HomeMy WebLinkAboutAgenda Statement 1985/01/08 Item 6a-c COUNCIL AGENDA STATEMENT
Item 6a
Meeting Date 1/8/85
ITEM TITLE: Public Hearing: PCM-85-1 - Consideration of an amendment to
the Rice Canyon Sectional Planning Area Plan - Financial
Scene, Inc.
Resolution , Approving an amendment to the Rice Canyon
Sectional Planning Area Plan
SUBMITTED BY: Director of Planning4f (4/5ths Vote: Yes No x )
REVIEWED BY: City Managerf7
The applicant is requesting an amendment to the Rice Canyon Sectional Planning
Area (SPA) Plan of the El Rancho Del Rey Specific Plan. The amendment
consists of the following revisions: 1) the redesignation of 3.0 acres of
"commercial/recreation" to "retail commercial"; 2) the density transfer of 36
units from the north side of East "H" Street to the south side; 3) a reduction
of required low and moderate income housing units from 232 to 153; 4) a
revision of the construction phasing schedule; and, 5) authorization to
construct two-story homes on two corner lots.
The Environmental Impact Report (EIR-79-8) for the Rice Canyon SPA was
certified in February 1979. There are currently several proposed
modifications to the plan and staff has evaluated these changes, of which this
is a part, and determined that there will be no new significant impacts
resulting from these changes which were not considered in the EIR. The
analysis of the previously prepared EIR is in the addendum attached to
EIR-79-8.
RECOMMENDATION: That Council :
1. Certify that EIR-79-8 and the addendum have been prepared in accordance
with CEQA, the State EIR guidelines and the Environmental Review
Procedures of the City of Chula Vista and that the information contained
in the EIR was considered in reviewing the project.
2. Concur with Planning Commission recommendation
BOARDS/COMMISSIONS RECOMMENDATION: On December 19, 1984, the Planning
Commission voted 6-0 with one absent to recommend that Council approve the
amendment in accordance with Resolution PCM-85-1 .
Page 2, Item 6a
Meeting Date 1/8/85
DISCUSSION:
Redesignation of commercial
In March 1984, the City Council considered a request for a senior housing
project (150 units) on the south side of East "H" Street which involved the
shift of 3+ acres of "commercial/recreation" land opposite Ridgeback Road to
the area immediately adjacent to the "retail commercial" area. The senior
project was not approved; however, the shift was granted by Council who
requested that the developer determine if said area could be better utilized
if made a part of the commercial development. Since then, the developer has
revised the development proposal to include this property and is now
requesting that the area be redesignated to "retail commercial." The
development proposal known as Terra Nova Plaza is a later agenda item.
Density transfer
In April 1984, the City Council approved a revised development plan for the
Windjammer project located at the northwest corner of East "H" Street and
Hidden Vista Drive. The revised plan contained 100 units, whereas, the
original plan contained 102 units. The reduction in units was due to a change
in the development concept from a series of multi-unit (4, 6 and 8 units)
structures to the utilization of more duplexes. This development concept is
also being contemplated for the area lying between Hidden Vista Drive and
Ridgeback Road on the north side of East "H" Street. No specific development
plans have been submitted at this time; however, it is anticipated that the
revised plan will be reduced from 394 units to a maximum of 360 units or 34
units less. The revised plan will require an amendment to the SPA Plan. The
applicant is requesting that the 36 units (2 + 34 = 36) originally proposed on
the north side of East "H" Street be transferred to the south side. The 36
units would be located within a project known as Beacon Cove located on 12.33
acres. The project would be increased from 140 units to 176 units or from
11 .35 DU's/acre to 14.27 DU's/acre. (Note: The El Rancho Del Rey Specific
Plan allows up to 18 DU's/acre. ) The Beacon Cove development is also
scheduled for consideration as a later agenda item.
