HomeMy WebLinkAboutItem 2 - Staff Report C H U L A VISTA -
PLANNING 'rr
COMMISSION
AGENDA STATEMENT
Item: 2
Meeting Date: 9/11/19
ITEM TITLE: Public Hearing: Consideration of Tentative Map (PCS18-0001) to
subdivide into ten condominium lots; 2) Consideration of Design Review
(DRI8-0011) to allow for the construction of nine commercial/industrial
buildings; and 3)consideration of Master Conditional Use Permit(CUP 18-
0032) to allow for specific conditionally permitted uses to occur on the
project site.
1) Resolution of the City of Chula Vista Planning Commission approving
Tentative Subdivision Map PCS18-0001 to subdivide a 5.72-acre site
into ten (10) commercial condominium units for individual ownership
at 2430 Fenton Street.
2) Resolution of the City of Chula Vista Planning Commission approving
a Design Review Permit DR18-0011 to allow for construction of nine
(9)industrial buildings totaling approximately 89,071 square-feet on a
vacant lot consisting of 5.72-acres located at 2430 Fenton Street.
3) Resolution of the City of Chula Vista Planning Commission approving
a Master Conditional Use Permit CUP 18-0032 to allow certain
commercial type uses within the BC-4 zoned property located at 2430
Fenton Street.
APPLICANT: Eastlake Park Place Inc.
SUBMITTED BY: Jeff Steichen, Associate Planner
REVIEWED BY: Kelly Broughton, FASLA, Development Services Director
INTRODUCTION
On June 15, 2018, the Applicant, Eastlake Park Place Inc., submitted applications for a Tentative
Map as well as Design Review and Conditional Use Permits for approval of a new
commercial/industrial project at 2430 Fenton Street, within the Eastlake Business Center.
The project consists of nine(9)new commercial-industrial shell buildings totaling approximately
89,073 square-feet (Project). A tentative map is requested to allow for individual ownership, by
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September 11,2019
Page 2
which small business owners will have the ability to own their own building (via condominium
ownership)in a prominent location adjacent to the new Hilton Hotel within the Eastlake Business
Center.
BACKGROUND
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed Project for compliance with the
California Environmental Quality Act(CEQA) and has determined that the proposed Project was
adequately covered in the previous Mitigated Negative Declaration and Mitigation Monitoring
and Reporting Program IS00-03, adopted by the Chula Vista City Council on October 28, 1999,
and therefore, no further environmental review is required.
RECOMMENDATION
That the Planning Commission conduct a public hearing and adopt the proposed resolutions as
follows:
1. Approve a resolution approving the Tentative Map.
2. Approve a resolution approving the Design Review.
3. Approve a resolution approving a Master Conditional Use Permit.
DISCUSSION:
1. Location, Existing Site Characteristics, and Ownership:
The 5.72-acre project site is located along the south side of Fenton Street between Lane Avenue
and Otay Lakes Road within the Eastlake Business Center, and is subject to regulations of the
Eastlake Business Center 11 Sectional Planning Area (SPA). The property is zoned BC4. The
project site is currently vacant and has been mass graded. (see Locator Map, Attachment 2)
Existing General Plan, GDP, SPA Plan Land Use Designations and Land Use
......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
General Plan PC District Regulation Land Existing Land Use
Use Designation/Zone
......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
Vacant
Site— IL (Limited BC-4
Industrial)
......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
Fenton Business Center
North IL (Limited BC-1
Industrial)
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September 11,2019
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......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
General Plan PC District Regulation Land Existing Land Use
Use Designation/Zone
......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
RLM(Residential RP8 Small-lot residential
South Low-Medium)
......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
IL (Limited BC-1 Medical Office complex
East Industrial)
......... ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. .......................
IL (Limited BC-4 Future Hotel
West Industrial)
2. Project Description
The proposed commercial/industrial project will consist of nine (9) commercial/industrial
buildings totaling approximately 89,000 square-feet. In addition to manufacturing/warehouse
uses, the Applicant is proposing a number of commercial uses that are conditionally permitted
uses. The Applicant has submitted a Master Conditional Use Permit requesting approval of all
said uses.
