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HomeMy WebLinkAboutItem 3 - Staff report C H U L A VISTA PLANNING COMMISSION E AGENDA STATEMENT Item: 3 Meeting Date: 9/25/19 ITEM TITLE: Public Hearing: Consideration of Design Review (DR19- 0001)Approving a 143,000 square-foot Self-Storage Facility on a 2.81-acre lot located at 1008 Industrial Avenue. The property is zoned General Industrial Precise Plan (IP) with a General Plan Designation of Limited Industrial (IL). Resolution of the City of Chula Vista Planning Commission Approving Design Review Permit DR19-0001 for a 143,000 square-foot Self-Storage Facility on a 2.81-acre lot located at 1008 Industrial Avenue. The property is zoned General Industrial Precise Plan (IP) with a General Plan Designation of Industrial (IL). Applicant: Wentworth Property Company, LLC. SUBMITTED BY: Genevieve Hernandez, Associate Planner REVIEWED BY: Kelly Broughton, Director of Development Services INTRODUCTION In accordance with the Chula Vista Municipal Code Wentworth Property Company, LLC (Applicant) has submitted a Design Review application for approval of the Chula Vista Self- Storage facility at 1008 Industrial Boulevard located west of the intersection of Industrial Boulevard and Moss Street(the"Chula Vista Self-Storage Project" or"Project")that includes the following: • Architectural Plans • Civil Engineering Plans • Landscape Plans • A Site Plan showing the building,parking lot and drive aisle locations, as well as vehicular and pedestrian circulation and access PROJECT DESCRIPTION The Chula Vista Self-Storage Project is a multi-building self-storage facility consisting of three Planning Commission DR19-0001 September 25,2019 Page -2- self-storage buildings with a combined 142,121 square-feet of self-storage space, comprised of(2) one-story buildings with drive up units, and (1) three-story building with interior access to units. A 1,488 square-foot office for leasing and management is also provided, that yields a total of 143,609 gross square-feet of development. The primary entrance is located off of Industrial Boulevard. A secondary Fire Department exit/access gate is provided on the Southwest corner of the site connecting to the adjacent property at 1002 Industrial Boulevard through an access easement granted by the owners of the adjacent parcels. The site is secured on all four side with building walls, new fencing, and existing fencing along the I-5 off-ramp. Customers can access the facility through a secured gate. The drive-up buildings will have direct access from the driveways and the new three-story building is accessed through a secured lobby, using a key code. There are 25 parking spaces on site. Fourteen parking spaces are provided adjacent to the three-story storage building(Building 3),five parking spaces are provided at the southwest end of the site, and four parking spaces are provided near the rental office, located outside the security gate. At completion of the Project, all the storage units in the three-story building will be internally accessed and climate controlled. The existing parking lot, asphalt and site light poles will be demolished to construct the Project. The existing cell towers located on the northern portion of the site will remain in their current locations, and cell companies will be given access to the site for maintenance. ENVIRONMENTAL REVIEW The Development Services Director has reviewed the Project for compliance with the California Environmental Quality Act(CEQA) and has determined that the Project qualifies for a categorical exemption pursuant to Section 15332 of the State CEQA Guidelines. Thus, no further environmental review is required. RECOMMENDATION That the Planning Commission adopt Resolution DR19-0001, approving the Chula Vista Self- Storage Project, based on the findings and subject to the conditions contained therein. DISCUSSION Project Site Characteristics The Chula Vista Self-Storage Project is located at 1008 Industrial Boulevard. The 2.81-acre site is located east of the 1-5 Freeway at the intersection of Industrial Boulevard and Moss Street. The parcel is an existing parking lot adjacent to the prior Toys `R' Us site. The following table identifies the General Plan, Land Use Designation and Existing Land Use for the project site and adjacent properties: Planning Commission DR19-0001 September 25,2019 Page -3- General Plan,Zoning Land Use Designations and Existing Land Uses General Plan Zoning Designation Existing Land Use Proj ect Industrial General Industrial Parking Lot Precise Plan(IP) (vacant site) North Industrial Limited Industrial Industrial Shell Precise Plan ILP South Industrial General Industrial Vacant Precise Plan IP Industrial Shell East Industrial Limited Industrial (MPA Application Precise Plan(ILP) in Review to rezone to RI) West N/A N/A I-5 Freeway PROJECT ANALYSIS Land Use Compatibility The establishment of a self-storage facility in the General Industrial Precise Plan (IP) zone is permitted by right by the City of Chula Vista Municipal Code. The self-storage facility is an appropriate land use at the proposed location and is compatible with surrounding development. The Project is in proximity to industrial uses and will provide a service that meets the needs of the community by providing additional capacity for self-storage. The buildings will be designed with features that complement the architecture of the surrounding development. Industrial Development Standards Required for project Proposed for project Zone: IP Storage uses are Permitted uses in an I zone as Lot Size: 2. 