Reduction in low and moderate units
In 1980 the Rice Canyon SPA was approved with an increase in density from 839
to approximately 1200 units. The increase was due in part to the expansion of
residential land use into an area originally designated for open space (south
side of East "H" Street) and the commercial land. In addition, the increase
was partially based on a commitment on the part of the developer to provide
232 low and moderate income units under the Section 8 housing program. The
232 units represented 19.5% of the total number of proposed units. That
program is no longer in existence. The General Plan Housing Element
establishes that developments containing 50 units or more must explore methods
of providing a minimum of 10% of the units for low and moderate housing. The
applicant is requesting that the number of required low and moderate income
units be reduced to 153 units or to 12.9% of the total number of units. The
Page 3, Item 6a
Meeting Date 1ISI35
153 units will be provided in three projects, of which 81 units will be
low-income rental units with the remaining 72 units to be in the moderate for
sale price range. Community Development is in concurrence with the revised
commitment.
Revision of construction phasing schedule
The Construction Phasing Schedule was adopted together with the approval of
the Rice Canyon SPA and was an attempt to anticipate development to which
certain improvements would be required. Because of market demand, certain
projects such as the single family areas have moved much more rapidly than
originally anticipated and others have been delayed. At this point in time,
552 units have either been constructed or are in the process of construction.
Based on the original schedule, approximately 1000 units would have been
either started or completed as of this date. The final units were to have
been started in April of 1985. The developer is requesting that the schedule
be revised extending the project until the fall of 1986.
Two-story homes on corner lots
The developer is requesting permission to construct two two-story homes on two
corner lots (lots 296 and 314) in the single family detached residential
areas, citing the unusual shape and dimensions of these lots. The developer
is prepared to design the homes so as to give the illusion of single story
construction from the street.
ANALYSIS:
Commercial redesignation
At the request of the City Council , the developer has included the 3+ acres of
commercial/recreation into the proposed plans of the commercial shopping
center. Redesignating this acreage to retail commercial will enhance the
layout, utility and economic viability of the commercial parcel .
Density transfer
The provisions of the El Rancho Del Rey Specific Plan allows for the transfer
of density from one area of the SPA to another. This provision is in
recognition of the various kinds of development which could occur within each
residential classification. In this instance, the developer has changed the
development concept on the north side of East "H" Street from structures
containing 4 to 8 units to a duplex and four-plex concept which is typically
developed at less density. The transfer of density to the south side to
accommodate a more conventional multiple family development design will not
adversely affect that project. The development proposal for the multiple
family project is a later agenda item which is being recommended for approval .
gcI A
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Page 4, Item 6a
Meeting Date 1/8/85
Reduction in affordable housing
The reduction in the number of low and moderate income units from 232 to 153
units will leave the development with nearly 13% of the total number of units
within the Rice Canyon SPA devoted to low or moderate income housing. This
percentage exceeds the minimum 10M percentage established by the General Plan
and represents one of the few projects in recent years within the City that
has actually been able to produce either low or moderate income housing. It
is, therefore, appropriate to recommend approval of the request. The fact
that the units will be dispersed throughout the area and will be rental as
well as for sale units is more desirable than the original proposal to
concentrate these units in one area--on the south side of "H" Street. That
proposed concentration of 232 low income units could have been more
detrimental than beneficial.
Revision to construction schedule
One of the primary purposes of the schedule is to provide the City some
assurance that the development will proceed in an orderly manner and that
improvements be coordinated with the development. In this case, the street
improvements have been completed ahead of schedule and development has been
proceeding in an orderly fashion. The extension of the timetable into 1986 is
in recognition of the fact that the development has changed hands and original
development proposals have also changed. The staff has no objections to the
change and recommends approval .
Two-story construction
The main purpose of limiting corner lots to single story construction is to
provide for an open feeling into the street. The proposed sloping roof design
and architectural treatment of the homes would meet this intent. This
adjustment would effect only two lots within the development. The lots in
question are odd shaped, thus the use of a two-story house will allow for less
lot coverage and more open space:
FISCAL IMPACT: None.
WPC 1596P
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COUNCIL AGENDA STATEMENT
Item 6b
Meeting Date 1/8/85
ITEM TITLE: Public Hearing: PCM-85-3; Consideration of an amendment to
the Rice Canyon SPA providing for consideration of a 12+ acre
residential development on lots 329 and 330 of Hidden Vista
Village (Beacon Cove) - Financial Scenes, Inc.
