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HomeMy WebLinkAboutAgenda Statement 1984/11/27 Item 4b-c COUNCIL AGENDA STATEMENT Item 4b Meeting Date 11/27/84 ITEM TITLE: Public Hearing: PCM-85-2; Consideration of amendment to the Bonita Glen Specific Plan to increase the height limitation for buildings and architectural features - La Quinta Motor Inn Resolution)//f 7 Amending the height regulation of the Bonita Glen Specific Plan SUBMITTED BY: Director of Planning (W, (4/5ths Vote: Yes No x ) REVIEWED BY: City Manage r The applicant is requesting an amendment to the Bonita Glen Specific Plan (southwest quadrant of 1-805 and Bonita Road) by increasing the height limitation for buildings from two stories (30 feet) to three stories (38 feet) and for architectural features (spires, towers, cupolas, etc. ) from 45 feet to 50 feet. The applicant, La Quinta Motor Inns, proposes to construct a 140-unit three-story motel on the property immediately adjacent to the Denny's Restaurant at 110 Bonita Road. The development proposal is the following agenda item. RECOMMENDATION: Adopt a resolution amending the Bonita Glen Specific Plan by increasing the height limitation for buildings from two stories (30 feet) to three stories (38 feet) and for architectural features from 45 feet to 50 feet. The new height regulations shall not apply to the property on the south side of Bonita Glen Drive or to development within 100 feet of Vista Drive. BOARDS/COMMISSIONS RECOMMENDATION: On October 24, 1984, the Planning Commission failed to adopt the Negative Declaration issued on IS-85-9; therefore this matter was not acted upon. The vote was 5-0; the applicant thus appealed the item to the Council. DISCUSSION: The Bonita Glen Specific Plan governs the development of 8.74 acres of property located at the southwest quadrant of I-805 and Bonita Road. To date, two projects have been approved. The Denny's Restaurant located at 110 Bonita Road, which has been built, and an office complex on the south side of Bonita Glen Drive which has not yet begun construction. The restaurant is a one-story structure, whereas, the office complex is two stories (30 feet) with subterranean parking. The properties within the boundaries of the Bonita Glen Specific Plan slope in a northeasterly direction from an elevation high of 95 feet at Bonita Glen Drive and Vista Drive to an elevation of approximately 38 feet at Bonita Road and Bonita Glen Drive. The pad levels of the single family homes on the east side of Vista Drive range from an elevation of 110 feet to 135 feet. The pad for the residence immediately to the south is at an elevation of 120 feet. Page 2, Item 4b Meeting Date 11/27/84 The applicant wishes to construct a three-story 140-unit motel complex on 2.46 acres of property immediately south and east of Denny's Restaurant. Access to the motel will utilize the same access as Denny's Restaurant as well as from the unnamed street on the south. The buildings will have an overall height of 38 feet. A 50-foot high bell tower is proposed at the east end of the most easterly building. The highest pad level is at an elevation of 58 feet placing the elevation of the top of the pitched roof at 96 feet. The top of the proposed bell tower will be at 108 feet above sea level. ANALYSIS: The Bonita Glen Specific Plan was adopted in order to foster coordinated development of the 8.74 acres which was under multiple ownership. The number of property owners has been reduced; however, each ownership is being developed independently of each other. The adopted development standards were predicated on a conceptual sketch plan which covered the entire specific plan area. The conceptual plan envisioned a low-profile development proposal intended to be compatible with the adjacent residential areas and to assist in view preservation. (See attached exhibit from the adopted Bonita Glen Plan. ) Since the adoption of the Specific Plan, a four-story 45-foot high motel (Ramada Inn) has been built on the north side of Bonita Road. The elevation at the top of the motel is approximately 85 feet. Based on this development and the changing development pattern for the Bonita Glen area, there is justification in increasing the height limitation on the south side of Bonita Road. However, much of the views enjoyed by the adjacent residential areas should be maintained. Increasing the basic building height by 8' (30' to 38' ) and the bell tower by 5' will allow the overall building height to be maintained below the 100' elevation point. Minimal architectural projections such as bell towers can exceed the 100' elevation point without