81 acres or 122,485 feet stated in CVMC 19.46.020. Height(CVMC 19.46.060): Within 200 feet Building 1: 39'8"at maximum height(3 stories to Residential zone (MHP), cannot exceed max) three stories or 50 feet in height. Building 2 and 3: 19' at maximum height(1 story). Setbacks (CVMC 19.46.070): Front Yard 25 feet Front Yard 26 feet 9 inches Side Yard (Interior) 0 feet Side Yard (Int.) 2 feet Side Yard (Exterior) 15 feet Side Yard (Ext.) varies, (15'to 89'8') Rear Yard 0 feet Rear Yard Varies (13'6"to 17'1") Maximum Lot Coverage: N/A Lot Coverage: 48. 6% Maximum FAR: N/A FAR: 1.17 Parkin CVMC 19.62.050 : Planning Commission DR19-0001 September 25,2019 Page -4- Storage 142,121 sf total self-storage area 1 space per 1,000 sq. ft. 36 Office Component: king Analysis dated 11-7-18 by LSA 1 space per 300 sq. ft. (1,488 sf total) 5 T Total arking spaces provided=25 Total parking spaces required 41 *The parking requirements noted apply to storage facilities in general and present the closest nominal standards in policy regulations to what is being proposed.However,as has been used with other self-storage facilities in the past,a provision contained within the Chula Vista Municipal Code Off-Street Parking Regulations (CVMC 19.62.050) indicates that for those uses not specifically mentioned in the Municipal Code,the approving authority may apply a ratio based on a similar existing use. Site Plan Elements The Project Site Plan provides detail on parking and loading(located between the buildings so that it is not visible from the street), circulation, landscape,trash and recycling(on the north side of the building), as well as pedestrian access from Industrial Boulevard. Connections to and through the site are also illustrated on the Site Plan and show the path for vehicular movement throughout the property. The Project complies with the following design guidelines (as shown in Italic Font) within the Palomar Gateway District Specific Plan: Building Siting The Chula Vista Self-Storage Project serves a need in Chula Vista and in the surrounding community and provides convenient public access and visitor parking. The Project is a positive asset for the community and incorporates a modern and streamlined design consistent with the Chula Vista Design Guidelines for industrial development. The Project enhances the character of the adjoining developments, while at the same time providing a consistent scale with the surrounding development. The Project provides a functional and attractive configuration of buildings, which are placed along the street frontage and parking is tucked behind the buildings so that it is not visible from the street. The building coverage along the frontage, as well as the landscaping along the exterior, provides an aesthetically pleasing view from the street and within the site. • Placement of structures should consider the existing built context of the industrial area, the location of incompatible land uses, the location of major traffic generators as well as an analysis of a site's characteristics and particular influences. • A variety of building and parking setbacks should be provided in order to create diversity and avoid long monotonous building facades. Parking,Access and Circulation The City of Chula Vista Off-Street Parking Regulations do not include specific parking requirements for a self-storage use; therefore, the Applicant has prepared a Parking Analysis, prepared by LSA, demonstrating that the proposed 25 parking spaces are appropriate given parking requirements in other local jurisdictions and national parking rates provided by the Institute of Planning Commission DR19-0001 September 25,2019 Page -5- Transportation Engineers (ITE) Parking Generation Manual 4 1 Edition. Additionally, two other Self-Storage projects were recently approved by the City of Chula Vista (one in the Eastlake Business Park and the other in Otay Ranch Village 3) and applied similar parking provisions. Based on the parking assessment provided on November 7, 2018, the 25 parking spaces are within the range of demand expected for the proposed Self-Storage facility and will be enough to accommodate the peak parking demand. Site access and internal circulation promote safety, efficiency and convenience. Conflicts between vehicles and pedestrians have been minimized by locating the pedestrian access and building entry close to the public sidewalk. The primary driveway is located just north of Moss Street. Parking is provided on the east side of the primary storage building (Building 1) and is screened from Industrial Boulevard by Building 2, Building 3/Office Building, as well as with landscaping along the street edge. The Caltrans right of way, and chain link fence located at the rear of the property along the I-5 freeway will remain undisturbed. A wrought iron security gate will be placed at the front of the property, behind the front setback, by the entrance along Industrial Boulevard. The gate will serve to separate the public parking spaces by the office area, and the secured parking spaces within the site by the storage units. • The main elements of sound industrial site design include: controlled site access; service areas located at the sides and rear of buildings; convenient access, visitor parking and on- site circulation; screening of outdoor storage, work areas and equipment; emphasis on the main building entry and landscaping, and; landscaping and open space. • Locate structures and on-site circulation systems to minimize pedestrian/vehicle conflicts. Link structures to the public sidewalk where possible with walkways, textured paving, landscaping, and trellises. • The parking lot and vehicles should not be the dominant visual elements of the site. Large expansive paved