Resolution //r?-'— Approving the development plan for a
177-unit apartment project (Beacon Cove) on lots 329 and 330
of Hidden Vista Village Subdivision
SUBMITTED BY: Planning Director CO (4/5ths Vote: Yes No X )
REVIEWED BY: City Manage
This item involves a request to amend the approved Rice Canyon Sectional
Planning Area Plan of the El Rancho del Rey Specific Plan in order to approve
the Precise Plan for Beacon Cove residential development. The proposed
project is located on the south side of East "H" Street between the extension
of Ridgeback Road and Kernel Place.
Action on the Environmental Impact Report, EIR-79-8 and the addendum for the
Hidden Vista Village development was covered as a preceding agenda item.
RECOMMENDATION: That Council concur with Planning Commission recommendation.
BOARDS/COMMISSIONS RECOMMENDATION: On December 19, 1984, the Planning
Commission unanimously (one member absent) recommended that Council approve
the development plan for Beacon Cove in accordance with Resolution PCM-85-3.
DISCUSSION:
Approved SPA Plan.
In 1980, the City Council approved the Sectional Planning Area Plan for
the Rice Canyon area of El Rancho del Rey ERDR Specific Plan, as well as the
tentative subdivision map, Hidden Vista Village covering the entire 420 acres
designated as the Rice Canyon area. Under the provisions of the ERDR Specific
Plan text, the City also approved the residential development of areas
designated for commercial and recreation purposes along the south side of East
"H" Street with the exception of Lot 331 which was to be developed with
recreational buildings, tennis courts, swimming pools, etc. . Lot 331 and the
adjacent lot 332 were recently modified with a development plan approved for
the construction of 232 residential apartment units. That project is under
construction at this time. The plan for the subject property was orginally
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Page 2, Item 6b
Meeting Date 1/8/85
established for a 140-unit apartment/condominium project. However, the
amendment preceding this item was seeking consideration to transfer density of
36 units from the north side of "H" Street to the subject property to allow
for the construction of a 176-unit project. Under Specific Plan zoning, as
originally established by the City of Chula Vista, the City Planning
Commission and City Council serve as the design body for proposed projects.
Since the Design Review Committee is now in place, the normal practice has
been for the Planning Commission to review the item and to forward it on to
the Design Review Committee for input and recommendation prior to
consideration by the City Council. The project will be reviewed by the Design
Review Committee on January 3, 1984. A verbal report of their consideration
will be presented at the meeting.
D. ANALYSIS:
Project Setting
The project consists of approximately 12.3 acres of property with nearly
10 acres of usable area which will be used for the development with the
remaining 2+ acre located in a major natural slope bank along the southerly
boundary. The subject property has over 1 ,500 feet of frontage along East "H"
Street and is aligned between the extension of Ridgeback Road and Kernel Place
which will be a public road located immediately at the east end of the
project. One additional access point will be provided along East "H" Street,
however, left turns will be prohibited into the site at this point due to a
median construction in "H" Street. Major access routes into the project will
be at the west end coming from Ridgeback Road and the east end coming from
Kernel Place.
Project Description
The project consists of a 177-unit apartment contained in 11 two-story
buildings of 16 units each and one additional unit identified as the Manager's
office located in the recreational building. The following is a breakdown of
the proposed project; there will be two basic floor plans--116 two-bedroom
units, totaling approximately 880 sq. ft. , and 60 one-bedroom units of 630 sq.
ft. each along with a one-bedroom manager's unit which is just over 600 sq.
ft. in area. The applicant is proposing some 297 parking spaces located
parallel to "H" Street which will be located behind a berm slope bank which
varies in width from 30 to 60 feet. There are a total of 56 compact parking
spaces provided which represents about 15% of the total spaces provided,
whereas the R-3 ordinance standards limit compact parking to 10 percent of the
required parking. The applicant has sufficient room to modify his parking
arrangement to provide a total of 257 standard spaces and 36 compact spaces
which would bring the project into compliance with the 10% compact allowance.
The total number of spaces provided under this change would be 293 or 10 more
than required by the Code. It should be noted that all resident and guest
parking spaces will be provided on-site as parking will be prohibited along
East "H" Street.