Proposed uses, by building number are as follows:
PROJECT LAND USES AND SQUARE FOOTAGES
Building Proposed Land Use Size(SF)
No.
1. Banquet/Assembly Hall 8,877
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
2. Preschool 10,023
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
3. Professional and Administrative Office/Warehouse 3,994 (Office)
1,205 (Warehouse)
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
4. Medical Office 7,259
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
5. Professional and Administrative Office/Warehouse 3,630 (Office)
3,629 (Warehouse)
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
6. Professional and Administrative Office 5,199
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
7. Commercial Recreation Facility 19,978
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
8. Office/Warehouse 8,176 (Office)
2,044 (Warehouse)
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Recreational Community Center
9. 15,059
(Religious Use)
................................................... ... ........ ....... .... .. .............................................................................. ......... .............
Total Square Footage: 89,073
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ANALYSIS
1. Tentative Map for Condominiums
The Applicant is requesting a Tentative Subdivision Map in order to subdivide the 5.72-acre
vacant site into ten (10) condominium units for individual ownership. The proposed individual
ownership consists of nine (9) commercial/industrial buildings and one (1) outdoor area. The
outdoor area (Unit 10) is located directly east of Unit 2. It is anticipated to be used initially for
an outdoor play area for a proposed preschool to be located within Unit 2, as shown on the project
site plan. If in the future, it is determined that the outdoor play area is no longer necessary, a
future building may be considered at that time, in which an additional parking analysis (and
Design Review)will be required.
Project Access:
Project access will be via a shared driveway with the hotel project (at the Fenton Street/Hitachi
Place/Harold Place unsignalized intersection) and via a new unsignalized driveway to Fenton
Street on the northeast corner. Pedestrian access is being proposed between the proposed project
and the adjacent hotel site.
2. Design Review
The Project includes a Design Review permit(DRI8-0011) to allow for the construction of nine
(9)commercial/industrial buildings on the project site. The proposal is consistent with the Design
Standards outlined in the Eastlake Business Center 11 Design Guidelines.
Compliance with Development Standards:
The following Project Data Table shows the Eastlake Business Center SPA development
regulations along with the Applicant's proposal to meet said requirements:
Assessor's Parcel Number: 595-711-12-00
Current Zoning: BC-4
General Plan Designation Limited Industrial
Lot Area: 5.72-acres
PARKING REQUIRED: PARKING PROPOSED:
209 spaces (weekdays) 223 spaces
207 spaces (weekends)
Setbacks/Height REQUIRED: Setbacks/Height PROPOSED:
Front: 25 feet Front: 100 feet
Side: 15 feet Side: 45 feet
Rear: 10 feet Rear: 60 feet
Height: 35 feet Buildings 1-6: 24 feet
Buildings 7-9: 35 feet
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Compliance with the Eastlake Business Center 111 SPA Design Guidelines
Architectural Theme:
All buildings will be of concrete tilt up construction(painted) and contain storefront systems with
steel canopies at each building entrance to provide a horizontal shadow line. Each building will
be provided with a strip of landscaping adjacent to the exterior walls. Overall, the architecture
will contain horizonal and vertical plane offsets in order to break up the wall massing and reduce
the building scale.
The southern edge of the Project has been designed to comply with the scenic roadway
requirement by facing the main building entrances to the south edge of the property. This facade
includes lighted canopies, storefront system corners and painted concrete tilt up construction. The
landscape design will provide a row of trees to screen the buildings from Otay Lakes Road to the
south. In addition to an approximately 65-foot building setback, the southern boundary contains
a naturally steep slope (approximately 25-feet) that will reduce the view from Otay Lakes Road
below.
Staff is utilizing the Design Guidelines for the Eastlake II Supplemental SPA and Citywide
Design Guidelines to evaluate this Project. The applicable design criteria are first presented in
italics followed by staff discussion.
Building Massing:
• All buildings are to be functional and contemporary.
• Large scale, uninterrupted walls facing a street shall be visually reduced to human scale
by use of a) mature landscaping/mounding; b) clustering small-scale elements such as
planter walls around the major form; c) creation of horizontal shadow line; d) landscape
terraces; e) offset building planes and recessed areas.