areas located between the street and the building are to be avoided in favor of smaller multiple lots separated by landscaping and buildings. Introduce decorative paving and canopy trees to add visual interest. Building Design As indicated above, setbacks for the buildings meet or exceed the requirements in the Chula Vista Municipal Code Development Standards. Appropriate setbacks and proper screening help protect nearby uses from noise, light intrusion, truck traffic and other objectionable influences incidental to self-storage uses. Additionally, the placement of the buildings provides a strong street presence as the buildings are configured along the street frontage, where the storage units are only exposed from the interior of the lot. Parking is tucked behind the buildings and not visible from the street. The office portion of Building 3 is accessible to any member from the public, while the storage facilities are gated off and entry is granted with an access code. There is no maximum lot coverage or floor area ratio in accordance with the Chula Vista Municipal Code Development Standards; Planning Commission DR19-0001 September 25,2019 Page -6- however, the project proposes a total lot coverage of 48.6 percent, along with a FAR of 1.17. There is no particular architectural style required for industrial structures. However, high quality, innovative and imaginative architecture is encouraged. The Chula Vista Self-Storage Project has a streamlined, modern industrial design, incorporating a plaster facade with metal elements, such as ribbed metal panels, and metal cornices. Colors and materials are light grey with silver and red accents. Wall planes are staggered to create visual relief, and the roof lines are heightened at various points throughout the buildings to create visual interest. Tower elements are also utilized to break up the building massing. All wall surfaces visible to the public are architecturally enhanced and the buildings have offsets and architectural details, consistent with the Chula Vista Design Manual. • Heights and setbacks within the same building should be varied, and wall planes should be staggered both horizontally and vertically in order to create pockets of light and shadow and provide visual relief from monotonous, uninterrupted expanses of wall. Large, unrelieved expanses of wall can also encourage graffiti (CVMC 9.20.055). • There is no particular architectural "style"proposed for industrial structures. High quality, innovative and imaginative architecture is encouraged. The focus is expected to be on the development of a high-quality industrial environment. The architecture should consider compatibility with surrounding character, including harmonious building style, form, size, color, material and roofline. In developed areas, new project should meet or exceed the standards of quality which have been set by surrounding development. Landscape The landscape design features drought tolerant shrubs and screening trees that complement the landscaping along the edges of the project site. The landscape plans comply with the City's Shade Tree Policy 576-19 and the City's Landscape Water Conservation Ordinance (Chula Vista Municipal Code Ch. 20.12). Landscape is used to define the entrances to the buildings and to the parking lot, and along all the edges of the site to blend the Project into its surroundings and soften the built environment, as well as to screen incompatible or unattractive uses. • For industrial uses, landscaping should be used to define areas by helping to focus on entrances to buildings,parking lots, loading areas, defining the edges of various land-uses, providing transition between neighboring properties (buffering) and providing screening for parking, outdoor storage, loading, and equipment areas. Project Operation Details Access hours will be Monday through Friday from 9:00am to 6:00pm and Saturdays and Sundays from 9:00am to 5:00pm for the office, and Monday through Friday from 7:00am to 9:00pm and Saturdays and Sundays from 7:00am to 7:00pm for the storage units. Compatibility The Project is compatible with adjacent land uses and is a permitted use in the General Industrial Precise Plan Zone,in accordance with Chula Vista Municipal Code Section 19.46.020, Chula Vista Planning Commission DR19-0001 September 25,2019 Page -7- General Plan and Chula Vista Design Manual. The property is situated in such a way that the I-5 Freeway, freeway off-ramp, and Industrial Boulevard create a physical buffer from the adjacent parcels. The only parcel directly connected to the Project site is also designated industrial and is currently vacant. CONCLUSION The proposed Chula Vista Self-Storage Project has been prepared pursuant to the Chula Vista Municipal Code, and Chula Vista Design Guidelines. Self-storage is a permitted use in the General Industrial Precise Plan Zone, and the Project complies with the relevant policies and guidelines for development within the Chula Vista Municipal Code. Therefore, staff recommends the Planning Commission approve Design Review Permit, DR19-0001, subject to the conditions listed in the attached Resolution. 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 [Insert appropriate Legislative Body name] member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT All application fees and processing costs are borne by the Applicant, resulting in no net fiscal impact to the General Fund or the Development Services Fund. Attachments 1. Locator Map 2. Planning Commission Resolution DR19-0001 Enclosure: Site Plan, Elevations, Landscaping Plan, Parking Analysis, Phase I Environmental Site Assessment(Included on USB flash drive)