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Page 3, Item 6b
Meeting Date 1/8/85
A number of amenities have been provided within the project, namely each unit
on the ground floor will have a fenced private open space area of approximately 100
sq. ft. , whereas each second story unit will have a 60 sq. ft. balcony area. In
addition, 100 cubic feet of storage has been provided for each unit. That will
require modification to comply with condominium standards and will have to be
enlarged so that 150 cubic feet of storage is provided for one-bedroom units and
2i -bedroom . jg
acre 00 open cub c turf feet area provided towards for two the west end with units approxiThe promately ect features a 1/2 acre a lar of e open
space near the center of the project devoted to a pool and recreation building with
a tot lot located off the laundry area and an area immediately to the east of the
pool area which is designated for volleyball and again is about 1/2 acre in size
with further open turfed area and play areas of a smaller design located further to
the east. It should be noted that the subject property is approximately the same
area as the project under construction immediately to the west, wherein the density
is approximately 25% less, thus a substantial increase in common open space is
evident within this project.
Architecture
The architecture of the proposed buildings is a contemporary design featuring a
combination of stucco and wood trim with a proposed asphalt shingle roof. Because
of the visibility of this project and the fact that the development immediately to
the west is also using asphalt shingles, the Planning staff is proposing that the
roof material be modified featuring a lightweight concrete shake to provide a
little different architectural feeling to this project. Approval of this project
coupled with the multiple family development that is now under construction to the
west will create a continuous multiple-family development pattern which will extend
over 1/2 mile from the proposed commercial development located on the south side of
"H" Street.
CONCLUSION:
The proposed development is in compliance with the requested amendment to provide
for the density shift from the north side of "H" Street to the south side and
represents a similar design to the multiple-family development to the west which is
already under construction. It is our conclusion that the overall density of the
subject property being substantially less than the development to the west provides
for more common open area. The landscape buffer area being provided adjacent to
East "H" Street is wide enough to provide a good landscaping screen for the
adjacent parking area.
FISCAL IMPACT: Not applicable.
WPC 1587P
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COUNCIL AGENDA STATEMENT
Item 6c
Meeting Date 1/8/89
ITEM TITLE: Public Hearing: PCM-85-4; Consideration of an amendment to
the Rice Canyon SPA providing for consideration of a 31-acre
commercial shopping center (Terra Nova Plaza) Pacific Scene
Resolution //6r9' Approving the development the plan
southeast
the
Terra Nova Plaza shopping center
quadrant of East "H" Street and I-805
SUBMITTED BY: Director of Planning (a (4/5ths Vote: Yes No x )
REVIEWED BY: City Manager -
The subject property (except for the easterly three acres) has been designated
for commercial development with the approval of the Rice Canyon SPA in 1980.
Development of the property was conditioned upon the approval of plans by the
City Council. The addition of three acres of commercial property to the site
is the subject of an earlier agenda item. The development proposal now
encompasses 31 acres located on the south side of "H" Street, directly east of
1-805.
The Environmental Impact Report, EIR-79-9, and the Addendum, were considered
for certification on an earlier item, therefore, no additional action is
required.
RECOMMENDATION: That Council approve the project subject to Resolution
PCM-85-4 with the following exceptions:
1. 15 parking spaces shown penetrating the open space along "H" Street
(perpendicular to it) shall be removed.
2. All signs located at the rear of the center, facing towards I-805 shall be
deleted.
3. The "H" and "M" in Housemart's sign shall be a solid color in duplication
of the other letters within the sign.
BOARDS/COMMISSIONS RECOMMENDATION: On December 19, 1984, the Planning
Commission unanimously (one member absent) recommended that Council approve
the development plans for a 31-acre shopping center (Terra Nova Plaza) in
accordance with Resolution PCM-85-4.
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Page 2, Item 6c
Meeting Date I/S/8 5
DISCUSSION:
The approved Rice Canyon SPA Plan identified approximately 20 acres of
commercial land on the south side of "H" Street at this southeast quadrant of
I-805. The initial approval envisioned a 190,000 sq. ft. retail center,
featuring shops, offices, restaurants, banks and a theater. Also included was
a separate 8-1/2 acre auto sales park and a one acre parcel owned by CalTrans
to be used for a park and ride facility. The arrangement of buildings was
considered very schematic and no architectural package was ever considered.
