and stucco exteriors with substantial fenestration and detail . The building
will maintain a 25-30 ft. vertical and 70-120 ft. horizontal separation from
the single family dwellings to the west, with a setback from Otay Lakes Road
of 100-130 ft. for the third story and 80 ft. for the two-story elements.
For the reasons noted, we are recommending approval of the request.
FISCAL IMPACT: Not applicable.
WPC 5795P a ieeidar
by the City Council of
Chula Vista, California