creating any view conflicts. If the amendment were approved as requested, it would apply to the entire Specific Plan Area. A three-story 38-foot high structure on the south side of Bonita Glen Drive and within 100 feet of Vista Drive would have an impact on the nearby single-family homes. Therefore, the height of these two areas should be subject to the present adopted standards. FISCAL IMPACT: None. WPC 1458P € Cuncil of Chula Vista, Cali#c�rnia COUNCIL AGENDA STATEMENT Item 4c Meeting Date 11/27/84 ITEM TITLE: Public Hearing: P-85-3 - Consideration of development proposal for a 140-unit motel within the Bonita Glen Specific Plan - La Quinta Motor Inns Resolution /44 Approving the development proposal for a 140-unit motel at the southwest quadrant of Bonita Road and Interstate 805 SUBMITTED BY: Planning Director GK (4/5ths Vote: Yes No X ) REVIEWED BY: City Manager The applicant is requesting approval of a development proposal to construct a three-story 140-unit motel on the property located immediately adjacent to and south of the Denny's Restaurant at 110 Bonita Road within the Bonita Glen Specific Plan. RECOMMENDATION: Adopt a resolution approving the development proposal (P-85-3) for a three-story 140-unit motel within the Bonita Glen Specific Plan subject to the following conditions: 1 . The site plan and architecture including all signs for the proposed project shall be submitted to the Design Review Committee for review and approval. 2. The developer shall sign an agreement consenting to the`•-,,future modification of parking, landscaping, and access to accommodate joint access for adjacent property owners to Bonita Road. The location of the access shall be determined by the City Planning Director. The joint access shall become effective at the time the adjacent property owner grants vehicular access to Bonita Glen Drive. All access widths and locations are subject to the City Planning Director's approval . 3. Landscape and irrigation plans shall be prepared which address the adjacent right-of-way areas along Bonita Road, I-805 Freeway, and the unnamed cul-de-sac at the south side of the project. The limits of the right-of-way area adjacent to the unnamed street shall extend from the west side of the motel 's secondary access to the freeway right-of-way and include the area north of the paved street up to the project boundaries. BOARDS/COMMISSIONS RECOMMENDATION: On October 24, 1984, the Planning Commission voted unanimously not to adopt the Negative Declaration on IS-85-9; therefore, no action was taken on this request. Page 2, Item 4c Meeting Date 11/27/84 DISCUSSION: Adjacent Zoning and Land Use North: C-V-P Restaurant, motel , gas station, tourist information South: C-C-P (Specific Plan) Vacant East: Unzoned I-805 Freeway West: C-C-P (Specific Plan) Vacant and apartments and R-3 Existing Site Characteristics The project site consists of six vacant parcels, with a combined area of 2.46 acres. Besides having 102 feet of frontage on Bonita Road and access through the adjacent Denny's Restaurant drive, the site is also served by an extension of Vista Drive constructed by CalTrans as part of the I-805 freeway construction. The easterly boundary of the proposed project abuts the southbound on-ramp to the I-805 freeway. Topographically, the site is at an elevation of 42 feet at Bonita Road and 75 feet at the southeasterly corner. Proposed Development The proposed development consists of 140 motel units to be contained in three, 3-story structures. The nearest structure to Bonita Road is setback approximately 70 ft. A setback of approximately 45 ft. is proposed between the nearest structure and the freeway right-of-way. Access to the site is provided via an access easement across the Denny's Restaurant site from Bonita Road and a driveway located on the cul-de-sac extension of Vista Drive. The 140-unit motel requires a minimum of 140 onsite parking spaces. The plan shows 145 onsite parking spaces, 28 of which are compacts. The 28 compact spaces represent 19% of the total parking. The proposed three story buildings (37'-6" high) are of contemporary spanish design with a red concrete tile, gable roof design and beige slump block exterior. A 50' high bell tower is proposed at the easterly end of the most easterly building. The applicant has not proposed a sign program at this time, although the motel identification has been shown on three sides of the bell tower. ANALYSIS Development propsals within the Bonita Glen Specific Plan requires Planning Commission approval . This approval procedure was adopted prior to the creation of the Design Review