The proposal now pending before the City Council is a requested development
approval for 31 acres of commercial development, including nearly 300,000
sq. ft. of floor area, which includes:
(a) a complete architectural program
(b) a sign program
(c) development standards including land use
(d) a lighting program
(e) a landscape program
(f) a specific site plan, including grading
SITE AND PROJECT DESCRIPTION:
The 31 acre site abuts the I-805 freeway to the west, multiple family housing
(now under construction) to the east, "H" Street to the north and a large
city-owned open space, knoll and slope bank to the south. As mentioned
previously, CalTrans retains a one acre parcel adjacent to I-805. The site is
planned for a park-n-ride lot in the future with access shown through the
shopping center. The bulk of the center has been designed in a "U" shape,
facing "H" Street with the east end, which is nearly at grade with "H" Street,
anchored by an 80,000 home improvement building. As the center design
proceeds westerly, various smaller shops are connected to a drug store and
grocery store located at the deepest part of the center (over 600 ft. south of
"H" Street) . Additional smaller shops provide the linkage to the west end of
the center which is anchored by a 27,000 sq. ft. department store. Nearly
1500 parking spaces are proposed to accommodate the retail center. A total of
eight freestanding pads are planned closer to "H" Street. The largest of the
pads is included in the initial architectural package and is designed to
accommodate nearly 12,000 sq.ft. of shop area. The remaining pads are being
set aside for potential users such as fast food, service station, banks and
restaurants. Five of the eight are shown to accommodate a drive-thru
operation.
All major loading and limited employee parking will be accomplished to the
rear of the center, although trucks exiting the center to the west will be
required to traverse the front parking area so as to execute a left turn onto
"H" Street at the intersection of Hidden Vista Drive. Although four points of
access are provide for right being proposed into the center, three of the four
driveways will provide for right turns only, either in or out, due to a median
constructed in 'H" Street.
Page 3, Item 6c
Meeting Date 1/8/85
PROJECT FEATURES/ISSUES:
Site Plan
Although the main buildings are set back 85 ft. to over 600 ft. from the front
Property line along "H" Street, portions of the freestanding buildings or
parking areas come within 10-15 ft. of the property line. Grade differences
and landscaping will tend to minimize these encroachments. However, a minimum
setback of 30 ft. for all buildings and canopies and parking areas would be
more appropriate for a center of this size and design.
The other major site plan issue involves the proposed eight freestanding pad
areas located at the forefront of the center. While there is no "right"
number of acceptable freestanding buildings to be located within a center of
this size, having eight separate freestanding pads, unrelated to each other,
tends to clutter the area of an otherwise very attractive retail shopping
complex. The separate pad areas are generally placed near the public street
and in the more remote or underutilized area of a parking lot. The number of
freestanding pads, coupled with the proposed drive-thru activity and lack of
any building clustering or pedestrian/landscaping connection between any of
these buildings, causes the center to lose its cohesiveness in design. The
applicant is contending that the general building alignment of the pads
provides individual view corridors from "H" Street to the major tenants. In
addition, they have pointed out that the lower grade elevation of the pads as
they relate to "H" Street will allow motorists on "H" Street to look over
portions of the freestanding buildings into the main center. Several
individual trash areas are shown near "H" Street, near the freestanding pad
buildings. These trash areas should be removed along with the "head in"
parking spaces shown intruding into the landscape area and a pedestrian
walkway plus architecture and design controls enforced to insure continuity of
appearance and a tie of the uses. The Planning Comnission allowed the
aforementioned parking spaces to remain.
Architecture
The bulk of the center (all but seven of the freestanding pad areas) ,
constituting nearly 260,000 sq. ft. of the proposed 295,000 sq. ft. floor
space, is included in the initial architectural package. The applicant has
included pad building design criteria to guide architectural design of the pad
areas. The primary purpose of establishing the design criteria is to insure a
uniform architectural character throughout the center. In addition, a
separate roof plan has been filed to identify the location of the red clay
barrel tile which is one of the main architectural elements of this center.
That plan will need to be modified to reflect the required use of tile on the
not yet designed pad buildings to complete the architectural consistency
within the center.