• Radical theme structures which draw unnecessary attention to the building shall not be
acceptable.
• Structures should be designed to create transitions in form and scale between large
buildings and adjacent smaller buildings.
All buildings will be constructed in tilt up concrete and include storefront system designs with steel
canopies at each building entrance to provide horizontal shadow lines. Overall architecture will
consist of different planes to break the wall continuity and reduce the overall scale.
Each Building will be provided with a strip of landscape along the walls facing all public ways.
The fencing for the Project will be coordinated with the landscape design to create a visually
appealing fence that contributes to the overall design of the building with wood and concrete
details. Only the outdoor amenity area for building 1 will include a fence. The outdoor area for
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building 2 will be developed later and will meet the City of Chula Vista fencing requirements for
the future playground area.
Building Entries:
• Facilities entrance drive[s]shall be readily observable.
• Entry points to building shall be incorporated into the design. The main entry shall be
readily identifiable and accessible.
Facilities entrance drives will be readily visible from the main road with landscaping. In
addition to the architectural design, signs will be proposed above the main entries to make them
accessible and identifiable.
Textures:
• Simple textures and uniform texture patterns are encouraged to enhance the architecture
of[the]building[s].
Building materials will include painted concrete tilt-up along with a storefront system and steel
canopies.
Equipment Screening
• All roof-top equipment shall be hidden from view with parapet walls or screening. Screens
shall be attractive in appearance and reflect or complement the architecture and color of
the building. Mechanical equipment shall not extend above the enclosing wall or scree.
All roofing equipment will be hidden from view with the parapet walls, no additional screening
will be needed. All electrical mounted equipment will be screened from public view.
Lighting:
• Lighting shall be indirect and subtle. Overhead pole mounted down lighting [is]
encouraged.
• Lighting levels should emphasize walking areas so as to clearly identify the pedestrian
walkway and direction of travel.
The Project lighting will be comprised of a mix of wall packs that illuminate both the building
and walkways, have recessed lighting under the canopies for all main entrances, and light poles
within the 18-foot requirement to illuminate the parking area. The landscape also includes soft
lighting to accentuate the Project, walkways and buildings.
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Parkin:
Each building will have a specific use, the tentative uses specified are as follows:
Building 1-Banquet Hall with outdoor amenity space
Building 2-Daycare/Pre-School with outdoor space for future playground
Building 3-Professional and Administrative Office with Warehouse
Building 4-Medical Office
Building 5-Professional and Administrative Office with Warehouse
Building 6-Professional and Administrative Office
Building 7-Commercial recreation facility
Building 8-Office and Warehouse
Building 9-Recreational Community Center
As mentioned in the parking table above, the Project proposes 223 parking spaces. The required
parking for the project (209 spaces on weekdays and 207 spaces on weekends) is based upon a
parking study dated July 2, 2019, that was prepared for the Eastlake Park Place project by
Linscott, Law and Greenspan. The study provided a shared parking analysis whereby adequate
parking would be provided for both the commercial and industrial uses proposed.
The parking analysis utilized the parking ratios contained within the Eastlake II PC District
Regulations. In the absence of a specific parking ratio being provided by a particular proposed
use, Institute of Transportation Engineers (ITE)parking standards were utilized.
Section VIII.1 (G) of the PC District Regulations, indicate that the parking requirements for uses
not listed should be determined by the approval body for the proposed use on the basis of
requirements of similar uses, and on any traffic engineering and planning data that is appropriate
to the establishment of a minimum requirement.
The shared parking analysis also allows a 15% reduction of parking based upon the proximity of
the proposed uses to other nearby and adjacent uses that may utilize the tenant services proposed
on-site. A required pedestrian access will be provided between the project site and the adjacent
hotel site.
Section VIII.1 (L) indicates that required parking may be reduced by the Planning Commission
with approval of a Conditional Use Permit. A condition of approval has been added to both the
Design Review(DR) and Conditional Use Permit(CUP)resolutions, which specifies the parking
is approved based upon the proposed uses on the site and that any major deviation from these
uses, or hours of operation (as analyzed in the shared parking study) could trigger the need for
additional parking analysis.