Committee whose primary purpose is to review and approve such developments. For that reason it is recommended that the site plan and architecture of the proposed project be subject to review and approval by the Design Review Committee. Page 3, Item 4c Meeting Date 11/27/84 The proposed development involves 28 compact car spaces which represents 19% of the total number of spaces (145) . Neither the Bonita Glen Specific Plan text nor the Chula Vista Zoning Ordinance specify a number for compact spaces. Other agencies within San Diego County have compact car allowances for motels and other commercial uses that range from 40% to 70% of the total number of required spaces. The City of Chula Vista has allowed up to 25% compact spaces where either the spaces can be assigned or where surplus parking may exist. The proposed project has located the compact spaces further away from the motel leaving the standard spaces closer to the units. The total percentage of compacts including Denny's site will amount to 15%. Mitigation contained in Negative Declaration IS-85-9 includes the need to limit the congestion at the entry from Bonita Road. This has been accomplished by a modification of the Denny's entry wherein six parking spaces were eliminated. These six spaces have been provided on the motel site. The total number of spaces required for the motel and Denny's Restaurant is 186 and the plan reflects 186 spaces. Under the limited access provisions of the Bonita Glen Specific Plan, the property to the south and west of the project site is entitled to direct access to Bonita Road. The entitlement is predicated on the project site also receiving direct access to Bonita Glen Drive. This will be accomplished by an eventual reciprocal access easement and agreement between the property owners. The developer of the adjacent property will be required to grant access to Bonita Glen Drive upon approval of any future development plans. The developer of the motel project has agreed to modify the parking, landscaping, and access near the westerly property line to accommodate future construction within the Bonita Glen Specific Plan. In the near future, a median island will be constructed in Bonita Road, and a traffic signal installed at Bonita and Bonita Glen Roads. Until such time as the access easement is a reality, access to the site, from southbound traffic on I-805 or westbound on Bonita Road, would be to make a "U" turn at Bonita Glen Drive and return to the main entrance on Bonita Road or enter the rear of the property from Bonita Glen Drive and Vista Drive. The City of Chula Vista has approved a freestanding sign for the Denny's Restaurant near the southeast corner of the La Quinta property with capabilities of being added to upon development of other properties within the Bonita Glen Specific Plan Area. The 20 ft. high sign is located at elevation 87 ft. and the bottom of the sign face is 12 ft. above that (elevation 99 ft.). The height of the proposed 50 ft. bell tower is proposed at elevation 108 ft. and the original location partially obstructed Denny's sign. However, the bell tower has been shifted westerly and no longer offers any obstruction to the sign. The applicant will be required to provide landscape and irrigation within adjacent right-of-way areas along Bonita Road, the I-805 southbound onramp, and the unnamed cul-de-sac at the south side of the project. All landscaping and irrigation will be subject to approval by the City's Landscape Architect. Page 4, Item 4c Meeting Date 11/2T/84 The elevations presented for La Quinta show a sign of approximately 50 sq. ft. in area located on two sides of the bell tower. The Bonita Glen plan allows for a maximum of 100 sq. ft. of sign area divided into two signs. In addition, one monument sign at 8 ft. in height and 32 sq. ft. in area is allowed. La Quinta is proposing an identification sign near the Denny's Restaurant entry drive. However, no design has been submitted. CONCLUSION: The land use (a 140-unit motel ), the site plan, and architecture are in compliance with the principles and goals of the Bonita Glen Specific Plan. There are a number of specific details such as: the submittal of a complex sign program consistent with the adopted Bonita Glen plan, parking and landscaping refinements, and coordination of the elevations and the site plan, which need additional refinedment or fine tuning. It is recommended that this responsibility be delegated to the Design Review Committee and approval at this time be limited to the land use. FISCAL IMPACT: None. WPC 1448P by the r .v ! i ci Chula � dated , f/ !7- = .� r■ \\Q(AV A% �'