The proposed architecture is characteristic of Spanish colonial style which
features a red clay barrel tile, hip and gable roofs, stucco arches over a
partially covered pedestrian walk, with accent colors used on the window
Y
Page 4, Item 6c
Meeting Date 5-
muntins and door areas. Stucco building colors will vary slightly to provide
identification and variety to the different businesses. A combination of
exterior floor coverings, featuring decorative designs in concert with
landscaping, will be part of the basic building package. An octagon clock
tower approximately 48 ft. in height will be a very architectural feature
anchoring the small shops located between the building supply center and the
drug store.
Signs
The project proposes very specific sign criteria for development including
provision for removal of any non-authorized signs at the owners expense. The
sign criteria is as follows:
(a) Major tenants
(1 ) Housemart has a 100 sq. ft.+ channel letter sign on the west facing
elevation and an 80 sq. ft. sign facing north towards "H" Street.
(2) Safeway, which is located approximately 600 ft. south of "H" Street,
has 4 ft. high channel letters with sign area of approximately 200
sq. ft. They propose a similar "S" and food sign on the rear facing
parapet which would be visible to I-805, located approximately 400
ft. to the southwest.
(3) Longs is proposing a sign program similar to Safeway, using a 4 ft.
letter and 160 sq. ft. sign. Longs is in approximately the same
location as Safeway and are also proposing a sign on the rear facing
parapet (approximately 160 sq. ft. in area) .
(4) Marshalls, which will anchor the west end of the center, will have
two 80 sq. ft. channel letter signs, one on the front facing east
towards the center and the other on the west side facing the I-805
off-ramp at "H" Street. The rear of Marshalls is located
approximately 200 ft. east of the off-ramp.
These major tenant signs are well done and raise just two issues with staff.
(1 ) The "H" and "M" in Housemart are designated to be red and white
striped taking on the appearance of barber pole or candy cane
effect. In staff's opinion, use of this "trademark" detracts from
the overall quality the center is trying to achieve. The Planning
Commission felt the sign was acceptable.
(2) The wall mounted signs facing the freeway also detract from the
overall quality of the center. The proposed architecture,
landscaping and flag area planned to the rear, will clearly identify
this as a shopping area. The center is designed as a community
shopping area, serving the expanding residential area to the east.
Retail stores such as Safeway and Longs are not freeway demand
•
•
Page 5, Item 6c
Meeting Date 1/8/85
oriented stores: signing as proposed would likely trigger other
freeway oriented sign requests in the future. The Planning
Commission recommended that only the Marshalls sign be allowed to
face the freeway because of its greater exposure to this direction.
The Planning Department remains opposed to this request.
(b) Other shops and miscellaneous
The sign criteria varies for the smaller shops. 14" letter size is
allowed with sign lengths varying from 10 ft. to 18 ft. depending on shop
frontage. 20" letter size is allowed for shops with over 50 ft. of
frontage. In addition, 4 sq. ft. size carved or sandblasted pedestrian
oriented canopy type signs are allowed. Special areas such as the clock
tower and the gabled entry areas are designed for neon tubing over paint.
Window signs are limited to 1 sq. ft.
(c) Pads
Pad buildings will be allowed 20" high letters with the maximum sign area
limited to 1 sq. ft. lineal foot of "H" Street building frontage (maximum
of 22 sq. ft. for any sign) . In addition, one 4 ft. x 6 ft. stucco
monument sign will be allowed for each building. The signs will be
located on primary east-west access drive serving the pads.
(d) Pylon entry
A 17 ft. high, 15 ft. wide pylon entry structure constructed of stucco
Street and wrought iron will provide the center identification at the "H"
and Hidden Vista Drive entry. Besides identify the Terra Nova Plaza
center, four signs of approximately 11 sq. ft. each will identify each of
the major tenants. No other signing will be allowed along "H" Street.
(e) Flags
Three flag poles measuring 48-56 ft. in height are proposed to be located
near the southwest property line abutting the I-805 freeway. The design
proposal includes the American flag, the Mexican flag and a flag
identifying Terra Nova Plaza. The Planning Commission recommends that the
Mexican flag be replaced with the State of California flag.
Landscaping
The applicant is proposing a 30-45 ft. wide landscaping area adjacent to "H"
Street with additional tree planting in the parking area and integrated with
the building sidewalk area. Heavy perimeter planting has also been included.
However, additional coordination of planting is needed with CalTrans for the
areas adjacent to 1-805 as well as supplemental tree plantings near the west
end of Marshalls parking/loading area.