3, Conditional Use Permit
Allowable Uses under Master Conditional Use Permit
A Master Conditional Use Permit is being requested to allow for specified conditionally permitted
uses to be conducted on the project site,which include: 1)Banquet Hall(Building 1); 2)Preschool
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(Building 2); 3) Medical Offices (Building 4); 4) Commercial Recreation Facility (Building 7)
and 4)Recreational Community Center(Religious Use) (Building 9).
Conditional Use Permit Findings:
That the proposed use at this location is necessary or desirable to provide a service or
facility which will contribute to the general well being of the neighborhood or the
community.
The proposed commercial-type uses are desirable at this location in that they will increase the
variety of uses available to residents within the surrounding Eastlake Community. It will
contribute to the general well-being of the community by providing the convenience of a
variety of uses within proximity to both residents and visitors of the area, which may enhance
the value of existing housing and result in less vehicular trip generation.
That such use will not, under the circumstances of the particular case, be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity.
The orientation and placement of the buildings will provide visual buffering from all sides,
including from Otay Lakes Road to the south. A parking study and shared parking analysis
have been provided to ensure there is adequate parking available during all hours of operation.
The Project has been conditioned to ensure that any significant changes to proposed uses or
hours of operation will require additional parking analysis to be performed prior to allow
permitting for any additional tenant improvement permits. The proposed use will not be
detrimental to the health, safety or general welfare of the residents or to property or
improvements in the area. The characteristics of the proposed use, and its operation will not
have detrimental effects since the Project is located within a Business Park zone and is
surrounded by other commercial and industrial uses to the north,west and east of the property.
The use will be subject to meeting all health, safety and general welfare standards and
regulations set forth by the City of Chula Vista.
That the proposed use will comply with the regulations and conditions specified in the
code for such use.
The granting of this Conditional Use Permit is conditioned to require the Applicant and
Property Owner to fulfill its conditions of approval and to comply with all applicable
regulations and standards specified in the Municipal Code, and the California Building, Fire
and other applicable codes, for such use. These conditions will be enforced through building
plan review, inspections prior to occupancy of the use and subsequent operation of the
business. Furthermore, the conditions of this permit are approximately in proportion to the
nature and extent of the impact created by the project in that the conditions imposed are
directly related to, and of a nature and scope related to the size and impact of the Project. The
Project will comply with all regulations and conditions specified in the Eastlake Business
Center II SPA, Design Standards outlined in the Eastlake Business Center 11 Design
Guidelines and Zoning Code for uses established under CUP18-0032.
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That the granting of the Conditional Use Permit will not adversely affect the General
Plan of the City, or the adopted plan of any government agency.
This Conditional Use Permit is in compliance with the General Plan and Chula Vista
Municipal Code (CVMC). Section 1: General Provisions of the Eastlake 11 Planned
Community District Regulations lists the proposed uses covered under this Master
Conditional Use Permit as conditionally permitted uses subject to the granting of a CUP by
the Planning Commission and does not adversely affect any adopted plans of any government
agencies, as this Project is within the jurisdiction of the City of Chula Vista.
DECISION-MAKER CONFLICTS:
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 1,000 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 18702.2(a)(7) or(8), 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 Planning Commission
member, of any other fact that may constitute a basis for a decision-maker conflict of interest in
this matter.
CURRENT YEAR FISCAL IMPACT
All costs associated with preparing and processing the TM, DR and CUP, were born by the
Applicant, resulting in no net fiscal impact to the General Fund or the Development Services
Fund.
ONGOING FISCAL IMPACT
The proposed project results in an increase of 9 commercial-industrial units within the Eastlake
Business Center which should be a positive fiscal impact on the City's General Fund.
Attachments: 1. Locator Map
2. Planning Commission Resolution TM
3. Planning Commission Resolution DR
4. Planning Commission Resolution CUP
5. Parking Study prepared by LLG
6. Disclosure Statement
7. Eastlake Park Place Project Plans (Design Review/Tentative Map) flash
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