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Page 6, Item 6c
Meeting Date 1/818-5
7S concrete is indicated as an accent feature at specific entry drives.
The use and design of a decorative hardscape material needs further detailed
study to arrive at an acceptance design. The primary entry from "H" Street
will lead the shopper on a tree lined drive towards Longs and Safeway which
are separated by several small shops. The area directly in front of the shops
is punctuated by landscaping and hardscape. However, six parking stalls are
also located in that immediate area. The staff and Planning Commission
concluded that this major entry focal point should not be interrupted with
parking and strongly urge its deletion in favor of additional landscaping.
The actual landscaping materials pallet for the entire plan will require
approval by the City's Landscape Architect. The applicant has indicated a
willingness to modify the plan by deleting 2 of the 6 spaces. The Planning
Commission concurred with staff and recommended the deletion of all 6 spaces.
Li ghting
Two types of light standards are proposed:
(1 ) 10 ft. cast iron mercury vapor, will be used as a decorative lighting
adjacent to the main store fronts and the entry ways.
(2) A 25 ft. standard aluminum pole low pressure sodium lamp will be used
to light the main parking lot and the rear loading areas.
Development Standards
The developer has submitted a package of development standards which covers
the list of permitted uses, as well as height regulations, lot coverages,
storage, landscaping, signing and parking.
The standards are similar to the City's C-C zone (Central Commercial ) shopping
standards with the exceptions that several permitted uses, identified in the
proposed standards as service stations, car washes, child care centers,
technical schools, are either not provided for in the City's standard C-C zone
or they are allowed by conditional use permit.
The Planning Commission recommends that the following uses be authorized only
by approval of conditional use permits:
(a) cocktail lounges and nightclubs
(b) child care centers, preschool use and playgrounds
(c) automobile service stations
(d) theaters
(e) car washes
(f) business or technical schools
In addition, Section VII covering off-street parking should reference the
adopted City standards for parking in the Zoning Ordinance.
4:\
Page 7, Item 6c
Meeting Date 1/8/85
CONCLUSION:
The overall architectural quality of the center including sign criteria is
well conceived and represents one of the most thorough design approaches
presented to the City. Specific issues need additional study by the City's
Engineer, Landscape Architect and the City's Design Review Committee. We are
prepared to recommend approval subject to the conditions listed and the
further reviews identified.
FISCAL IMPACT: Not applicable.
WPC 1588P
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Chula Vista
Dated /' f----I5---
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1
QEYEISEEENLNIANQARIS
TERRA NOVA PLAZA
CHULA VISTA, CALIFORNIA
PROJECT NO. 8336. 10
I . E LQ..Q
•
• The purpose of this chapter is to provide
standards for the development of a community shopping
center located on 31 gross acres at the southeast
• corner of the intersection of Interstate 805 and east H
Street. It is the intent of the developer that the
shopping center compliment the surrounding residential
area. Therefore, parking areas will be landscaped
to relieve a barren appearance. Signs are prescribed
in a specific sign program and will be designed to be
harmonious with the spanish colonial architecture of
the center, while still providing identification of the
major and minor tenants of the center.
• II . Permitted U2
Principal permitted uses are as follows:
A. Supermarkets, drugstores, home improvement
stores, major apparel stores .
B. Stores, shops and offices supplying commodities or
performing services for residents of the city as
-a whole or the surrounding community such as
department stores, specialty shops, banks,
• business offices, and other financial institutions
and personal service enterprises .
C. Restaurants, cocktail lounges, nightclubs,
theaters, and similar enterprises.
0. Bonafide antique shops, but not including
secondhand stores or. junk stores.
E . Off-street parking lots.
F. Drive-thru restaurants, drive-thru financial
institutions, outdoor plant nurseries.
G. Child care centers, pre-school use, and
playgrounds. ".
•
H. Veterinarian clinic (subject to provisions of
11 Section 19.58.050) .
�d . o service stati (subject to provisions
of Section 19.56-.-26 , tire, battery, accessory
uses, provided that services bays do not face
public streets or residential areas.= Car washes
(subject to Section 19.58.060) .
4/). Business or technical schools including
photography, art, music and dance, among others.
K. Medical , dental , chiropractic offices, and the
like, including clinics and emergency/surgical
medical centers.
L . Any other retail business or service establishment
which the commission finds to be consistent with
the purpose of these standards - and which will not
impair the present or potential . use of adjacent
properties.
M. Accessory uses and building customarily
appurtenant to a permitted use.
III . •
No building shall exceed two stories or 35 feet in
height except for architectural tower element on
Building 2 which shall not exceed 50 feet in height.
IV . ALIA...J.4iScQY/LA911...AIlLLIALA_BQSMILamtili .
The following minimum area; lot coverage and yard
requirements shall be observed , except as provided in -
Section 19. 16.060 and where increased for conditional
uses (setbacks in feet) :
Lot Area (sq. ft. ) : 5,000
Front Yard : 25 ft. (except nursery wall
at Building 1 )
Side Yard : None, except when abutting -
.an R district, then not less
than 15 ft.
Rear Yard: None
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• V. Ens<1QSUtslsaauitasl ism_a1Lule s - Exssplianl:
All uses shall be conducted wholly within a completely
enclosed building, except for outdoor restaurants,
service stations, off-street parking and loading
facilities, outdoor plant nurseries, and childrensl
playgrounds in connection with a child care center or
pre-school use and other open uses specified under
conditional use permits as determined by the planning
commission. Permanent and temporary outside sales and
display shall be subject to the provisions of Section
19.58.370.
VI . Landlaaaina
The site shall be landscaped in conformance with the
landscaping manual of the city, the approved site
landscape plan, and approved by the director of
planning .
VII . Off_s±Laet Parki__Q_and LQaAing Facilities:
Off-street parking and loading facilities are required
for all uses, as provided on the approved specific
plan .
VIII . Ita..sh ±QLasa_Araas:
Trash storage areas shall be provided per the approved
' specific plan, subject to the conditions of Section
19.58.340.
IX. ±SLQQL_5±Qtaaaa:
Outdoor storage of merchandise, material or equipment
shall be permitted only when incidental to a permitted
or accessory use located on the premises, and provided
that:
A. Storage area shall be completely enclosed and
screened by walls, fences, or buildings, and shall
be part of the approved site plan . '
B. No outdoor storage of materials or equipment shall
be permitted to exceed to height greater than that
of any enclosing wall , fence or building .
X. ll_fie giiittmant a: •
Zoning walls shall be provided subject to the
�\ conditions In Section 19.58.360.
1 ,
•
XI . PALf QLIDAML_aiaIIdALAI s
All uses shall be subject to initial and continued
compliance with the Performance Standards set forth In
Chapter 19.66.
• X I I . .S 1.SIls .. .
A. Installation - requirements generally - sign
permit required when:
No person except a public officer or employee in
performance of a public duty shall paste, post,
paint, print, nail , tack, erect, place or
otherwise fasten any sign, pennant or notice of
any kind , or cause the same to be done, facing or
visible from a public street in the city except as
provided herein and elsewhere in this title. To
insure compliance with this section, a sign permit
shall be required for any sign except as provided
hereinafter: Real estate signs, and subdivision
signs.
B. Application - contents required. - determination
authority - appeals:
•
All signs requiring a sign permit shall be
submitted for approval by the project architect
and the zoning administrator, prior to
installation. The application shall indicate the
size, location, design color, method of
attachment, lighting and materials of all signs to
be erected . The application shall also contain
sufficient information on the architecture, colors
and materials of the building on the site, as is
necessary to determine compatibility of the sign
to the approved sign program. In addition, the
applicant shall submit a color rendering and/-or
paint sample boards or chips and/or actual
materials to be used on the sign. The zoning
administrator shall determine whether approval
shall be granted for any sign based on its
conformance with the approved sign program and
city installation and electrical regulations and
standards. -
C. Signs permitted by the approved sign program shall
be subject to the regulations as set forth in
. Sections 19.60.050, 19.60.060, 19.60. 140, -
19.60. 160, 19.60. 170, 19.60. 180, 19.60. 190,
,\� 19.60.200, 19.60.210, 19.60.220, 19.60.230,
19.60.290, 19.60.300, 19.60.330, 19.60.340,
� 19.60.350, 19.60.380, and 19.60.440.
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